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HomeMy WebLinkAboutJEROME STREET STATION - PDP210009 - SUBMITTAL DOCUMENTS - ROUND 4 - STAFF'S PROJECT COMMENTS Page 1 of 17 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 October 05, 2022 Russell Baker Black Timber Land Company 417 Jefferson Street Fort Collins, CO 80524 RE: Jerome Street Station, PDP210009, Round Number 4 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Jerome Street Station. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/25/2021 INFORMATION: I will be your primary point of contact throughout the development review and permitting processes. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. To best serve you, please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Comment Number: 3 Comment Originated: 06/25/2021 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. Page 2 of 17 Comment Number: 4 Comment Originated: 06/25/2021 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_Rd1.pdf Comment Number: 5 Comment Originated: 06/25/2021 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 advanced notice as possible. Comment Number: 6 Comment Originated: 06/25/2021 INFORMATION: LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty (180) days of receipt of written comments and notice to respond from the City on any submittal (or subsequent revision to a submittal) of an application for approval of a development plan, shall file such additional or revised submittal documents as are necessary to address such comments from the City. If the additional submittal information or revised submittal is not filed within said period of time, the development application shall automatically lapse and become null and void. Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 3 Comment Originated: 06/22/2021 08/02/2022: FOR HEARING: BUILDING 9 is not placed in direct relation to a street sidewalk in any way which requires a Modification. That’s 3.5.2(D)(1). It is set among rear parking drives and parking lots in a manner specifically contrary to the basic approach toward new neighborhoods, i.e. with homes along street sidewalks as part of an attractive public space framework. (either facing or sideways to the street facing a walkway that leads directly to the sidewalk network. Presumably, the request would cite a physical hardship due to the narrow parcel and the unique configuration of the Pascal extension. I.e., those aspects make it difficult/impossible to introduce another street into this type of plan to access the rear portion. Perhaps you could also suggest that a plan with a building there is as good or better than a plan with the building simply eliminated to avoid the modification. Relatedly, Bldg. 9 has no convenient connection to Jerome other than walking in the alley. Staff support for the modification would be more plausible if the walkway from building 9 entrances connects smoothly down toward the south and east leading toward Jerome. That would require eliminating the eastmost Page 3 of 17 unit, which would create a new opportunity for an outdoor patio or lawn/garden/bbq space. For discussion at the meeting and likely followup. I will show a "redline" of this. Comment Number: 4 Comment Originated: 05/10/2022 08/05/2022: FOR HEARING: BUILDING 6 MODIFICATION NEEDED: ...also needed for placement with no direct relationship to street sidewalks within 350 feet, like Bldg. 9. Eliminating Cajetan as a street created that situation. Comment Number: 5 Comment Originated: 05/10/2022 08/05/2022: FOR HEARING: COLLEGE CONNECTION: What is your latest thinking about this? West of your property, there is a 24' access easement actually on the car dealer property north of the pawn shop. Also, there is 10' of space north of the easement outside of the car dealer property's fence where a walkway could go. Engineering and PFA will lead the discussion of this. Obviously there is significant conversation required with the property owner. Comment Number: 7 Comment Originated: 08/02/2022 05/10/2022: FOR THE MEETING -- SOME DETAILS: Building foundations at easements? Meter banks - what is the approach to those? AC condensers-I believe you mentioned that they are up on flat roofs, correct? Width of walkway along the SW parking spaces - 5'-6" as shown is too narrow. The tree grates along the south alley appear 5x5 - is that right? Comment Number: 8 Comment Originated: 08/02/2022 08/02/2022: FOR HEARING -- BUILDING VARIATION: We discussed some low walls or fences along the streetscape to add some variation to the entry stoops. Could something be added in that regard? Do you have any concern about the monotonous repetition of the entry walks? The previous comment about a Modification of a standard for this is resolved with the submittal of a modification request for the two building footprints next to each other. Staff recognizes the different buildings, but we need to carefully