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HomeMy WebLinkAboutHULL ORCHARDS - PDP230002 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview July 26, 2022 Cathy Mathis TB Group 444 Mountain Ave. Berthoud, CO 80513 RE: Residences at 1839 Hyline Drive, PDR220005, Round Number Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Residences at 1839 Hyline Drive. 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 07/20/2022: 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! 2 Comment Number: 2 07/20/2022: 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. Staff will need to agree the project is ready for Hearing approximately 4 to 6 weeks prior to a hearing date to accommodate scheduling and notice requirements. 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). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. A neighborhood meeting is not required for this development request. If you would like to hold a meeting to notify your neighbors of the proposal prior to the hearing, we can assist you with this request. Comment Number: 3 07/20/2022: INFORMATION: 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. Comment Number: 4 07/20/2022: SUBMITTAL: 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. Comment Number: 5 07/20/2022: SUBMITTAL: 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. Comment Number: 6 07/20/2022: SUBMITTAL: 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 3 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. Comment Number: 7 07/20/2022: SUBMITTAL: 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/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Comment Number: 8 07/20/2022: FEES: 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. Comment Number: 9 07/20/2022: FEES: 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. Comment Number: 10 07/20/2022: SUBMITTAL: 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. 4 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. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Comment Number: 11 07/20/2022: NOTICE: 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. Comment Number: 12 07/20/2022: 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). Comment Number: 13 07/20/2022: INFORMATION: 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). Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 1 07/26/2022: STREET PATTERN AND CONNECTIVITY: A fundamental issue of the site is the projects failure to comply with street pattern and connectivity requirements of 3.6.3. Below is a list of preliminary issues that must be resolved prior to the thinking about the placement of buildings. 5 Provision of a simple, connected pattern of streets by: Aligning and connecting W Stuart into S Taft Hill Road similar to what is demonstrated on the Master Street Plan. Creating a grid of local streets within the arterial and collector road framework. Local streets should not be spaced more than 660 feet from any point of intersection. RESPONSE: Understood. Since the time of the PDR the site layout has changed and now meets Article 3.6.3 for connectivity and grid-like pattern of streets, forming blocks. Comment Number: 2 07/26/2022: The regional trail alignment needs to be rethought for this site and must take into consideration how this connects into the Spring Creek Trail to the north and the greater neighborhoods to the south. Additional follow-up is needed with planning and park planning to set the location of this trail within the context of this plan. Along with fixing the framework of streets this is the second most important element contributing to site layout. A redline is provided on the plan indicating a possible location for the regional trail alignment. RESPONSE: The trail is shown along the eastern frontage. Comment Number: 3 07/26/2022: The proposed 1-acre park does not meet the location requirements for parks. The standard requires the proposed park to be highly visible and formed by the street layout and pattern of lots and is easily observed from streets. Rear facades and rear yards of dwellings shall not abut more than two (2) sides or more than fifty (50) percent of the perimeter frontage of the park. A redline has been provided on the concept site plan of an area that would meet the standard. RESPONSE: The park is now bounded on three sides by public streets. Comment Number: 4 07/26/2022: RELATIONSHIP OF DWELLING TO STREETS AND PARKING: Another fundamental issue of the site that will require a major rethinking is the orientation of buildings to the street. 3.5.2(D)(1) requires every front facade to face the adjacent street and for there to be a walkway connection between the primary entrance of the building and street sidewalk system. Almost every unit proposed on the site does not meet this standard. In addition to not meeting the standard, there are additional concerns around meeting wet and dry utility separation requirements. Please coordinate these elements as part of the overall site design. RESPONSE: In this new layout, buildings face the street with a sidewalk connecting each entrance to the street sidewalk. Comment Number: 5 07/26/2022: Several buildings do not meet the required setbacks for the site. The following are the minimum required setbacks: 15' - Front 5' - Side 8' – Rear RESPONSE: Buildings now meet the setbacks. See Sheet A1.0 of the Architectural Plans. 