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HomeMy WebLinkAboutHERITAGE PARK - MJA220001 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS 1 Community Development and Neighborhood Services 281 North College Avenue XXXXX TB Group Response PO Box 580 XXXXX Kimley Horn Response XXXXX Dahlin Group Response Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview August 12, 2022 Cathy Mathis TB Group 444 Mountain Avenue Berthoud, CO 80513 RE: Heritage Park, MJA220001, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Heritage Park. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 05/23/2022: 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: Documented that Brandy Bethurem Harras is the primary point of contact and has been included in email and phone communications. Comment Number: 2 05/23/2022: RESUBMITTAL: As part of your resubmittal, you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not 2 been addressed, when applicable, avoiding responses like noted or acknowledged. Response: The comment responses will follow the previously stated criteria. Comment Number: 3 05/23/2022: RESUBMITTAL: 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. Response: Thank you. Comment Number: 4 05/23/2022: FOR HEARING: 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: The files for the resubmission will be named accordingly to the Electronic Submittal Requirements and File Naming Standards. Comment Number: 5 05/23/2022: FOR HEARING: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" in the command line and enter "0". Read this article at Autodesk.com for more tips on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html Response: All plans submitted will be optimized/flattened, AutoCAD SHX attributes will be removed from PDFs and the “EPDFSHX” setting was set to “0” for off. Comment Number: 7 05/23/2022: RESUBMITTAL: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. (LUC 2.211 Lapse, Rounds of Review). Response: Resubmission will occur within 6 months to prevent project expiration. Comment Number: 8 05/23/2022: 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 3 is ready for Hearing approximately 4 to 8 weeks prior to the hearing. Response: Comments have been addressed. Comment Number: 9 05/23/2022: FOR HEARING: The proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer 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). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. Response: Noted, thank you. Comment Number: 10 05/23/2022: FOR HEARING: I am letting you know that your quasi judicial item could be heard remotely and that there is the option to hold off until an in person hearing can be conducted. Any person or applicant seeking a quasi judicial decision from City Council, a City board or commission or an administrative hearing officer under the City Code or the City's Land Use Code, shall be notified in writing or by email of the intention to conduct a Quasi Judicial Hearing using Remote Technology. Such person or applicant shall be entitled to request that the Quasi Judicial Hearing be delayed until such time as the Hearing can be conducted in person. Response: Thank you. Comment Number: 11 08/09/2022: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Response: Noted, this is the third submission for Heritage Park Apartments Major Amendment. Department: Planning Services Contact: Will Lindsey, wlindsey@fcgov.com Topic: General Comment Number: 1 08/08/2022: FOR HEARING - UNRESOLVED: As discussed at the meeting with the applicant team on Monday 07/18, the proposed units interior to the site do not satisfy several crucial requirements most importantly the need to orient facades towards the street (whether private or public). Additionally, the walkway connections within the common area/green space do not meet the definition of a major walkway spine, so they cannot be utilized to satisfy the requirement for a connection to the street. Please coordinate with Planning on a redesign prior to the next submittal. Response: Coordination with the Planning Services Department has occurred for a redesign prior to the third submittal. Heritage Circle has been redesigned per Planning’s request. 4 Review and approval for this design strategy was provided on 09/12/22 for revised site plan along Heritage Circle and on 09/20/22 for architectural design. ·The plan’s building orientation, garage locations and tree placement has been revised along Heritage Circle · Building height was reviewed and approved on 09/20/22 · Footprint placement has been revised along Heritage Circle 05/31/2022: FOR HEARING: Planning still has major concerns about the plan as proposed. The plan’s building orientation, building height, footprint placement, grading transitions, garage locations and tree impacts all need further coordination. As discussed at the time of Conceptual Review the “West Central” subarea plan area of the city places a high priority on compatibility and livability. Goals/principles of the plan focus on preserve and enhance existing neighborhoods, maintaining established, mature neighborhoods as areas of stability; emphasizing and respecting existing character and heritage of neighborhoods. Design must be sensitive to the context. The subarea plan and city code also call for preserving and enhancing tree canopy, providing walkable developments with building entrances that orient towards a street and with street enhancements. Planning staff does not feel that the current proposal satisfies all of these aspects of the Plan and will require further revision. Response: Coordination with the Planning Services