articulate them. Comment Number: 9 Comment Originated: 10/04/2022 10/04/2022: FOR MEETING: West end of northern parking lot: What is that ramp-looking thing protruding into the walkway? And in any case, could we delete one parking stall so that the parking lot is held back from the walkway spine? Comment Number: 10 Comment Originated: 10/04/2022 10/04/2022: FOR HEARING: East end of northern parking lot: The streetscape has been the crucial design concern for staff and as part of that, please design an architectural screen fence to wrap around this parking, which protrudes into the front yard area along Jerome. It should have a design and finish to relate to the architecture, ideally painted. Comment Number: 11 Comment Originated: 10/04/2022 10/04/2022: QUESTION: Any progress on agreement to re-pave the connection to College, get a walkway through there, and get a projection of valuation to possibly consider URA TIF participation? Page 4 of 17 Department: Historic Preservation Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/18/2022 04/18/2022: NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources, or resources that are at least 50 years old and would require evaluation, on the development site or within 200 feet of the development site. Department: Engineering Development Review Contact: Tim Dinger, , tdinger@fcgov.com Topic: General Comment Number: 16 Comment Originated: 05/09/2022 09/21/2022: FOR HEARING: Please see redlines for additional plan comments. 08/02/2022: FOR HEARING: Please see redlines for additional plan comments. 05/09/2022: FOR HEARING: Please see redlines for additional plan comments. Comment Number: 24 Comment Originated: 08/08/2022 09/21/2022: FOR FINAL - UPDATED: In the first round of final design, you will be required to submit an official variance request for the modified commercial local street section for Pascal Street. 08/08/2022: FOR HEARING: The connection to N. College Ave is required due to the North College Ave Access Management Plan. Per that plan, the connection is made with a commercial local. Therefore, in your variance request, you need to include all items for the proposed Pascal Street extension that don't match the LCUASS standards for a Commercial Local roadway. Additionally, an alley receives significantly less maintenance from the City of Fort Collins Streets Department, and City Light and Power is not required to provide lighting to an alley (whether it is public or private), whereas they are required for a public local street. Please let me know if you need more information on the public road classification for Pascal Street. Department: Traffic Operation Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/10/2022 05/10/2022: FOR HEARING The opinion and preference of City staff is that the extension of Pascal through the site should be public, rather than private. We would prefer to approve the necessary Engineering variances required to allow the atypical cross section to be publicly maintained and owned. We will need to work with you on exactly how the ROW and easement linework should be configured to achieve this. Page 5 of 17 Comment Number: 2 Comment Originated: 05/10/2022 05/10/2022: FOR HEARING Is the drive area near building 1 on the norths side of the site supposed to have emergency access to Jerome St.? See Redlines Comment Number: 3 Comment Originated: 05/10/2022 05/10/2022: FOR HEARING See redlines for various comments on the proposed trail and Jerome St. connection. Comment Number: 4 Comment Originated: 05/10/2022 05/10/2022: FOR HEARING There is at least one driveway that doesn't meet driveway spacing standards in LCUASS (see redlines). This will need to be adjusted or a variance requested through Engineering. Comment Number: 5 Comment Originated: 05/10/2022 05/10/2022: FINAL PLAN Pedestrian ramps should be the directional style. Some of the proposed ones on your site are not. Comment Number: 6 Comment Originated: 05/10/2022 05/10/2022: FINAL PLAN Please extend the north sidewalk along the Pascal extension as far as possible to the west. If you could work with any applicable adjacent property owners to get it extended all the way to your west property line, that would be ideal. Comment Number: 7 Comment Originated: 05/10/2022 05/10/2022: FOR HEARING Please see TIS redlines for various traffic study comments. Please contact me to discuss if there are any questions, prior to resubmittal. Comment Number: 8 Comment Originated: 05/10/2022 05/10/2022: FOR HEARING I was under the impression that Cajetan would not be extended into this site as a public ROW. Is there a reason that it is? Department: Stormwater Engineering Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com Topic: Floodplain Comment Number: 5 Comment Originated: 06/22/2021 10/04/2022: FOR HEARING - UPDATED: City floodplain staff provided comments to ACE on 09.02.2022. 