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HomeMy WebLinkAboutJEROME STREET STATION - FDP230006 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 16 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 December 29, 2022 Russell Baker Black Timber Land Company 417 Jefferson Street Fort Collins, CO 80524 RE: Jerome Street Station – Comment Letter for FDP Submittal Responses Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Jerome Street Station. If you have questions about any comments, you may contact the individual commenter or direct your questions throug h your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comment Responses: Ripley Design Northern Engineering Black Timber Group Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com Topic: General Comment Number: 1 INFORMATION: I will be your primary point of contact throughout the development review and permitting processes. 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. To best serve you, please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Ripley Design: Will do, thanks, Todd! Page 2 of 16 Comment Number: 2 INFORMATION: 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 level adjustments. Currently, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Lengths of subsequent rounds of review will be considered after each round of review. Also, Completeness Checks will be performed on all initial and Round 2 submittals during this time. Please reach out with any questions or concerns. Ripley Design: Acknowledged. Comment Number: 3 INFORMATION: As part of your submittal, you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoiding responses like noted or acknowledged. Ripley Design: Acknowledged. Comment Number: 4 INFORMATION: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd1.pdf Ripley Design: Acknowledged. Comment Number: 5 INFORMATION: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to resubmit your plans, please notify me advanced notice as possible. Ripley Design: Noted, thank you. Page 3 of 16 Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 11 10/04/2022: QUESTION: Any progress on agreement to re-pave the connection to College, get a walkway through there, and get a projection of valuation to possibly consider URA TIF participation? Ripley Design: Thanks, Todd. Department: Engineering Development Review Contact: Tim Dinger, , tdinger@fcgov.com Topic: General Comment Number: 24 09/21/2022: FOR FINAL - UPDATED: In the first round of final design, you will be required to submit an official variance request for the modified commercial local street section for Pascal Street. Northern Engineering: Acknowledged, variance request is included in the FDP 01 submitta l. 08/08/2022: FOR HEARING: The connection to N. College Ave is required due to the North College Ave Access Management Plan. Per that plan, the connection is made with a commercial local. Therefore, in your variance request, you need to include all items for the proposed Pascal Street extension that don't match the LCUASS standards for a Commercial Local roadway. Additionally, an alley receives significantly less maintenance from the City of Fort Collins Streets Department, and City Light and Power is not required to provide lighting to an alley (whether it is public or private), whereas they are required for a public local street. Please let me know if you need more information on the public road classification for Pascal Street. Department: Traffic Operation Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com Topic: General Comment Number: 5 05/10/2022: FINAL PLAN Pedestrian ramps should be the directional style. Some of the proposed ones on your site are not. Northern Engineering: We have directional ramps throughout. The intersection of Pascal and our private drive is tricky, and n ow has a hybrid directional ramp since we don’t have a full curb return to work with. Comment Number: 6 05/10/2022: FINAL PLAN Please extend the north sidewalk along the Pascal extension as far as possible Page 4 of 16 to the west. If you could work with any applicable adjacent property owners to get it extended all the way to your west property line, that would be ideal. Ripley Design: We are in the process of working on the finer details of how the connection will b e made to College Avenue. We will update once we have clear direction and agreement from adjacent property owner. Black Timber Group: Acknowledged. Department: Stormwater Engineering - Floodplain Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com Topic: Floodplain Comment Number: 5 10/04/2022: FOR HEARING - UPDATED: City floodplain staff provided comments to ACE on 09.02.2022. 08/09/2022: FOR HEARING - UPDATED: Received latest model from Anderson Consulting Engineers. City Staff will provide comments separately once review is complete. 05/13/2022: FOR HEARING - UPDATED: Still waiting for latest model from Anderson. Comments will be provided separately. 