Department has occurred for a redesign prior to the third submittal to satisfy the major concerns City staff has with our previous and new design. The new site plan allows for more walkability and the front of the buildings internal to the site are oriented towards a street with street enhancements such as landscape buffer of 8.5’ and 5’ sidewalks. Tree impacts were coordinated with the city and the tree mitigation plan in the Landscape plans reflect tree impacts. Comment Number: 3 08/09/2022: FOR HEARING - UNRESOLVED: This street standard needs to be carried over to the section of the circle that abuts the interior units. If the buildings are reoriented so the driveways don't face the street this should be achievable. Response: The building orientations, footprint placement, garage locations, and grading transitions, were updated so the driveways do not face the street. Buildings 2 and 3 now front Heritage Circle, and buildings 1, 4, 6, and 6 have their ends facing the street. 05/31/2022: FOR HEARING: Private Street Standards: If Heritage Circle is going to become a private right-of-way it needs to be updated to the City’s current private street standards (which means LCUASS or better). A street cross section demonstrating compliance with these standards should be provided for next submittal. An emphasis on pedestrian circulation, retention of existing trees, and the provision of detached walkways are key. Please see the attached redlines for more details. Response: As discussed with the city, Heritage Park Circle will likely be private. Comment Number: 4 5 08/09/2022: FOR HEARING - UPDATED: Thank you for the details regarding pedestrian circulation, and for the changes made so far. Staff will continue to evaluate the compliance with this standard after the building revisions are made to the central area. Additionally, there was discussion about providing a pedestrian connection (possibly crusher fines) through the detention area up to Shields St. Please provide details about that connection with the next submittal. Response: With the new site plan changes for the building orientation, we hope that compliance with this standard is met. As for the connection through the detention area, the contours go down 4’, then back up 4’. As an alternative, we are suggesting a 3’ wide crusher fines path heading straight north to the top of the ditch bank, where people are using the “goat path” to get out to Shields. 05/31/2022: FOR HEARING: Pedestrian Connectivity: This is a repeat comment from Conceptual – An overall exhibit should be prepared and analyzed showing the sidewalk system, and identifying gaps that should be connected and making certain that new improvements enhance the neighborhood. The plan should prioritize pedestrian circulation. See Planning’s redlines on the site plan for additional details and suggestions on how this can be achieved. Comment Number: 6 08/09/2022: FOR HEARING - UPDATED: Thank you for the revisions to the landscape plan. Please provide tree plantings in the parkway strips adjacent to the detached walk for the proposed buildings. 05/31/2022: FOR HEARING: Landscaping: The details of the previously approved landscape plan need to be carried over to the new landscape plan documentation, and all plant/tree totals should be updated for the entirety of the site. Any plantings from the previous plan that have died or are missing should be replaced. Response: Trees have been provided in parkway strips in locations where utility conflicts do not exist. Comment Number: 9 08/09/2022: FOR HEARING - UNRESOLVED: Please provide a modification request for the bicycle parking requirement with your next submittal for staff to evaluate. Response: See bike parking exhibit, included with the resubmittal. We meet the total number of bike spaces required, but the ratios of enclosed and fixed are both 50%, instead of the 60-40 split. 05/31/2022: FOR HEARING: Bicycle Parking: Please provide additional information on specifications for the fixed bicycle racks, and the location of the enclosed bicycle parking spaces. Per the Land Use Code, enclosed bicycle parking shall mean bicycle storage in lockers, a room or other space within a parking structure or other building, including a shed or carport. All types of enclosed bicycle storage must be easily accessible to entrances and walkways, secure, lighted and protected from the weather. Each storage space shall provide a minimum of six (6) square feet in area. The storage space shall not impede fire exits or be located so that parked bicycles interfere with 6 public access. Fixed bicycle parking shall mean bicycle parking that allows the bicycle frame and both wheels to be securely locked to the parking structure. The structure shall be of permanent construction such as heavy gauge tubular steel with angle bars permanently attached to the pavement foundation. Fixed bicycle parking facilities shall be at least two (2) feet in width and five and one half (5½) feet in length, with additional back out or maneuvering space of at least five (5) feet. Comment Number: 10 08/09/2022: FOR HEARING - UNRESOLVED: Thank you for submitting the lighting plan. Please provide BUG ratings for fixture types BB, AA, FF. Please confirm that fixture type CC (and all other fixtures) do not exceed the max BUG rating of B3, U0, G1. Please provide a total lumen calculation along with the permitted lumen allowance on page 1 of the lighting plan for the next submittal. Also ensure that the lighting plan shows the edge of the property lines so that staff can verify the amount of light spillover (if any) onto adjacent properties. RESPONSE: This will be provided with the next submittal. 