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HomeMy WebLinkAboutBLOOM FILING FOUR - PDP230003 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com January 25, 2023 City of Fort Collins Ms. Brandy Bethurem Harras 281 North College Avenue P.O. Box 580 Fort Collins, CO 80012 Re: Bloom Filing 4 Multifamily – PDR Response to Comments Dear Ms. Bethurem Harras Thank you for your Bloom Multifamily PDR review comments which we received on September 23, 2022. Our development team has reviewed all the comments and have addressed them in the following pages. Please feel free to contact me directly should you have any other comments, questions and/or special requests for additional information. We look forward to continuing to work with you and your colleagues at the City of Fort Collins. Sincerely, Norris Design Ryan F. McBreen Principal 244 North College Ave, #150 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. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: We will copy you on all correspondence with the City and will ask questions as needed. 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 to 6 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Response: We understand that P&Z will be the decision-making body for this type of project review, and will coordinate with the City for the hearing date. 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: A neighborhood meeting was held on December 14, 2022. The summary of this meeting is included in the project narrative. 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: The development guide will be followed as a roadmap. We appreciate the assistance. 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: Checklist items will be included in each submittal. 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. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Response: Comments responses will be detailed in their language. 7. Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf . File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. 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: The electronic submittal requirements and file naming standards will be followed as indicated. 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 on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcarticles/Drawing-text -appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Response: Plans will be optimized and flattened to reduce file sizes and remove layers. 9. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php . I will provide 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. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. Response: The development review application fees and other fees will be paid as needed. 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: Appropriate payment will be made for the development review. 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. Please check with me, your Development Review Coordinator, regarding review timelines. 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. Response: Submittals will be sent at the indicated time 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 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 your Development Review Coordinator at the appropriate time. Response: Appropriate noticing was completed prior to the neighborhood meeting. 13. 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. Response: Resubmittals for this project will be completed within the time frame indicated above. Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com 1. PRIOR TO A FORMAL SUBMITTAL: Staff is extremely concerned about the monotony of both housing types and streetscape of the proposed development. Reflecting on the City Council approved Metro District and related Public Benefit Agreement, the original concept included a fine grain network of streets, trails, neighborhood parks (pocket parks), and mix of housing types. The description of the project includes phrases like, “innovative land planning”, “signature mixed-use new urbanist community”, and “high quality and Smart Growth practices”, however, it appears that the concept has evolved to only provide a watered down version of what can already be built under the City’s current standards. Prior to a formal submittal, please detail the aforementioned concerns will be address with this application and future submittals. Staff will be requesting a table that provides analysis of how the Metro District and Public Benefit Agreement standards are being met. Response: The Applicant and the Applicant’s team have worked closely with Staff to develop a site plan that is alignment with the Fort Collins Land Use Code, Mulberry & Greenfields PUD Master Plan, and the Public Benefits Agreement (PBA). We believe the plan presented all requirements and objectives. Additionally, included as part of the submittal materials is a narrative describing conformance with the PBA. 2. PRIOR TO A FORMAL SUBMITTAL: Related to the first comment, it is not clear how District 2 will comply with the four required housing types. Both Bloom Filing Three and Four propose identical housing types as defined by the PUD with the only remaining portion of District 2 being an 18acre tract that is awkwardly shaped and separated from the entire development by the railroad, detention ponds and an arterial street. As part of the greater concept for the plan it was envisioned that the PUD would be a mixed-use new urbanist community, however, with Filing Two, Three, and Four, it's clear that housing is being segregated by type and that there is no plan for a fine grain integration of housing types as envisioned by new urbanist principals. Prior to a formal submittal, please detail how new urbanism concepts are being achieved with this project and what is expected for future proposals. Response: Per the Mulberry & Greenfields PUD Master Plan the requirement for the housing types is per District and not per project. Filing Four includes two different housing types, leaving at least two other housing types to be fulfilled in future development areas within the Bloom District 2. 