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HomeMy WebLinkAboutPOLESTAR VILLAGE - PDP220010 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS1 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 Ken Merritt JR Planners & Engineers 2900 S College Ave Suite 3D Fort Collins, CO 80525 RE: Polestar Village, PDP220010, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Polestar Village. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Tenae Beane via phone at 970-224-6119 or via email at tbeane@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Tenae Beane, 970-224-6119,tbeane@fcgov.com Topic: General Comment Number: 1 07/26/2022: 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! Response: Noted Comment Number: 2 07/26/2022: 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 2 reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoiding responses like noted or acknowledged. Response: Noted Comment Number: 3 07/26/2022: 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. Response: Noted Comment Number: 4 07/26/2022: INFORMATION: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (2016.1 version) or “PDFSHX” 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 Response: Noted Comment Number: 5 07/26/2022: 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. Comment Number: 6 07/26/2022: INFORMATION: Current Review Turnaround Times – -1st and 2nd round submittals = 4 weeks -3rd or more = 3 weeks Response: Noted 3 Comment Number: 7 07/26/2022: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. (LUC 2.211 Lapse, Rounds of Review). Response: Noted Comment Number: 8 07/26/2022: 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 4 to 8 weeks prior to the hearing. Response: Noted Comment Number: 9 07/26/2022: FOR HEARING: This proposed project is processing as a Type 2 Development Plan. The decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). Staff will need to agree the project is ready for Hearing approximately 3-5 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Response: Noted Department: Planning Services Contact: Pete Wray, 970-221-6754,pwray@fcgov.com Topic: General Comment Number: 1 FOR HEARING: LMN Please clarify the list of permitted land uses in summary table. List of Land Uses: 1.Single-family detached dwellings. 2.Two-family dwellings. 3.Single-family attached dwellings. 4.Two-family attached dwellings. 5.Any residential use consisting in whole or in part of multi-family dwellings (limited to eight [8] or less dwelling units per building) that contain fifty (50) dwelling units or less, and seventy-five (75) bedrooms or less. 6.Group homes for up to eight (8) developmentally disabled or elderly persons. Non-Residential: 7.Mixed-use dwellings. 8. Places of Worship 9. Neighborhood Support/Recreation Facility 10. Bed and Breakfast (6 or fewer beds) 11. retail stores 4 12. Personal and business service shops 13. Offices, and clinics 14. Community facilities 15. Open-air farmers markets 16. Micro brewery/distillery/winery. Response: Each of the proposed Uses have been renamed to properly correspond to those Uses that are Permitted in the LMN Zone District The agricultural building (barn) will need to be clarified for proposed uses inside. In the LMN zoning animals are very limited. Urban agriculture shall mean gardening or farming involving any kind of lawful plant, whether for personal consumption, sale and/or donation, except that the term urban agriculture does not include the cultivation, storage and sale of crops, vegetables, plants and flowers produced on the premises in accordance with Section 3.8.1 of this Code. Urban agriculture is a miscellaneous use that does not include plant nursery and greenhouse as a principal use and that is subject to licensing in accordance with Section 3.8.31 of this Code. An accessory use may include: cultivation, storage and sale of crops, vegetables, plants and flowers produced on the premises. Response: The Polestar Village Development is an Urban Agriculture Community that encourages its residence to participate in gardening or farming of lawful plants types. As an accessory use Polestar will provide the opportunity for its residents to participate in a Farmers Market. The frequency of the Farmers Market has not yet been determined. The Agricultural Barn will not be used for the raising of livestock farm animals and will only be used for the storage of farming equipment, plants, seed and organic nutrients needed for farming. Please include the net density calculation in summary table next to gross density. Response: The Net Density is now shown on the Cover Sheet of the PDP Planning Documents For the list of housing types, a single housing type should not constitute more than eighty (80) percent or less than five (5) percent of the total number of dwelling units. one of the proposed types is 4%. Since this project is less than 20 acres in the LMN zone, only two housing types are required. The proposed list exceeds this standard. I see SF detached, two-family, SF attached (please confrim separate lots per unit), or townhomes, condos apartments are multi-family dwellings on common lot. Response: Noted Since the proposed Wellness Center is a Group Home, it should conform to the lot area and separation requirements in the LMN and not have more than 6 residents for the minimum lot area and maximum permissible residents of 8. Before any group home shall be approved in any zone that requires a Type 1 or Type 2 review, the decision maker shall conduct such review for the purpose of approving, denying or approving with conditions the application for a group home use in such zone. If approved, the decision maker shall, with such approval, establish the type of group home permitted and the maximum number of residents allowed in such group home. Response: Language and Data Revised on Cover Sheet. Comment Number: 2 5 FOR HEARING: LMN Neighborhood Center The design of neighborhood centers shall be integrated with surrounding residential areas by matching the scale of nearby residential buildings; providing direct access from surrounding residential areas; creating usable outdoor spaces; orienting building entrances to connecting walkways; and, to the extent reasonably feasible, maintaining/continuing the architectural themes or character of nearby neighborhoods. RESPONSE: THE EXISTING ADJACENT RESIDENTIAL NEIGHBORHOOD CONSISTS OF ONE AND TWO STORY SINGLE FAMILY RESIDENCES, CONSTRUCTED IN THE 1960’S. THE EXTERIOR FINISHES ARE PRIMARILY WOOD SIDING, OFTEN WITH MASONRY OR STUCCO ACCENTS. THE ROOFS ARE LOW TO MODERATE PITCH, WITH GABLES, HIP AND DUTCH-HIP DESIGNS. ROOFING IS TYPICALLY COMPOSITION SHINGLES. THE PROPOSED RESIDENTIAL UNITS OF POLESTAR VILLAGE ARE A COMBINATION OF BUILDING TYPES AS ALLOWED IN LMN ZONING. THE LOWER SCALE STRUCTURES OF ONE AND TWO STORIES ARE STRATEGICALLY LOCATED ADJACENT TO THE CURRENT NEIGHBORHOODS TO KEEP THE SCALE CONSISTENT WITH THE EXISTING RESIDENCES. LOW CARPORTS ARE LOCATED ALONG THE EAST BOUNDARY OF POLESTAR VILLAGE TO RELATE TO THE EXISTING NEIGHBORHOOD, AND THE TWO AND THREE STORY RESIDENTIAL STRUCTURES ALLOWED IN THE ZONING CODES ARE LOCATED A MINIMUM OF 70 FEET AWAY FROM THE EAST PROPERTY LINE. THE NEIGHBORHOOD CENTER COMPOSED OF NON- RESIDENTIAL STRUCTURES IS LOCATED IN THE CENTER OF THE POLESTAR VILLAGE, A MINIMUM OF 380 FEET FROM THE EAST PROPERTY LINE. THE LANDSCAPE BUFFER AND STREAM ON THE WEST SIDE OF POLESTAR VILLAGE CREATES A VISUAL AND PHYSICAL SEPARATION FROM THE PROPERTIES IN THAT DIRECTION. THE EXTERIOR MATERIALS PROPOSED FOR POLESTAR VILLAGE ARE SIMILAR TO THE SURROUNDING NEIGHBORHOODS, WITH THE USE OF WOOD-LIKE SIDING, ALONG WITH STUCCO AND MASONRY ACCENT AREAS. ROOFS ARE OF MODERATELY LOW PITCH WITH GABLES, HIP AND DUTCH-HIP DESIGNS, CONSISTENT WITH THE SURROUNDING AREAS. ALL RESIDENTIAL ROOFING MATERIALS ARE COMPOSITION SHINGLES. EXTERIOR COLORS OF POLESTAR ARE PRIMARILY BASED ON EARTH TONES, MUTED GREENS AND BLUES, WITH SOME COLORFUL TRIM. THE SURROUNDING NEIGHBORHOODS ARE ALSO PRIMARILY EARTH TONES, WITH THE OCCASIONAL HIGH CHROMA HOME OR ACCENT COLOR. WHILE THE OVERALL APPEARANCE OF POLESTAR VILLAGE IS NOT OF A 60’S RANCH STYLE HOME, IT IS AN EXPRESSION THE JOYFUL NATURE OF THE POLESTAR COMMUNITY WITH SIMILAR YET UPDATED ARCHITECTURAL FEATURES AND COMPATIBLE RESIDENTIAL SCALE. Section 3.5.1 The proposed non-residential buildings are not compatible with the surrounding residential neighborhood. The architectural style is out of place in the design, height, materials and colors of the established neighborhood. RESPONSE: THE NON-RESIDENTIAL BUILDINGS OF POLESTAR VILLAGE ARE ALL LOCATED WITHIN THE PROPOSED NEIGHBORHOOD CENTER. THIS CENTER IS SITUATED FAR FROM THE EXISTING NEIGHBORHOODS, FOR INSTANCE, A MINIMUM OF 380 FEET FROM THE EAST PROPERTY LINE, AND AS SUCH, HAS NO DIRECT IMPACT ON THE SURROUNDING AREAS. THE PROPOSED BUILDINGS INCLUDE A COMMUNITY CENTER, WELLNESS CENTER, COMMERCIAL SPACES AND A PLACE OF WORSHIP. ALL OF THESE USES ARE PERMITTED IN THE LMN ZONING AND