05/31/2022: FOR HEARING: Exterior Lighting: The code requires that applicants for major amendments and changes of use pursuant to 2.2.10(B) must submit a lighting plan for the entire development site that meets the requirements of this Section 3.2.4 and, if necessary to meet such requirements, complete a site lighting retrofit for the entire development site. The property is within the LC1 context area. Detailed site lighting plans should provide lighting details, dimensions and BUG rating information – please tailor the documentation to demonstrate compliance with the maximum BUG (Backlight Uplight Glare) ratings for the LC1 area. Please provide plan dimensions and rating information as necessary to confirm compliance. Comment Number: 11 08/09/2022: FOR HEARING - UNRESOLVED: The buildings in the SE corner of the site do not have a significantly different building footprint. If the footprint cannot be varied any further than other changes need to be made to enhance the variation. One way to achieve this would be greater differences in the roofline between the building models. The primary roof line should be articulated through a variation or terracing in height, detailing and/or change in massing. Providing more recesses, an upper story stepback, or other changes in the building wall planes would help meet the standard. RESPONSE: Per meeting on 09/20/22 with City Planner, roof variation and footprint variation were reviewed and approved. Roof variation is provided on all four sides of the building, with additional enhancements and material variation along Heritage Circle. 05/31/2022: FOR HEARING: Variation Among Buildings - Since the development (both proposed and existing) contains more than 5 buildings (excluding clubhouses/leasing offices), there needs to be at least 3 distinctly different building designs. This should be documented with a typical elevation of the existing buildings in addition to the new. For all developments, there cannot be similar buildings placed next to each other along a street, street-like private drive or major walkway spine. The two new buildings in the southeast of the site, and the three unit and four-unit 7 buildings on the circle do not meet this standard. Different architectural styles, footprints, and scale can help to meet the standard. Please note that building designs are considered similar unless they vary significantly in footprint size and shape. Building designs must be distinguished by including unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. This standard applies to the new buildings, and to the extent feasible, the existing structures if significant architectural changes are proposed for the future. Comment Number: 12 08/09/2022: FOR HEARING - UPDATED: Thank you for the information in the response. Please include information on the next site plan submittal that verifies the compliance with the variation in color standard for the whole development. This can be achieved by labelling/numbering proposed and existing buildings to their corresponding color schemes. RESPONSE: Architectural Site Plan shows color schemes for Townhome buildings. 05/31/2022: FOR HEARING: Variation of Color - Please provide additional color schemes for the development that demonstrates compliance with this standard. For a development with more than 56 dwelling units, there must be at least 3 distinct color schemes used on structures throughout the development. For all developments, there shall be no more than 2 similarly colored structures placed next to each other along a street or major walkway spine. Since this is a major amendment, this standard must be applied to both the proposed and existing buildings. Please provide additional color schemes for the development that demonstrate compliance with this standard. Department: Engineering Development Review Contact: John Gerwel, jgerwel@fcgov.com Topic: General Comment Number: 1 05/19/2022: FOR HEARING: Any utilities in the vacated ROW will need dedicated utility easements. It is recommended that the vacated ROW be rededicated as an access and utility easement. Response: Any vacated ROW will be rededicated as an access and utility easement. This will be clearly labeled in the utility plan. Comment Number: 2 07/28/2022: FOR HEARING - UNRESOLVED: The 3-plex in question is still encroaching in the easement. The 2-plex to the north seems to have been moved into the easement. See redlines. Response: The new building orientation corrected these encroachments on easements and the new building arrangements do not enter any easements. 05/19/2022: FOR HEARING: 8 There is a building that is encroaching into the easement. Buildings cannot be placed within easements. See redlines. Response: The new building orientation corrected these encroachments on easements and the new building arrangements do not enter any easements. Comment Number: 3 05/19/2022: FOR HEARING: There is a sidewalk in the northeast that is apparently being moved from its original easement dedication. Will that easement be vacated? Will there be a new easement dedication? See redlines. Response: The existing pedestrian access easement will be vacated, and a new easement will be dedicated with the new orientation of the sidewalk in the northeast corner of the site. Comment Number: 4 07/28/2022: FOR HEARING - UPDATED: The overlapping issue is fixed, but I just want to make sure that what it is overlapping is not a proposed parking space. The hatching indicates a parking spot, but the curb and gutter linework contradicts that. See redlines. Response: The parking spots will remain existing; the curb and gutter is to be demolished and replaced for the new buildings and new landscape areas. 