6 Comment Number: 6 07/26/2022: HOUSING MODEL VARIETY - Any development of one hundred or more single-family detached or two-family detached dwelling units must have at least four different types of housing models. Each housing model must have at least three characteristics which clearly and obviously distinguish it from the other housing models, which characteristics may include, differences in floor plans, exterior materials, roof lines, garage placement, placement of the footprint on the lot and/or building face. At time of a formal submittal please provide of four distinct housing model elevations and 'design typicals' of floor plans, lots, and housing footprints on lots. RESPONSE: Understood. Since the time of the PDR the scope and size of the project has changed significantly resulting in a reduction in dwelling untis below the 100 threshold. It is our understanding only three different housing models will be required. Three typical floor plans with elevations have been included in our application materials. Comment Number: 7 07/26/2022: DENSITY - The maximum density of the development is 9-units per gross acre. Gross acreage is a measurement of all the land within the boundaries of the development with the following two exceptions: (a) any interest in land which has been deeded or dedicated to any governmental agency for public use prior to the date of approval of the development plan; provided, however, that this exception shall not apply to any such acquisition of an interest in land solely for open space, parkland or stormwater purposes; and (b) land devoted to nonresidential uses such as commercial, office, industrial or civic uses. RESPONSE: The gross density is 4.43 d.u./acre. Department: Historic Preservation Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com Topic: General Comment Number: 1 07/26/2022: PRESUBMITTAL: (Note: Applicant has already initiated this process with staff) At conceptual review, the applicant is responsible for working with City staff to determine if any structures on the development site and, when relevant, within 200 feet of the development site, are designated historic resources or are eligible for historic designation [LUC 3.4.7(B)(2)]. Structures subject to this requirement must be at least 50 years old. This process involves ordering historic property surveys if no such documentation has been produced for the property in the last five years. RESPONSE: Historic resource surveys for 1901 Hull Street, 1925 Hull Street, and 1839 Hyline were received October 14, 2022. Based on those surveys structures at both 1901 and 1925 Hull Street were determined to be landmark eligible. These determinations were successfully appealed by TTLC Management to the Historic Preservation Commision (HPC) at the regular meeting December 14, 2022. Revised determinations indicating 1901 and 1925 Hull Street were not eligible for landmark designation were received by TTLC Management December 16, 2022. This decision has since been appealed and is pending review by City Council at a date to be determined. 7 Comment Number: 2 07/26/2022: POTENTIAL FEE: Any historic survey that is required to provide documentation and a determination of eligibility of properties that contain buildings more than 50 years old, within 200 feet of the development site, will require an $850 fee/property, payable by the applicant. Please contact Historic Preservation to receive an order form for survey at preservation@fcgov.com. RESPONSE: Referenced Fee was paid August 17, 2022. Comment Number: 3 07/26/2022: CODE REQUIREMENTS FOR HISTORIC RESOURCES ON AND NEAR DEVELOPMENT SITE: If any resources on the development site are identified as historic resources through the survey and records review process, the project must include a rehabilitation and adaptive reuse plan for those structures pursuant to Land Use Code Section 3.4.7(B), to the maximum extent feasible, or satisfactorily meet the requirements for a modification of standards following the requirements of Division 2.8 of the land use code. If there are any currently designated historic resources on the State or National Register of Historic Places that undergo a status change due to an updated determination of eligibility through the above survey process, public monitoring of the change in status will also involve sharing the new survey results with the public at the next available Landmark Preservation Commission meeting. If no structures or other features on the development site are historic resources (based on the information provided by the surveyor), Historic Preservation review of your proposed development would be limited to section 3.4.7(E), which provides various standards regarding architectural compatibility with abutting and nearby historic properties within 200 feet. The purpose of the design compatibility standards is not to force derivative architecture, but rather to establish a few points of commonality and create a fundamental harmony between the old and the new. Those requirements are designed to create an appropriate design relationship between new construction and nearby historic resources. They cover building massing and design features and, for larger developments, are applied only to the new construction that is closest to the identified historic structures, i.e. the “historic influence area.” This is illustrated in 3.4.7(B)(2). If an abutting property is a historic resource or there are historic resources on the development site, the design compatibility requirements are typically met relative to that property, even if there are other historic resources within the 200-foot boundary. RESPONSE: Not Applicable at this time. See notes above regarding determination. It is our understanding that any compatibility requirements associated with adjacent properties will determined by our planner as part of the PDP review process. Comment Number: 4 07/26/2022: HISTORIC PRESERVATION COMMISSION: The applicant is required to seek a recommendation to the decision maker for development sites that contain historic resources or have historic resources within 200 feet. The recommendation addresses compliance of the development with Section 3.4.7 of the land use code. Staff has the discretion to waive that requirement 8 and provide staff comments that note that all requirements have been met and the project has only minor or no impact on historic resources. RESPONSE: Not Applicable at this time. See notes above regarding determination. It is our understanding that any compatibility requirements associated with adjacent properties will determined by our planner as part of the PDP review process. Department: Engineering Development Review Contact: John Gerwel, , jgerwel@fcgov.com Topic: General Comment Number: 1 07/26/2022: Are Hyline and the grayed-out portion of Street A intended to be constructed for this project? RESPONSE: The project layout has changed since the PDR – please see current plans. Comment Number: 2 07/26/2022: A plat will be required with this