3. It is not clear how large the block size is. Please provide additional detail that the proposal is meeting the 9- acre block size standard. This standard also dovetails with the maximum block length standards which cannot exceed 660 feet. Please shorten block dimensions in compliance with this standard. This comment is related to the first comment and part of the overall concept of providing a fine grain network of streets, trails and neighborhood parks. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Response: The plan presented includes clearly delineated blocks that provide connectivity through the use of private streets that include detached walks and tree lawns. This PDP meets the minimum block length standards and provides connectivity as appropriate with the surrounding development parcels. 4. For this project, at least Forty (40) percent of each block side or fifty (50) percent of the block faces of the total block shall consist of either building frontage, plazas or other functional open space. The intent of this standard is to provide visual interest at the pedestrian scale and to prevent parking areas from dominating the streetscape. Please provide a chart on the site plan that demonstrates how this standard is met. Response: Please see table below, which has also been included within the Site Plan sheets of the PDP. Block Face Total Linear Length (ft) % Meeting Frontage Requirement Greenfields ~1,260’ 98% Donella ~550’ 100% Aria Way ~1,260’ 96% International Boulevard ~550’ 77% South – E/W Drive ~600’ 88% North – E/W Drive ~440’ 82% 5. The multifamily buildings will be required to comply with building variation standards by providing three distinctly different designs. Detailed building elevations will be required in addition to a table that highlights the elements that make each design unique. In addition to the table, please provide a side by side comparison on one sheet of the plan set. Response: Acknowledged and planned for – we currently have 4 distinct residential building types that vary in shape, size and building footprint. We have provided residential building elevations and a variation table that outline and show the differences in architecture throughout. 6. Please ensure that all vehicle use areas meet the required landscape setback. For arterial streets (Greenfields & International) the minimum parking area setback is 15 feet, while it is 10 feet in all other locations. Generally, this should be measured from the back of sidewalk or edge of ROW. Response: All setback standards are met as required. 7. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm . Response: Understood. This application meets all Fort Collins Land Use Code and Mulberry & Greenfields PUD Master Plan standards, as applicable, with the exception of the minimum required parking standards. In regards to parking standards an Alternative Compliance Request has been included as part of the application materials. 8. 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: Understood. As noted, a request for alternative parking standards is being requested as part of this application. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Department: Engineering Development Review Contact: Sophie Buckingham, sbuckingham@fcgov.com 1. Thank you for proposing one access point onto Greenfields Drive. What is the reasoning for the placement of this access point roughly 460 feet north of Donella and 870 feet south of International? Would it be possible to place the access point more like halfway between International and Donella? I don't think this is a deal breaker for Engineering, just an item for further discussion. Response: The access onto Greenfields has been located to line up with the drive aisle to the east. 2. Will the access onto Greenfields be a full-movement intersection? Response: It is anticipated this will be full access based on the full access drive to the east. 3. For the access connecting Greenfields through the site to Aria, will this be a private street? For private streets, Engineering recommends following all LCUASS minimum criteria, although LCUASS requirements will not be enforced. Response: This will be a private drive. 4. For the access points onto Aria, it would be ideal to align both with the accesses into the Pedcor site across Aria. However, if one of these access points cannot be aligned, this will be acceptable as long as the minimum separation is provided per LCUASS Table 7-3. Response: The accesses onto Aria have been modified to line up with the Pedcor accesses. 5. Please look closely at LCUASS Figure 19-6 to determine the required parking setbacks from right-of-way. If Aria Way will function as a collector street, then the required setback is 50 feet from the flowline. For Greenfields Drive, Figure 19-6 indicates that parking or drive aisles should be set back 75 feet from the flowline because the parking lot volume is greater than 100 ADT. Response: Parking setbacks have been met with this site plan. 6. The conceptual site plan mentions two phases for this project. In terms of both public infrastructure and private improvements, what will be constructed with each phase? Response: We are currently proposing two phases of construction. Most of the public improvements will be completed with Phase 1. This will be further defined in future submittals. 7. This filing of Bloom will need to comply with the PUD, the Public Benefits Agreement, and any relevant provisions of the Filing One Development Agreement. Response: Bloom Filing 4 is in compliance with the PUD and the Public Benefits Agreement. Narratives addressing each compliance item are included in this submittal. 8. Please note that the pedestrian spine along the east side of Aria Way, required per the PUD, must be an 18-foot corridor with a sidewalk that varies in width from 6 to 12 feet. Response: This standard has been met and/or exceeded along this area. 9. 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: Understood. The required fees will be paid at the appropriate time of the development process. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 10. 