ARE DESIGNED NOT TO EXCEED THE HEIGHTS AND AREAS SPECIFIED WITHIN THE CODE. THE ARCHITECTURAL STYLE OF THE NEIGHBORHOOD CENTER IS INTENDED TO INCLUDE ALL THE BUILDINGS OF THE CENTER WITH A COMMON ARCHITECTURAL LANGUAGE TO EMPHASIZE THAT IT IS A NEIGHBORHOOD CENTER, DISTINCTIVE FROM THE RESIDENTIAL AREAS. THE MATERIALS AND COLORS ARE CONSISTENT WITHIN THE CENTER, AND RELATE TO THE REST OF POLESTAR VILLAGE, WITH VARIATIONS ON THE COLOR SCHEMES WHICH LEND THEMSELVES TO NON-RESIDENTIAL USE. THOUGH NOT DESIGNED LIKE SINGLE FAMILY RANCH HOMES OF THE 1960’S, THE NEIGHBORHOOD CENTER REFLECTS A PROGRESSIVE AND ENVIRONMENTALLY SENSITIVE COMMUNITY, WITH HUMANISTIC VALUES CONSISTENT WITH THE SURROUNDING NEIGHBORHOODS. Please clarify list of permitted uses in the neighborhood center. Several of the proposed buildings with residential units above are a mixed-use dwelling, including the retail/commercial and community center buildings. The Wellness 6 center falls in the Group Home category. RESPONSE: LANGUAGE REVISED ON COVER SHEET. Comment Number: 3 FOR HEARING: LMN Access to a small public or private 1-acre neighborhood park. Please list in summary table proximity to the existing Rogers Park NE of site to comply with this standard. Response: The Distance to the existing Rogers Park in now indicated on the Cover Sheet of the PDP Planning Documents. Please confirm the block surrounded by streets is less than 12-acres in size. Response: there is no Block Size Greater than 12 Acres. Non-residential Buildings. No building footprint should exceed a total of twenty thousand (20,000) square feet, with the exception of schools and places of worship or assembly, or have a single undifferentiated mass with a footprint over ten thousand (10,000) square feet.The maximum height should be two and one-half (2.5) stories. RESPONSE: COVER SHEET UPDATED RESPONSE: THE MAXIMUM FOOTPRINT OF ANY NON-RESIDENTIAL BUILDING IN POLESTAR VILLAGE IS THE COMMUNITY CENTER/PLACE OF WORSHIP, WHICH IS LESS THAN 15,000 SQUARE FEET AND LESS THAN 2.5 STORIES, THUS MEETING CODE REQUIREMENTS. Comment Number: 4 FOR HEARING: LMN Residential Standards. The maximum height of one-, two- and three-family dwellings should be two and one-half (2.5) stories. RESPONSE: THE MAXIMUM HEIGHT OF ALL OF ONE-, TWO- AND THREE-FAMILY DWELLINGS IS LESS THAN 2.5 STORIES. Multi-Family. Each multi-family dwelling containing more than eight (8) dwelling units and each multi-family dwelling containing between four (4) and eight (8) dwelling units, when located in a building of three (3) stories in height, should all feature a variety of massing proportions, wall plane proportions, roof proportions and other characteristics similar in scale to those of single-family detached dwelling units, so that such larger buildings can be aesthetically integrated into the low density neighborhood. RESPONSE: THE MULTI-FAMILY UNITS OF TYPE A, ARE BETWEEN FOUR (4) AND EIGHT (8) DWELLING UNITS, WITH THREE STORY MAXIMUM HEIGHT. THEY HAVE A VARIETY OF ELEMENTS, COLORS AND MASSING TO DIFFERENTIATE THE UNITS FROM EACH OTHER WHILE THE SCALE OF THE ARCHITECTURAL ELEMENTS ARE SIMILAR TO THE DETAILS OF THE LOWER DENSITY HOUSING UNITS. MULTI-FAMILY UNITS OF TYPE D ARE THREE (3) STORIES AND HAVE 10 OR 12 UNITS PER BUILDING. THESE BUILDINGS ARE DESIGNED WITH SMALLER SCALE ELEMENTS AND MASSING THAT ARE SIMILAR TO THE LOWER DENSITY RESIDENCES, INCLUDING VARYING WALL PLANES AND ROOF DETAILS. THE THREE (3) BUILDINGS ARE ALSO DIFFERENTIATED FROM EACH OTHER WITH VARIOUS ROOF ELEMENTS, COLORS AND DETAILS. The maximum number of dwelling units is twelve (12). Setbacks from the property line of abutting property containing single- and two-family dwellings is twenty-five (25) feet. The maximum height of a multi-family building is three (3) stories, and the maximum gross floor area (excluding garages) shall be fourteen 7 thousand (14,000) square feet. RESPONSE: MULTI-FAMILY D UNITS ARE A MAXIMUM OF 12 DWELLING UNITS. THEY ARE THREE (3) STORIES IN HEIGHT, A MINIMUM OF 25’ FROM ABUTTING PROPERTIES AND HAVE GROSS FLOOR AREA LESS THAN FOURTEEN THOUSAND (14,000) SQUARE FEET, THUS MEETING CODE REQUIREMENTS. With the proposed number of MF buildings, there should be at least three (3) distinctly different building designs. No more than two (2) similar buildings placed next to each other along a street or major walkway spine. Distinctly different building designs shall provide significant variation in footprint size and shape, architectural elevations and entrance features, within a coordinated overall theme of roof forms, massing proportions and other characteristics. To meet this standard, such variation shall not consist solely of different combinations of the same building features. RESPONSE: THE THREE (3) MULTI-FAMILY D UNITS CONSIST OF TWO (2), TEN (10) DWELLING UNITS AND ONE (1) OF TWELVE (12) DWELLING UNITS. THE TEN (10) AND TWELVE (12) UNIT BUILDINGS ARE DIFFERENTIATED FROM EACH OTHER WITH DIFFERENT ARCHITECTURAL ELEMENTS FOR THE ROOFING/MASSING, ARTICULATION OF THE ENTRY AREAS AND THE ROOFING/MASSING OF THE REAR PATIOS. COLORS AND MATERIAL DETAILS ARE ALSO DIS- SIMILAR, CREATING THE CODE REQUIRED VARIETY. Comment Number: 5 FOR HEARING: Site Plan General Comment. With R2, please reduce file sizes to 11 x 17, and remove all background layers not needed. With the overall site plan sheet, please include the 3 enlargement pages similar to the landscape set to show additional detail. For the SF detached lots, please include the setbacks and number of solar oriented lots. RESPONSE: SITE PLAN SHEETS CREATED AND ADDED TO SET. Parking summary table. Please match the list of housing types in table with list for parking calculations. For the non-residential calculations, please include the number of provided parking spaces. RESPONSE: PARKING CALCULATIONS TABLE ADDED TO THE PDP COVER SHEET & NEW SITE PLAN 30 SCALE SHEETS HAV BEEN ADDED TIO THE PDP PLANNING DOCUMENTS The street naming of Plum Street may require a new name change as street shifts alignment on curve. Response: Noted Please clarify how 70' pedestrian bridge works with path and storm drainage in detention pond area. The DA will need to clarify who maintains this facility. RESPONSE: PED BRIDGE REMOVED FROM PLANS Comment Number: 6 FOR HEARING: Site Plan Proximity to trash enclosures. Make sure all enclosures are within close walking distance to all building entrances. Response: Noted Please show boundary of proposed neighborhood center location that includes all non-residential uses and central gathering spaces. 8 The proposed LID rain garden facility along the east boundary precludes additional landscape and tree screening in this area. A Modification of Standard may be needed depending on outcome of overall design of stormwater and other utilities in area. RESPONSE: TREES HAVE BEEN ADDED TO RAIN GARDEN THAT ARE BOTH APPROPRIATE & ADAPTABLE TO RAIN GARDEN CONDITIONS Comment Number: 7 FOR HEARING: Landscape Plans Please add parking lot shade trees to meet full tree stocking requirements, including in parking bay planting areas and in between building garages on alleys. RESPONSE: FULL TREE STOCKING HAS BEEN PROVIDED THROUGHOUT THE SITE & TREE LIST AMENDED TO PROVIDE FOR MORE CONIFEROUS TREES Add two paved sidewalk connections to primary trail along ditch. Change the proposed crusher fines path material to 6' concrete trail from Orchard Place to W. Elizabeth connection, as alternative to street connection. Response: The Pedestrian Walk Along the Ditch has been removed based on conversations with Environmental. Additionally difficult topographic conditions along with conflicts with existing and Preserved Trees that make it impossible to construct a walk alongside the Ditch and to make a Pedestrian Connection to Elizabeth. We have however maintained a 6’ wide Crusher Fine trail located within the NAHB along a portion of the West Boundary were construction is possible. Comment Number: 8 FOR HEARING: Lighting Plan Please include lighting for all multi-family and Neighborhood center uses. In addition to the pole fuxtures, please include all other site path and building mounted fixtures and specifications. Response: Noted this will be completed prior to Hearing 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 a hardscape calculation 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 should clearly show 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. • Design different use areas considering nighttime safety, utility, security, enjoyment, and commerce. • The applicable Lighting Context Area LC1 shall determine the limitations for 9 exterior artificial lighting. The Lighting Context Areas are described as follows: Low ambient lighting. The vision of human residents and users is adapted to low light levels. Lighting may be used for safety and convenience, but it is not necessarily uniform or continuous. Typical locations include low and medium density residential areas, commercial or industrial areas with limited nighttime activity, and the developed areas in