development project. Right-of-way and easements should be dedicated on the plat. RESPONSE: A plat is included. Comment Number: 3 07/26/2022: Swallow Road is showing up as 67 feet. The required ROW is 69 feet (see below). The bridge and culvert needed might be a good transition point to upsize the street and detach the sidewalks so they reflect current LCUASS standards. The City of Fort Collins Master Street Plan shows West Swallow Road as a collector street that connects out to Taft Hill Road. Please coordinate with Engineering and Traffic on the alignment of this connection. The traffic study may influence whether on-street parking makes sense for the collector roadway. With on-street parking, the required right-of-way (ROW) width is 81 feet. Without on-street parking, the required ROW is 69 feet. Please refer to LCUASS Figures 7-4F and 7-5F. RESPONSE: Swallow is shown as 69’ within the project area – street transitions take place at the east end. The transitions on the edges are relatively fast because there is no shift in trough lanes. On the west it is designed to have the north ROW line match up with what is apparently the north ROW line of Fisch. Comment Number: 4 07/26/2022: This comment is still potentially relevant for Hyline and portions of Street A: If attached housing types are proposed, the ROW width along those housing types may need to be increased from 57 feet (local residential section) to 63 feet (local connector section). This is based on the expectation that street parking will be at full capacity adjacent to attached housing. RESPONSE: Alleys have been removed and all roads other than Swallow are standard residential street sections with full adjacent easement. Comment Number: 5 07/26/2022: Based on discussion, the collector connection at Hyline or Hull would not be feasible. Continuing Swallow Road would require the road to be continuous, i.e., no 90 degree turns. To make the continuous connection 9 LCUASS compliant, the turns Swallow would need to make would have to have 600 feet radii with a 100-to-150-foot tangent length between the curves. Based on that criteria, as well as the need to amend the Master Street Plan, it doesn't seem that routing Swallow to Hull or Hyline would be feasible. REVISED: The plat will need to dedicate ROW for Hull Street along the northern project boundary and Hyline Drive along the southern property boundary. The amount of ROW dedication will depend on whether Hull Street or Hyline Drive serves as the collector-level connection to Taft Hill Road. The existing ROW for both Hull Street and Hyline Drive will be sufficient for a fire lane, if a full street connection will not be built. RESPONSE: The project layout has changed since the PDR – please see current plans. Comment Number: 6 07/26/2022: There is an existing City drainage channel just west of where Swallow Road currently ends. The design for the extension of Swallow Road into this development will need to include a bridge or culvert to cross the drainage channel. RESPONSE: A 4’x11’ box culvert (matching the existing culvert under Hull) is proposed. Comment Number: 7 07/26/2022: Refer to the informational comments from the conceptual issue submittal when developing place. In further stages of the process, LCUASS Appendix E is also a very helpful resource regarding what is expected to be in plan sets during submittal. RESPONSE: Noted. Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 2 07/25/2022: The City of Fort Collins Master Street Plan calls for the extension of Swallow (a Collector roadway,) over to Taft Hill. The proposed street network within your plans has it connecting to local streets, and then to Taft Hill. Further discussion will be needed with regard to the overall proposed street network, and what this development will be responsible for. RESPONSE: The project layout has changed since the PDR – please see current plans. Comment Number: 3 07/25/2022: With the added connection of Swallow to Taft Hill, the anticipated impacts with the increased traffic on existing streets will need to be considered for mitigation. RESPONSE: Swallow Road is not intended to connect to Taft Hill Road. Topic: Traffic Impact Study Comment Number: 1 07/22/2022: Based on Chapter 4 of the Larimer County Urban Area Standards, a Traffic Impact Study will be required with the submittal of this project. Please contact Traffic Operations to scope the study. RESPONSE: Traffic study has been scoped. 10 Department: Erosion Control Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 13 07/26/2022: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion . This project was evaluated based upon the submittal requirements of FCSCM. Based upon the provided materials we were able to determine a total disturbed area. Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required should be pulled before Construction Activities begin. RESPONSE: Noted – erosion control plans and report will be prepared at FP. Comment Number: 14 07/26/2022: 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: Noted – erosion control plans and report will be prepared at FP. Comment Number: 15 07/26/2022: 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 11 project we are assuming 106 lots, 9.36 acres of disturbance, 5 years from demo through build out of construction and an additional 3.00 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $6,798.82 . 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: Acknolwdged. Department: Stormwater Engineering Contact: Stephen Agenbroad, , sagenbroad@fcgov.com Comment Number: 1 07/22/2022: MASTER PLAN AND CRITERIA COMPLIANCE: The design of this site must conform to the drainage basin design of the Spring Creek 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: Noted. Comment Number: 2 07/22/2022: 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: Noted. Comment Number: 3 07/22/2022: STORMWATER OUTFALL: The stormwater outfall options for the 1839 Hyline Drive and the 1901 Hull St properties appears to be a natural decrease in the gradation to the northeast where the Silver Plume storm channel will convey the drainage north to a storm main and then drain into Spring Creek. The stormwater outfall for the 1925 Hull St property would best be conveyed to the Silver Plume storm channel, but it would require a method of conveyance to the channel as there is no existing storm sewers in the area. RESPONSE: See plans and drainage report. Comment Number: 4 07/22/2022: DETENTION REQUIREMENTS: 12 When improvements are proposed to an existing developed site and there is an increase in impervious area greater than 1000 square feet, additional onsite detention is required for runoff from new impervious surfaces. These new flows will need to be detained to the 2-year historic discharge rate. *Please contact us to discuss the details of stormwater detention on existing sites.* Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. If there is less than 1000 but more than 350 square feet of new impervious area, a site grading plan is required along with the impervious area documentation. RESPONSE: Detention to 2-year historic is achieved for the project area. Comment Number: 5 07/22/2022: 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. RESPONSE: Detention to 2-year historic is achieved for the project area. Comment Number: 6 07/22/2022: WATER QUALITY AND LOW IMPACT DEVELOPMENT REQUIREMENTS: 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-fo rms-guidelines-regulations/stormwater-criteria RESPONSE: The project is now all single family and in discussion with Matt Simpson, it is our understanding that 50% LID treatment is the LID requirement. We have provided estimates of the treatment and locations for this first submittal. Comment Number: 7 07/22/2022: STORMWATER QUALITY REQUIREMENTS FOR SINGLE FAMILY LOTS ONLY: 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. In this case disconnection of impervious areas and directing the down spouts into landscaped areas are two acceptable methods. Low Impact Development (LID) methods, such as rain gardens and permeable pavers, may also be options. 13 RESPONSE: The project is now all single family and in discussion with Matt Simpson, it is our understanding that 50% LID treatment is the LID requirement. We have provided estimates of the treatment and locations for this first submittal. Comment Number: 8 07/22/2022: 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: See drainage report. Comment Number: 9 07/22/2022: 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: This will be completed with future submittals. Comment Number: 10 07/22/2022: 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-impact-development RESPONSE: Noted. Comment Number: 11 07/22/2022: 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-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. RESPONSE: Noted. Comment Number: 12 07/22/2022: OFFSITE STORMWATER FLOWS: The development will need to accept and pass any existing offsite flows. RESPONSE: See drainage report – all off site flows are being run through the storm sewers and over the spillway of the pond. Future development upstream should reduce flows to the 2-year historic. 14 Department: Water-Wastewater Engineering Contact: Heidi Hansen, 970-221-6854, hhansen@fcgov.com Topic: General Comment Number: 15 07/27/2022: SITE LAYOUT AND UTILITY SEPARATIONS: Please schedule a site layout/utility coordination meeting prior to submitting this project. The current layout is concerning for utility separations and layout. Requesting reduced width alleys and private drives is often challenging for utility layout and a higher level of detail will be required prior to going to hearing to ensure that the site layout is feasible. It appears that the current layout may rely on dead-end mains to serve the buildings, which can lead to more service interruptions due to lack of redundancy and can also have water quality issues. An alternate configuration may be needed to eliminate/reduce dead-end mains on the site. RESPONSE: The project layout has been changed – all water and sewer layout works with City requirements. Contact: Stephen Agenbroad, , sagenbroad@fcgov.com Topic: General Comment Number: 1 07/22/2022: WATER SERVICE DISTRICTS (SITE SPECIFIC COMMENT): This project site is partially located within the City of Fort Collins Water service district (1901 Hull St and 1839 Hyline St) and the Fort Collins Loveland Water District (FCLWD) – (1925 Hull St.). For this development to proceed, one water district will need to agree serve the entire development and formally change the districts’ boundaries. This will require a formal process and petition to accomplish. Please contact City Water Utilities to discuss further. FCLWD can be contacted at (970) 226-3104. RESPONSE: It is our understanding that the City will serve the entire development for water and sewer. Comment Number: 2 07/22/2022: EXISTING WATER INFRASTRUCTURE (SITE SPECIFIC COMMENT): - There is an existing 12-inch water main stubbed into Hull Street, just east of Taft Hill Road. - There is an existing 8-inch water main stubbed into Hyline Drive, just east of Taft Hill Road. - There is an existing 6-inch water main that dead-ends in Hull Street, east of the site. - There is an existing 12-inch water main that dead-ends in W Swallow Street, east of the site. **This development will need to construct offsite sewer mains to provide service to this site. The development will need to make at least 2 connections (minimum) to the existing water system – 1 to Taft Hill Road (west of the site) and 1 east of the site. **When you are ready to proceed with design of this site, you will need to have a water utility focused meeting with the City. Please contact Water Utilities when you are ready. The development will need to make at least 2 connections (minimum) to the existing water system – 1 to Taft Hill Road (west of the site) and 1 east of the site. When extending the utilities from the Silver Plume Estates Subdivision the water lines will need to cross under the Silver Plume Storm Channel. These utilities 15 will need to have a minimum 18 inch clearance of the storm channel. The water lines will also need a casing that extends 10 ft beyond the edges of the storm channel. RESPONSE: The current plans show connections at Hull, Swallow and at Taft Hill and Hyline. It may be possible to remove the