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: Understood. Any and all damaged infrastructure that occurs during construction will be replaced or restored prior to the issuance of the Certificate of Occupancy. 11. 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: All public walks in and around the site are proposed and will be constructed to meet current ADA standards. 12. 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: Understood. All adjacent streets are proposed as part of Bloom, Filing 1. There are no proposed public roadways within the development. 13. INFORMATION: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project (e.g. 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 for dedication by separate document, can be found at: http://www.fcgov.com/engineering/devrev.php Response: Understood. All adjacent streets and rights-of-way are proposed as part of Bloom, Filing 1. There are no proposed public roadways within the development. 14. INFORMATION: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Utility plans have been included as part of this application as required. Typically the DA is part fo the FDP step in the process and the Applicant to committed to working with the City to get this completed at the appropriate step in the process. 15. INFORMATION: A Development Construction Permit (DCP) may need to be obtained prior to starting any work on the site, depending on the extent of public infrastructure proposed with the project. Response: A DCP will be obtained prior to construction, as needed. 16. INFORMATION: All fences, barriers, posts or other encroachments within the public right ofw ay 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 noncompliance. Response: Understood, while not anticipated to be required, if one is an encroachment permit will 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com be obtained for any encroachment into the public right of way prior to installation. 17. 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: Understood. LID improvements are proposed onsite. 18. INFORMATION: Doors are not allowed to open out into the right-of-way. 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: Doorway will not open into ROW and bike parking is not located in ROW, nor is it placed where it will impede. 19. 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: Understood thank you. This will be addressed and rules followed as this project progresses. Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: A Traffic Impact Study (possibly just a memo) will be required with the submittal of this project to ensure the trip generations and traffic impacts are consistent with the Traffic Study for the PUD. Response: A TIS analysis is included in this submittal. 2. We will need further review regarding the access locations for this site. We would like to see any accesses align across Aria if possible to with the access points to other phases of this development. Response: The Applicant has worked with the developer of Bloom Filing Three to align accesses across Aria Way. Department: Erosion Control Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com 1. 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 419 lots, 16.07 acres of disturbance, 4 years from demo through build out of construction and an additional 3.00 years till full 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $15,015.13 . 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: Understood. The required fees will be paid at the appropriate time in the development review process. 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: Design and reports have been submitted to meet the City’s erosion control criteria. 3. 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. This project is part of a larger common development. 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: Understood. A State permit will be pulled by the contractor prior to initiation of development activities. 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 Boxelder/Cooper Slough 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: This site is part of the Bloom master drainage plan and has been designed to meet that criteria, as well as the criteria in the Boxelder/Cooper Slough Master Plan. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 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: Design and reports have been submitted to meet the City’s erosion control criteria. 3. STORMWATER OUTFALL (SITE SPECIFIC COMMENT): The stormwater outfall for this site is per the Bloom Filing 1 Drainage Report and needs to be constructed and certified before this site is issued a DCP. Response: We are working with Galloway to update Filing 1 plans to correspond with the proposed improvements in this development. It is understood that Filing 1 infrastructure must be constructed prior to construction of Filing 4 improvements. 4. 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: The detention pond landscape guidelines have been met with the proposed onsite detention pond. 5. 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: a. 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. b. 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-guidelines-regulations/s tormwater-criteria Response: LID is proposed to treat greater than 75% of the site via an onsite chamber system, with the remainder of the site being treated in the onsite detention pond. 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: This calculation is shown in the drainage report. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 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: We will present this information once the drainage design, and the modifications to the Filing 1 plan, has been completed. 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-impact-development Response: Understood. This has been presented in the report and will be included in the DA. 