08/09/2022: FOR HEARING - UPDATED: Received latest model from Anderson Consulting Engineers. City Staff will provide comments separately once review is complete. 05/13/2022: FOR HEARING - UPDATED: Still waiting for latest model from Anderson. Comments will be provided separately. 06/22/2021: FOR HEARING: Currently the floodplain memo indicates that there is a 0.01 ft. rise based on the proposed grading, which requires a CLOMR. Prior to hearing, City Staff must Page 6 of 17 be confident that design can work without impacting adjacent property owners and that no-rise conditions are met. If the grading is adjusted to mitigate this rise, a no-rise with model must be submitted to the City ahead of pursuing a LOMR. Comment Number: 36 Comment Originated: 08/11/2022 08/11/2022: FOR HEARING: Please see redlines for minor comments. Comment Number: 37 Comment Originated: 08/11/2022 08/11/2022: FOR INFORMATION ONLY: The applicant acknowledges that this Site Development Plan does not comply with the current regulatory floodplain. Permits cannot be issued for residential structures in the regulatory floodplain until a LOMR is approved through FEMA. Applicant continuing planning process at their own risk. Contact: Matt Simpson, (970) 416-2754, masimpson@fcgov.com Topic: General Comment Number: 24 Comment Originated: 06/25/2021 10/04/2022: FOR HEARING UPDATED: More discussion is needed. 08/10/2022: FOR HEARING UPDATED: Please provide GW information next round of review. 06/25/2021: FOR HEARING: The ground water levels need to be documented 2-feet below the bottom of the stormwater facilities (stormtech and others). These levels need to be taken during the high groundwater months (July – Sept). Comment Number: 31 Comment Originated: 05/09/2022 10/04/2022: FOR FINAL PLAN REVIEW: A discussion is needed before hearing to verify these flows can be captured and treated. 08/10/2022: FOR FINAL PLAN REVIEW: Additional design and clarification is needed. Also, the rain garden will need to treat all drainage that is being direct to it. This includes Jerome Street. 05/09/2022: FOR HEARING: Please review and explain how street flows in Jerome Street will be intercepted and routed into the rain garden and detention pond DP2. How will site flows that surface discharge directly to Jerome St get intercepted and routed into the rain garden and detention pond? The Jerome Street storm drain inlet appears to be “on-grade” and not “sumped” – as such it will not be able to intercept 100% of the flows. Please review and explain or revise the design. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 34 Comment Originated: 08/10/2022 10/04/2022: FOR HEARING-REPEAT COMMENT: 08/10/2022: FOR HEARING: The north and east slope of the southern detention pond has 2:1 side slopes. This is too steep and needs to be 4:1 maximum. Please revise. Page 7 of 17 Comment Number: 35 Comment Originated: 08/10/2022 10/04/2022: FOR FINAL PLAN REVIEW: Verification is needed that the roof drains will drain as per the Drainage Plan. These will also need to convey the 100-yr flows to meet the Drainage Plan requirements. 08/10/2022: FOR HEARING: The Drainage Basin Exhibit in regard to the sub-basin delineation for the building roofs does not match the redline responses. Responses stated that half of the roof would be going east and the other west on a few buildings along Jerome Street, but the linework does not match. Please revise. Department: Water-Wastewater Engineering Contact: Matt Simpson, (970) 416-2754, masimpson@fcgov.com Topic: General Comment Number: 21 Comment Originated: 05/09/2022 08/12/2022: FOR FINAL PLAN - REMINDER: 05/09/2022: FOR FINAL PLAN: The private combination water services will need to be sized for FDP round 1 Comment Number: 22 Comment Originated: 05/09/2022 08/12/2022: FOR FINAL PLAN - REMINDER: 05/09/2022: FOR FINAL PLAN: The initial FDP submittal will need to include separate irrigation service(s) for the site. Separate irrigation service is required due to recent changes to Fort Collins Utilities Water Supply Requirements (WSR) and Plant Investment Fees (PIF). Please ensure the project submittal includes: - Preliminary Irrigation Plan (PIP) – plan requirements can be found at: www.fcgov.com/WCS. Please contact Irrigation Development Review (irrigation@fcgov.com) with questions regarding the required PIP. - Water budget (annual usage) and peak flow (gallons per minute) for each irrigation service. Note: this information should be included on the PIP. - Landscape Plan including hydrozone table updated with 2022 values – 3, 8, 14, and 18 gallons/square foot/year for very low, low, medium, and high zones, respectively. - Water Need Form – form is available at: www.fcgov.com/WFF Please contact Utility Fee and Rate Specialists (UtilityFees@fcgov.com or 970-416-4252) with questions regarding the Water Need Form. - Irrigation service(s), including curb stop and meter location, shown on the Utility and Site Plans. Irrigation service