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HomeMy WebLinkAboutUNION PARK - PDP230005 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSPage 1 of 32 February 1, 2023 Re: Ziegler-Corbett / Union Park PDP - RESPONSE TO COMMENTS Description of project: This is a request to develop the Ziegler-Corbett ODP (parcel # 8732000002). Applicant is proposing approximately 32 duplexes, 10-15 4–8-unit townhome buildings, and 6 20-unit multi-family buildings. Access to the site is from Ziegler Rd and Corbett Dr. The site is directly west of Ziegler Rd, and approximately 0.34 miles north of E Harmony Rd. The property is within the Harmony Corridor District (H-C) zone district and is subject to Planning and Zoning Board (Type 2) Review. Please see the following summary of comments regarding Ziegler-Corbett Phase 1 PDP. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comment Summary Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com 1.I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! RESPONSE: Understood Thank you. 2.The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, would be present to facilitate the meeting. RESPONSE: The neighborhood meeting held in January was the first meeting out of 2. The second meeting will be held after the approval of the amended ODP. Page 2 of 32 3.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: Thank you 4.I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project. If there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. RESPONSE: Submitted 5. 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 "Addressed", "Noted" or "Acknowledged". Each resubmittal needs to include the most current version of all documents. 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. Files are to be named PLAN NAME_PROJECT NAME_REVIEW TYPE_ROUND NO. Example: UTILITY PLANS_MY PROJECT_PDP_RD1.pdf Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are preparing to submit your plans, please notify me as much in advance as possible. RESPONSE: Provided and submitted 6.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 a three-week* round of review, followed by a formal meeting. RESPONSE: Understood. Thank you. Page 3 of 32 7. *Temporary Service Changes - City of Fort Collins Development Review To best provide thorough reviews and give 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. RESPONSE: Understood 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. RESPONSE: Understood 8.The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change - please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. RESPONSE: Understood. Landmark will coordinate and submit the fees Planning Services Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com 1. The pedestrian and block network will be key area of focus during the project review. Each building’s primary entrance needs to be connected to the local street sidewalk network along either local streets or private streets designed to look and function like a local street rather than a driveway. It would appear most buildings will be able to meet this standard, however, the two middle condo buildings as currently configured would need to be connected via a major walkway spine to meet the standard. Major walkway spines require wider walkways and area width/landscaping requirements. Another option for these two middle buildings may be to only take access to the parking areas from the eastern/western sides and forego the middle access drive and create a strong pedestrian and landscaping framework leading to the two middle buildings. RESPONSE: Major walkway spines or urban street scape along frontages will be provided in areas where direct access to the street is not provided Page 4 of 32 2. Based on the conditions of approval for the ODP, the multifamily buildings designs will need to incorporate changes from the conceptual renderings to meet requirements that demonstrate this unique architecture. The conceptual building design has been used multiple times elsewhere in Fort Collins and other communities and is unable to satisfy the condition. When submitting the project formally, the project narrative should also include some discussion about how the project is meeting the Planning and Zoning Commission’s conditions of approval related to unique design and placemaking for the project. RESPONSE: Please see tables on sheet SP 02 and elevations 3. As project details and building designs are prepared, be mindful of standards for housing model variety and variation among buildings (Section 3.5.2(C) for duplexes and 3.8.30(F)(2) for multifamily). Based on current estimates for number of units, the duplexes will require at least three separate housing models distinguished by at least three characteristics such as floor plans and roof forms. For each multifamily components with more than 5 buildings, three distinct building designs will be required as well as a requirement that no two similar building designs are located adjacent to one another. RESPONSE: Please see tables on sheet SP 02 and elevations 4. If the duplex units will have attached garages, be sure the garage door standards are followed which seek to minimize the frontage of garage doors along the front façade and recess them behind living space or porches. The backsides of detached