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HomeMy WebLinkAboutGATEWAY APARTMENTS - PDP230001 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com January 4, 2023 Brandy Bethuram Harras Community Development and Neighborhood Services City of Fort Collins 281 North College Avenue, PO Box 580 Fort Collins, CO 80522 Re: Gateway at Prospect Apartments, Dear Ms. Bethuram Harras, Thank you for the comments on the concept review submittal of Gateway at Prospect Apartments which we received on July 15, 2022. We have reviewed all the comments and have addressed them in the following pages. Should you have any other questions or comments, please feel free to contact me at rmcbreen@norris-design.com. We look forward to continuing to work with you and your colleagues at the City of Fort Collins. Sincerely, Ryan McBreen Norris Design 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Comment Summary Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com 1. 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: NDPL-Comment noted, thank you. 2. The proposed development project is subject to a Type 2 Review. The decision makers for your project will be the Planning & Zoning Commission at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 – 1,000 feet (excluding public right-of-way and publicly owned open space). Staff will need to agree the project is ready for Hearing approximately 4-6 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Response: NDPL-Comment noted, thank you. 3. A neighborhood meeting is required at least 10 days prior to formal submittal of your development review application. For the neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal way to get feedback from surrounding neighbors, identify any potential concerns prior to the formal hearing, and are an opportunity for you to share your development proposal. The City’s Development Review Liaison will facilitate the meeting. As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the meeting date with your team. Please reach out to me when you are ready to schedule this meeting. Allow 4-8 weeks prior to the desired meeting date to accommodate scheduling and notice requirements. Response: NDPL-Comment noted, thank you. 4. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: NDPL-Comment noted, thank you. 5. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. Response: NDPL-Comment noted, thank you. 6. As part of your submittal, you will respond to the comments provided in this letter. The final 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. Please avoid responses like noted or acknowledged. Provide reference to specific project plans, pages, reports, or explanations of why comments have not been addressed when applicable. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: NDPL-All comments have been addressed on the redlines or within this letter as appropriate. 7. Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronicsubmittal requirementsandfilenamingstandards_v1_8 119.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. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. Response: NDPL- The File Naming Standards will be followed at submittal. 8. 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" (version 2016.1) or “PDFSHX (version 2017 and newer) 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/sfdcarticles/sfdcarticles/Drawing-text-app ears-as-Comments-in-a-PDF-created-by-AutoCAD.html Response: NDPL- The file optimization will be met at submittal to meet the Electronic Submittal Requirements. 9. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. Response: NDPL- All required fees will be paid at or before the time of project submittal. 10. Payments can be made by check or credit card. If paying by check, make payable to City of Fort Collins. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524 by mail or can be placed in the blue drop box located at the west side of the building. Please mark it to my attention and reference the project it is associated with. If paying by credit card, I can process the payment over the phone with you. Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00,and 2.75% added to all payments over $2,500.00. Response: NDPL- All required fees will be paid at or before the time of project submittal. 11. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Presubmittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Response: NDPL- The development team will continue to communicate with the City of Fort Collins as to the status of the submittal. 12. Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by the Development Review Coordinators at the appropriate time. Response: NDPL- Comment noted, thank you. 13. TEMPORARY SERVICE CHANGES - CITY OF FORT COLLINS DEVELOPMENT REVIEW In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes. Beginning Monday May 10, 2021, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Response: NDPL- Comment noted, thank you. 14. Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project (LUC 2.211 Lapse, Rounds of Review). Response: NDPL- Comment noted, thank you. Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com 1. Thank you for the explanations about the 'Backbone Infrastructure Plan" and the relationship to this concept plan. Likewise for the concept plan and thorough site plan data. The basic diagrammatic illustration is very consistent with the approved ODP and the related illustrative plan from past discussions. Response: NDPL – The development team will continue to modify the plans and design of the site as the overall infrastructure package changes. 