05/19/2022: FOR HEARING: The 3-plex on the west is overlapping with proposed sidewalk. See redlines. Response: The new building orientations corrected this overlapping. Comment Number: 5 05/19/2022: FOR HEARING: Given the amount of easements and ROW needing to be dedicated and vacated, it is recommended that this project replat the property. The new plat would include legal descriptions and exhibits for new easements, prepared by a licensed Colorado Land Surveyor, and point out the easements and ROW that have been vacated, with previous reception numbers cited. Response: A replat will be sent in for review with the following submittal after the City staff has had one review of the proposed easements and easements to be vacated. Comment Number: 6 08/08/2022: FOR HEARING - UPDATED: Please clarify the amount of ROW that Stuart and Shields have around the property on the plat. Right now, it is looking like we would need a half of a foot along Stuart, and one foot along Shields. The utility easements would also need to be offset by those same distances. Response: Based on discussions with the Engineering Development Review Department, the additional ROW will be dedicated with the replat to follow this submittal. The ROW and utility easements will. 05/19/2022: FOR HEARING: Stuart Street is a 2-lane collector road with parking. Per LCUASS standards, the amount of ROW required is 81 feet. This area is about 5 feet short on each 9 side. Please confirm the ROW length and dedicate the ROW needed to bring this property's half of Stuart to 40.5 feet. Similarly, Shields Street is a 4-lane arterial road, making the ROW required to be 115 feet. So the half of Shields that is adjacent to this property will need to dedicate ROW so that your half of the ROW is 57.5 feet. Comment Number: 7 07/28/2022: UPDATE - INFORMATION: As discussed, most frontage improvements will not be required, as the sidewalk is in acceptable condition. The exception is the sidewalk going along the bridge on Shields, to the northeast of the property. This will be handled with a payment-in-lieu (PIL) of improvements, which will necessitate a development agreement (DA). We can get that process started after approval, but it wouldn't hurt to submit the DA application early. It can be found here: https://www.fcgov.com/engineering/devrev Response: Information for property development agreement has been submitted to the city. 05/19/2022: FOR HEARING: Frontage improvements will be required for Shields and Stuart. This includes a parkway and detached sidewalk as described in LCUASS chapter 7. Response: Based on discussions with the Engineering Development Review Department and as noted above “the sidewalk is in acceptable condition,” no frontage improvements will be done for Shields and Stuart. Comment Number: 9 07/28/2022: FOR HEARING - UPDATED: I apologize, differentiating between existing and proposed easements in the legend is sufficient for utility plans. Please note that the plat must have reception numbers from existing easements. Response: Thank you for your comment. The plat will have reception numbers for existing easements on and adjacent to our property. 05/19/2022: FOR FINAL PLAN: Please call out all existing and proposed easements with dimensions in the utility plans. Please provide reception numbers for any recorded easements. Response: All existing easements are called out with reception numbers. All proposed easements will be called out with dimensions on the utility plan. Comment Number: 11 07/28/2022: FOR HEARING - UPDATED: Thank you for attempting to clear up the crowding. After discussing these changes with colleagues, I am escalating this comment to needing a resolution before hearing. The goal of plans is clarity, and this utility sheet is not clear. Consider that in the same Utility Plans document submitted, the landscape plan, which is far less detailed, was broken into three sheets in order to effectively communicate what was being proposed. We feel it would be in your best interest to have clearer utility plans for the hearing. If you would like to go over this in detail, please feel free to reach out. Response: The utility sheets were updated and separated into four detail sheets similarly to the grading sheets in the last submission. 10 05/31/2022: FOR FINAL PLAN: The utility sheet is crowded with labeling. It is preventing a proper review of the utility set. Consider spreading out the utilities over multiple sheets for clarity. Response: The utility sheets were updated and separated into four detail sheets similarly to the grading sheets in the last submission. Comment Number: 12 05/31/2022: FOR FINAL PLAN: Please address all other redline comments made in the attached pdfs. Response: Comments addressed with different colored font. Comment Number: 13 07/28/2022: FOR HEARING: Please note that a submission will not be accepted in round 3 without a plat and round 2 cannot go to hearing due to the lack of a plat. Response: Based on discussions with the Engineering Development Review Department, the plat will be submitted with the following submittal after the City staff has had one formal submittal to review. Comment Number: 14 07/28/2022: FOR HEARING: Existing utilities must be shown for a minimum of 150 feet beyond the project limits to establish context of where connections are being made. Response: Per conversation with John G, this comment is no longer applicable, see email below. 