multifamily garages will need articulation/projects or changes in materials to minimize long monotonous backsides. RESPONSE: Duplex units have been removed from the development 5. For the central park, staff will want to work with you during the project review to ensure safe and convenient pedestrian access and work with traffic and engineering to explore appropriate crossing treatments. RESPONSE: Pedestrian access is very important to us and to the livability and quality of the development. We look forward to working with the City 6. If any buildings will be taller than 40-ft in height, a shade and shadow analysis will be required. RESPONSE: Provided. Please see elevations section of the PDP 7. Staff is encouraging applicants of multifamily projects to be thinking early about the location, placement, and ground-level experience for any required AC/condenser units. This infrastructure should be screened by walls/landscaping. RESPONSE: Thank you. Screening is provided by arch walls or landscape Page 5 of 32 8.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. Thank you, we look forward to working through this with the City 9. 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 Department: Historic Preservation Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com 1. INFORMATION: Since 4109 Ziegler, the only property of potential (undetermined) historic interest, is off the development site, Historic Preservation staff will consider the design compatibility requirements of LUC 3.4.7 met provided that the project otherwise meets the general design compatibility requirements for all projects under LUC 3.5.1. RESPONSE: We will be getting a historical review done soon on the Young property. 2. INFORMATION: Applicant may want to complete historical survey for 4109 Ziegler Road, which is over fifty years of age and abutting the development site. This will be required if the applicant acquires that property and incorporates the parcel into their development plan. Information on fees provided below. RESPONSE: We will be getting a historical review done soon on the Young property. 3. INFORMATION - PRESUBMITTAL (ONLY IF HISTORIC SURVEY BECOMES REQUIRED): At conceptual review, the applicant is responsible for working with City staff to determine if any structures on the development site and, when relevant, within 200 feet of the development site, are designated historic resources or are eligible for historic designation [LUC 3.4.7(B)(2)]. Structures subject to this requirement must be at least 50 years old. This process involves ordering historic property surveys if no such documentation has been produced for the property in the last five years. RESPONSE: We will be getting a historical review done soon on the Young property. 4. INFORMATION - POTENTIAL FEE: Any historic survey that is required to provide Page 6 of 32 documentation and a determination of eligibility of properties that contain buildings more than 50 years old, within 200 feet of the development site, will require an $850 fee/property, payable by the applicant. Please contact Historic Preservation to receive an order form for survey at preservation@fcgov.com RESPONSE: Understood. Department: Engineering Development Review Contact: Sophie Buckingham, , sbuckingham@fcgov.com 1. A subdivision plat will be required with this development project. HDS RESPONSE: Included. 2. You will need to submit a variance request for the proposed access onto Ziegler Road. Please refer to LCUASS Table 7-3 for the minimum spacing between driveways and intersections onto a four-lane arterial street. In the variance request, please include a discussion of why the access point cannot meet the LCUASS minimum and how the channelized T will mitigate the substandard access spacing from both Hidden Pond Drive and the Target access drive. HDS RESPONSE: Included with the amended ODP 3. Please clarify whether the internal street network will be public or private. All public streets must be designed based on the updated 2021 LCUASS. All private streets will need to be dedicated as public access easements on the plat. HDS RESPONSE: All internal streets are private. 4. The access point onto Corbett Drive must be at a 90-degree angle. HDS RESPONSE: Acknowledged. 5. Public right-of-way will need to be dedicated for improvements along Ziegler Road, such as the proposed right-turn lane into the property. If the sidewalk is reconstructed along Ziegler Road, right-of-way will need to be dedicated to the proposed back of sidewalk. HDS RESPONSE: Additional right-of-way for turn lane is proposed. 6. Please describe this project's contributions to pedestrian infrastructure along Ziegler Road. HDS RESPONSE: The proposed traffic signal will provide pedestrian crossing at Ziegler Road. Page 7 of 32 7. This project will be responsible for constructing a detached sidewalk along the property's frontage on Corbett Drive. Please match the existing sidewalk and parkway widths to the south. Public right-of-way will need to be dedicated to the proposed back of sidewalk. HDS RESPONSE: Acknowledged. An access easement is proposed rather than right-of-way dedication. 