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-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. Response: Understood. The required fees will be paid at the appropriate time. 10. OFFSITE STORMWATER FLOWS The development will need to accept and pass any existing offsite flows. Response: Understood. The offsite flows as defined in the Filing 1 report are accounted for in this design. Department: Water-Wastewater Engineering Contact: Stephen Agenbroad, , 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: Plans have been developed to meet the requirements of ELCO and Boxelder Sanitation. 2. 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. These standards will be followed for landscape and irrigation. A hydrozone plan is included with our submittal. Irrigation design will be provided at FDP. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Department: Electric Engineering Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com 1. Light and Power will extend primary electric facilities from the Bloom filings to the south and west to feed Bloom-Filing Four. Response: Understood. We will work with L&P to determine routing and pad locations for the next submittal. 2. Light and Power facilities must have a ten foot clearance from all water, wastewater, and storm sewer facilities. We also require a three-foot clearance away from all other utilities with the exception of communication lines. Response: Understood. We will work with L&P to determine routing and pad locations for the next submittal. 3. All utility easements and required permits (crossing agreements, flood plain, etc.) needed for the development will need to be obtained and paid for by the developer. Response: Understood. We will work with L&P to determine routing and pad locations for the next submittal. 4. Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees Response: Understood. This will be completed during this the FDP portion of the development process as more detail is finalized. 5. Any existing electric infrastructure that needs to be relocated as part of this project will be at the expense of the developer. Please coordinate relocations with Light and Power Engineering. Response: Understood. We will work with L&P to determine routing and pad locations for the next submittal. 6. Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. Response: Understood. We will work with L&P to determine routing and pad locations for the next submittal. 7. Meter location(s) will need to be coordinated with Light and Power. Please show proposed meter location on the utility plan. 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_18November201 6_Amendment.pdf Response: Understood. We will work with L&P to determine routing and pad locations for the next submittal. 8. During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Response: Understood. We will work with L&P to determine routing and pad locations for the next submittal. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 9. Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft 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: Understood. We will work with L&P to determine routing and pad locations for the next submittal. 10. Streetlights will be placed along public streets. 40 ft separation on both sides of the light is required between canopy trees and streetlights. 15 ft separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement with Light & Power. Please reach out to me before the first round of the Final Development Plan so I can provide a streetlight layout. The City of Fort Collins street lighting requirements can be found at: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf Response: All adjacent public streets are proposed as part of Bloom, Filing 1. No onsite public streets are proposed as part of this development. 11. 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. A C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations Response: Understood. This will be completed during this the FDP portion of the development process as more detail is finalized. 12. Multi family buildings and duplexes are treated as customer owned services; therefore a C-1 form and one line diagram must be filled out and submitted to Light & Power Engineering for each building. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. A C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations Response: Understood. This will be completed during this the FDP portion of the development process as more detail is finalized. 13. This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Residential units will need to be individually metered. For all attached units, please gang the electric meters on one side of the building, opposite of the gas meters. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided here: https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November201 6_Amendment.pdf Response: Understood. We will work with L&P to determine routing and pad locations for the next submittal. 14. All units other than single family detached at 200 amps or less are considered customer owned service; therefore, the applicant is responsible for installing the secondary service from the transformer to the meter(s) and will be owned and maintained by the individual unit owner or building owner. Response: Understood. We will work with L&P to determine routing and pad locations for the next submittal. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 15. 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: Understand. Thank you for this information. 16. For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go renewable Response: Thank you for this information. We will reach out as needed. 17. Please contact Tyler Siegmund with electric project engineering if you have any questions at (970) 416-2772. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437 Reference our policies, development charge processes, and use our fee estimator at: http://www.fcgov.com/utilities/business/builders-and-developers . Response: Thank you. We will be in contact as needed. Department: Fire Authority 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: Fire access is appropriately planned for with this project – please see site plan for fire department access. 2. 