11 Comment Number: 15 07/28/2022: FOR HEARING: LCUASS Appendix E highlights items that are needed prior to public hearing. Obviously, items pertaining to proposed public streets aren't needed, but it is a good reference. One thing that is missing from the utility plans is a cover sheet. Response: Cover sheet has been added to the civil plan set. Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 1 08/08/2022: FOR HEARING - UPDATED: Thank you for updating the Traffic Memo. In addition to the information provided, we will need a bike and pedestrian analysis completed to determine if the multi modal levels of service are being met. This will need to include bike and pedestrian connections to nearby attractions like the retail establishments to north and south, access to Spring Creek Trail, adjacent residential areas, and access to transit facilities. 12 Response: A bike and pedestrian analysis will be completed with the next project submittal to show the multi modal levels of service are being met for connections to the north (via the pedestrian access to the east and the trail to the north), Spring Creek Trail (via existing pedestrian access to Stuart ROW), adjacent residential areas (via existing pedestrian access to Stuart ROW), and transit facilities (via existing pedestrian access to Stuart ROW and proposed access to Shields ROW). 05/31/2022: FOR HEARING: Please see traffic letter redlines for minor comments. Comment Number: 2 08/09/2022: FOR INFORMATION: With the vacation of the Heritage Circle right of way, the development is assuming all maintenance of existing signs and pavement markings along this roadway in addition to the regular roadway maintenance. Once finalized, the development will be required to replace the existing Heritage Circle street name signs with the the Privately Maintained street name signs detailed in the provided pdf. Response: This is understood. A plat will be provided with the next project submittal following this round. Department: Stormwater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 1 08/08/2022: FOR HEARING - UPDATED: It is still unclear whether Stormwater requirements are being met. Please see redlines for additional information and contact me to set up a time to review together. Response: Redlines were addressed and conversations with Dan were had on both the clubhouse and overall site development. A proposed LID bioretention area was added to conform to LID requirements. 05/27/2022: Additional information is needed to determine if Stormwater requirements including Low Impact Development, Water Quality, and Detention are being met. It is not clear the detention pond will provide adequate detention for the allowable release rate, and it is not clear if the new and modified impervious areas are being treated for WQ/LID. Please see redlines for additional details. Prior to next submittal, please contact me/Brandy to schedule a meeting to discuss the proposed stormwater approach to ensure appropriate City Criteria is being followed and all requirements are being met. Response: The grading plan will be updated to reflect the bioretention detail as referenced in the detail. In depth detail will be provided on the size of pond to ensure adequate water quality, low impact land development, and detention are met. Meetings have occurred with the Stormwater Engineering Department to discuss the proposed stormwater approach. Comment Number: 2 08/08/2022: FOR HEARING - UPDATED: I understand a plat will be provided with the next project submittal. Response: This is correct, a plat will be provided with the next project submittal 13 following this round. 05/27/2022: FOR HEARING: Please show drainage easement for proposed bioretention, detention pond, and outfalls. Response: A proposed drainage easement will be provided for the proposed bioretention, detention pond, and outfalls. Comment Number: 3 05/27/2022: DEVELOPMENT AGREEMENT: Please note a development agreement will be required prior to final approval. Response: Development agreement has started being coordinated with the City. Comment Number: 4 08/09/2022: FOR HEARING: Fort Collins encourages a thoughtful approach and design of the stormwater system and its incorporation into the overall site design. Please review Fort Collins’ Landscape Design Standards and Guidelines for Stormwater & Detention Facilities and include concepts and goals from these guidelines into this site’s design. Available along with full Stormwater Criteria here: https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/stormwater-criteria Response: The Fort Collins’ Landscape Design Standards and Guidelines for Stormwater & Detention Facilities were reviewed, and concepts and goals were applied to the site’s design. Comment Number: 5 08/09/2022: FOR HEARING: Please ensure proposed finish floor elevations are a minimum of 6 inches higher than adjacent finished grade and that adequate slope is provided away from the buildings (typically 6 inches of fall in the first 5-10 feet from the building). Response: The grading design was reviewed, and finished floor elevations are a minimum of 6 inches higher than adjacent finished grade. The slope will reflect a minimum of 5% away from the building. Comment Number: 6 08/09/2022: INFORMATION: Please note that additional comments may be forthcoming upon future submittals as additional details are discovered. Response: Acknowledged that additional comments may arise as more details are submitted. Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 2 08/08/2022: FOR HEARING - UPDATED: I understand a plat will be provided with the next project submittal. 