8. Please show a bike and pedestrian access path from this development to Paddington Road. An offsite access easement will need to be dedicated by the neighboring property owner. A letter of intent will be required for Hearing. RESPONSE: It is understood that is our responsibility to provide a trail stub to our property line and work with the adjacent landowner in providing a connection to Paddington 9. The bike and pedestrian access to Paddington Road could also serve as an emergency access route. Please coordinate with Poudre Fire Authority and City Engineering if you would like to explore this option. RESPONSE: We don’t believe this is necessary or required based on PFA’s comments 10. INFORMATION ONLY: 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 11. INFORMATION ONLY: 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. HDS RESPONSE: Acknowledged. 12. INFORMATION ONLY: 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. HDS RESPONSE: Acknowledged. Page 8 of 32 13. INFORMATION ONLY: 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 HDS RESPONSE: Acknowledged. 14. INFORMATION ONLY: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process, as well as deed templates for dedicating by separate document, can be found at: http://www.fcgov.com/engineering/devrev.php HDS RESPONSE: Acknowledged. 15. INFORMATION ONLY: Utility plans will be required, and a Development Agreement will be recorded once the project is finalized. HDS RESPONSE: Acknowledged and included. DA coordination is anticipated during FDP. 16. INFORMATION ONLY: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. HDS RESPONSE: Acknowledged. 17. INFORMATION ONLY: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. HDS RESPONSE: Acknowledged and only applies to parking near Corbett. 18. INFORMATION ONLY: All fences, barriers, posts, or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. Page 9 of 32 HDS RESPONSE: Acknowledged. 19. INFORMATION ONLY: 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. HDS RESPONSE: Acknowledged and included. 20. INFORMATION ONLY: 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. HDS RESPONSE: Acknowledged. 21. INFORMATION ONLY: 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. HDS RESPONSE: Acknowledged. Department: Transportation Planning Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com 1. Please provide a pedestrian and bicycle network throughout your site for safe and comfortable mobility people walking and biking. RESPONSE: Pedestrian connections through this development is important to us and we look forward the working with the City and adjacent landowners in providing these connections. It is understood that is our responsibility to provide a trail stub to our property line. Page 10 of 32 Department: Traffic Operations Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com 1. Please provide some narrative that compares the approved Traffic Impact Study (TIS) and this first phase. We want to see that this proposed phase is within the traffic estimations that were made for the overall project and that the remaining phase(s) will not cause the overall trip generation to exceed what was approved. HDS RESPONSE: Please reference updated TIS prepared by Delich Associates. 2. The channelized tee intersection will need to be constructed with this first phase. Work with Engineering to detail this in the Development Agreement (DA) for the project. HDS RESPONSE: Traffic signal is proposed for the aligned site access with Hidden Pond. 3. If you are proposing private drives, they will need to be signed as such, per the City private street sign standards. HDS RESPONSE: Acknowledged. 4. Although private, it may be good to provide signing and striping plans for staff to review. The internal layout appears very narrow and potentially confusing for motorists in areas, with the combination of one and two-way drives, narrow widths and circuitous layout. HDS RESPONSE: Acknowledged. 5. The PDP is not reflecting the bike/ped connections that are required to be stubbed to the north and south property boundaries for future connections. The south one is part of a future phase, but the overall conceptual plan did not show it at this time. RESPONSE: Pedestrian connections through this development is important to us and we look forward the working with the City and adjacent landowners in providing these connections. It is understood that is our responsibility to provide a trail stub to our property line. Department: Stormwater Engineering – Erosion Control Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com 11. Information Only: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Stormwater Design Criteria, Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion HDS RESPONSE: Acknowledged. Page 11 of 32 Information Only: 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. HDS RESPONSE: Acknowledged and will be included in future FDP submittals. Information Only: Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. HDS RESPONSE: Acknowledged. 12. For Final: Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3) Please ensure that the Erosion Control Plans provided include a individual sequence sheets in accordance with (FCDCM Ch 2 Section 6.1.3.2) Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5) For Final: 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) For Final: Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4) HDS RESPONSE: Acknowledged. 