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 entire long side of the building, located within a minimum of 15 feet and a maximum of 30 feet from the building. 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 have a minimum width of 30 ft. Parapet heights greater than 4' in height do not support ladder truck operations. Response: Fire access is appropriately planned for with this project. We have provided aerial fire apparatus from the backs (site interior sides) of all buildings. 3. BUILDINGS FOUR OR MORE STORIES IN HEIGHT a. ROOF ACCESS: New buildings four or more stories above grade plane, except those with a roof slope greater than four units vertical in 12 units horizontal (33.3 percent slope), shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1011.12. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. Where roofs are used for roof gardens or for other purposes, stairways shall be provided as required for such occupancy classification (IFC 504.3). b. FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 of the 2021 International Fire Code. Approved standpipe systems 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system shall be capable of supplying a minimum of 100 psi to the top habitable floor. An approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection (IFC Sections 905 and 913). c. HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant capable of providing Fire Flow according to IFC B105.2, located within 100 feet of the fire department connections. Response: Roof access and standpipe systems have been incorporated into the design of this project as needed. These will be detailed in the building department / fire department submittals. 4. 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 feet 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 fire access roads used for aerial access shall be 30 feet in width - 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: Understood. Fire lanes meet these standards. 5. 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: Walkways are designed to accommodate emergency access. 6. 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 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 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: Address numbers will be in Arabic numbers or alphabetical letters, as indicated above. 7. 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). AUTOMATIC FIRE SPRINKLER SYSTEM - Group A-3 Occupancy IFC 903.2.1.3: An automatic sprinkler system shall be provided for Group A-3 occupancies where one of the following conditions exists: - The fire area exceeds 5,000 square feet; - The fire area has an occupant load of 300 or more; or - The fire area is located on a floor other than the level of exit discharge serving such occupancies. Response: Understood. Thank you for this information. We will be sure to meet these standards as the design progresses. 8. FIRE DEPARTMENT HOSE CONNECTION - IFC 912.2: 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. An underground fire line permit is required by the Poudre Fire Authority. As per Colorado state law (8 CRR 1507-11), individuals or companies installing underground supply lines from public water supplies to fire sprinkler system risers, standpipes, and other fire protection systems must be registered with the State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit applications should include a current business name and registration number. As per DFPC records, currently registered individuals and companies can be found here: https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Registrations.pdf Additional information regarding requirements of Colorado state law can be found here: https://dfpc.colorado.gov/fire-suppression-system-contractors Response: Understood. Thank you for this information. We will be sure to meet these standards as the design progresses. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 9. 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: Understood. Thank you for this information. We will be sure to meet these standards as the design progresses. 10. 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: i. Exterior Master ii. Riser room iii. Fire panel iv. 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. v. Single story buildings must have 1 of each key vi. 2-3 story buildings must have 2 of each key vii. 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: Understood. Thank you for this information. We will be sure to meet these standards as the design progresses. 11. WATER SUPPLY: Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing Fire Flow according to IFC B105.2 is required within 300 feet of any commercial/multifamily buildings as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. An exception to this rule pertains to buildings equipped with a standpipe system which require a hydrant within 100 feet of any Fire Department Connection (FDC). Response: Fire hydrant spacing has been proposed to meet these standards. 12. 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: Understood. Thank you for this information. We will be sure to meet these standards as the design progresses. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 13. SECURITY GATES - IFC 503.6: The installation of security gates across a fire apparatus access road shall be approved by the fire chief. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. - IFC D103.6: Gates securing fire apparatus access roads shall comply with all of the following criteria: • The minimum gate width for vehicle access shall be 20 feet. • Gates shall be of the swinging or sliding type. • Construction of gates shall be of materials that allow manual operation by one person. • Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective. • Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. Gates must have a Knox Gate Key Switch that fits the Knox Key system for Poudre Fire Authority. • Gate design and locking device specifications shall be submitted for approval by the fire code official prior to installation. • Electric gate operators, where provided, shall be listed in accordance with UL 325 and have a means of emergency, manual operation during power loss. • Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200. Response: Understood. Thank you for this information. We will be sure to meet these standards as the design progresses. 