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HomeMy WebLinkAboutI-25 & MULBERRY ANNEXATION - ANX220004 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 16 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 June 10, 2022 Ken Merritt JR Engineering LLC 2900 S College Ave Suite 3D Fort Collins, CO 80525 JR Planners & Engineers Response to City’s Concept Review Comments: Re: NE Mulberry and I-25 – Annexation and ODP Description of project: This is a request for annexation and development of an Overall Development Plan (ODP) for commercial, retail, and industrial uses at the NE corner of the I-25 and Mulberry Ave interchange. (Parcel # 8710000029). The Subject property is approximately 46.9 acres in size and is contiguous to the City of Fort Collins. The proposal is to Annex the property to the City and Zone the western portion of the property, being approximately 10 acres, CG-General Commercial with the remaining 32.25 acres to be Zoned CS-Service Commercial. Additionally, the Annexation and Zoning submittal will also include an Overall Development Plan (ODP). Access would be taken from the NE Frontage Rd. The site is located directly north and east of NE Frontage Rd. The site is outside of city limits but falls within the City’s Growth Management Area. The annexation proposal will be subject to City Council Review. Please see the following summary of comments regarding NE Mulberry and I-25 – Annexation and ODP. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Page 2 of 16 Comment Summary Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com 1. 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! NOTED 2. The proposed Overall Development Plan project is subject to a Type 2 Review. The decision makers for your project will be the Planning & Zoning Commission at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). NOTED A neighborhood meeting is required at least 10 days prior to formal submittal of a development review application. For the neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal way to get feedback from surrounding neighbors, identify any potential concerns prior to the formal hearing, and are an opportunity for you to share your development proposal. The assigned Planner and the City’s Development Review Liaison will help facilitate the meeting. Please contact me, your Development Review Coordinator, to assist you in setting a date, time, and location. A date for the Neighborhood Meeting required for the ODP has been requested. 3. As part of your submittal, you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoiding responses like "Addressed", "Noted" or "Acknowledged". NOTED Each submittal needs to include the most current version of all documents. 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. NOTED Files are to be named PLAN NAME_PROJECT NAME_REVIEW TYPE_ROUND NO. Example: UTILITY PLANS_MY PROJECT_PDP_RD1.pdf Page 3 of 16 Submittals 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 submit your plans, please let me know of your estimated submittal date as soon as possible. Thank you. NOTED 4. Temporary Service Changes - City of Fort Collins Development Review To best provide thorough reviews and give every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service level adjustments. Currently, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Lengths of subsequent rounds of review will be considered after each round of review. Also, Completeness Checks will be performed on all initial and Round 2 submittals during this time. Please reach out with any questions or concerns. NOTED 5. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color-coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. NOTED 6. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change - please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. NOTED – Fees have been submitted for both the Annexation & Zoning as well as the ODP Submittal. Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com 1. The Overall Development Plan is a master plan that must show the conceptual local street network within the site. Staff has provided redlines that would generally meet the block size and street standard requirements of 3.6.3 and 3.9. Please revise ODP accordingly to show the required street network. NOTED Page 4 of 16 Additional notes related to land use, buffers, and subarea plans will be required to be added to the ODP once it is formally submitted. Staff will provide those at a later date. NOTED 2. Regarding the annexation and zoning of the site. Staff generally supports both proposed CG and CS zone districts. NOTED We suspect that the CS district will require a condition to ensure that the Division 3.9 - Development Standards for the I-25 Corridor still apply. NOTED 3. In the conceptual review narrative, there is a question to ask for a reduction in the 80' landscape buffer that is required by I-25 corridor standards. Staff would not support a modification to this standard. Though the frontage road is going away, it is anticipated that the interstate will be widened to three lanes and that the interchange would be expanded to occupy this space. 80’ has been provided along the west boundary of the property and 30’ along the southwest property boundary adjacent to the existing Frontage Road to be abandoned by CDOT once the new realigned frontage road is constructed. Department: Historic Preservation Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com 1. 