14 Response: This is correct, a plat will be provided with the next project submittal following this round. 05/27/2022: If ROW is being vacated, are easements being dedicated in its place? Response: Necessary easements will be dedicated where necessary to meet LCUASS standards and City direction. Comment Number: 3 05/27/2022: FOR FINAL PLAN: The water service and meter for this project site 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, thank you. Comment Number: 4 06/01/2022: FOR FINAL PLAN: The initial FDP submittal will need to include separate irrigation service(s) for the site. Separate irrigation service is required due to recent changes to Fort Collins Utilities Water Supply Requirements (WSR) and Plant Investment Fees (PIF). Please ensure the project submittal includes: - Preliminary Irrigation Plan (PIP) – plan requirements can be found at: www.fcgov.com/WCS.Please contact Irrigation Development Review (irrigation@fcgov.com) with questions regarding the required PIP. - Water budget (annual usage) and peak flow (gallons per minute) for each irrigation service. Note: this information should be included on the PIP. - Landscape Plan including hydrozone table updated with 2022 values – 3, 8, 14, and 18 gallons/square foot/year for very low, low, medium, and high zones, respectively. - Water Need Form – form is available at: www.fcgov.com/WFF Please contact Utility Fee and Rate Specialists (UtilityFees@fcgov.com or 970-416-4252) with questions regarding the Water Need Form. - Irrigation service(s), including curb stop and meter location, shown on the Utility and Site Plans. Irrigation service location(s) must match information on the PIP. On Oct. 5, 2021 Council adopted changes to Fort Collins Utilities Water Supply Requirements and Plant Investment Fees. In general developments that use more water may pay more and developments that use less water may pay less. These changes were implemented 1/1/2022; more information can be found at: www.fcgov.com/wsr-update Landscape Response: Thank you for the notice, we will take this into account for our FDP submittals. Comment Number: 5 08/09/2022: FOR HEARING: It appears Building 4 is proposed within 15 feet of an existing sewer main. Please provide 15 feet minimum separation. Response: Building 4 and the drive aisle locations were shifted north to ensure 15 15 feet distance from the existing sewer main. Comment Number: 6 08/09/2022: FOR HEARING: Separate sewer services are required for each building. Response: Separate sewer services were added for each building with the new building orientation. Comment Number: 7 08/09/2022: FOR HEARING: Please ensure water meters are located in landscape areas. Please review landscape separations for all services with updated building configurations. Response: All proposed water meters are now located within landscape areas with updated building configurations. Comment Number: 8 08/09/2022: 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: All redlines were addressed and comments on the CAD plans were addressed with comment responses. Department: Stormwater Floodplain Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com Topic: Floodplain Comment Number: 4 08/02/2022: FOR HEARING - UPDATED: Site plan is missing these notes. Utilities set repeats notes (see redlines). Response: Utility notes were updated to not have duplicate notes. Notes added to Site Plan. 05/27/2022: FOR HEARING: Please add the following notes to the site plan, grading, and drainage plan: 1. Portions of this property are 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. 2. The Developer shall obtain a Floodplain Use Permit from the City of Fort Collins and pay all applicable floodplain use permit fees prior to commencing any construction activity (building of structures, grading, fill, detention ponds, bike paths, parking lots, utilities, landscaped areas, flood control channels, etc.) within the Canal Importation floodplain. All activities within the floodplain are subject to the requirements of Chapter 10 of the Fort Collins Municipal Code. Response: These notes were added to the grading and drainage plan. Department: Light And Power Contact: Rob Irish, 970-224-6167, rirish@fcgov.com Topic: General Comment Number: 1 08/03/2022: FOR HEARING - UPDATED: Applicant is showing a little more of the west side of the private drive on the 16 Utility Plan. I think we can work with that. Response: Noted, thank you. 05/31/2022: FOR HEARING: Light & Power would like to see more of the West side of Heritage Circle across from the new proposed townhomes. We will need to see all existing utilities and structures to determine where we can place a transformer and/or vault to feed the new units. Please see submitted redline for location of this comment. Comment Number: 2 08/03/2022: FOR HEARING - UNRESOLVED: Proposed building is still shown over existing transformer. Transformer is not shown on the plan set. A location for the existing transformer will need to be coordinated with Light & Power and shown on the plan set. Response: Proposed building has been adjusted to avoid existing transformer and existing primary electric lines. 