2. The pedestrian experience at ground level is a crucial aspect of apartment complexes like this. Streetscapes, internal “streetscapes”, and “parking lotscapes” must form a framework into which 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com buildings then fit. (Rather than placing buildings and parking lots based on a desired number and then adding walkways into leftover space.) will need complete attention as an early consideration in programming and placing buildings. This needs attention as an early consideration in programming and placing buildings. Response: NDPL- The site design and landscape design will emphasize streetscapes and landscapes that focus on the pedestrian experience throughout the site. We will continue to work with the City on the streetscape design throughout the review process. 3. The internal private street should continue south to the end of the parking. As part of that qualifying to be a street, the homes along it should have a comfortable and inviting relationship to the streetscape. The way the sidewalks are shown hugging the buildings looks too tight. Think in terms of landscaped setbacks as part of the street design. Multi-family setbacks in the code are a bit complicated so the discussion will be detailed, but it looks like there’s no meaningful setback as part on the illustration, as part of the framework. (Looks like very narrow leftover spaces.) Understood that this may seem like a minor detail, but these things determine the look and feel of multi-family neighborhoods. Response: NDLA/NDPL - The setbacks have been adjusted along the street-like private drive to accommodate landscaping, and to create a more inviting pedestrian scale experience. 4. Relatedly, the southeastern diagonal walkway along “Type B” would serve in lieu of a street, and must be a defined, prominent space as such. It is shown hugging building hugging the bldgs., a little too tightly. Response: NDLA/NE - Sidewalks have been adjusted to provide more space between buildings and the walkway. 5. Related to the above comments, walkway detailing along parking lots will be crucial, with logical layouts that don't have sharp corners going around parking lots. Also related: if AC appliances, hoses, and wires are to be at ground, they will be a critical aspect of the site plan requiring space and architectural screening to integrate them into the design with quality consistent with the building and landscape architecture. There have been a number of negative recent experiences where this was left as an afterthought and the appliances significantly detract from the architecture and landscape design. Finally, and related, entries to the homes along the streets should have residential neighborhood character such as with porches and addresses. This is one of the elements that should be varied among the buildings. Response: We have given more room to the spacing for landscaping along the central spine road running through the site to create more neighborhood character. Units will also have porches that will help to activate the street on all sides. 6. It looks like you are aware of the requirement for variation among buildings. That's required under Land Use Code (LUC) Section 3.8.30. Response: Correct, noted. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 7. Lighting standards limit total lumens in the plan and have BUG rating limits and off-site spillover limits. See LUC Section 3.2.4. Response: Noted. 8. Convenient adequate trash and recycling facilities are a basic component of a site plan to integrate early on in a site plan layout. Response: Noted. We have incorporated a central trash and recycling compactor in the central portion of the western portion of the site. 9.This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. Response: NDPL – The development team will continue to use the Land Use Code and incoming Land Development Code to drive the design for this project. 10. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Response: NDPL – The development team will request modifications where/if needed per the Land Use Code and incoming Land Development Code. Department: Historic Preservation Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com 1. NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources, or resources that are at least 50 years old and would require evaluation, on the development site or within 200 feet of the development site. Response: NDPL - Comment noted, thank you. Department: Engineering Development Review Contact: Tim Dinger, tdinger@fcgov.com 1. Proposed streets associated with the project will need to have right-of-way and easement dedicated during the project. The exact amount and location of the dedications will be determined during technical review. All right-of-way and easement dedications are required to be completed prior to final plan approval. Please refer to Larimer County Urban Area Street Standards (LCUASS) Chapter 7 for more information on roadway design requirements. Response: NE – The Public Streets which will be serving this project are being designed with the backbone infrastructure package. It is acknowledged that these rightofways and easements will be required prior to final plan approval. Internal drives for this project will all be private. Required emergency access easements will be dedicated by plat. 2. Coordination with the Greeley Water Line will be required during the permitting process when designing utilities on the site. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: NE – The City of Greeley has provided comments on the backbone infrastructure package. The development team will continue to include the City of Greeley in the routing for additional comments on future submittals of Gateway Apartments and comply with all applicable requirements of The City of Greeley. 3. INFORMATION: Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due prior to issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php. Response: Thank you, this comment is noted for future reference. 4. INFORMATION: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Response: Thank you, this comment is noted for future reference. 