location(s) must match information on the PIP. On Oct. 5, 2021 Council adopted changes to Fort Collins Utilities Water Supply Requirements and Plant Investment Fees. In general developments that use more water may pay more and developments that use less water may pay less. These changes were implemented 1/1/2022; more information can be found at: www.fcgov.com/wsr-update Page 8 of 17 Comment Number: 23 Comment Originated: 05/09/2022 08/12/2022: FOR FINAL PLAN - REMINDER: This can be designed at Final Plan as long as all City criteria is being adhered to. 05/09/2022: FOR HEARING: The developer for the adjacent site to the south wants to relocate a sewer main onto this site. This will have Utility Plan and Landscape Plan impacts. Please coordinate with them. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 25 Comment Originated: 10/04/2022 10/04/2022: FOR FINAL PLAN REVIEW: Overall, the water and sewer utility layout is ready for hearing. There will most likely be some comments and utility revisions during final plan review. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 3 Comment Originated: 06/22/2021 06/22/2021: INFORMATION: Light and Power will need to trench new electric facilities along the west side of Jerome St in the parkway area. It appears that the (2) concrete drive approach's for the site have been installed. Additional concrete will likely need to be removed for electric facilities installation. Comment Number: 4 Comment Originated: 06/22/2021 06/22/2021: SITE SPECIFIC: It appears that the proposed transformer for building D does not separation requirements from a meter pit. The proposed transformer for building C in on the proposed gas main. Comment Number: 5 Comment Originated: 06/22/2021 06/22/2021: SITE SPECIFIC: All new primary electric facilities will need to be located within utility easements. It appears that the easement along the building B frontage will need to be extended to encompass the primary electric run into the site. Comment Number: 6 Comment Originated: 06/24/2021 06/22/2021: INFORMATION: Electric meter locations and customer owned electric service locations will need to be coordinated with Light and Power Engineering. Please show proposed meter and private electric service locations on the utility plans. Each residential unit will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. All residential units larger than a duplex and/or 200 amps is considered a customer owned service, therefore, the owner is responsible to provide and maintain the electrical service from the transformer to the meters Page 9 of 17 Comment Number: 7 Comment Originated: 06/24/2021 06/22/2021: INFORMATION: All utility easements and required permits (crossing agreements, flood plain, etc.) needed for the development will need to be obtained and paid for by the developer. Comment Number: 8 Comment Originated: 06/24/2021 06/24/2021: 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: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Comment Number: 9 Comment Originated: 06/24/2021 06/22/2021: INFORMATION: For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go renewable Comment Number: 10 Comment Originated: 06/24/2021 06/24/2021: INFORMATION: Please contact Tyler Siegmund with Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development charge processes, electric service standards, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Comment Number: 11 Comment Originated: 05/09/2022 06/22/2021: INFORMATION: The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact Brad Ward with Fort Collins Connexion at 970-224-6003 or bward@fcgov.com for commercial grade account support, RFPs and bulk agreements. Comment Number: 12 Comment Originated: 08/09/2022 08/09/2022: SITE SPECIFIC: Please move the proposed transformer that feeds building 9, 10, 11 to the west to get out of the sewer line easement. It appears the grade drops off from the back of proposed sidewalk. Please provide a flat area behind the sidewalk to install the transformer. See redlines. Comment Number: 13 Comment Originated: 08/09/2022 08/09/2022: SITE SPECIFIC: All electric service lines from the transformers to the buildings are considered private and are to be installed and maintained by the developer. Please label all electric services as private. If any private services are to be located in public ROW please work with the Engineering Dept. for approval to install within the ROW. Comment Number: 14 Comment Originated: 08/10/2022 08/10/2022: SITE SPECIFIC: With Pascal now being a public road, Light and Power will provide streetlights per LCUASS minimum streetlight spacing requirements. Please add streetlights per redlines. Adjust trees/landscape as needed. Page 10 of 17 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 Comment Number: 15 Comment Originated: 10/04/2022 10/04/2022: FOR APPROVAL: Per the fire truck turning exhibit, the proposed transformer that feeds