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. NOTED Department: Engineering Development Review Contact: Dave Betley, 970-221-6573, dbetley@fcgov.com 1. I would advise the applicant to look at the traffic requirements of the proposed roadways and compare the need for round abouts. This is definitely a choice of the developer depending on the needs that will be outlined with the traffic study. Round abouts can be costly for construction. Engineering is curious as to what the traffic need will be based on the use. NOTED 2. The applicant will need to address the issue of connectivity with the adjacent development to the east. The City Code requires connectivity be established between neighborhoods. The applicant will need to consider a secondary connection to allow better access to this development. NOTED – Connection will be be made to Spruce Drive and Clover Leaf Way located to the east and will be shown on the ODP Submittal. Page 5 of 16 3. It is staff's understanding that there is ongoing negotiation with CDOT to condemn the proposed location of the entrance across the existing parcel to the south. These agreements when available should be provided to the City for review. The City will need to review such documents to understand any responsibility the City will carry with the annexation and protect the public interest. NOTED 4. There will need to be some discussion with the maintenance responsibility with the frontage road. This topic has not been resolved between CDOT and the City. A discussion around the maintenance requirements of the frontage road will remain with the State at this point even after annexation. A distinct boundary will need to be designated on the plans for clear maintenance responsibility. It is anticipated that once the I-25 is Realigned through the subject property that the Ownership of the Right-of Way and maintenance for the realigned Frontage Road from Mulberry Street to the north boundary of the property will be the City Of Fort Collins. Contact: John Gerwel, , jgerwel@fcgov.com 5. SITE SPECIFIC See LCUASS Chapter 7 for ROW requirements for the proposed roadways. NOTED 9. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/urban-area-street-standards-2021 NOTED Department: Traffic Operations Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com 1. A traffic impact study (TIS) will be required for this project once it goes to the PDP/FDP stage of the process. Refer to Chapter 4 of the Larimer County Urban Area Street Standards (LCUASS) for TIS standards. Please have your traffic engineering consultant reach out to me to coordinate a scoping meeting prior to preparing the study. NOTED– Will be provided to the City at the time of the PDP/FDP stage of work. 2. It is my understanding that City staff have seen the proposal for roundabouts and realigned frontage road concept and are generally on board with the ideas. A more detailed review of the plans/design and a traffic impact study will be required to fully evaluate the proposal. Based on the sketch plan submitted, I do have some potential concerns with the roundabout location closest to Mulberry and its proximity to Cloverleaf Way. NOTED – Prior to submitting a PDP to the City for the Realignment of the I-25 Frontage Road JR Engineering will provide Traffic Operations with a Preliminary Horizontal Roadway Layout with critical dimensions and roadway stationing for the Proposed Improvements and Roundabout in order to obtain Development Review Staffs initial review and comments. 3. Will TIS need to include Roundabout/Signalization analysis for Collector/Arterial intersection (similar to requirement for Arterial/Arterial intersections)? NOTED Page 6 of 16 Department: Stormwater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com 1. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Cooper Slough/Boxelder Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utility-development NOTED 2. Documentation requirements (site specific comment): A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. NOTED 3. Stormwater outfall (site specific comment): The ultimate stormwater outfall for this site appears to be Boxelder Creek; however, the flow path across Mulberry and adjacent properties is unclear and will require further investigation by the development. Initial searches for drainage agreements/easements between the City and CDOT were unsuccessful; please provide any information you may have regarding outfall improvements for this site. NOTED 4. Detention requirements (site specific comment): Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. The master plan calls for on-site detention for the development; however, it does not appear to call for regional detention as mentioned in the project narrative. NOTED Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). Retaining walls are addressed in the Criteria and are allowable on a limited basis. NOTED 5. Detention drain times (standard comment): Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will Page 7 of 16 apply to any volume-based stormwater storage, including extended detention basins. NOTED 6. Inspection and maintenance (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-developement NOTED 7. Fees (standard comment): The 2022 city wide Stormwater development fee (PIF) is $10,109/acre ($0.23207/ sq. ft.) of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. Monthly fees - http://www.fcgov.com/utilities/business/rates NOTED 8. Offsite Stormwater Flows (standard comment): The development will need to accept and pass any existing offsite flows. NOTED Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com 9. Information Only: This project once annexed into the City will be located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Stormwater