06/22/2021: FOR HEARING: Currently the floodplain memo indicates that there is a 0.01 ft. rise based on the proposed grading, which requires a CLOMR. Prior to hearing, City Staff must be confident that design can work without impacting adjacent property owners and that no-rise conditions are met. If the grading is adjusted to mitigate this rise, a norise with model must be submitted to the City- ahead of pursuing a LOMR. Comment Number: 37 08/11/2022: FOR INFORMATION ONLY: The applicant acknowledges that this Site Development Plan does not comply with the current regulatory floodplain. Permits cannot be issued for residential structures in the regulatory floodplain until a LOMR is approved through FEMA. Applicant continuing planning process at their own risk. Northern Engineering: Understood. Black Timber Group: Acknowledged. Department: Stormwater Engineering Contact: Matt Simpson, (970) 416-2754, masimpson@fcgov.com Topic: General Comment Number: 31 10/04/2022: FOR FINAL PLAN REVIEW: A discussion is needed before hearing to verify these flows can be captured and treated. Northern Engineering: We understand that this comment was resolved prior to hearing. Please let us know if any additional fol low up is needed. 08/10/2022: FOR FINAL PLAN REVIEW: Additional design and clarification is needed. Also, the rain garden will need to treat all drainage that is being direct to it. This includes Jerome Street. 05/09/2022: FOR HEARING: Please review and explain how street flows in Jerome Street will be intercepted and routed into the rain garden and detention pond DP2. How will site flows Page 5 of 16 that surface discharge directly to Jerome St get intercepted and routed into the rain garden and detention pond? The Jerome Street storm drain inlet appears to be “on-grade” and not “sumped” – as such it will not be able to intercept 100% of the flows. Please review and explain or revise the design. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 34 10/04/2022: FOR HEARING-REPEAT COMMENT: 08/10/2022: FOR HEARING: The north and east slope of the southern detention pond has 2:1 side slopes. This is too steep and needs to be 4:1 maximum. Please revise. Northern Engineering: We understand that this comment was resolved prior to hearing. Please let us know if any additional fol low up is needed. Comment Number: 35 10/04/2022: FOR FINAL PLAN REVIEW: Verification is needed that the roof drains will drain as per the Drainage Plan. These will also need to convey the 100-yr flows to meet the Drainage Plan requirements. Northern Engineering: We understand that this is needed. Will a roof plan with the next FDP submittal work? This could likely be provided ahead of your review of the plans as well. 08/10/2022: FOR HEARING: The Drainage Basin Exhibit in regard to the sub-basin delineation for the building roofs does not match the redline responses. Responses stated that half of the roof would be going east and the other west on a few buildings along Jerome Street, but the linework does not match. Please revise. Department: Water-Wastewater Engineering Contact: Matt Simpson, (970) 416-2754, masimpson@fcgov.com Topic: General Comment Number: 21 08/12/2022: FOR FINAL PLAN - REMINDER: 05/09/2022: FOR FINAL PLAN: The private combination water services will need to be sized for FDP round 1 Northern Engineering: We are currently calling for a 1.5” manifold line, with 1” services off that for each unit. It is planned to have the fire suppression system feed off the 1” domestic line. Comment Number: 22 08/12/2022: FOR FINAL PLAN - REMINDER: 05/09/2022: FOR FINAL PLAN: The initial FDP submittal will need to include separate irrigation service(s) for the site. Separate irrigation service is required due to recent changes to Fort Collins Utilities Water Supply Requirements (WSR) and Plant Investment Fees (PIF). Please ensure the project submittal includes: - Preliminary Irrigation Plan (PIP) – plan requirements can be found at www.fcgov.com/WCS. Please contact Irrigation Development Review (irrigation@fcgov.com) with questions regarding the required PIP. - Water budget (annual usage) and peak flow (gallons per minute) for each irrigation service. Note: this information should be included on the PIP. Page 6 of 16 - Landscape Plan including hydrozone table updated with 2022 values – 3, 8, 14, and 18 gallons/square foot/year for very low, low, medium, and high zones, respectively. - Water Need Form – form is available at: www.fcgov.com/WFF Please contact Utility Fee and Rate Specialists (UtilityFees@fcgov.com or 970-416-4252) with questions regarding the Water Need Form. - Irrigation service(s), including curb stop and meter location, shown on the Utility and Site Plans. Irrigation service location(s) must match information on the PIP. On Oct. 5, 2021 Council adopted changes to Fort Collins Utilities Water Supply Requirements and Plant Investment Fees. In general developments t hat use more water may pay more and developments that use less water may pay less. These changes were implemented 1/1/2022; more information can be found at: www.fcgov.com/wsr-update Ripley Design: A preliminary plan is submitted with this first round FDP. Comment Number: 23 08/12/2022: FOR FINAL PLAN - REMINDER: This can be designed at Final Plan as long as all City criteria is being adhered to. 05/09/2022: FOR HEARING: The developer for the adjacent site to the south wants to relocate a sewer main onto this site. This will have Utility Plan and Landscape Plan impacts. Please coordinate with them. Ripley Design: Acknowledged. Northern Engineering: The Utility Plans show the proposed sewer. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 25 10/04/2022: FOR FINAL PLAN REVIEW: Overall, the water and sewer utility layout is ready for hearing. There will most likely be some comments and utility revisions during final plan review. Northern Engineering: We have refined our design slightly with you prior to hearing, and have made minor tweaks as part of the final design. We look forward to hearing any additional comments you have. One thing the applicant would love to talk about is if t here is a situation that would allow for a single manifold to run down the alley to serve un its on both sides of the drive. This would make it so the manifold doesn’t have to run under the curb and would allow for better spacing from the buildings. Is there a maximum number of units that can feed from the manifold? I recall 4 being a rough limit, but that there is some flexibility for individual circumstances. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 3 06/22/2021: INFORMATION: Light and Power will need to trench new electric facilities along the west side of Jerome St in the parkway area. It appears that the (2) concrete drive approach's for the site have been installed. Additional concrete will likely need to be removed for electric facilities installation. Northern Engineering; Understood. Page 7 of 16 Black Timber Group: Acknowledged. Can we schedule a coordination meeting between our construction team and L & P to review plans? Comment Number: 4 06/22/2021: SITE SPECIFIC: It appears that the proposed transformer for building D does not separation requirements from a meter pit. The proposed transformer for building C in on the proposed gas main. Northern Engineering: I think we have this updated based on your redlines, but let us know if something more is needed, as we aren’t sure where Building B is located. Comment Number: 5 06/22/2021: SITE SPECIFIC: All new primary electric facilities will need to be located within utility easements. It appears that the easement along the building B frontage will need to be Northern Engineering: I think we have this updated based on your redlines, but let us know i f something more is needed, as we aren’t sure where Building B is located. Comment Number: 6 06/22/2021: INFORMATION: Electric meter locations and customer owned electric service locations will need to be coordinated with Light and Power Engineering. Please show proposed meter and private electric service locations on the utility plans. Each residential unit will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. All residential units larger than a duplex and/or 200 amps is considered a customer owned service, therefore, the owner is responsible to provide and maintain the electrical service from the transformer to the meters Black Timber Group: Acknowledged and shown on plans. Comment Number: 7 06/22/2021: INFORMATION: 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. Black Timber Group: At this time, we are not anticipating the need to acquire any easements or crossing agreements. Floodpla in permits will be acquired as required. Comment Number: 8 06/24/2021: INFORMATION: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me 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 Black Timber Group: Acknowledged Comment Number: 9 06/22/2021: INFORMATION: For additional information on our renewal energy programs please visit the Page 8 of 16 website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go renewable Black Timber Group: Thank you Comment Number: 10 06/24/2021: INFORMATION: Please contact Tyler Siegmund with Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development charge processes, electric service standards, and use our fee estimator at http://www.fcgov.com/utilities/business/buildersanddevelopers Page 9 of 16 Black Timber Group: We will reach out to Tyler for coordination. Comment Number: 11 06/22/2021: INFORMATION: The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact Brad Ward with Fort Collins Connexion at 970 -224-6003 or bward@fcgov.com for commercial grade account support, RFPs and bulk agreements. Black Timber Group: We will reach out to Brad for more information on bulk agreements. Comment Number: 12 08/09/2022: SITE SPECIFIC: Please move the proposed transformer that feeds building 9, 10, 11 to the west to get out of the sewer line easement. It appears the grade drops off from the back of proposed sidewalk. Please provide a flat area behind the sidewalk to install the transformer. See redlines. Northern Engineering: We currently show the transformer for those buildings well to the west, with a joint trench