buildings 2 and 3 will need to move. See revised locations on LP markups. Comment Number: 16 Comment Originated: 10/04/2022 10/04/2022: FOR APPROVAL: Are power requirements known for the buildings? Please submit preliminary C-1 forms for each building to understand power requirements. C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 10 Comment Originated: 06/21/2021 10/03/2022: (UPDATED) FOR HEARING: A draft prairie dog mitigation and removal plan is required for Hearing. The plan needs to calculate the area of the active colony on site, an analysis of viable removal options (including passive relocation, active relocation, trap and donate, and euthanization), proof of communication with various entities regarding relocating and trap and donate options, anticipated timeline of removal activities, burrowing owl survey methods, and methods to prevent recolonization of the site. Note that Rocky Mountain Raptor Program (https://www.rmrp.org/, 970-484-7756) accepts prairie dog donations year-round. A copy of RMRP’s donation standards will be supplied to the DRC for you to pass on to the prairie dog consultant. Note that the payment-in-lieu fee is set by the Natural Areas Department (NAD) and is currently $1,637/acre for non-CO/PERC methods and $1,337/acre for CO/PERC methods. Final per acre rate will be verified with NAD at time of DCP issuance. There is unique opportunity for prairie dog relocation - a prairie dog colony is being established by a cooperation with the US Fish and Wildlife Service, CPW, CDOT, and Pueblo County. Please coordinate with myself prior to submitting the mitigation plan. Page 11 of 17 Comment Number: 11 Comment Originated: 06/21/2021 10/03/2022: (REPEAT) FOR DCP: Prior to issuance of the Development Construction Permit (DCP), and prior to prairie dog removal, please submit the results of a burrowing owl survey completed by a professional, qualified wildlife biologist, and in accordance with the Division of Parks and Wildlife standards if removal is between March 15 and October 31. Note the timing requirements of these surveys are between March 15 and October 31, as no burrowing owls are expected to be present between November 1 and March 14. Comment Number: 12 Comment Originated: 06/21/2021 10/03/2022: (REPEAT) FOR DCP: Prior to issuance of the Development Construction Permit (DCP), please submit a letter explaining how and when prairie dog removal occurred at the site and in accordance with the Division of Parks and Wildlife standards. Also, field surveys demonstrating proof of efficacy of treatment will be required. Comment Number: 13 Comment Originated: 06/21/2021 10/03/2022: (REPEAT) FOR FINAL APPROVAL: A restoration plan will be required that encompasses weed management, appropriate soil handling during disturbance, and revegetation in the NHBZ. Iterations of this plan can be submitted to Environmental Planning at any time to ensure that the quality of the restoration matches the same kind of standard as Passivhaus design does for the built environment. Comment Number: 14 Comment Originated: 06/21/2021 10/03/2022: (REPEAT) FOR DEVELOPMENT AGREEMENT AND DCP: Language regarding the protection and enhancement of the Natural Habitat Buffer Zone will be included in the Development Agreement for this project. A security will need to be provided prior to the issuance of a Development Construction Permit that accounts for the installation and establishment of the Natural Habitat Buffer Zone. Prior to the FDP approval please provide an estimate of the landscaping costs for the Natural Habitat Buffer Zone, including materials, labor, monitoring, weed mitigation and irrigation. We will then use the approved estimate to collect a security (bond or escrow) at 125% of the total amount prior to the issuance of a Development Construction Permit. Comment Number: 19 Comment Originated: 08/09/2022 10/03/2022: (REPEAT) FOR FINAL APPROVAL: Additional measures will be needed to naturalize stormwater features co-located within the NHBZ. Specifics to be addressed are additional seed mixes prescribed according to expected soil moisture (hydrosere approach), diverse native rain garden plantings, possibly additional sinuosity in drainage swales, and taking a close look at the anticipated concrete weir design and scour-stop slope protection design and materials, and finally, ensuring that long term maintenance jives with the design measures implemented. Comment Number: 20 Comment Originated: 08/09/2022 08/09/2022: FOR HEARING: Additional coordination with Forestry is needed to ensure protection of the Critical Root Zone of the large, northernmost, centrally located cottonwood trees near the stormwater facilities. Page 12 of 17 Department: Forestry Contact: Christine Holtz, , choltz@fcgov.com Topic: General Comment Number: 15 Comment Originated: 08/10/2022 08/10/2022: FOR HEARING With the reconfiguration of the floodplain and the changing grade