05/31/2022: FOR HEARING: The farthest South proposed building 4 is shown on top of existing electric primary and the transformer that feeds two other existing buildings. Please shift the building a minimum of 6 feet from the existing electric facilities or coordinate with Light & Power on the relocation of these facilities. Relocating these facilities will require extensive secondary work by the owner and possibly long outages on existing buildings. Please see submitted redline for location of this comment. Response: Proposed building has been adjusted to avoid existing transformer and existing primary electric lines. Comment Number: 3 08/03/2022: FOR HEARING - UNRESOLVED: 05/31/2022: FOR HEARING: The plan set appears to be missing many existing electric structures, i.e. vaults. Please show these on the Utility Plan set along with all existing electric facilities. Response: Based on site walk with Light and Power reviewer, existing electric structures are now shown on the plan set. Comment Number: 4 08/03/2022: FOR HEARING - UPDATED: Keeping this one active until all of the electric infrastructure has been coordinated and easements shown. Response: Noted, thank you. 05/31/2022: FOR HEARING: Any existing and/or proposed Light & Power electric facilities that will remain within the limits of the project will need to be located within a dedicated easement or the public right-of-way. Please coordinate relocations with Light & Power Engineering. Comment Number: 5 08/03/2022: FOR HEARING - UPDATED: Some of the proposed transformer locations do not meet clearance 17 requirements from the buildings and the one at the northwest corner of the project is out of access. Please refer to Figures ESS4 - ESS7 within the Electric Service Standards for clearance requirements. Response: Proposed buildings have been located to meet clearance requirements. Please reach out if proposed buildings are not in compliance. 05/31/2022: FOR HEARING: Utility Plan shows the proposed buildings secondary services connecting to existing primary lines. This is not possible. Transformers will need to be installed to provide power to these buildings. Please see submitted redlines. Transformer and meter locations must be coordinated with Light & Power Engineering and shown on the plan set. Transformers must be located within 10 feet of an all-weather surface accessible by a line truck. Please adhere to all clearance requirements in the Electric Service Standards at the following link. http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations Comment Number: 6 08/03/2022: FOR HEARING - UPDATED: Applicant has indicated on the response letter that they intend to have the existing streetlights removed. Applicant will be responsible for Light & Power charges to remove the lights. Response: Discussions with City staff are ongoing whether Heritage Circle ROW will be vacated or not. If existing streetlights are to be removed, the Applicant understands they will be responsible for the charges to remove the lights. 05/31/2022: FOR HEARING: With the vacation of the existing Heritage Circle ROW, the existing streetlights will need to be removed or a determination will need to be made on what to do with the lights. Light & Power does not provide lighting on private drives/streets. Relocations or modifications to existing electric facilities will be at the expense of the owner/developer. Any existing and/or proposed Light & Power electric facilities that will remain within the limits of the project will need to be located within a dedicated easement or the public right-of-way. Please coordinate relocations with Light & Power Engineering. Comment Number: 7 08/03/2022: FOR HEARING - UNRESOLVED: 05/31/2022: FOR HEARING: It will help to know early on what size electric services you will be needing for the proposed buildings. This will help determine how many transformers and/or vaults will be needed and where best to locate them. A Customer Information Form (C-1 Form) and a One-line diagram will need to be submitted to Light & Power Engineering for any proposed electric changes and/or additions. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General 18 Comment Number: 4 8/8/2022: FOR HEARING - UNRESOLVED: Parking spaces appear to be removed from site plan but no fire lane signage is shown. Response: Fire lane signage to be provided on the opposite side of Heritage Circle with future submittals. 05/26/2022: FOR HEARING: Heritage Circle does not appear to provide 20 feet of unobstructed access when vehicles are parked on street. The installation of no parking/ fire lane signage can help to support access width. Comment Number: 7 8/5/2022: FOR HEARING - UNRESOLVED: No turning exhibit was included in the submittal. Response: A turning exhibit will be included with this submittal round. 05/27/2022: FOR HEARING: TURNING RADII The turning radius into the drive access of the 6 plex buildings does not meet the requirements. Please correct or submit an Autoturn exhibit. - IFC 503.2.4 and Local Amendments: The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Response: The drive aisle for the new building arrangement was designed to have a 25 foot inner radii and a 50 foot outer radii to adhere to Fort Collins fire code. A turning exhibit will be included with this submittal. Comment Number: 8 8/8/2022: FOR HEARING - UNRESOLVED: No EAE is shown or dedicated. Response: EAE to be dedicated for the new northwest drive aisle and the southeastern access for the six plex buildings following the turning exhibit. 05/27/2022: FOR HEARING: FIRE LANES If the access drives for the 6 plex buildings is to be used as fire apparatus access, they shall meet fire lane requirements and be dedicated EAE. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 1 08/08/2022: FOR HEARING - UPDATED: Thank for portraying the wetland boundary. The 100-foot buffer from the wetland boundary must also be portrayed. Some additional stormwater detention pond design measures will need to be incorporated given the amount overlap. The wetland boundary needs to be portrayed on all applicable plan sets: civil, landscaping, etc. The wetland boundary determines the buffer extent, and the proposed stormwater detention pond comes very close to the possible buffer boundary. Response: Wetland boundary and 100-foot buffer are shown on applicable plans. 