for the secondary lines. This matches your redlines, but still feels a bit awkward. We look forward to looking at it more closely with you to s ee if there is a better solution. Comment Number: 13 08/09/2022: SITE SPECIFIC: All electric service lines from the transformers to the buildings are considered private and are to be installed and maintained by the developer. Please label all electric services as private. If any private services are to be located in public ROW please work with the Engineering Dept. for approval to install within the ROW. Black Timber Group: Understood. Comment Number: 14 08/10/2022: SITE SPECIFIC: With Pascal now being a public road, Light and Power will provide streetlights per LCUASS minimum streetlight spacing requirements. Please add streetlights per redlines. Adjust trees/landscape as needed. 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 Ripley Design: Streetlights are shown on the plans. Thank you for sending along the proposed locations. Comment Number: 15 10/04/2022: FOR APPROVAL: Per the fire truck turning exhibit, the proposed transformer that feeds buildings 2 and 3 will need to move. See revised locations on LP markups. Northern Engineering: Acknowledged. Thank you. Comment Number: 16 10/04/2022: FOR APPROVAL: Page 10 of 16 Are power requirements known for the buildings? Please submit preliminary C-1 forms for each building to understand power requirements. C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations Black Timber Group: C1 and Photometric Plans are included with this submittal Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 10 10/03/2022: (UPDATED) FOR HEARING: A draft prairie dog mitigation and removal plan is required for Hearing. The plan needs to calculate the area of the active colony on site, an analysis of viable removal options (including passive relocation, active relocation, trap and donate, and euthanization), proof of communication with various entities regarding relocating and trap and donate options, anticipated timeline of removal activities, burrowing owl survey methods, and methods to prevent recolonization of the site. Note that Rocky Mountain Raptor Program (https://www.rmrp.org/, 970-484-7756) accepts prairie dog donations year-round. A copy of RMRP’s donation standards will be supplied to the DRC for you to pass on to the prairie dog consultant. Note that the payment-in-lieu fee is set by the Natural Areas Department (NAD) and is currently $1,637/acre for non-CO/PERC methods and $1,337/acre for CO/PERC methods. Final per acre rate will be verified with NAD at time of DCP issuance. There is unique opportunity for prairie dog relocation - a prairie dog colony is being established by a cooperation with the US Fish and Wildlife Service, CPW, CDOT, and Pueblo County. Please coordinate with myself prior to submitting the mitigation plan. Black Timber Group: We continue to work on options here and will evaluate the best plan as we get closer to development. We hope to utilize wither the F & W colony or RMRP donation. Comment Number: 11 10/03/2022: (REPEAT) FOR DCP: Prior to issuance of the Development Construction Permit (DCP), and prior to prairie dog removal, please submit the results of a burrowing owl survey completed by a professional, qualified wildlife biologist, and in accordance with the Division of Parks and Wildlife standards if removal is between March 15 and October 31. Note the timing requirements of these surveys are between March 15 and October 31, as no burrowing owls are Black Timber Group: This will be performed at the appropriate time. Comment Number: 12 10/03/2022: (REPEAT) FOR DCP: Prior to issuance of the Development Construction Permit (DCP), please submit a letter explaining how and when prairie dog removal occurred at the site and in accordance with the Division of Parks and Wildlife standards. Also, field surveys demonstrating proof of efficacy of treatment will be required. Black Timber Group: Acknowledged Page 11 of 16 Comment Number: 13 10/03/2022: (REPEAT) FOR FINAL APPROVAL: A restoration plan will be required that encompasses weed management, appropriate soil handling during disturbance, and revegetation in the NHBZ. Iterations of this plan can be submitted to Environmental Planning at any time to ensure that the quality of the restoration matches the same kind of standard as Passivhaus design does for the built environment. Black Timber Group: Acknowledged Comment Number: 14 10/03/2022: (REPEAT) FOR DEVELOPMENT AGREEMENT AND DCP: Language regarding the protection and enhancement of the Natural Habitat Buffer Zone will be included in the Development Agreement for this project. A security will need to be provided prior to the issuance of a Development Construction Permit that accounts for the installation and establishment of the Natural Habitat Buffer Zone. Prior to the FDP approval please provide an estimate of the landscaping costs for the Natural Habitat Buffer Zone, including materials, labor, monitoring, weed mitigation and irrigation. We will then use the approved