parks and other natural settings. • All luminaires shall be rated and installed according to the outline maximum BUG (Backlight-Uplight-Glare) ratings for all individual luminaires installed in a given Lighting Context Area. Luminaires equipped with adjustable mounting devices shall not be permitted unless the total lumen output is one hundred fifty (150) lumens or less. • For property boundaries that abut public rights-of-way, private streets, private drives, public alleys, and public and private parking lots, the backlight rating, glare rating and illuminance values be measured ten (10) feet from the property boundary. Comment Number: 9 FOR HEARING: Building and Project Compatibility For Section 3.5.1, please consider more compatible buildlng designs for the multi-family buildings and non-residential buidlings in comparison to the established single-family homes in area. Thjis wold include overall archtiectural design, facade artuculation, heights, materials, colors, roof form etc. RESPONSE: THE ARCHITECTURAL DESIGNS SUBMITTED WITH THIS REVISED SUBMITTAL HAVE BEEN ALTERED FROM THE ORIGINAL DESIGNS. AS IN RESPONSE STATEMENTS ABOVE, THE PROPOSED DESIGNS ARE CONSISTENT WITH THE ESTABLISHED SINGLE FAMILY HOMES OF THE AREA, WITH SIMILAR ROOF PITCHES AND DESIGN TYPES, ROOFING MATERIALS, SIDING MATERIALS AND SCALE, WHERE APPROPRIATE. NON-RESIDENTIAL NEIGHBORHOOD CENTER HAS A SIMILAR BUT DIFFERENT DESIGN LANGUAGE TO CREATE CONTINUITY WITHIN THE NC ITSELF. A sufficient landscape buffer yard is provided along the west boundary of site. Please see note for providing a more continuouse landscape buffer adn tree screening along the east boundary between the proposed garages and fence line. RESPONSE: ADDITIONAL TREES ADDED TO EAST RAIN GARDEN Comment Number: 10 FOR HEARING: Residential Building Standards For the Single-family detached, single-family attached in groups of two (2), and two-family dwellings should have at least three (3) different types of housing models. Each housing model should have at least three (3) characteristics which clearly and obviously distinguish it from the other housing models, which characteristics may include, without limitation, differences in floor plans, exterior materials, roof lines, garage placement, placement of the footprint on the lot and/or building face. Building designs shall be considered similar unless they vary significantly in footprint size and shape. Building designs shall be further distinguished by including unique architectural elevations and unique entrance features, within a coordinated overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features. RESPONSE: THE BUILDING DESIGNS IN THIS SUBMITTAL DEMONSTRATE THE VARIETY REQUIRED BY CODE, WITH VARIATION OF NUMBER OF UNITS, DETAILING OF THE UNITS AND COLOR/MATERIAL VARIATIONS. THE MINIMUM 10 OF THREE (3) VARIATIONS INCLUDE DISTINCT ROOF MASSING, ENTRY ARTICULATION AND MATERIAL/COLOR VARIATIONS. I see several buildings (B2, B3 types) with entrances within 200' to street sidewalk that do not meet the connecting walkway having a straight path to street without going around another building. These units should either be relocated, or submit a request for Modification of Standards. For the B2 condo buildings along east alley, these entrances do not meet the connecting walkway and major walkway spine requirement. I suggest replacing the D10 building fronting Plume with a smaller unit so the major walkway spine is a direct connection to Plum Street. Response: Site Plan was revised to address this issue. Please comply with all attached and detached garage standards. For each multi-family building that has a side facade that faces a street, a side door entry should be provided that connects to the street sidewalk. RESPONSE: ALL MULTI-FAMILY BUILDINGS WITH SIDE FACADES HAVE A DOOR ENTRY THAT CONNECTS TO THE STREET SIDEWALK. Comment Number: 11 FOR HEARING. Non-Residential/Mixed-Use Buildings Please clarify the line over lines with the commercial building connecting walkways to street. Response: Noted and Complete The neighborhood center buildings need to meet the build-to-line of street (15 feet from ROW of local street). An exception to this standard may include providing a plaza or gathering space between the building and street. RESPONSE: THE NEIGHBORHOOD CENTER IS COMPOSED OF A SET OF BUILDINGS, INCLUDING A COMMERCIAL/RETAIL BUILDING, COMMUNITY CENTER/PLACE OF WORSHIP AND THE WELLNESS CENTER. THE STREET CONNECTION IS LOCATED AT THE COMMERCIAL/RETAIL BUILDING, WHICH IS ADJACENT TO PLUM STREET. THE REMAINDER OF THE BUILDINGS CREATE A NC WITH ADJOINING PLAZAS AND GARDEN/PLAYGROUND AREAS. POLESTART VILLAGE IS DESIGNED AS A WALK-ABLE COMMUNITY, SO ALL THE HOUSING AREAS HAVE PEDESTRIAN PATHS THAT LEAD DIRECTLY TO THE NC. THE COMPOSITION OF THE SITE PLAN OF THE NC BUILDINGS RELATES WELL TO THE LOCAL STREET, AND ESPECIALLY TO THE NETWORK OF INNER-COMMUNITY WALKWAYS. Each commercial building, mixed-use and other NC building shol address the architectural design standards including variation in massing, building size, facade treatments, material, finishes and colors, base and top treatments, roof variation, windows, and entrances to reflect a more compatible building design. RESPONSE: THE ARCHITECTURAL STYLE OF THE NEIGHBORHOOD CENTER IS INTENDED TO INCLUDE ALL THE BUILDINGS OF THE CENTER WITH A COMMON ARCHITECTURAL LANGUAGE TO EMPHASIZE THAT IT IS A NEIGHBORHOOD CENTER, DISTINCTIVE FROM THE RESIDENTIAL AREAS. THE MATERIALS AND COLORS ARE CONSISTENT WITHIN THE CENTER, AND RELATE TO THE REST OF POLESTAR VILLAGE, WITH VARIATIONS ON THE COLOR SCHEMES WHICH LEND THEMSELVES TO NON-RESIDENTIAL USE. THE NEIGHBORHOOD CENTER REFLECTS A PROGRESSIVE COMMUNITY OF INCLUSIVE NEIGHBORHOODS AND HUMANISTIC VALUES. THE SCALE OF THE FOUR (4) NC BUILDINGS ARE ALL DIFFERENT AND REFLECT THEIR USE. THE WELLNESS CENTER IS MORE RESIDENTIAL IN STYLE AND DETAIL, WHILE THE COMMUNITY CENTER/PLACE OF WORSHIP HAS APPROPRIATE SCALE TO SIGNIFY IT’S ROLE AND IMPORTANCE IN THE COMMUNITY. 11 Comment Number: 12 INFORMATION ONLY: I have announced my retirement from the city and last day is August 12. The planner taking over for me is Clark Mapes for the remainder of the review process. I want to share I have enjoyed working the applicant team to date and on previous projects over the years. Department: Engineering Development Review Contact: Tim Dinger,tdinger@fcgov.com Topic: General Comment Number: 1 07/22/2022: FOR NEXT SUBMITTAL: Please see redlines for additional plan comments. RESPONSE: NOTED Comment Number: 2 07/22/2022: FOR FINAL PLAN: Provide flowline profiles for all proposed roads. RESPONSE: FLOWLINE PROFILES WILL BE PROVIDED AT TIME OF FIRST FDP SUBMITTAL Comment Number: 3 07/22/2022: FOR HEARING: Please provide additional hatching on the site plan, or a paving plan that distinguishes the different types of paving that will be utilized across the site, such as concrete, asphalt, heavy duty asphalt, etc. This will help with plan clarity. RESPONSE: PAVING HATCHING ADDED TO ENLARGED SITE PLAN SHEETS Comment Number: 4 07/22/2022: FOR HEARING: Add additional contour labeling to the grading plans. There are very few labels on the current plans, and it makes it harder to follow what the grading is doing. RESPONSE: MORE CONTOURS ADDED TO PLAN Comment Number: 5 07/25/2022: FOR HEARING: The neck-downs along the proposed extension of W Plum Street seem somewhat gradual. What will be done to ensure that people will not be parking in the "transition areas"? Please submit additional details for the neck-downs and the enhanced pedestrian crossings. RESPONSE: LCUASS DETAIL 18-1 ADDED, SEE SHEET 27 Comment Number: 6 07/25/2022: FOR FINAL: Please submit a variance request for the neck-downs along the proposed extension of W. Plum Street. The variance request must be approved before final plan approval, and once the request is approved, it must be listed under note #48 under the General notes in the utility plan. RESPONSE: THE NECKDOWNS ARE A LCUASS APPROVED TRAFFIC CALMING DEVICE (DETAIL 18-1). A PARTIAL NECKDOWN IS BEING PROPOSED ALONG THE SOUTH SIDE ORCHARD PLACE FOR THE PURPOSE OF PROTECTING THE EXISTING COTTONWOOD ROOT SYSTEM. Comment Number: 7 07/25/2022: FOR HEARING: 12 There had previously been talk of an energy generation source onsite. Is this still planned? Please submit with the next submittal, if it is to be a part of the plans. Any proposed onsite energy generation will need to be reviewed by the City. RESPONSE: ONSITE ENERGY GENERATION WILL NOT BE CONSIDERED WITH THIS SUBMITTAL Comment Number: 8 07/27/2022: FOR HEARING: Please provide additional utility sheets, as the one "Overall Utility Plan" is at too small of a scale and it can be hard to see and review. Please provide enlarged sheets similar to how the grading sheets and horizontal control plan sheets are separated. RESPONSE: ENLARGED UTILITY PLANS ADDED TO SET Department: Traffic Operations Contact: Nicole Hahn, 970-224-6108,nhahn@fcgov.com *Final traffic comments in process - will be sent separately* Department: Transportation Planning Contact: Seth Lorson, 970-416-4320,slorson@fcgov.com Topic: Site Plan Comment Number: 1 07/25/2022: The path leading to West Elizabeth Street provides bicycle and pedestrian access to the forthcoming bus rapid transit route. The path needs to be paved and ADA accessible. RESPONSE: THIS PATH WAS FOUND TO BE IN INTERFERENCE WITH THE EXISTING RIPARIAN FOREST. THE PORTION OUTSIDE THE RIPARIAN FOREST WILL REMAIN A CRUSHER FINE TRAIL DUE TO THE ENVIRONMENTAL BUFFER IT IS LOCATED WITHIN. THIS PATH WILL NOT CNNECT TO WEST ELIZABETH. Department: PFA Contact: Marcus Glasgow, 970-416-2869,marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 07/26/2022: FOR HEARING 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. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system. 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. The community center/place of worship is beyond the maximum distance with an automatic fire sprinkler system. Access will be required to be within 200 feet of all portions of this building. RESPONSE: SEE TURNING TEMPLATES FOR ACCESS OF COMMUNITY CENTER 13 Comment Number: 2 07/26/2022: FOR HEARING TURNING RADII The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. The entrance to all private alleys does not meet inside turning radius requirements. The Private alley loop does not appear to meet the outside radius requirements. RESPONSE: TURNING TEMPLATES CREATED TO DISPLAY RADII MEET REQUIREMENTS, SEE SUBMITTAL PACKAGE TURNING TEMPLATES Comment Number: 3 07/26/2022: FOR HEARING FIRE LANES Dead-end fire access roads in excess of 150 feet in length that include a hydrant at the end shall be provided with an approved turnaround area for fire apparatus. If the fire hydrant is moved to the entrance of the dead end road, no turnaround will be required for these due to perimeter access of buildings within 150 feet. RESPONSE: HYDRANTS HAVE BEEN ADDED TO ALLEY ENTRANCES. THE HYDRANTS AT THE END ARE REQUIRED BY THE UTILITY DEPT IN LIEU OF A BLOWOFF. Comment Number: 5 07/26/2022: FOR HEARING ALTERNATIVE HAMMERHEAD The hammerhead design by the ag building will need to be designed to meet minimum dimensions outlined in Figure D103.1 of the 2021 IFC local amendments. RESPONSE: SEE TURNING TEMPLATES SUBMITTED WITH THIS PDP PACKAGE Comment Number: 6 07/26/2022: FOR FINAL 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 2021 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 14 have the address numbers and street name on each side that fronts the fire lane. RESPONSE: NOTED Comment Number: 7 07/26/2022: FOR PERMIT AUTOMATIC FIRE SPRINKLER SYSTEMS AG BUILIDNG What is the proposed occupancy for the Ag building? Depending on the occupancy, keep in mind that any roof overhang will be considered part of the fire area. This may bring the building over 5,000 square feet. Response: The Ag Building Design has been revised so that the Fire Area is below 5000 S.F. The Agricultural Barn will not be used for the raising of livestock farm animals and will only be used for the storage of farmingequipment, plants, seed and organic nutrients needed for farming. GROUP R SPRINKLER SYSTEMS New multi-family buildings above 4 stories or with floor levels 30 feet above fire department vehicle access shall be provided with NFPA13 fire suppression systems. New multi-family buildings 4 stories or less or with floor levels 30 feet and below fire department vehicle access shall be provided with minimum NFPA13R fire suppression systems and Attic Protection as amended in 903.3.1.2.3 RESPONSE: NOTED -Exception 1: M-F units with six (6) or fewer dwelling units per building provided the units are separated by one-hour construction (walls & floors). -Exception 2: M-F units with seven to twelve (7 - 12) units per building provided the units are separated by two-hour construction (walls & floors). AUTOMATIC FIRE SPRINKLER SYSTEM - Group A-3 Occupancy IFC 903.2.1.3: An automatic sprinkler system shall be provided for Group A-3 occupancies where one of the following conditions exists: 1. The fire area exceeds 5,000 square feet; 2. The fire area has an occupant load of 300 or more; or 3. The fire area is located on a floor other than the level of exit discharge serving such occupancies. RESPONSE: NOTED Comment Number: 8 7/26/2022: FOR HEARING WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing Fire Flow according to IFC B105.2 is required within 300 feet of any commercial/ multifamily building and every 600 feet O.C. as measured along an approved path of fire apparatus travel. A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is required within 400 feet of any single family/duplex building and every 800 Feet O.C. as measured along an approved path of vehicle travel. Hydrants will need to be relocated in many areas to accommodate these distances and there is no hydrants proposed along the extension of Plum St. RESPONSE: HYDRANTS ADDED ALONG PLUM ST 15 Comment Number: 9 07/27/2022: FOR PERMIT EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST New and existing buildings require a fire department emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by Poudre Fire Authority. The installation of required ERRC systems shall be reviewed and approved under a separate permit process through PFA. LOCAL EXCEPTION: PFA will waive the testing requirement and system installation in all buildings less than 10,000 sq. ft. and any Type V construction building less than 15,000 sq. ft. PFA policy P15-510.1 RESPONSE: NOTED Department: Erosion Control Contact: Basil Hamdan, 970-222-1801,bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 07/20/2022: INFORMATION: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion . This project was evaluated based upon the submittal requirements of FCSCM. Based upon the provided materials we were able to determine a total disturbed area. Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required should be pulled before Construction Activities begin. RESPONSE: NOTED Comment Number: 3 07/20/2022: FOR FINAL: Please note that the supplied plans are sufficient for a PDP level submittal. Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other triggering criteria (sensitive area, steep slopes, or larger common development) that would require Erosion and Sediment Control Materials to be submitted. Please provide an erosion control plan for 'Final Plan or Approval Submittal'. This project disturbs 5 or more acres so erosion control phasing materials will need to be provided in the erosion control plans, reports and escrow. Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCSCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5) 16 Based upon the supplied materials, site disturbs more than 1 acre or is part of a larger common development that requires Erosion and Sediment Control Report to be submitted. Please submit an Erosion Control Report to meet City Criteria (FCDCM Ch 2 Section 6.1.4) at time of Final Plan or Approval Submittal. Based upon the supplied materials, an Erosion Control Escrow Calculation will need to be provided. Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.5) at time of Final Plan or Approval Submittal. RESPONSE: NOTED Topic: Fees Comment Number: 2 07/20/2022: INFORMATION: The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active. Based on the proposed site construction associated with this project we are assuming 119 lots, 20.51 acres of disturbance, 3 years from demo through build out of construction and an additional 3 years until full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $6,620.31 The Stormwater Quality Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the plans we identified 5 bioretention/rain gardens, 1 extended detention basin, the estimate of the Stormwater LID/WQ Inspection fee to be $ $1,825.00 . Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for your review. RESPONSE: NOTED Department: Floodplain Contact: Claudia Quezada, (970)416-2494,cquezada@fcgov.com Topic: Floodplain Comment Number: 4 07/25/2022: INFORMATION ONLY: A portion of this property is located in the City-designated, 100-year Canal Importation floodplain and floodway. Any development within the floodplain must comply with the safety regulations of Chapter 10 of City Municipal Code RESPONSE: NOTED, SEE CLOMR Comment Number: 5 07/25/2022: For Hearing: The drainage report states that the applicant is 17 planning to go through the CLOMR/LOMR process to remap the floodplain. Is the plan to remove all the structures from the floodplain? Please note that the CLOMR would need to be completed prior to site grading and an approved LOMR is required prior to the release of any building permits for structures that would not meet the current regulatory requirements. Please expand the discussion in the drainage report to explain how flood flows will be routed through the site without impacting neighboring properties. Please add a table with elevation information for any structures that will remain within the floodplain per the floodplain development review checklist. RESPONSE: NOTED, SEE CLOMR Comment Number: 6 07/25/2022: For Hearing: Please provide information about how each of the structures will comply with the City’s floodplain regulations (elevation, floodproofing, removed with the CLOMR/LOMR, etc.). Residential uses must be elevated while non-residential uses can incorporate floodproofing to reach the Regulatory Flood Protection Elevation. Please clearly call out the Base Flood Elevation, Regulatory Flood Protection Elevation (Base Flood Elevation + 18 inches), and Lowest Finished Floor Elevation RESPONSE: NOTED, SEE CLOMR Comment Number: 7 07/25/2022: For Hearing: Please show the proposed floodplain site improvements and CLOMR linework on the plans so that it is clear what portions of the site and buildings will be located outside of the floodplain. This can be a separate floodplain exhibit. RESPONSE: NOTED, SEE CLOMR Comment Number: 8 07/25/2022: For Hearing: If the project will continue moving forward in the planning process prior to CLOMR approval please add a note stating that the applicant is aware that the current plan does not meet regulatory requirements and is continuing through the planning process at the applicant’s own risk. Building permits for structures not meeting floodplain requirements based on the current regulatory floodplain may be held up if the LOMR is not finished and regulatory. RESPONSE: NOTED, SEE CLOMR Comment Number: 9 07/25/2022: Please include the following notes on the site plan and drainage/grading plan: • This property is located within a City regulated 100-year Canal Importation floodplain and floodway and must comply with Chapter 10 of the City Municipal Code. • Residential uses in the 100-year floodplain must be elevated above the regulatory flood protection elevation. Residential uses are prohibited within the floodway. • A Floodplain Use permit is required for any work within the 100-year floodplain. A No-Rise Certification is required for any work within the floodway. • Critical Facilities are prohibited within the 100-year floodplain. • The applicant is aware that the current plan does not meet regulatory floodplain requirements as proposed and is continuing through the planning process at the applicant’s own risk. Building and construction permits for 18 structures not meeting floodplain requirements will be held up if the LOMR is not regulatory. RESPONSE: NOTES ADDED TO SITE PLAN AND GRADING PLAN Comment Number: 10 07/27/2022: For Final: Please see redlines for minor comments. RESPONSE: NOTED Department: Stormwater Engineering Contact: Dan Mogen, 970-305-5989,dmogen@fcgov.com Topic: General Comment Number: 101 07/27/2022: FOR HEARING: A minimum of 2 feet of anticipated separation is required from groundwater to proposed stormwater facilities including detention ponds and rain gardens. The information provided shows depths to groundwater vary on the site, recently from 4 to 22 feet, and that ongoing monitoring is being conducted to determine a proposed mitigation strategy. Please provide information when available to show adequate separation from proposed facilities. RESPONSE: NOTED, SEE DRAINAGE REPORT Comment Number: 102 07/27/2022: FOR HEARING: Please identify ownership and maintenance responsibilities for proposed stormwater infrastructure. Please note the proposed interim pond outfall is private and will require an easement from adjacent property owners. RESPONSE: NOTED, BOTH SIGNED OFFSITE DRAINAGE EASEMENTS HAVE BEEN SUBMITTED WITH THIS PACKAGE Comment Number: 103 07/27/2022: FOR HEARING: If portions of the project will be phased for public improvements, including stormwater, please include a phasing plan in the utility plan set. RESPONSE: NOTED Comment Number: 104 07/27/2022: FOR HEARING: It appears a wetland will be required to be mitigated based on the removed wetland shown on the demolition plan. Where will this wetland be mitigated; will it impact the proposed pond? RESPONSE: WETLAND TO BE MITIGATED ON SITE WITHIN DETENTION POND. Comment Number: 105 07/27/2022: FOR HEARING: Please provide updated EPA SWMM model for review of compliance with site and master plan requirements including release rate and detention volume. RESPONSE: THE EXISTING, PROPOSED AND ULTIMATE EPA SWMM MODELS HAVE BEEN SUBMITTED FOR REVIEW Comment Number: 106 07/27/2022: FOR HEARING: Water quality treatment is required for the entire site and can be achieved thru a combination of methods including Low Impact Development (LID) facilities. Please show how water quality is provided for the site. Please see redlines for 19 additional information. RESPONSE: SEE LID EXHIBIT IN DRAINAGE REPORT Comment Number: 107 07/27/2022: FOR HEARING: The northwest rain garden is positioned directly downstream of a spillway and presents concerns for washout, damage, and increased maintenance. How is overflow runoff from the adjacent pond/spillway anticipated to impact the rain garden including long term performance and maintenance needs? RESPONSE: MAINTANENCE OF THE LID AND ANY OTHER STORMWATER FACILITIES NOT LOCATED WITHIN THE PUBLIC ROW SHALL BE A RESPONSIBILITY OF THE HOA TO MAINTAIN Comment Number: 108 07/27/2022: FOR HEARING: Please provide additional information about the proposed pedestrian bridge toward the northeast portion of the site. Is a bridge necessary or would a surface path achieve the same objectives? Please see redlines for additional information and contact me to discuss. RESPONSE: PEDESTRIAN BRIDGE REMOVED FROM PLANS Comment Number: 109 07/27/2022: FOR HEARING: More detail about proposed rain garden landscaping is needed. Please provide details in the landscape plans of proposed plantings in these areas. RESPONSE: SEE LANDSCAPE PLAN Comment Number: 110 07/27/2022: FOR HEARING: Drainage easements are needed for the proposed drainage facilities. It appears Tracts A & B cover all proposed facilities. Are these tracts dedicated as drainage easements? Please clarify on the plat. RESPONSE: YES, THESE TRACTS WILL BE DEDICATED DRAINAGE EASEMENTS Comment Number: 111 07/27/2022: FOR HEARING: Please see redlines. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so. RESPONSE: NOTED Contact: Ted Bender Topic: General Comment Number: 1 07/27/2022: For Hearing: SW Master Planning- Please ensure the bottom of the detention pond is at least 24” above the groundwater elevation. Please see Chapter 8 page 9 of the 2018 Fort Collins Stormwater Criteria Manual. RESPONSE: NOTED, SEE DRAINAGE REPORT Comment Number: 2 07/27/2022: For Hearing: SW Master Planning- Please provide proposed conditions SWMM model. RESPONSE: THE EXISTING, PROPOSED AND ULTIMATE EPA SWMM MODELS HAVE BEEN SUBMITTED FOR REVIEW Comment Number: 3 20 07/27/2022: For Hearing: SW Master Planning-Please detail how the 17.249 ac-ft of storage volume was determined (PDF page 118 of the Drainage report). The master planned regional pond volume plus the Polestar development volume is all that is required at this site. Please speak to this grading and how it applies to the 2022 master planned intent in the drainage report. RESPONSE: SEE DRAINAGE REPORT Comment Number: 4 07/27/2022: For Hearing: SW Master Planning- Hydraulic modeling via the planned CLOMR will be reviewed by the City to verify the width and depth of the proposed spillway at the detention ponds. RESPONSE: SEE CLOMR Comment Number: 5 07/27/2022: For Hearing: SW Master Planning- Will bedrock prohibit regional detention pond depth? RESPONSE: PER THE GEOTECH REPORT BORING LOGS IT APPEARS THE BOTTOM OF THE REGIONAL POND IN THE ULTIMATE CONDITION (5098.00) WILL ENCOUNTER CLAYSTONE AT THE 5100.50 ELEVATION. CLAYSTONE CAN BE REMOVED WITH AN EXCAVATOR.. Comment Number: 6 07/27/2022: For Hearing: SW Master Planning- Please confirm water table was encountered below bedrock depth in boring pits? RESPONSE: OBSERVED WATER LEVELS WERE ENCOUNTERED BELOW BEDROCK DEPTH, SEE PRELIM GEOTECH REPORT Comment Number: 7 07/27/2022: For Hearing: SW Master Planning- Please see redline comments in PDF documentation. RESPONSE: NOTED, SEE OUR RESPONSE TO COMMENTS ON THE PDF Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-305-5989,dmogen@fcgov.com Topic: General Comment Number: 1 07/27/2022: FOR HEARING: Utility coordination is needed to determine acceptable alignments and spacing for utilities while also meeting landscape requirements. Please consider and show all utilities including water, sewer, electric, gas, communication, private dewatering system and all necessary facilities including mains, service lines, curb stops, meter pits, utility boxes, electric vaults, pedestals, etc. Please work with the Development Review Coordinator to schedule a meeting with all necessary parties. RESPONSE: UTILITIES ADDED TO LANDSCAPE AND UTILITY SHEETS TO DISPLAY SEPERATIONS Comment Number: 2 07/27/2022: FOR HEARING: The proposed alignment for water provides service to most buildings from dead-end mains, which can lead to more service interruptions due to lack of 21 redundancy and can also have water quality issues. An alternate configuration is needed to eliminate/reduce dead-end mains on the site. RESPONSE: Due to the alley configurations these dead end mains are the most practical solution. Per the criteria these dead end mains shall be limited to a maximum length of 660 feet (longest proposed main is less than 350 LF). These dead ends have a fire hydrant at the end for flushing. Comment Number: 3 07/27/2022: FOR HEARING: Please review landscape and utility separations throughout. Some locations are highlighted in the redlines for reference. RESPONSE: TREES MOVED TO PROVIDE UTILITY SEPERATION Comment Number: 4 07/27/2022: FOR HEARING: Please show the existing 1” commercial irrigation service off end of West Plum. Please see redlines for additional information. RESPONSE: IRRIGATION SERVICE SHOWN ON UTILITY PLANS Comment Number: 5 07/27/2022: FOR HEARING: Please provide sanitary sewer service stub to the adjacent property to the south. Please see redlines for additional information. RESPONSE: Service stub added for future connection Comment Number: 6 07/27/2022: FOR HEARING: If portions of the project will be phased for public improvements, including water and wastewater infrastructure, please include a phasing plan in the utility plan set. RESPONSE: NOTED Comment Number: 7 07/27/2022: FOR HEARING: Please see redlines. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so. RESPONSE: NOTED Comment Number: 8 07/27/2022: FOR INITIAL FDP SUBMITTAL: The water service and meter for all community and multifamily buildings will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. RESPONSE: NOTED Comment Number: 9 07/27/2022: FOR INITIAL FDP SUBMITTAL: 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: 22 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. RESPONSE: NOTED Department: Light And Power Contact: Cody Snowdon, 970-416-2306,csnowdon@fcgov.com Topic: General Comment Number: 1 07/26/2022: INFORMATION: We currently have existing overhead electric along the extension of Orchard Place that would need to be underground with this project. RESPONSE: NOTED Comment Number: 2 07/26/2022: INFORMATION: There is only single-phase power in the area. If three-phase power is required for this project, further investigation will be required. The extension of three-phase power to the site may require off-site easement and/or crossing agreements. RESPONSE: NOTED Comment Number: 3 07/26/2022: INFORMATION: All utility easement and crossing permits (railroad, ditch, floodplain, etc.) needed for the development will need to be obtained by the developer. RESPONSE: NOTED Comment Number: 4 07/26/2022: INFORMATION: If any existing electric infrastructure needs to be relocated as part of this project, it will be at the expense of the developer and will need to be relocated within Public Right-of-Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. RESPONSE: NOTED Comment Number: 5 07/26/2022: INFORMATION: 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. RESPONSE: NOTED Comment Number: 6 07/26/2022: FOR HEARING: 23 During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on both sides of the public streets and private alleys on the RESPONSE: NOTED Comment Number: 7 07/26/2022: FOR FINAL: If the private drives/alleys are proposed to be illuminated, the streetlights are considered private and will need to be privately metered. Please show all private streetlights and private meters on the plans. RESPONSE: NOTED Comment Number: 8 07/26/2022: FOR HEARING: In having private alleys, we would encourage a Utility Coordination meeting very early in the process to ensure the widths will provide adequate separation for all utilities required for this project. RESPONSE: NOTED Comment Number: 9 07/26/2022: FOR HEARING: In having alley within this project, Light and Power will require the primary lines to be shown on both sides of the Public Streets and Private Alleys on the Preliminary Development Plans and secondary and service lines, as well as structures to be shown on the Final Plans. RESPONSE: NOTED Comment Number: 10 07/26/2022: INFORMATION: The service to the commercial building(s) will be consider a commercial service; therefore, the applicant is responsible for installing the secondary service from the transformer to the meter(s) and will be owned and maintained by the individual unit owner. RESPONSE: NOTED Comment Number: 11 07/26/2022: INFORMATION: The service(s) to all single-family attached and multi-family buildings will be considered a customer owned service; therefore, the applicant is responsible for installing the secondary service from the transformer to the meter(s) and will be owned and maintained by the individual unit owner. RESPONSE: NOTED Comment Number: 12 07/26/2022: INFORMATION: Detached single-family residential service requests above 200 amps are considered a customer owned service; therefore, the applicant is responsible for installing the secondary service from the first point of attachment to the meter and will own and maintain that service. RESPONSE: NOTED 24 Comment Number: 13 07/26/2022: INFORMATION: Per Light and Power’s Electric Service Standards for single-family detached: 8.1.10. The builder is required to install the electric meter socket(s) on the same side as the electric service ‘stub’. 8.1.11. Builders are also encouraged to install the natural gas meter(s) on the opposite side of the house from the electric service. 8.1.12. The electric service trench must be a minimum of 3 feet from the natural gas service trench, and the electric and gas services shall not cross each other. RESPONSE: NOTED Comment Number: 14 07/26/2022: FOR FINAL: Please coordinate meter locations with Light and Power and show on the utility plans during Final Design. These locations will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Residential units will need to be individually metered. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. RESPONSE: NOTED https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf RESPONSE: NOTED Comment Number: 15 07/26/2022: FOR FINAL: A commercial service information form (C-1 form) will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan for all single-family attached, multi-family and commercial buildings. A link to the C-1 form is below: https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?159767 7310 RESPONSE: NOTED Comment Number: 16 07/26/2022: FOR FINAL: A one-line diagram is required for all multi-family and commercial buildings. On the one-line diagram, please show the main disconnect size and meter sequencing. A copy of our meter sequencing can be found in our electric policies practices and procedures below. http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations RESPONSE: NOTED Comment Number: 17 07/26/2022: 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 25 agreements. RESPONSE: NOTED Comment Number: 18 07/26/2022: 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 RESPONSE: NOTED Comment Number: 19 07/26/2022: INFORMATION: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. RESPONSE: NOTED Comment Number: 20 07/26/2022: INFORMATION: Please document the size of the electrical service(s) that feeds the existing property prior to demolition of the building to receive capacity fee credits. RESPONSE: NOTED Comment Number: 21 07/26/2022: 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 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 RESPONSE: NOTED Comment Number: 22 07/26/2022: INFORMATION: Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. RESPONSE: NOTED Department: Environmental Planning Contact: Kirk Longstein, 970-416-4325,klongstein@fcgov.com Topic: General Comment Number: 1 07/22/2022:FOR HEARING – Please provide a copy to City Environmental Planner of request sent to Army Corps of Engineers for jurisdictional determination and permitting. Refer to LUC 3.4.1(O)(1) Proof of Compliance: If a proposed development will disturb an existing wetland, the developer shall provide to the city a written statement from the U.S. Army Corps of Engineers that the development plan fully complies with all applicable federal wetland regulations established in the federal Clean Water Act. RESPONSE: NOTED 26 Comment Number: 2 07/22/2022: FOR HEARING – Please coordinate a review of trees not being mitigated by Forestry to be conducted by City Environmental staff to determine the status of existing trees and any mitigation requirements that could result from the proposed development. Contact the assigned Development Review Coordinator to schedule a site visit with Environmental Planning staff. RESPONSE: A Tree Analysis and Mitigation Plan has been prepared under the direction of the City Forester and is included as part of the PDP Planning Documents. Comment Number: 3 07/22/2022: FOR HEARING – Please resubmit a revised Ecological Characterization Study to include the delineated boundary of the wetlands along the southern extent of the development proposal and a description of the ecological functions and characteristics provided by