Swallow connection and have a looped system, this can be discussed through the project review process. Comment Number: 3 07/22/2022: EXISTING SEWER INFRASTRUCTURE: There is an existing 12-inch sanitary sewer main in Hull Street with existing sanitary sewer services to the site (1925 and 1901). There is an 8" PVC line to the east of the site on Swallow and to the west of the site on Hyline Dr. Please be aware that the 12" sewer line in this area is about 6.5' in depth and the 8" PVC line to the east of the site is 10.6' in depth. When extending the utilities from the Silver Plume Estates Subdivision the wastewater lines will need to cross under the Silver Plume Storm Channel. These utilities will need to have a minimum 18 inch clearance of the storm channel. The wastewater lines will also need a casing that extends 10 ft beyond the edges of the storm channel. RESPONSE: We propose all new sewer will be run to Swallow. Maps and old plans indicate the sewer already is under the Silver Plume Channel. Comment Number: 4 07/22/2022: SERVICE ABANDONMENT: Any existing water and sewer services that are not planned to be reused with this project will be required to be abandoned at the main. RESPONSE: Noted and will be detailed more in future submittals. Comment Number: 5 07/22/2022: SERVICE SIZING: 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: The project is now all single family. Comment Number: 6 07/22/2022: SEWER DISCHARGE: Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26-306 Wastewater Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970) 221-6900, to discuss these requirements and how they apply to this development. RESPONSE: The project is now all single family. 16 Comment Number: 7 07/22/2022: WATER CONSERVATION: The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards RESPONSE: Acknowledged. Thank you. Comment Number: 8 07/22/2022: NOTICE OF CHANGES TO DOMESTIC WATER FEES AND IRRIGATION SERVICE REQUIREMENTS: 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. The City will also require a separate irrigation tap for all multi-family and commercial developments that use more than 30,000 gallons of water a year. These changes are to be implemented 1/1/2022; specific information can be found at www.fcgov.com/wsr-update. RESPONSE: Acknowledged. Thank you. Comment Number: 9 07/22/2022: LANDSCAPE PLAN AND HYDROZONE TABLE: For final plan, the Landscape Plan (if required by the Planning Department) <the red text is for small existing commercial projects, delete for all others> will need to include a hydrozone table for outdoor irrigation that is broken out per tap. This is used to document the outdoor water budget and determine water allotment requirements. For more information, please see this webpage: www.fcgov.com/wsr-update RESPONSE: Understood. Thank you. Comment Number: 10 07/22/2022: FEES: Development and water supply requirement (WSR) fees and will be due at the time the building permit is issued. Please contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: www.fcgov.com/development-fees RESPONSE: Acknowledged. Thank you. Comment Number: 11 07/22/2022: ONE BUILDING PER SERVICE: Separate water and sewer services, connecting to the City main, will be required to service each building RESPONSE: Acknowledged. Thank you. Comment Number: 12 07/22/2022: PRIVATE DRIVES AND UTILITY SEPARATION: Buildings being served from private drives can be problematic meeting utility spacing requirements. When finalizing a site layout please consider utility spacing requirements - including the need for utility boxes, water meters, electric vaults, etc. on the site. Utilities may include water, sewer, electric, gas, 17 and communication. We recommend conducting a workshop to discuss and better plan the layout of utilities for this project. RESPONSE: The site layout has changed since the PDR – please see plans. Comment Number: 13 07/22/2022: UTILITY SEPARATIONS: Based on the proposed site plan and the available space, utility services and required separations may be problematic on this site. For your reference, minimum water and sewer service separations are: > 10-ft min. between water and sewer services. > 6-ft min. between trees and water or sewer services. > 4-ft min. between shrubs and water or sewer services. > 10-ft min. between storm-drain pipes and other utilities. > Service lines of the same type may be joint trenched with 3-ft of separation Other utilities, such as gas, electric, and communications will also have spacing requirements and will need space on the site. Last, please remember that there may be service lines on the adjacent properties for which clearances also need to be maintained. RESPONSE: Understood. Thank you. Comment Number: 14 07/22/2022: SEWER SYSTEM CAPACITY: Please prepare and submit a wastewater loading calculation and summary report for your development. The City will need to evaluate the downstream sewer capacity although we do not have any known capacity issues in this area. RESPONSE: The entire project is now single family which should be the lowest sewer output for the land use. Please let us know if you need more information – or provide us with the loading factors you currently use and we will prepare a memo with that rate times the number of lots. Department: Light And Power Contact: Rob Irish, 970-224-6167, rirish@fcgov.com Topic: General Comment Number: 1 07/18/2022: Light & Power has existing single-phase electric facilities in Hull Street and in a portion of Hyline Drive. Light & Power is in the design phase of converting Hyline Dr. from rear lot overhead to front lot underground. There is existing 3-phase electric available where Swallow Rd. ends. There is also a single-phase line running south from Hull St to a transformer feeding 1839 Hyline Dr. RESPONSE: Noted – 9’ utility easements are shown on all streets. Comment Number: 2 07/18/2022: 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. RESPONSE: Noted. 18 Comment Number: 3 07/18/2022: 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: Alleys have been removed. All streets now meet standards. Comment Number: 4 07/18/2022: 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. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf RESPONSE: The entire project is now single family detached. Comment Number: 5 07/18/2022: 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/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf RESPONSE: The entire project is now single family detached. Comment Number: 6 07/18/2022: 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: The entire project is now single family detached. Comment Number: 7 07/18/2022: 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: Understood. Thank you. Comment Number: 8 07/18/2022: Developer will be responsible for payment and acquisition of any ditch/canal/stream crossings necessary to accommodate electric facilities to feed the site. RESPONSE: Noted. Comment Number: 9 07/18/2022: Electric Capacity Fee, Building Site charges, and any system 19 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-development-fees RESPONSE: Noted. Comment Number: 10 07/18/2022: “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: Noted. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 07/21/2022: 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. 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. RESPONSE: The entire project is now single family detached. Comment Number: 2 07/21/2022: 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 20 plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. RESPONSE: The entire project is now single family detached. Comment Number: 3 07/21/2022: ACCESS TO BUILDING OPENINGS: An approved access walkway leading from fire apparatus access roads to the main egress door of the building shall be provided on this site. Units with main egress doors facing a greenbelt or other landscape feature shall be provided with an approved sidewalk to the front door that connects to with the alley to provide direct and efficient access to any individual unit. The walkway shall be capable of providing access for emergency personnel and equipment. Please provide details on site plan for the access walkway. RESPONSE: The entire project is now single family detached. Comment Number: 4 07/21/2022: 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. Comment Number: 5 07/21/2022: WATER SUPPLY: Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is required within 400 feet of any residential building as measured along an approved path of vehicle travel. The nearest hydrants are located at the end of Hull St. and the end of Swallow Rd. RESPONSE: Noted. Comment Number: 6 7/22/2022:INFORMATION – CODES AND LOCAL AMENDMENTS: Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). 21 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-p revention/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org RESPONSE: Noted. Comment Number: 7 7/22/2022: PLAN REVIEW SUBMITTAL: When you submit for your building permit though the City of Fort Collins please be 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-permit s/new-building-plan-review-application. RESPONSE: Noted. Department: Park Planning Contact: Kyle Lambrecht, 970-221-6566, klambrecht@fcgov.com Topic: General Comment Number: 1 07/26/2022: 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: Please let us know the new contact. Comment Number: 2 07/26/2022: The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails” addresses compliance with the 2021 Parks and Recreation Master Plan (“Master Plan”). The Master Plan indicates the general location of all parks and regional recreational trails. Parcels adjacent to or including facilities indicated in the Master Plan may be required to provide area for development of these facilities. RESPONSE: Thank you. Comment Number: 3 07/26/2022: The 2013 Paved Recreational Trail Master Plan (“Trail Master Plan”) was adopted by City Council and provides conceptual locations and general trail design guidelines for future regional recreational trails. RESPONSE: Thank you. Comment Number: 4 07/26/2022: The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle Facilities provide additional design guidelines for multiuse recreational trails. RESPONSE: Thank you. 22 Comment Number: 5 07/26/2022: Grade separated crossings of arterial roadways and major collectors are required (LCUASS Chapter 17.3) and provide safe trail connectivity. Additional easement area for underpass/overpass approaches may be required in locations of potential grade separated crossings for the trail. For Additional information on grade separated crossing locations, please reference the City’s Park and Paved Recreational Trail Plan exhibit dated August 2018. RESPONSE: Thank you. Swallow will have traffic to a Minor Collector Level – no underpass is proposed. Comment Number: 6 07/26/2022: Local street at grade intersections with a recreational trail are to be avoided. When necessary, the location of a future recreational trail at-grade crossing must be coordinated with both Park Planning and Development and Traffic Operations. RESPONSE: Thank you. Comment Number: 7 07/26/2022: : Park Planning and Development must approve the trail alignment and design. The developer will be required to develop a centerline profile and cross-sections for the trail as part of the site design during the final plan phase. Final plans should include the ability to meet ADA standards. RESPONSE: Thank you. Comment Number: 8 07/26/2022: The future trail alignment cannot be used to provide internal pedestrian circulation and cannot provide direct access to buildings. Internal access to the recreational trail from the internal bike/pedestrian system should be provided at limited and defined access points. RESPONSE: Noted and provided on plans. Comment Number: 9 07/26/2022: Recreational paved trails do not function as widened sidewalks adjacent or within street rights-of-way. RESPONSE: The trail on this project is shown standalone. Comment Number: 10 07/26/2022: The typical paved recreational regional trail cross-section is constructed as a 10’ wide concrete trail, widened to 12’ in areas of high traffic area or other areas of potential user conflicts. A 4’-6” wide soft (gravel) path is located parallel to the paved surface, separated by 3’-5” of vegetated area; there shall be 3’ wide level shoulders