Design Criteria, Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion NOTED Annexations, Overall Development Plans (ODPs), Basic Development Reviews (BDRs) w/ only lot line changes, or Minor Amendments to prior ODPs alone does not trigger erosion control requirements. Please be aware that any future projects or planned work after annexation or ODP, that disturbs greater than 10,000 square feet will trigger erosion control requirements. NOTED Based upon the suppled ODP plans when those projects go to construction they will need to provide and Erosion Control Plans (with Phasing and Sequencing), an Erosion Control Report and Escrow Calculation. Erosion Control Inspection and Stormwater LID/WQ Inspection Fees will also apply and will be calculated as part of those subsequent submittals. Page 8 of 16 NOTED Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com 1. Other service district (site specific comment): This project site is located within the East Larimer County (ELCO) Water District and the Boxelder Sanitation District for water and sewer service. Please contact them at (970) 493-2044 (ELCO) and (970) 498-0604 (Boxelder) for development requirements. NOTED 2. Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards NOTED Department: Electric Engineering Contact: Connor Kovacs, , ckovacs@fcgov.com 1. INFORMATION ONLY: Light and Power has three phase facilities located at the NE corner of NE Frontage Rd and E Mulberry. These three phase facilities run along the north/east side of the existing frontage road and continue along the entire western boundary of the proposed site. NOTED 2. INFORMATION ONLY: 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. NOTED 3. INFORMATION ONLY: Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. NOTED 4. 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-develo pment-fees NOTED 5. INFORMATION ONLY: 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 NOTED Page 9 of 16 6. INFORMATION ONLY: The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact John Stark with Fort Collins Connexion at 970-207-7890 or jstark@fcgov.com for commercial grade account support, RFPs, and bulk agreements. NOTED 7. INFORMATION ONLY: 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 NOTED 8. https://www.fcgov.com/utilities/business/go renewable INFORMATION ONLY: You may contact Connor Kovacs with project engineering if you have questions. (970)416-2622. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.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. NOTED Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com 1. INFORMATION ONLY: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. NOTED – Will be provided to the City at the time of the PDP/FDP stage of work. 2. FOR SUBMITTAL: The City of Fort Collins is designated as a bird sanctuary for the refuge of wild birds (Municipal Code Chapter 4, Division 8 - Wild Birds: https://library.municode.com/co/fort_collins/codes/municipal_code? nodeId=CH4ANIN_ARTIIAN_DIV8WIBI) and in order to satisfy the federal Migratory Bird Treaty Act requirements, it is prohibited for any person at any time in the City to abuse or injure any wild bird or damage a nest with eggs or injure the young of any such bird. A professional ecologist or wildlife biologist is required to complete the nesting survey linked below 5-7 days before conducting tree removal or trimming. If tree removal or trimming is planned, please include the following note on the tree mitigation plan and landscape plan, as appropriate: NOTED – Will be provided to the City at the time of the PDP/FDP stage of work. Page 10 of 16 "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY 5-7 DAYS BEFORE TREE REMOVAL OR TRIMMING TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." NOTED – Will be provided to the City at the time of the PDP/FDP stage of work. The Songbird Nesting Survey document will be provided with the comment letter for you to fill out. NOTED – Will be provided to the City at the time of the PDP/FDP stage of work. 3. INFORMATION ONLY: The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on-site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php, contact Waste Reduction and Recycling Team at recycling@fcgov.com. NOTED 2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com NOTED 3) Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 970-416-4251 or dsuckling@fcgov.com NOTED Department: Forestry Contact: Carrie Tomlinson, , ctomlinson@fcgov.com 1. PRE-SUBMITTAL - Forestry Tree Inventory: If there are existing trees on site, please schedule an onsite inventory with City Forestry (ctomlinson@fcgov.com) to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. NOTED– Will be provided to the City at the time of the PDP/FDP stage of work. Page 11 of 16 2. INFORMATION ONLY: Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php NOTED – Will be provided to the City at the time of the PDP/FDP stage of work. Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped NOTED Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped NOTED 3. INFORMATION ONLY: If applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings, and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. NOTED – Will be provided to the City at the time of the PDP/FDP stage of work. Page 12 of 16 4. INFORMATION ONLY: Standard LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% NOTED The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process. NOTED 5. INFORMATION ONLY: Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. Streetlight/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet NOTED – Will be provided to the City at the time of the PDP/FDP stage of work. Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. Driveway/Tree Separation: At least 8 feet from edges of driveways and alleys. NOTED – Will be provided to the City at the time of the PDP/FDP stage of work. Utility/Tree Separation: 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults NOTED – Will be provided to the City at the time of the PDP/FDP stage of work. Page 13 of 16 6. INFORMATION ONLY: Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. NOTED 7. INFORMATION ONLY: Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. NOTED 8. INFORMATION ONLY: Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). NOTED 9. INFORMATION ONLY: Please adhere to the updated LUCASS standards and include proper parkway widths NOTED Department: Park Planning Contact: Kyle Lambrecht, 970-221-6566, klambrecht@fcgov.com 1. 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. NOTED 2. 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 a neighborhood park in the general vicinity of this development. Park Planning and Development (PPD) would be interested in additional discussions to determine the feasibility of a neighborhood park with this development. Please reference the City’s Master Plan for additional information. https://www.fcgov.com/parksandrecplan/. NOTED – Will be discussed with Parks Planning at the time of the PDP/FDP stage of work. 3. INFORMATION: The North Front Range Metropolitan Planning Organization (NFRMPO) has identified a Regional Active Transportation Corridor (RATC) within your development. The NFRMPO has also identified the need for a safe crossing at Mulberry Street/State Highway 14. Per Larimer County Urban Area Street Standards, this crossing should be a grade separated crossing as Mulberry Street/State Highway 14 is classified as a four-lane arterial. Additional easement area for underpass/overpass approaches may be required to accommodate a grade separated crossings for the trail. NOTED – Will be discussed further with Parks Planning at the time of the PDP/FDP stage of work. 4. INFORMATION: As this is a RATC, Park Planning and Development (PPD) is requesting additional discussions with the applicant to better understand opportunities to partner with the development to construct the RATC. PPD will also request an exhibit be included in preliminary level plans that shows this connection and how it ties into both existing and planned trail connections both within and outside the development. Please reference the City’s 2013 Paved Recreational Trail Master Plan for additional information. NOTED – Will be discussed further with Parks Planning at the time of the PDP/FDP stage of work. Page 14 of 16 5. INFORMATION: The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle Facilities provide additional design guidelines for paved recreational trails. NOTED – Will be discussed further with Parks Planning at the time of the PDP/FDP stage of work. 6. INFORMATION: As this is a RATC, please plan to coordinate not only with City staff but also staff from Larimer County, Colorado State University, the Colorado Department of Transportation, and NFRMPO staff. NOTED – Will be discussed further at the time of the PDP/FDP stage of work. Department: Fire Authority Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org 1. ANNEXATION AND ODP Poudre Fire Authority has no comments related to annexation. ODP comments are for informational purposes. Points of access and site circulation can be further reviewed once site plan is submitted. NOTED 2. FIRE APPARATUS ACCESS Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. Fire lane/access specifications provided below. A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane or access road must meet the following general requirements: NOTED -Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. NOTED -Maintain the required 20-foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. NOTED -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30' in height. Refer to Appendix D105 of the International Fire Code. NOTED -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. NOTED -Dead-end roads shall not exceed 660 feet in length without providing for a second point of access. NOTED Page 15 of 16 -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. NOTED -Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. NOTED -Fire lane to be identified by red curb and/or signage and maintained unobstructed at all times. NOTED -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. NOTED 3. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing 1500 (1000) gpm at 20 psi residual pressure is required within 300 (400) feet of any commercial (residential) building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. An exception to this rule pertains to buildings equipped with a standpipe system which require a hydrant within 100 feet of any Fire Department Connection (FDC). NOTED 4. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2018 IFC as amended. The address numbers for one- and two-family dwellings shall be a minimum of 4” in height with a minimum ½” stroke and shall be posted on a contrasting background. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi- building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. NOTED Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up-to-date Benchmark Statement format and City Vertical Control Network information. Page 16 of 16 NOTED 2. When submitting an Annexation Plat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. NOTED