those wetlands. A buffer zone should be established on the plan following the standards set by LUC 3.4.1 (E)(1) RESPONSE: NOTED and Resubmitted Comment Number: 4 07/22/2022: FOR HEARING - Please resubmit a revised Ecological Characterization Study to include the delineated boundary line of the riparian forest identified by the Natural Habitats and Features inventory map along the southern extent of the development proposal. RESPONSE: NOTED Comment Number: 5 07/22/2022: FOR HEARING - Please resubmit an Ecological Characterization Study that identifies the certified natural area along the NW extent of the property and include the extent of an established buffer zones following the standards set by LUC 3.4.1 (E)(1) RESPONSE: NOTED Comment Number: 6 07/22/2022: FOR HEARING – Please ensure that all wetlands, certified natural areas located on adjacent properties and riparian forests identified by the updated Ecological Characterization Study are depicted on all relevant plans including the established buffer zones following the standards set by LUC 3.4.1 (E)(1) RESPONSE: NOTED Comment Number: 7 07/22/2022: FOR HEARING – Please add temporary tree mitigation strategies to the site plan to account for LUC 3.4.1 (n)(5)( c ) requirement. “A temporary LOD of a four-hundred-fifty-foot radius shall be established for Red-tailed and Swainson's hawk active nest sites during the period from February 15 through July 15 of the first year of a multi-year development construction.” RESPONSE: NOTE ADDED TO SITE PLAN 27 Comment Number: 8 07/22/2022: PRIOR TO FINAL PLAN - Please submit a wetland mitigation and monitoring plan to ensure performance criteria established by LUC 3.4.1 (E)(1); including soil amendment, vegetative cover, and predictable hydrology to ensure wetlands are successfully replaced at a 1:1 minimum RESPONSE: NOTED Comment Number: 9 07/22/2022: INFORMATION ONLY - 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 Final Development Plan (FDP) RESPONSE: NOTED Comment Number: 10 07/22/2022: INFORMATION ONLY: Please include Environmental Planning on the design of the large stormwater detention ponds moving forward. RESPONSE: NOTED Department: Forestry Contact: Christine Holtz,choltz@fcgov.com Topic: General Comment Number: 1 07/26/2022: INFORMATION ONLY FOR FINAL The water and sewer service lines are not included on the landscape plan, and they must be included to ensure proper tree separation. Please provide their locations with clear symbols on the plans and in a legend. Forestry will review final tree to street light, stop sign, water and sewer service line separations during final plan review. RESPONSE: NOTED 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. 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 40’ between canopy shade trees and streetlights 15’ between ornamental trees and streetlights RESPONSE: UTILITIES SHOWN ON LANDSCAPE PLANS Comment Number: 2 07/26/2022: FOR HEARING There are multiple tree/utility separation issues. I understand that things will shift throughout the review process, and as you go forward, please do not eliminate 28 trees from the plan. See forestry redlines for some examples (LS1, and LS2) RESPONSE: TREES MOVED TO PROVIDE REQUIRED UTILITY SEPERATION Comment Number: 3 07/26/2022: INFORMATION ONLY FOR FINAL Please consider using additional upright columnar junipers to increase the diversity of evergreens planted. A wonderful recourse for fastigiate trees can be found here: https://extension.colostate.edu/topic-areas/yard-garden/columnar-and-fastigiate -trees-for-co-landscapes-7-427/ RESPONSE: MORE CONIFEROUS TREES HAVE BEEN ADDEDff ADDED Comment Number: 4 07/27/2022: FOR HEARING What can be done to preserve the significant cottonwood on the northern edge of the property? This tree is more than likely over 100 years old, and has a canopy spread of 60 plus feet. It would be a huge addition to the landscape and character of the site going forward—especially with the removal of 45 established desired species including spruce, cottonwood, pinyon pine, and crabapple. RESPONSE: NOTED Comment Number: 5 07/27/2022: FOR HEARING Shade trees do not constitute 50% of plantings (LUC 3.2.1 D) There are only 165 proposed out of 530. Please adjust. RESPONSE: TREE PERCENTAGES AMENDED Comment Number: 6 07/27/2022: FOR HEARING Please call out which trees are mitigation trees. If ornamental trees are used for mitigation, they must be 2 inch caliper B&B. RESPONSE: The Landscape plan denotes all Proposed Mitigation Tree Department: Park Planning Contact: Kyle Lambrecht, 970-221-6566,klambrecht@fcgov.com Topic: General Comment Number: 1 07/25/2022: INFORMATION: The Park Planning & Development Department is available to discuss these comments in more detail. Please contact Kyle Lambrecht, PE at 970.416.4340,klambrecht@fcgov.com. RESPONSE: NOTED Comment Number: 2 07/25/2022: INFORMATION: The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails” addresses compliance with the 2021 Parks and Recreation Master Plan (“Master Plan”). The Master Plan indicates the general location of all parks and regional recreational trails. Parcels adjacent to or including facilities indicated in the Master Plan may be required to provide area for development of these facilities. RESPONSE: NOTED Comment Number: 3 07/25/2022: INFORMATION: The 2013 Paved Recreational Trail Master Plan 29 (“Trail Master Plan”) was adopted by City Council and provides conceptual locations and general trail design guidelines for future regional recreational trails. RESPONSE: NOTED Comment Number: 4 07/25/2022: INFORMATION: The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle Facilities provide additional design guidelines for multiuse recreational trails. RESPONSE: NOTED Comment Number: 5 07/25/2022: INFORMATION: Grade separated crossings of arterial roadways and major collectors are required (LCUASS Chapter 17.3) and provide safe trail connectivity. Additional easement area for underpass/overpass approaches may be required in locations of potential grade separated crossings for the trail. For additional information on grade separated crossing locations, please reference the City’s Park and Paved Recreational Trail Plan exhibit dated August 2018. RESPONSE: NOTED Comment Number: 6 07/25/2022: INFORMATION: Local street at grade intersections with a recreational trail are to be avoided. When necessary, the location of a future recreational trail at-grade crossing must be coordinated with both Park Planning and Development and Traffic Operations. RESPONSE: NOTED Comment Number: 7 07/25/2022: INFORMATION: Park Planning and Development must approve the trail alignment and design. The developer will be required to develop a centerline profile and cross-sections for the trail as part of the site design during the final plan phase. RESPONSE: There is no requirement for a Regional Public Use Trail in this area and as such the Pedestrian Walk Along the Ditch has been removed based on conversations with Environmental. Additionally difficult topographic conditions along with conflicts with existing and Preserved Trees make it impossible to construct a walk alongside the Ditch and to make a Pedestrian Connection to Elizabeth. We have however maintained a 6’ wide Crusher Fine trail located within the NAHB along a portion of the West Boundary were construction is possible. Comment Number: 8 07/25/2022: FOR HEARING: The trail system shown within the development, including the crusher fine trail around the drainage system, is not considered a component of the regional trail system. The Developer is responsible for the design, construction, and maintenance of the trail within the development. Trail width for the system shall be an 8’ wide concrete trail to reduce conflicts between multi-use trail users, including bicycles, pedestrians, and mobility-challenged individuals using assistance such as walkers and wheelchairs. Please include a clear distance of 3’ from vertical obstructions such as trees, transformers, fences and/or walls. Construction of the trail improvements must be completed and accepted by the City prior to the issuance of any building permits. RESPONSE: There is no requirement for a Regional Public Use Trail in this area and as such the 30 Pedestrian Walk Along the Ditch has been removed based on conversations with Environmental. Additionally difficult topographic conditions along with conflicts with existing and Preserved Trees make it impossible to construct a walk alongside the Ditch and to make a Pedestrian Connection to Elizabeth. We have however maintained a 6’ wide Crusher Fine trail located within the NAHB along a portion of the West Boundary were construction is possible. Comment Number: 9 07/25/2022: FOR HEARING: Although this trail will be privately built and maintained, the trail will be available for public use. Please add appropriate language to the plat to clarify this as well as add appropriate easements authorizing public use. RESPONSE: There is no requirement for a Regional Public Use Trail in this