on both sides of the trail, providing 3’ of horizontal clearance from vertical obstructions such as trees, transformers, fences and/or walls. Modifications of the typical cross-section must be approved by Park Planning & Development. RESPONSE: We have shown a 10’ wide trail with a parallel 4.5’ crusher fines path. Comment Number: 11 07/26/2022: The alignment shown for the Pleasant Valley Trail has been 23 conceptually located in master planning documents. To ensure connectivity and to minimize impacts to surrounding parcels, please plan to develop a holistic trail connectivity exhibit that highlights the new trail through the development and how the trail segment will tie into existing and planned improvements outside the parcel boundaries. Please plan to development this exhibit cooperatively with Park Planning and Development (PPD) and Parks staff. In reviewing the site, locating the regional trail adjacent to the Pleasant Valley Canal appears to be a more feasible location. RESPONSE: We are showing the trail along the eastern edge of the project. Comment Number: 12 07/26/2022: Please plan to coordinate with PPD staff to develop a preliminary level design for a grade separation of West Swallow Road. This will be used to determine additional easement needed to accommodate a grade separation. The minimum box size shall be 14’ wide and provide at least 10’ of vertical clearance. The trail design must meet the American Disabilities Act (ADA) standards for cross slopes between 1% and 2% and a maximum centerline profile grade of 5%. If a grade separation is deemed undesirable or unfeasible after reviewing the design, a safe crossing will need to be designed in accordance with all applicable policies. RESPONSE: Acknowledged. We will work through this with PPD staff. Comment Number: 13 07/26/2022: Please plan to coordinate with the PPD staff to determine an appropriate Public Access and Trail easement. Typical trail easement width is 50’. The location of the easement must be approved by PPD and shown on the plat. RESPONSE: The trail has been laid out to the specifications in above comments. With the Silver Plume Channel to the east, the area will feel open. A 50’ easement is not possible – if a variance is required please let us know the process. Comment Number: 14 07/26/2022: A trail easement may not be located within a ditch easement unless the applicant provides written approval for the trail easement within the ditch easement from the ditch company The paved trail surface cannot function as a ditch access road if heavy equipment will use or cross the trail to maintain the ditch. RESPONSE: No encroachment into the City owned land for the channel is proposed. Comment Number: 15 07/26/2022: The trail easement may coexist within a Natural Habitat Buffer Zone if approval is obtained from Environmental Planning. RESPONSE: Acknowledged. We will work through this with PPD staff. Comment Number: 16 07/26/2022: The trail shall be designed so that it is clear and accessible during a 10 year flooding event. Please provide documentation in your drainage report that this can be accomplished. RESPONSE: Noted – the channel is a 100 year channel and there are no changes proposed to the 24 channel. Comment Number: 17 07/26/2022: Grading within the designated trail easement is required to occur during overall site grading. Plans must indicate that the final grade within the easement can provide a trail alignment that meets the American Disabilities Act (ADA) standards for cross slopes between 1 and 2% and a maximum centerline profile grade of 5%. Construction documents should include trail profiles and cross sections to demonstrate the ability to meet ADA standards. RESPONSE: Acknowledged. We will work through this with PPD staff. Grading meets ADA and will be further detailed as the project progresses. Comment Number: 18 07/26/2022: The construction schedule for the regional trail has not yet been determined and typically will not occur until funding becomes available. Partnerships between PPD and the Developer may be an option to construct specific trail improvements concurrent with this phase’s site development. Park Planning & Development would be interested in further discussing a potential partnership to construct the trail with the Developer. Funding partnerships between Park Planning and Development and the Developer will be based on the timing and availability of city funds. If a funding and construction partnership can be established, this will be documented in the Development Agreement. RESPONSE: Acknowledged. We are showing the trail in the plan set but can have further discussions with PPD staff. The trail is shown on the plan – if it is not to be built, the area could simply be graded with the project. Comment Number: 19 07/26/2022: As this is a part of the regional trail system, the City is responsible for the long-term maintenance of the community trail within the development. Maintenance consists of snowplowing of the paved surface, occasional seasonal mowing 2-3’ adjacent to the trail surface, repairing/replacing surface damage of the trail, and all other landscaping maintenance within the easement. Please coordinate with the City’s Parks Department on the landscaping design. Landscaping shall be designed in accordance with all applicable City codes. Spray irrigation, if required, shall be designed and maintained to avoid spray on the trail. RESPONSE: Acknowledged. Department: Environmental Planning Contact: Kirk Longstein, 970-416-4325, klongstein@fcgov.com Topic: General Comment Number: 1 07/20/2022: The development site is not within 500ft of a natural habitat or feature on the Natural Features inventory map. No Ecological Characterization study is required. RESPONSE: We did go ahead and provide an ECS. Comment Number: 2 07/20/2022: Please ensure stormwater facility design is compatible with 25 Section 3.4.1(I)(1) of the Land Use Code. Additionally, please ensure facility design includes habitat value and plan conservation as outlined by the Fort Collins Landscape Design Standards and Guidelines for Stormwater and Detention Facilities - https://www.fcgov.com/utilities//img/site_specific/uploads/fcscm-appendix-b.pdf?1549566343 RESPONSE: Noted – the pond is also going to be used for the park. Comment Number: 3 07/20/2022: If any trees will be removed, please add the following note to the landscape plans: “If tree removal is necessary, please include the following note on the tree mitigation plan and/or 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 TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE WITHIN 5-7 DAYS OF TREE REMOVAL. 