5. INFORMATION: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. Response: NE – all public sidewalks, driveways and ramps will meet ADA Standards. 6. INFORMATION: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/urban-area-street-standards-2021 Response: NE – all public improvements will be designed to meet the current LCUASS at the time of submittal. 7. INFORMATION: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process, as well as deed templates, can be found at: http://www.fcgov.com/engineering/devrev.php Response: NE – This project will be dedicating all required easements per the City of Fort Collins, ELCO, Boxelder Sanitation and PFA. 8. INFORMATION: Utility plans will be required, and a Development Agreement will be recorded once the project is finalized. Response: NE – Utility Plans will be provided at PDP. 9. INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: NE – noted. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 10. INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: NE – parking setbacks will be provided per Figure 196. 11. INFORMATION: All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. Response: NDLA/NDPL - Thank you for the information, this is noted for future reference. 12. INFORMATION: The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. Response: NE – The development will be providing LID per City of Fort Collins standards. All LID treatment areas will be located outside of public ROW. 13. INFORMATION: Doors are not allowed to open out into the right-of-way. Response: Noted 14. INFORMATION: Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Response: NDLA – This is understood. Bike parking is provided outside of the right-of-way and will not encroach. 15. INFORMATION: In regard to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Response: This comment is noted for future reference. 16. The property boundaries shown on the conceptual documents do not match the property boundaries shown in the Larimer County Assessor Maps. Has the property been recently subdivided or has part of it been sold off separately? Response: NE – The property will be part of the Gateway at Prospect backbone infrastructure project which proposes to subdivide the existing parcels into smaller independently developable parcels. This process will be complete prior to recording of this project, thus Gateway Apartments is utilizing the boundary conditions that will be a result of the Gateway at Prospect. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 17. A plat will be required during the Project Development Plan (PDP) review phase if the property is currently unplatted. Response: NE – a plat will be provided at PDP. 18. Additional connectivity/site access may be required for compliance with Emergency Vehicle Access through Poudre Fire Authority. Right now the proposed streets are functionally dead-end/cul-de-sac. Response: NE – We will continue to work with Poudre Fire Authority to ensure that the proposed site plan and emergency access plan meets their needs. 19. Prospect Road is classified as a 4-lane arterial roadway by the City of Fort Collins Master Street Plan. This project will be required to dedicate easements and right-of-way in accordance with Figure 7-2F in the Larimer County Urban Area Street Standards (LCUASS) in order to accommodate the widening of Prospect Road. Responsibility for the road widening is currently being discussed with the Capital Project Manager, Dana Hornkohl. Response: NE – The Gateway at Prospect backbone infrastructure plans have been designed with coordination with the City of Fort Collins on the ultimate right-of-way requirements for Prospect Road in vicinity to the current project. Gateway at Prospect will be dedicating the ultimate right-of-way to the City of Fort Collins which incorporates a four-lane arterial roadway cross-section. Gateway Apartments will be dedicating the associated utility easement, but it is not anticipated that any additional ROW dedication will be required with the Gateway Apartments project. 20. This project is subject to reimbursement as a part of the I-25 and Prospect Road Interchange Agreement. Additional fees will apply, and will be due prior to issuance of any building permits. Exact fee amounts can be determined when plans are nearing the final stages. Response: RG - Acknowledged Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: A Traffic Impact Study will be required with the submittal of this project. Please contact Traffic Operations to scope the study. Response: KH – The traffic study is provided with this application. 2. A phasing plan will be needed regarding the proposed frontage/roadway improvements that will be completed with this project. Response: KH - It is the applicant team’s understanding that the roadway improvements will be completed with the overall Backbone project. 3. CDOT- Colorado Department of Transportation will need to be routed if any roadway improvements are being planned along the I-25 Frontage Road. Response: KH – Thank you for the comment. This is understood. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 4. More detail will be needed with regard to the internal pedestrian access from buildings to parking lots. Would also like to see pedestrian connectivity from this site to the public trail near the south end of the project site. Response: KH – Thank you, this comment is understood. Pedestrian connectivity is provided throughout the site and connections to the regional trail are included with the proposed plans. Department: Erosion Control Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com 1. 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. The project is within 50 ft of a sensitive 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: NE – noted. 2. 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) 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: NE – erosion control materials will be provided at FDP. 3. 