area and as such the Pedestrian Walk Along the Ditch has been removed based on conversations with Environmental. Additionally difficult topographic conditions along with conflicts with existing and Preserved Trees make it impossible to construct a walk alongside the Ditch and to make a Pedestrian Connection to Elizabeth. We have however maintained a 6’ wide Crusher Fine trail located within the NAHB along a portion of the West Boundary were construction is possible. Comment Number: 10 07/25/2022: INFORMATION: Please plan to coordinate with the Park Planning and Development staff to determine an appropriate Public Access and Trail easement. Typical trail easement width is 50’. The location of the easement must be approved by Park Planning & Development and shown on the plat. RESPONSE: There is no requirement for a Regional Public Use Trail in this area and as such the Pedestrian Walk Along the Ditch has been removed. Comment Number: 11 07/25/2022: INFORMATION: A trail easement may not be located within a ditch easement unless the applicant provides written approval for the trail easement within the ditch easement from the ditch company The paved trail surface cannot function as a ditch access road if heavy equipment will use or cross the trail to maintain the ditch. RESPONSE: There is no requirement for a Regional Public Use Trail in this area and as such the Pedestrian Walk Along the Ditch has been removed Comment Number: 12 07/25/2022: INFORMATION: The trail easement may coexist within a Natural Habitat Buffer Zone if approval is obtained from Environmental Planning. RESPONSE: There is no requirement for a Regional Public Use Trail in this area and as such the Pedestrian Walk Along the Ditch has been removed based on conversations with environmental Comment Number: 13 07/25/2022: FOR HEARING: The trail shall be designed so that it is clear and accessible during a 10 year flooding event. Please provide documentation in your drainage report that this can be accomplished. RESPONSE: There is no requirement for a Regional Public Use Trail in this area and as such the Pedestrian Walk Along the Ditch has been removed Comment Number: 14 07/25/2022: INFORMATION: The Developer is responsible for the long-term maintenance of the community trail within the development. Maintenance 31 consists of snowplowing of the paved surface, occasional seasonal mowing 2'-3’ adjacent to the trail surface, repairing/replacing surface damage of the trail, and all other landscaping maintenance within the easement. Please coordinate with the City’s Parks Department on the landscaping design. Landscaping shall be designed in accordance with all applicable City codes. Spray irrigation, if required, shall be designed and maintained to avoid spray on the trail. RESPONSE: All Pedestrian walks within the Polestar Village Development including those within the Public ROW shall be the maintenance responsibility of the HOA except for those walks located along the North & South sides of Orchard Place. These walks will be the responsibility of the adjacent Single Family Home Owners along Orchard Place Department: Building Services Contact: Russell Hovland, 970-416-2341,rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 07/25/2022: A permit is required for this project and construction shall comply with adopted codes as amended. Current adopted codes are: · 2021 International Residential Code (IRC) with local amendments · Colorado Plumbing Code (currently 2018 IPC) with local amendments · 2020 National Electrical Code (NEC) as amended by the State of Colorado · Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. · Please read the residential permit application submittal checklist for complete requirements. · Snow Live Load: Ground Snow Load 35 PSF. · Frost Depth: 30 inches. · Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 IECC residential chapter INFORMATIONAL ITEMS: · 5ft setback required from property line or provide fire rated walls & openings for non-fire sprinkled houses per chap 3 of the IRC. 3ft setback is required for fire sprinkled houses. · Fire separation of 10ft between dwellings is required. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · For buildings using electric heat, heat pump equipment is required. · A passing building air tightness (blower door) test is required for certificate of occupancy. Stock Plans: When the same residential buildings will be built at least three times, 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 32 Stock Plan Guide at fcgov.com/building/res-requirements.php. RESPONSE: THE ABOVE LISTING OF CURRENT BUILDING CODES, FIRE SAFETY AND ENERGY REQUIREMENTS ARE NOTED AND UNDERSTOOD, AND WILL BE INCORPORATED IN ALL BUILDING PLANS SUBMITTED FOR PERMITS, ONCE THE SITE DEVELOPMENT PLAN IS APPROVED BY THE CITY. STOCK PLANS WILL BE USED AS APPROPRIATE AND PER ADOPTED STANDARDS AND CODES. Comment Number: 2 07/25/2022: Townhome and duplex construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Residential Code (IRC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Please read the residential permit application submittal checklist for complete requirements. · Snow Live Load: Ground Snow Load 35 PSF. · Frost Depth: 30 inches. · Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 IECC residential chapter. INFORMATIONAL ITEMS: · For a fire-sprinkled building, 3ft setback required from property line or provide fire rated walls & openings per chap 3 of the IRC. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · For buildings using electric heat, heat pump equipment is required. · Attached single-family townhomes and duplexes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. This fire sprinkler system usually requires a ¾” or 1” water line and meter to meet all P2904 requirements. · New homes must provide electric vehicle ready wiring if garages are attached, see local amendment. · Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. Stock Plans: When residential buildings will be built at least three times with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. RESPONSE: THE ABOVE LISTING OF CURRENT BUILDING CODES, FIRE SAFETY REQUIREMENTS, ACCESSIBILITY AND ELECTRIC VEHICLE REQUIREMENTS FOR TOWNHOUSES AND DUPLEX UNITS ARE NOTED AND UNDERSTOOD, AND WILL BE INCORPORATED IN ALL BUILDING PLANS SUBMITTED FOR PERMITS, ONCE THE SITE DEVELOPMENT 33 PLAN IS APPROVED BY THE CITY. STOCK PLANS WILL BE USED AS APPROPRIATE AND PER ADOPTED STANDARDS AND CODES. Comment Number: 3 07/25/2022: Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code (currently on the 2018 IPC) 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Important: Fort Collins will be adopting the new 2021 Building Codes in April of 2022. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Live Load: Ground Snow Load 35 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: • Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter. • Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: · Electric vehicle charging parking spaces are required, see local amendment. · This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. · R-2 occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · All multi-famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. · If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. · A City licensed commercial general contractor is required to construct any new multi-family structure. RESPONSE: THE ABOVE LISTING OF CURRENT BUILDING CODES, FIRE SAFETY AND ENERGY REQUIREMENTS ARE 34 NOTED AND UNDERSTOOD, AND WILL BE INCORPORATED IN ALL BUILDING PLANS SUBMITTED FOR PERMITS, ONCE THE SITE DEVELOPMENT PLAN IS APPROVED BY THE CITY. ELECTRICAL VEHICLE CHARGING PARKING SPACES ARE INDICATED ON THE SITE PLAN TO MEET CODE REQUIREMENTS.THE ABOVE LISTING OF CURRENT BUILDING CODES, REQUIREMENTS FOR SOUND SEPARATION AND FIRE CODE REQUIREMENTS ARE NOTED AND UNDERSTOOD, AND WILL BE INCORPORATED IN ALL BUILDING PLANS SUBMITTED FOR PERMITS, ONCE THE SITE DEVELOPMENT PLAN IS APPROVED BY THE CITY.USE OF LICENSED COMMERCIAL GENERAL CONTRACTOR NOTED, AND WILL BE IMPLEMENTED AT TIME OF CONSTRUCTION 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. RESPONSE: THE USE OF STOCK PLANS IS NOTED AND STOCK PLANS WILL BE USED AS APPROPRIATE UPON SUBMITTAL FOR PERMITS. 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. RESPONSE: A PRE-SUBMITTAL MEETING WITH BUILDING SERVICES WILL BE SCHEDULED EARLY IN THE BUILDING DESIGN PROCESS TO ENSURE ALL DESIGNS AND CONSTRUCTION DOCUMENTS COMPLY WITH ADOPTED CITY CODES AND STANDARDS. 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. RESPONSE: NOTED Topic: Plat Comment Number: 1 07/22/2022: 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 RESPONSE: NOTED Department: Outside Agencies Contact: Megan Harrity, Larimer County Assessor, mharrity@larimer.org, Topic: General Comment Number: 1 35 07/27/2022: There is a block number that is missing and the lot numbers are not consecutive. Blocks 1, 2, 3 and 4 seem okay. After that it is not understandable. RESPONSE: NOTED