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.” RESPONSE: This note has been added to landscape cover sheet. Comment Number: 4 07/20/2022: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. RESPONSE: Thank you. Comment Number: 5 07/20/2022: Constant with municipal code Section 12-132 ensure landscape plans include soil amendment specifications that enhance soil water storage capacity, improve conditions for plant growth and reduce water runoff. RESPONSE: Soil amendment notes can be found in ‘Landscape Notes’ section on landscape cover sheet. Department: Forestry Contact: Carrie Tomlinson, , ctomlinson@fcgov.com Topic: General Comment Number: 1 07/25/2022: PRE-SUBMITTAL - Forestry Tree Inventory: If there are existing trees on site, please schedule an onsite inventory with City Forestry 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. 26 RESPONSE: Onsite inventory with Fred Haberecht has been completed. Existing tree inventory and tree feasibility letter will be included with submittal. Comment Number: 2 07/25/2022: Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). The plans should also include the following City of Fort Collins notes: ·General Landscape Notes ·Tree Protection Notes ·Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php 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: Acknowledged. Thank you. Comment Number: 3 07/25/2022: If applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. RESPONSE: Tree Removal Feasibility Letter is included with this submittal. Comment Number: 4 07/25/2022: Standard LUC standard for Tree Species Diversity states that in 27 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. 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: Acknowledged. Biodiversity ratios will be shown in plant schedule. Comment Number: 5 07/25/2022: 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. Driveway/Tree Separation: At least 8 feet from edges of driveways and alleys. 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: Acknowledged. Comment Number: 6 07/25/2022: Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. RESPONSE: Acknowledged. Comment Number: 7 07/25/2022: Each landscape island should be 8’ in its smallest dimensions to 28 allow for tree root growth (LUC 3.2.1 5©). RESPONSE: Acknowledged. Comment Number: 8 07/25/2022: Please adhere to the updated LUCASS standards and include proper parkway widths. RESPONSE: Parkways are all 8’ wide per new LCUASS standards. Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 07/25/2022: A permit is required for this project and construction shall comply with adopted codes as amended. Current adopted codes are: · 2021 International Residential Code (IRC) with local amendments · Colorado Plumbing Code (currently 2018 IPC) with local amendments · 2020 National Electrical Code (NEC) as amended by the State of Colorado · Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. · Please read the residential permit application submittal checklist for complete requirements. · Snow Live Load: Ground Snow Load 35 PSF. · Frost Depth: 30 inches. · Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 IECC residential chapter INFORMATIONAL ITEMS: · 5ft setback required from property line or provide fire rated walls & openings for non-fire sprinkled houses per chap 3 of the IRC. 3ft setback is required for fire sprinkled houses. · Fire separation of 10ft between dwellings is required. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · For buildings using electric heat, heat pump equipment is required. · A passing building air tightness (blower door) test is required for certificate of occupancy. STOCK PLANS: When the same residential buildings will be built at least three times, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. RESPONSE: Understood. Architectural Plans will meet the Adopted Codes and Local Amendments, Comment Number: 2 07/25/2022: Townhome and duplex construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Residential Code (IRC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 29 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Please read the residential permit application submittal checklist for complete requirements. · Snow Live Load: Ground Snow Load 35 PSF. · Frost Depth: 30 inches. · Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 IECC residential chapter. INFORMATIONAL ITEMS: · For a fire-sprinkled building, 3ft setback required from property line or provide fire rated walls & openings per chap 3 of the IRC. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · For buildings using electric heat, heat pump equipment is required. · Attached single-family townhomes and duplexes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. This fire sprinkler system usually requires a ¾” or 1” water line and meter to meet all P2904 requirements. · New homes must provide electric vehicle ready wiring if garages are attached, see local amendment. · Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. STOCK PLANS: When residential buildings will be built at least three times with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. RESPONSE: Townhomes and Duplexes are no longer offered. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 07/19/2022: 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: Acknowledged. Comment Number: 2 07/19/2022: If submitting a replat is required for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in 30 numeral form may not begin the title/name. Please contact our office with any questions. RESPONSE: The project name is Hull Orchards Subdivision. Comment Number: 3 07/19/2022: Closure reports will be required for all Subdivision Plats & Easements submitted for review. RESPONSE: Closure reort is included.