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 276 lots, 13.00 acres 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com of disturbance, 5 years from demo through build out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $11,977.13. 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 you to review. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. We could not make any assumptions at this time for the number of LID and WQ features, each porous pavers will be $365.00, each bioretention/level spreaders $315.00, each extended detention basins $250.00, and each underground treatment will be $415.00. Stormwater LID/WQ Inspections to be $TBD. " Response: NE – noted. Department: Stormwater Floodplain Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com 1. Floodplain staff is aware that Northern Engineering and the Birdsall group are working on floodplain and erosion buffer impacts from Street E. Response: NE – yes, this project assumes the floodplain revision processes will be completed prior to final design approvals. The design team will continue to coordinate efforts between Gateway at Prospect and Gateway Apartments to ensure floodplain regulations are being addressed. Department: Stormwater Engineering Contact: Stephen Agenbroad, sagenbroad@fcgov.com 1. Master plan and criteria compliance The design of this site must conform to the drainage basin design of the Cooper Slough / Boxelder Basin Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utility-development Response: NE – in addition the proposed project will meet the requirements set forth by the Final Drainage Report for Gateway at Prospect which will be finalized prior to final design approvals. 2. Documentation requirements A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. Response: NE – A preliminary drainage report which addresses the four step process will be included at PDP. 3. Stormwater outfall 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com It appears that this site is planning to include water quality and detention in Pond E of the backbone plan. If the full detention and water quality for this project requires other backbone stormwater infrastructure that infrastructure will need to be in place prior to construction of this site. Individual sites will still need to meet the City's Low Impact Development (LID) criteria individually (more details below). Response: NE – noted. This site will be utilizing Pond E and Pond F as well as a rain garden being built with the backbone infrastructure project. The rain garden will help meet the projects requirement to have LID treatment for the adjacent public roads. 4. Water Quality and Low Impact Development requirements If the improvements create or modify greater than 1000-square feet of impervious area, stormwater quality treatment will need to be provided for the new or modified impervious areas. All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1.LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2.LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria Response: NE – noted. This project will be pursuing compliance through option 2 without pavers. Detailed LID treatment areas will be included In the PDP drainage report. 5. Detention requirements Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual,Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). Response: NE – the backbone infrastructure BDR is currently under review. Pond E and F will be utilizing full spectrum detention and have been designed to release at 0.9 of the historic release rate. See the final drainage report for Gateway at Prospect for more information. This project will comply with the previous report. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 6. Imperviousness documentation The existing and proposed impervious areas need to be documented in the drainage report. Drainage requirements and development fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required with the first project submittal. Response: NE – The existing condition for the site was undeveloped farm land prior to the Gateway at Prospect backbone infrastructure project. The assumed composite impervious percentage of the existing land is 2%. The proposed site has a composite percent imperviousness of 63.4%. See the proposed rational calcs for a breakdown of proposed impervious areas. 7. Detention drain times Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume-based stormwater storage, including extended detention basins. Response: NE – Drain times are calculated in the MHFD-Detention spreadsheet, which will be provided with this submittal to show compliance with the state statute. 8. Inspection and maintenance There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impactdevelopment Response: NE – noted. 9. Fees The 2022 city wide Stormwater development fee (PIF) is $10,109/acre ($0.23207/ sq. ft.) of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. Response: NE – noted. 10. Offsite Stormwater Flows The development will need to accept and pass any existing offsite flows. Response: NE – there are no offsite flows passing through the proposed site. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Department: Water/-Wastewater Engineering Contact: Stephen Agenbroad, , sagenbroad@fcgov.com 1. Other service district This project site is located within the East Larimer County (ELCO) Water District and the Boxelder Sanitation District for water and sewer service. Please contact them at (970) 493-2044 (ELCO) and (970) 498-0604 (Boxelder) for development requirements. Response: NE – we have contacted the districts and have been working on a plan that will meet the needs of the development and follow the requirements set forth by the districts. Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish@fcgov.com 1. Light & Power has an existing large electric duct bank running east/west in Prospect Rd. and electric facilities running along the east edge of the SW Frontage Rd. Please have these facilities field located and shown on your plan set. Response: NE – existing utilities in and around the project have been located including in Prospect Road and the Frontage Road. These existing utilities will be shown as existing in the pla set. 2. Any existing and/or proposed electric infrastructure that needs to be installed, relocated or modified as part of this project, will be at the expense of the developer and will need to be located within Public Right of- Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. Response: NE – The Gateway at Prospect backbone infrastructure project will be showing significant electric infrastructure improvements by the City of Fort Collins. Gateway Apartments will be tying into these improvements and will show any required infrastructure required to service the project. 3. Please provide adequate space along the private drives to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 feet separation is required between water, sewer and storm water facilities, and a minimum of 3 feet separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Response: NE – The proposed plan will show utility routing with the required separations and will show required electrical and gas routing. 4. Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 feet of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 feet and side/rear clearance of 4 feet minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Response: NE – all proposed transformer locations will be shown on the plans with adequate utility clearances. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 5. This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18Novembe r2016_Amendment.pdf Response: NE – Electric meters will follow the Electric Service Standards and will be shown on the plans. 6. The secondary services to the buildings will be consider commercial; therefore, the service line from the transformer to the meter is required to be installed, owned, and maintained by the property owner. Response: NE – noted. 7. A Customer Service Information form (C-1 form) and a one-line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 form is below: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Response: NE – The form will be completed and submitted prior to Final Plan. 8. Streetlights will be placed along public streets. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Response: NE/NDLA - Street lights along the public streets will be installed as part of the backbone infrastructure package. Landscape separation will also be shown on the backbone project as the tree lawn design will be in the scope of the backbone package. 9. Developer will be responsible for payment and acquisition of any ditch/canal/stream crossings necessary and/or any costs or permitting required to cross the Greeley water line. Also, the developer will be responsible to provide sleeves, for electric, in any bridges that are constructed for the site. Response: RG – Acknowledged. 10. Electric Capacity Fee, Building Site charges, and any system modification charges necessary will apply to this development. Please contact Light & Power Engineering at ElectricProjectEngineering@fcgov.com. Please reference our Electric Service Standards, development charges and fee estimator at the following link: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees Response: RG – Acknowledged. 11. “The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact John Stark with Fort Collins Connexion at 970-207-7890 or jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements.” Response: RG – Acknowledged. Department: Fire Authority 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org 1. FIRE APPARATUS ACCESS Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. Response: All Fire access is provided from the interior (parking) side of the buildings and not from the exterior streets. Fire Apparatus Access has been taken into consideration for all access. 2. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: -Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. -Maintain the required 20-foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30' in height. Refer to Appendix D105 of the International Fire Code. -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end roads shall not exceed 660 feet in length without providing for a second point of access. -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. -Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. -Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Response: Noted and designed to 3. AERIAL FIRE APPARATUS ACCESS ROADS Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the logistical needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue operations and roof access via ladder trucks when ground ladders cannot reach upper floors. Aerial access should therefore be available on at least one long side of the building, located within a minimum of 15 feet and a maximum of 30 feet from the building or as otherwise approved by the fire marshal. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Dead end access roads shall 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com have a minimum width of 30 ft. Parapet heights greater than 4' in height do not support ladder truck operations. Response: Noted and designed to 4. ACCESS TO BUILDING OPENINGS An approved access walkway leading from fire apparatus access roads to the main egress doors of the buildings shall be provided on this site. The walkway shall be capable of providing access for emergency personnel and equipment. Please provide details on site plan for the access walkway. Response: Noted and provided 5. 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 have the address numbers and street name on each side that fronts the fire lane. Response: Noted – will provide 6. 