estimate to collect a security (bond or escrow) at 125% of the total amount prior to the issuance of a Development Construction Permit. Black Timber Group: Acknowledged Comment Number: 19 10/03/2022: (REPEAT) FOR FINAL APPROVAL: Additional measures will be needed to naturalize stormwater features co-located within the NHBZ. Specifics to be addressed are additional seed mixes prescribed according to expected soil moisture (hydrosere approach), diverse native rain garden plantings, possibly additional sinuosity in drainage swales, and taking a close look at the anticipated concrete weir design and scour-stop slope protection design and materials, and finally, ensuring that long term maintenance jives with the design measures implemented. Ripley Design: A raingarden specific seed mix is proposed for the designated areas. In addition, grading has been updated and softened with landscape boulders dispersed throughout to help naturalize the appearance of the detention facilities. Northern Engineering: We look forward to hearing your thoughts after reviewing the Round 1 Final plans. Comment Number: 20 08/09/2022: FOR HEARING: Additional coordination with Forestry is needed to ensure protection of the Critical Root Zone of the large, northernmost, centrally located cottonwood trees near the stormwater facilities. Ripley Design: Neither of the trees are scheduled to be removed. The grading is adjusted to minimize impacts around the root zones, and a tree protection detail is provided that provides delineation for the tree protection fencing. Department: Forestry Contact: Christine Holtz, , choltz@fcgov.com Topic: General Comment Number: 15 08/10/2022: FOR HEARING With the reconfiguration of the floodplain and the changing grade in this area, how is the group of trees labeled 75 – 77 being preserved? How close to the Page 12 of 16 trees will the grading begin? What is the plan to preserve the roots of these trees? Ripley Design: Trees 76 and 77 are to be removed as they are either dead or dying. The remaining trees will be preserved. Grading impacts have been minimized in that area and a tree protection fencing detail Is provided. Comment Number: 16 08/10/2022: FOR FINAL There are three dead standing trees to the west of the trees labeled 75 – 77. Please remove these trees as part of the development process. Ripley Design: See response above. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 2 10/03/2022: UNRESOVLVED FOR HEARING Vehicle overhang still exists and appear to impact hydrant and transformer located on the island. I would suggest either converting these islands to fire lane with no utilities or adding emergency only lane extending from the hammerhead to Jerome Street. Northern Engineering: We believe this was resolved prior to hearing, but please let us know if there are still issues. Ripley Design: Design was updated prior to hearing. Plan now shows small concrete aprons are the islands to mitigate any impa cts due to the vehicle overhang. 8/8/2022: UPDATED FOR HEARING The vehicle overhang at the hammerhead appears to be both body and rear wheels. This overhang is into the landscaping of the parking lot island. The island will need to be part of the fire lane and meet fire lane requirements if apparatus must drive over the island. 5/4/2022: UPDATED FOR HEARING The turning exhibit has overhang in the new hammerhead turnaround area in front of Building 1. The access to Jerome will need to be included on turning exhibit and will need more information on these access lanes. It appears to be partial turf grass which is not permitted as fire lane. 06/22/2021: FOR HEARING The turning exhibit indicates some overlap in the carport areas. It appears that the fire apparatus will hit the carport support columns in the northern turnaround. This area may need to meet similar dimensions of a cul-de-sac. Comment Number: 5 06/22/2021: FOR FINAL PLAN -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. Northern Engineering: Fire Lane Signage is shown on PV1 of the Utility Plans. Comment Number: 7 6/23/2021: FOR FINAL Page 13 of 16 ADDRESS POSTING - M-F - LOCAL AMENDMENT -Address shall be clearly visible on approach from any street, drive or fire lane that accesses the site. Buildings, either individually or part of a multi-building complex, that have fire lanes on sides other than the addressed street side, shall have address numbers on the side of the building fronting the roadway from which it is addressed. Buildings that are addressed on one street, but are accessible from other drives or roads, shall have the address numbers AND STREET NAME on each side that is accessible from another drive or road. Northern Engineering: Understood. Comment Number: 8 09/30/2022: UPDATED FOR FINAL The hydrant located in the parking lot island north of building 2 is located near the body overhang in the turning exhibit. The hydrant will need to be relocated to a different area that is not subject to vehicle impact. It is suggested to move the hydrant to Jerome Street. The hydrant located at the entrance between building 4 and 6 will need to be moved to the street as well. Northern Engineering: Both hydrants were shifted as part of our discussions before hearing. Please let us know if they need additional movement. 