19 Comment Number: 3 08/08/2022: FOR HEARING - UPDATED: These notes were not included; please include them. Please include the following standard Native Seed Mix Notes: NATIVE SEED MIX NOTES 1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER THROUGH EARLY MAY. 2. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGH LOOSENING AND ADDITION OF AMENDMENTS THAT PROMOTE WATER ABSORPTION AND RELEASE, THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS. 3. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER. 4. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED). 5. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES. 6. PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS ARE PROPERLY MANAGED BEFORE, DURING AND AFTER SEEDING ACTIVITIES. 7. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS. PLASTIC-BASED EROSION CONTROL MATERIALS (I.E., PLASTIC-WELDED BLANKETS) SHALL NOT BE USED WITHOUT EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT ISSUES. 8. WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED UNTIL SEED IS GERMINATED THEN WEEN THE SEED FROM IRRIGATION. IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL ENSURE 100% HEAD-TO-HEAD COVERAGE OVER ALL SEEDED AREAS. ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION PLAN SHALL BE FOLLOWED. 9. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. 10. THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT MOW DURING HOT, DRY PERIODS. DO NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. 11. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT VEGETATIVE COVER IS REACHED WITH LESS THAN TEN PERCENT OF COVER CONSISTING OF NOXIOUS WEEDS, NO 20 BARE SPOTS LARGER THAN ONE FOOT SQUARE, AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES AND EROSION CONTROL. 12. THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE AND GROWTH AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE REQUIREMENTS FOR CLOSEOUT. Response: Notes are included on this submittal for the Landscape Plan. Department: Forestry Contact: Christine Holtz, , choltz@fcgov.com Topic: General Comment Number: 2 08/09/22: FOR HEARING – UNRESOLVED: This comment has not been addressed. Please get Tree Protection notes from Forestry: choltz@fcgov.com Response: City’s Tree Protection Notes have been provided on the Landscape Details sheet. 05/31/2022: FOR HEARING – UNRESOLVED: Please include the Tree Protection Notes per Land Use Code 3.2.1 requirements. 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 Comment Number: 3 08/09/22: FOR HEARING – UNRESOLVED: Although there may be a new tree inventory implemented, currently there are 34 trees proposed as mitigation. See the standards below for mitigation sizes. Please adjust your ornaments sizes from 1.5” B&B to 2”, and your evergreen sizes from 6’ B&B to 8’. 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 Response: Tree sizes have been updated in the Plant Schedule. 05/31/2022: FOR HEARING: Although there may be a new tree inventory implemented, currently there are 32 trees proposed as mitigation. See the standards below for mitigation sizes. Please adjust your ornaments sizes from 1.5” B&B to 2”, and your evergreen sizes from 6’ B&B to 8’. Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped 21 Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped Comment Number: 6 08/09/22: FOR HEARING – UNRESOLVED: Please use a different species for honey locust, white fir, and Tartarian maple for the reasons stated below: -Honey locust: The City of Fort Collins’ urban forest has reached the maximum percentage of the Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). -White fir: soil intolerance can sub white spruce -Tartarian maple: trees tend to break apart 05/31/2022: FOR HEARING: Please use a different species for honey locust, white fir, and Tartarian maple for the reasons stated below: -Honey locust: The City of Fort Collins’ urban forest has reached the maximum percentage of the Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). -White fir: soil intolerance can sub white spruce -Tartarian maple: trees tend to break apart Response: Tree species have been updated as requested. Comment Number: 8 08/09/2022: FOR HEARING: Please update the Tree Removal Feasibility letter to include the removal of tree number 14. Response: Tree Removal Feasibility letter has been updated. Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 05/30/2022: 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 22 · 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. Comment Number: 2 05/30/2022: 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. 23 • 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. Stock Plans: When the exact same residential building will be built more then once with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Building Permit Pre-Submittal Meeting: Please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email your coordinator to schedule a pre-submittal meeting. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 08/04/2022: INFORMATION: Unless required during MJA, a complete review of all plans will be done at FDP. Comment Number: 2 08/04/2022: INFORMATION: We acknowledge your response and will expect a replat in a future review. 05/26/2022: Please provide a closure report for the ROW Vacation.