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 -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). The Clubhouse will require a NFPA13 fire suppression system if over 5,000 square feet. Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC will be reviewed at construction and the sprinkler system permit. Response: Noted – will provide 7. FIRE ALARM AND DETECTION SYSTEMS Fire alarm systems and smoke detection shall be installed as required by IFC Section 907.2.1 through 907.2.23. and provide occupant notification in accordance with IFC Section 907.5 Response: Noted – will provide 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 8. KEY BOXES REQUIRED -IFC 506.1 and Poudre Fire Authority Bureau Policy P-13-8.11: Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 6 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size, number, and location(s) to be determined at building permit and/or by time of final CO. All new or existing Knox Boxes must contain the following keys as they apply to the building: - Exterior Master - Riser room - Fire panel - Elevator key if equipped with an elevator The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. - Single story buildings must have 1 of each key - 2-3 story buildings must have 2 of each key - 4+ story buildings must have 3 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority. Response: Noted – will provide 9. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300 feet of any commercial /multifamily building as measured along an approved path of vehicle travel and 600 feet on center thereafter. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. An exception to this rule pertains to buildings equipped with a standpipe system which require a hydrant within 100 feet of any Fire Department Connection (FDC). Response: Noted – provided 10. 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 – will provide 11. PLAN REVIEW SUBMITTAL When you submit for your building permit though the City of Fort Collins please be 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permits/new-building-plan-rev iew-application. Response: Noted – will provide 12. INFORMATION – CODES AND LOCAL AMENDMENTS Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development plans and building plan reviews shall be designed according to the adopted version of the fire code as amended. -Copies of our current local amendments can be found here: https://www.poudre-fire.org/programs-services/community-safety-services-fire-prevention/fire-code-ado ption - Free versions of the IFC can be found here: https://codes.iccsafe.org Response: Noted Department: Environmental Planning Contact: Kelly Smith, ksmith@fcgov.com 1. The City received an Ecological Characterization Study for the project (provided with comment letter) and there is a wetland on the west side of the property that requires a 100-foot buffer measured from the edge of wetland. Also, the Boxelder Creek receives a 100-foot buffer which is measured from top of bank or edge of wetland, whichever greater. Please show the top of bank, edge of wetlands and the buffer zone on landscape, site, grading and utility plans. drawings. Response: CC/NDLA - Thank you for the information. All plans illustrate the wetland, top of bank, edge of the wetlands and the 100’ buffer zone. The buffer zone impacts a very small portion of the proposed 12.49-acre project. 2. Contact the assigned Development Review Coordinator (DRC) prior to PDP submittal if trees will be impacted. A review of trees shall be conducted by City Environmental staff to determine the status of existing trees and any mitigation requirements that could result from the proposed development. The site visit can be conducted in tandem with Forestry’s site visit. Please contact assigned Development Review Coordinator directly at 970-221-6689 or email DRCoord@fcgov.com to schedule a tree inventory site visit. Please plan for at least two weeks to get an onsite meeting scheduled, especially during April--October. Response: NDLA – An analysis of the site indicated there are no existing trees that will be impacted by this project. 3. Projects in the vicinity of Boxelder Creek must also comply with Section 3.4.1(I)(1) of the Land Use Code, which states the following: "Projects in the vicinity of large natural habitats and/or natural habitat corridors, including, but not limited to, the Poudre River Corridor and the Spring Creek Corridor, shall be designed to complement the visual context of the natural habitat. Techniques such as architectural design, site design, the use of native landscaping and choice of colors and building materials shall be utilized in such manner that scenic views across or through the site are protected, and manmade facilities are screened from off-site observers and blend with the natural visual character of the area. These requirements shall apply to all elements of a project, including any aboveground utility 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com installations." Response: NDLA – The proposed landscape and architectural design have been carefully considered and will complement the visual context of the Boxelder Creek natural habitat. Facilities associated with the development will be screened wherever possible, and natural features will be incorporated throughout the site to provide visual appeal. 