in this area, how is the group of trees labeled 75 – 77 being preserved? How close to the trees will the grading begin? What is the plan to preserve the roots of these trees? Comment Number: 16 Comment Originated: 08/10/2022 08/10/2022: FOR FINAL There are three dead standing trees to the west of the trees labeled 75 – 77. Please remove these trees as part of the development process. Department: Park Planning Contact: Kyle Lambrecht, 970-416-4340, klambrecht@fcgov.com Topic: General Comment Number: 16 Comment Originated: 05/10/2022 05/10/2022: FOR FINAL PLAN: Please plan to coordinate the Park Planning and Development staff on the transition from the trail spur connection to the regional trail. I am concerned that users may consider the trail spur to be the regional trail. Additional signage may be necessary. Comment Number: 17 Comment Originated: 05/10/2022 05/10/2022: FOR FINAL PLAN: Please plan to coordinate with the development to the south of Jerome Street Station (Powerhouse II Development) to ensure regional trail connectivity. Contact: Suzanne Bassinger, 970-416-4340, sbassinger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/23/2021 05/10/2022: INFORMATION - UPDATED: The Park Planning & Development Department is available to discuss these comments in more detail. Please contact Kyle Lambrecht at klambrecht@fcgov.com. 06/23/2021: The Park Planning & Development Department is available to discuss these comments in more detail. Please contact Suzanne Bassinger at sbassinger@fcgov.com, or Aaron Wagner at aawagner@fcgov.com Comment Number: 4 Comment Originated: 06/23/2021 05/10/2022: FOR HEARING - UNRESOLVED: As acknowledged in your comment response, please plan to work with Park Planning and Development staff to finalize all necessary access easements to accommodate the regional trail and other trail spurs. 06/23/2021: Park Planning and Development (PPD) requires the dedication, without fee, of Public Access and Trail Easements to accommodate our regional multi-use trail system, as conceptually indicated in the 2013 Paved Recreational Trail Master Plan. PPD will work with the applicant to determine the alignment and extent of required easements and trail improvements. Page 13 of 17 Comment Number: 6 Comment Originated: 06/23/2021 05/10/2022: FOR FINAL PLAN: Please plan to coordinate with Park Planning and Development, Parks, and Stormwater staff for the final material of the trail spur shown adjacent to the Lake Canal west of Jerome Street. Will a crusher fines path hold up to utility equipment that will occasionally need to access storm and sanitary sewer? 06/23/2021: The site shall accommodate the extension of the Lake Canal Trail from its existing terminus on the east side of Jerome Street, on the north side of the Lake Canal ditch, and provide an easement to continue the trail on the west side of Jerome Street to the south property boundary. The regional trail as shown in the Trail Master Plan does not continue west parallel to the Lake Canal ditch. Comment Number: 7 Comment Originated: 06/23/2021 05/10/2022: FOR HEARING - UNRESOLVED: A “Public Access and Trail Easement” shall be dedicated on the west side of Jerome Street, beginning directly across from the existing trail on the east side of Jerome Street and extending south to the south property boundary. 06/23/2021: A “Public Access and Trail Easement” shall be dedicated on the west side of Jerome Street, beginning directly across from the existing trail on the east side of Jerome Street and extending south to the south property boundary. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 2 Comment Originated: 06/22/2021 10/03/2022: UNRESOVLVED FOR HEARING Vehicle overhang still exists and appear to impact hydrant and transformer located on the island. I would suggest either converting these islands to fire lane with no utilities or adding emergency only lane extending from the hammerhead to Jerome Street. 8/8/2022: UPDATED FOR HEARING The vehicle overhang at the hammerhead appears to be both body and rear wheels. This overhang is into the landscaping of the parking lot island. The island will need to be part of the fire lane and meet fire lane requirements if apparatus must drive over the island. 