14. 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-permits/new-building-plan-review- application . Response: Poudre Fire Authority will be notified via separate submittal at the time of building permit submittal. 15. 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- adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org Response: The 2021 IFC has been incorporated into the design of this project. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com 1. Please indicate how Filing 4 will meet the requirements of the Bloom Pollinator Master Plan from Filing 1, which is applicable to all phases/filings. Response: Sheet LP001 includes initial notes and schedule for the pollinator concept. Pollinator plantings are currently indicated on the LP sheets with a separate hatch pattern. We will provide a detailed overall pollinator plan showing compliance locations with the overall Bloom Pollinator Master Plan beginning with our FDP submittal. 2. 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: Acknowledged. The project intent is to include and incorporate these best practices on the project. We will be refining areas of bluegrass lawns as we get into final design to be mostly confined to useable programmed spaces only. 3. Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. Response: Our turf species is included on the landscape schedule, as are our mixes for native seed. Department: Forestry Contact: Carrie Tomlinson, , ctomlinson@fcgov.com 1. PRE-SUBMITTAL - Forestry Tree Inventory: If there are existing trees on site, please schedule an onsite inventory with City Forestry (ctomlinson@fcgov.com) to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. Response: There are no existing trees on this property. 2. 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: 1. General Landscape Notes 2. Tree Protection Notes 3. 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 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 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: This information is included on the Landscape plans. 3. 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: There are no existing trees on this property. 4. 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. 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. Tree diversity is being achieved on the site. 5. 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: 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 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. Tree separation is being provided per requirements for known constraints. Final site triangles and lighting are not yet available. Trees will be adjusted and some may need removed in order to meet requirements as the project gets into final design. 6. Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. Response: Acknowledged. Plans meet this requirement. 7. Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. Response: Acknowledged. Spacing meets this requirement. Final site triangles and lighting are not yet available. Trees will be adjusted and some may need removed to meet these requirements. 8. Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). Response: Acknowledged. Islands meet this requirement. 9. Please adhere to the updated LUCASS standards and include proper parkway widths. Response: Acknowledged. Project meets these requirements. 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: i. 2021 International Building Code (IBC) with local amendments ii. 2021 International Existing Building Code (IEBC) with local amendments iii. 2021 International Energy Conservation Code (IECC) with local amendments iv. 2021 International Mechanical Code (IMC) with local amendments v. 2021 International Fuel Gas Code (IFGC) with local amendments vi. 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code (currently on the 2018 IPC) vii. 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: • Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com • 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-family 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 3R, see local IFC 903 amendments. · 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. · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. STOCK PLANS: When the exact same residential building will be built more then once with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php BUILDING PERMIT PRE-SUBMITTAL MEETING: Please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email your Coordinator to schedule a pre-submittal meeting. Response: A building permit pre-submittal meeting will be held with Building Services at the appropriate time. 2. Townhome and duplex construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Residential Code (IRC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Please read the residential permit application submittal checklist for complete requirements. · Snow Live Load: Ground Snow Load 35 PSF. · Frost Depth: 30 inches. · Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 IECC residential chapter. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 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. · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. 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: Townhome and duplex construction will comply with adopted codes as amended. 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: Understood. Survey has been completed to meet this requirement. 2. When submitting a Subdivision Plat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. Response: Understood. Plat has been named accordingly. 3. If aliquot corners are shown on the Subdivision Plat, current acceptable Monument Records will be required. Response: Understood. Please see plat. 4. Closure reports will be required for all Subdivision Plats & Easements submitted for review. Response: Understood. Please see plat.