4. The infrastructure being proposed by a developer along Boxelder Creek has not been approved by City staff. The infrastructure includes the Regional Trail, grading along Boxelder Creek and stormwater facilities that will presumably support your project. City staff has contacted the developer to coordinate review of their project however without approval of their project it will be difficult for staff to approve your project (at least along the eastern edge). City staff will do what we can to expedite this review and approval. Response: NDLA – Thank you, this comment is understood. The applicant team is aware of the overall backbone project and we understand approval of this project is contingent upon the overall infrastructure in this area. 5. Within any Natural Habitat Buffer Zone(s) that may be designated on this site, the City has the ability to determine if existing landscaping within the zone is incompatible with the purposes and intent of the buffer zone [LUC 3.4.1(E)(1)(g)]. Please ensure the ECS discusses existing vegetation on-site and identifies potential restoration options. If existing vegetation is determined to be insufficient, then restoration and mitigation measures may be required. Response: NDLA – Thank you, this comment is understood. The Boxelder NHBZ is predominantly off-site. Vegetation within the buffer zone is not anticipated to be impacted by this development. 6. With respect to lighting, the City of Fort Collins Land Use Code, Section 3.2.4(D)(6), requires that "natural areas and natural features shall be protected from light spillage from off-site sources." Thus, lighting from parking areas or other site amenities shall not spill over into any natural features or natural habitat buffer areas. Response: NDLA – Thank you, this comment is understood. The Boxelder NHBZ is predominantly off-site, and the small area that encroaches is within a detention area where lighting is not needed. 7. The City of Fort Collins is designated as a bird sanctuary for the refuge of wild birds (Municipal Code Chapter 4, Division 8 - Wild Birds: https://library.municode.com/co/fort_collins/codes/municipal_code?nodeId=CH4ANIN_ARTIIAN_DIV8 WIBI) and in order to satisfy the federal Migratory Bird Treaty Act requirements, it is prohibited for any person at any time in the City to abuse or injure any wild bird or damage a nest with eggs or injure the young of any such bird. A professional ecologist or wildlife biologist is required to complete the nesting survey linked below 5-7 days before conducting tree removal or trimming. If tree removal or trimming is planned, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY 5-7 DAYS 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com BEFORE TREE REMOVAL OR TRIMMING TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." The Songbird Nesting Survey document will be provided with the comment letter for you to fill out. Response: CC – Thank you, this comment is understood. The project site does not contain any trees, therefore this comment is not applicable and will not be a concern. 8. If any raptor nests are present on the site, consultation with Colorado Parks & Wildlife and additional protection standards may be necessary. Response: CC – Thank you, this comment is understood. No raptor nests have been identified on site. Department: Forestry Contact: Christine Holtz, choltz@fcgov.com 1. PRE-SUBMITTAL - Forestry Tree Inventory: If there are existing trees on site, please schedule an onsite inventory with City Forestry (choltz@fcgov.com) to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. Response: NDLA – Thank you, this comment is understood. No trees have been identified on the project site. 2. Trees provide many environmental and socioeconomic benefits including reduced cooling expenses, providing natural wind breaks, improving air quality, and increasing property values. Existing significant trees shall be preserved to the extent reasonably feasible. Will there be construction within the critical root zone of any of the existing trees on your property? The critical root zone is defined as 12 inches in radius per one inch in tree diameter measured at 4.5 ft above the ground. If so, please consider how the construction will impact the health of the nearby trees and consider alternate scenarios to preserve them. Additionally, please add a detail outlining the critical root zones of each existing tree on the landscape plans. Response: NDLA - Thank you, this comment is understood. No trees have been identified on the project site. 3. Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). The plans should also include the following City of Fort Collins notes: • General Landscape Notes • Tree Protection Notes • Street Tree Permit Note, when applicable. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com 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 Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped 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: NDLA - Thank you, this comment is understood. No trees have been identified on the project site. 4. If applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another onsite location, the applicant shall replace such tree(s) according to City mitigation requirements. Response: NDLA - Thank you, this comment is understood. No trees have been identified on the project site. 5. Standard LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process. Response: NDLA – Thank you, this comment is understood. When final landscape plans are submitted, the percent of each species will be provided to demonstrate compliance with this requirement. 6. 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. Street Light/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. Utility/Tree Separation: 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults Response: NDLA – This comment is noted. The required utility/tree separations have been provided. 7. Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings Response: NDLA – Thank you, this comment is noted. Canopy trees constitute more than 50 percent of the trees on site. 8. Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. Response: NDLA – This comment is noted. Trees are spaced at 30’-40’ along the interior street like private drive. Please note that street trees along streets adjacent to the site will be provided as part of the larger backbone infrastructure project. 9. Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5(c)). Response: NDLA – This comment is understood and this requirement has been met. 10. Please adhere to the updated LUCASS standards and include proper parkway widths. Response: NDLA – This standard has been met. Please note that parkways on streets adjacent to the site have been designed/provided as part of the larger backbone infrastructure project. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Department: Park Planning Contact: Kyle Lambrecht, 970-221-6566, klambrecht@fcgov.com 1. INFORMATION: The Park Planning & Development Department is available to discuss these comments in more detail. Please contact Kyle Lambrecht, PE at 970.416.4340, klambrecht@fcgov.com. Response: NDPL/NDLA – The development team will remain in communication with the City on Parks planning and regulation. 2. INFORMATION: The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails” addresses compliance with the 2021 Parks and Recreation Master Plan (“Master Plan”). The Master Plan indicates a neighborhood park in the general vicinity of this development. The City would be interested in additional discussions to determine the feasibility of a neighborhood park within the Gateway development. Please reference the City’s Master Plan for additional information. https://www.fcgov.com/parksandrecplan/. Response: NDPL/NDLA - The development team will continue to use the Land Use Code and incoming Land Development Code to drive the design for this project. 3. INFORMATION: The North Front Range Metropolitan Planning Organization (NFRMPO) has identified a Regional Active Transportation Corridor (RATC) within your development. Please reference Chapter 4 of this document, specifically focusing on information for the RATC #7 for the Front Range Trail (West). Response: NDPL/NDLA – The design for this site and the overall development site will include RATC connectivity as well as internal pedestrian, bicycle, and multi-use recreational connectivity. 4. INFORMATION: As this is a RATC, Park Planning and Development (PPD) is requesting future discussions with the applicant to better understand opportunities to partner with the development to construct the RATC. PPD will also request an exhibit be included in preliminary level plans that shows this connection and how it ties into both existing and planned trail connections both within and outside the development. Please reference the City’s 2013 Paved Recreational Trail Master Plan for additional information. Response: NDPL/NDLA – The development team looks forward to collaborating with PPD to create functional and attractive connectivity that meets the vision and requirements of NFRMPO and PPD. 5. INFORMATION: The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle Facilities provide additional design guidelines for paved recreational trails. Response: NDPL/NDLA – The team will use LCUASS standards for the design of any paved recreational trails. 6. INFORMATION: As this is a RATC, please plan to coordinate not only with City staff but also staff from Larimer County, Colorado State University, the Colorado Department of Transportation, and 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com NFRMPO staff. Response: NDPL/NDLA - Comment noted, thank you. 7. INFORMATION: Please be aware that PPD will ultimately approve the regional trail alignment. As is currently shown on the conceptual drawing, it appears that a section of the regional trail falls outside the limits of the development property. Response: NDPL/NDLA – The design process shall be iterative, and the team looks forward to modifying the submittal as needed to meet the needs of the City. Department: Building Code Review Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com 1. 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 & state amendments (currently 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 · 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: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: · Commercial occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · City of Fort Collins adopted International Fire Code (IFC) and amendments to the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements). Update to above okay it’s the building department that requires this, even though fire department allows less protection. This should be noted for pricing. · Buildings using electric heat, must use heat pump equipment. · A City licensed commercial general contractor is required to construct any new commercial structure. · Plans must be signed and stamped by a Colorado licensed architect or engineer and must be included in the permit application. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com · Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604. 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 below. The proposed project should be in the mid-design stage for this meeting to be effective. Applicants of new projects should email their Coordinator to schedule a pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, and energy compliance method being proposed. Response: Noted – will provide 2. 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. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com · 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. Response: Noted – will provide Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up-to-date Benchmark Statement format and City Vertical Control Network information. Response: NE – the project will be on the NAVD88 vertical datum. The benchmark statements will follow City of Fort Collins standards. 2. If submitting a Subdivision Plat is required for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. Response: NE – noted, will follow required format 3. Closure reports will be required for all Subdivision Plats & Easements submitted for review. Response: NE – noted, will be provided.