5/4/2022: UPDATED FOR HEARING The turning exhibit has overhang in the new hammerhead turnaround area in front of Building 1. The access to Jerome will need to be included on turning exhibit and will need more information on these access lanes. It appears to be partial turf grass which is not permitted as fire lane. Page 14 of 17 06/22/2021: FOR HEARING The turning exhibit indicates some overlap in the carport areas. It appears that the fire apparatus will hit the carport support columns in the northern turnaround. This area may need to meet similar dimensions of a cul-de-sac. Comment Number: 5 Comment Originated: 06/22/2021 06/22/2021: FOR FINAL PLAN -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. Comment Number: 7 Comment Originated: 05/04/2022 6/23/2021: FOR FINAL ADDRESS POSTING - M-F - LOCAL AMENDMENT -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 numbers AND STREET NAME on each side that is accessible from another drive or road. Comment Number: 8 Comment Originated: 05/05/2022 09/30/2022: UPDATED FOR FINAL The hydrant located in the parking lot island north of building 2 is located near the body overhang in the turning exhibit. The hydrant will need to be relocated to a different area that is not subject to vehicle impact. It is suggested to move the hydrant to Jerome Street. The hydrant located at the entrance between building 4 and 6 will need to be moved to the street as well. 05/05/2022: FOR FINAL HYDRANT LOCATION The hydrant located on the dead end portions of the alleys/streets between buildings 1/2 and buildings 4/8 should be relocated to the corner of the intersection. The dead end location is not considered an accessible location Comment Number: 10 Comment Originated: 09/30/2022 09/30/2022: FOR HEARING The original comment #4 was resolved because the building elevations were changed to 2 story with stair tower to roof. These elevations were accepted with no aerial access requirements. The elevations have now changed back to a 3 story product and over 30 feet in height when measured from grade to eave. Aerial access is required for these buildings and the site shall require some major changes in order to achieve this access. Aerial access should be available on at least one entire long side of the building, located within a minimum of 15 feet and a maximum of 30 feet from the building. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Dead end access roads shall have a minimum width of 30 ft. Parapet heights greater than 4' in height do not support ladder truck operations. Page 15 of 17 Department: Internal Services Contact: Lauren Wade, 970-302-5962, lwade@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/25/2022 04/25/2022: GIS recommends continuing Pascal St through the private alley since there is an opportunity for the road to connect to College Ave in the future. Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 06/21/2021 06/21/2021: It not clear from the site plan/plat if this is to be property line townhomes or multi-family buildings. Please clarify. Comment Number: 2 Comment Originated: 06/21/2021 06/21/2021: 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. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or · Front Range Gust Map published by The Structural Engineer's Association of Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: · Multi-family and Condominiums 3 stories max: 2018 IECC residential chapter. · Commercial and Multi-family 4 stories and taller: 2018 IECC commercial chapter. INFORMATIONAL ITEMS: · 10% of all parking spaces must be EV ready (conduit in place) · 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 Page 16 of 17 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 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. 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. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 Comment Originated: 06/21/2021 10/03/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 08/04/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 05/05/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 06/21/2021: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Page 17 of 17 Topic: Plat Comment Number: 1 Comment Originated: 06/21/2021 10/03/2022: FOR APPROVAL-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 08/04/2022: FOR APPROVAL-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 05/05/2022: FOR APPROVAL: 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 06/21/2021: FOR APPROVAL: 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. Department: Outside Agencies Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/07/2022 Lake Canal Melissa Buick, melissahbuick@gmail.com The general comments from Lake Canal are that our easement which is prescriptive in nature, is 50 feet on each side of the ditch measured from the centerline of the ditch or otherwise, 100 feet in total and may not be obstructed, crossed or encroached upon without first entering into a legal agreement to do so. Access to the ditch may not be obstructed in any way. General maintenance on the ditch and ditch easement may require burning, spraying and/or the use and access of heavy machinery. I request the developer provide Lake Canal a list of the proposed ditch crossings or any encroachments to the ditch or ditch easements including the trail and pedestrian crossing over the ditch, and provide more detailed plans for each of these items. Not as part of the comments, but our next Board meeting is scheduled for June 14th if there are any specific requests the developer wants to put before the Board for review or consideration.