05/05/2022: FOR FINAL HYDRANT LOCATION The hydrant located on the dead end portions of the alleys/streets between buildings 1/2 and buildings 4/8 should be relocated to the corner of the intersection. The dead end location is not considered an accessible location Comment Number: 10 09/30/2022: FOR HEARING The original comment #4 was resolved because the building elevations were changed to 2 story with stair tower to roof. These elevations were accepted with no aerial access requirements. The elevations have now changed back to a 3 story product and over 30 feet in height when measured from grade to eave. Aerial access is required for these buildings and the site shall require some major changes in order to achieve this access. Aerial access should 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. Department: Internal Services Contact: Lauren Wade, 970-302-5962, lwade@fcgov.com Topic: GIS Comment Number: 1 04/25/2022: GIS recommends continuing Pascal St through the private alley since there is an opportunity for the road to connect to College Ave in the future. Ripley Design: Leftover comment. Comment Address during PDP and now Page 14 of 16 Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 06/21/2021: It not clear from the site plan/plat if this is to be property line townhomes or multi-family buildings. Please clarify. Northern Engineering: These will be fee simple lot townhomes (each unit individually owned). Comment Number: 2 INFORMATIONAL ITEMS: · 10% of all parking spaces must be EV ready (conduit in place) · 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. · City of Fort Collins amendments to the 2018 IBC require a full NFPA-13 sprinkler system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where the building is divided by a 2 hour fire barrier with no more than 6 dwelling units on each side). · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. · A City licensed commercial general contractor is required to construct any new multi-family structure. 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/resrequirements.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. Please work with your Development Review Coordinator to schedule a presubmittal- meeting. Black Timber Group: We will be scheduling a meeting with the Building Department. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 10/03/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Page 15 of 16 08/04/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 05/05/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 06/21/2021: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Northern Engineering: Hopefully we have the Benchmark statement correct! Ripley Design: Acknowledged. Topic: Plat Comment Number: 1 10/03/2022: FOR APPROVAL-UPDATED: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com 08/04/2022: FOR APPROVAL-UPDATED: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com 05/05/2022: FOR APPROVAL: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com 06/21/2021: FOR APPROVAL: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. Northern Engineering: We have been addressing the redlines as they come, and look forward to resol ving any additional comments you have on the final plat. Department: Outside Agencies Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com Topic: General Comment Number: 1 Lake Canal Melissa Buick, melissahbuick@gmail.com The general comments from Lake Canal are that our easement which is Page 16 of 16 prescriptive in nature, is 50 feet on each side of the ditch measured from the centerline of the ditch or otherwise, 100 feet in total and may not be obstructe d, crossed or encroached upon without first entering into a legal agreement to do so. Access to the ditch may not be obstructed in any way. General maintenance on the ditch and ditch easement may require burning, spraying and/or the use and access of heavy machinery. I request the developer provide Lake Canal a list of the proposed ditch crossings or any encroachments to the ditch or ditch easements including the trail and pedestrian crossing over the ditch, and provide more detailed plans for each of these items. Not as part of the comments, but our next Board meeting is scheduled for June 14th if there are any specific requests the developer wants to put before the Board for review or consideration. Black Timber Group:: We have met with representatives from Lake Canal onsite to discuss improvements and don’t believe we will have any conflict with their easement and their use/access of the ditch in this area. It is our assumption that we are workin g under the existing agreements between Lake Canal and the Old Town North Development. We have recently followed up with Lake Canal in an effort to discuss maintenance plans for the area. We will continue to work with them to manage this section of ditch.