13. Fees: 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 and the Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the proposed site construction associated with this project we are assuming 210 lots, 16.81 acres of disturbance, 5 years from demo through build out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $10212.79. 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 Page 12 of 32 extended detention basins $250.00, and each underground treatment will be $415.00. Stormwater LID/WQ Inspections to be $TBD. 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. RESPONSE: Landmark Department: Stormwater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com 1. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Fox Meadows 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 HDS RESPONSE: Acknowledged. 2. Documentation requirements (site specific comment): 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. HDS RESPONSE: Acknowledged and included. 3. Stormwater outfall (site specific comment): The stormwater outfall option for this site appears to be a 30-inch storm sewer at the eastern edge of the site that is stubbed under Ziegler Road. HDS RESPONSE: Correct 4. Detention requirements (site specific comment): Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. HDS RESPONSE: Acknowledged and included in preliminary detention design. Page 13 of 32 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: TBG 5. Water Quality and Low Impact Development requirements (standard comment): All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2.LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria HDS RESPONSE: Acknowledged and included. 6. Imperviousness documentation (standard comment): 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 any existing and proposed impervious areas with a table summarizing the areas is required with the first project submittal. HDS RESPONSE: Acknowledged and included. 7. Detention drain times (standard comment): 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. HDS RESPONSE: Acknowledged and will be provided with FDP Page 14 of 32 8. Inspection and maintenance (standard comment): 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 HDS RESPONSE: Acknowledged and will be provided with FDP 9. Fees (standard comment): 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 Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. Monthly fees - http://www.fcgov.com/utilities/business/rates RESPONSE: Understood 10. Existing Detention and Offsite Stormwater Flows (site specific comment): This parcel currently passes a considerable amount of offsite flows from a subbasin west of Front Range Village that will be required to pass through this development site. There is also an existing depression just west of Ziegler Road on this property that provides quantity detention. This development will be required to preserve the existing detention, in addition to the required detention from developing the property. The ultimate size of the quantity detention pond will be determined by the capacity of the 30-inch storm sewer outfall. Drainage flows that need to be accounted for include the 2-year release from this development, the outfall flows from the Affinity development, and the offsite flows originating west of Front Range Village. The development will need to accept and pass any existing offsite flows. HDS RESPONSE: Acknowledged and reflected in the preliminary drainage design. Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com 1. Existing Water Infrastructure (site specific comment): There is an existing 12-inch water main in Corbett Drive and an existing 24-inch water main in Ziegler Road. Page 15 of 32 There is an existing 12-inch water main stubbed to the north side of the site, directly south of Paddington and Edmonds. There is an existing 3/4-inch water service to the residence at 4109 Ziegler Rd. HDS RESPONSE: Acknowledged and is anticipated to be points of connection. The existing water service will be removed and anticipated to be credited accordingly 2. Existing Sewer Infrastructure (site specific comment): There is an existing 24-inch sanitary sewer main in Ziegler Road and an existing 8-inch sanitary sewer main in Corbett Drive. HDS RESPONSE: Acknowledged. The main within Ziegler is anticipated to be the project’s sewer outfall. 3. Service separation (standard comment): Separate water and sewer services will be required to service the residential and commercial uses of any mixed-use buildings. HDS RESPONSE: Acknowledged. 4. Service abandonment (standard comment): Any existing water and sewer services that are not planned to be reused with this project will be required to be abandoned at the main. HDS RESPONSE: Acknowledged. 5. Service sizing (standard comment): The water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. HDS RESPONSE: Acknowledged and will be provided by the project’s plumbing engineer. 6. Sewer discharge (standard comment): Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26-306 Wastewater Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970) 221-6900, to discuss these requirements and how they apply to this development. Page 16 of 32 HDS RESPONSE: Acknowledged 7. Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards HDS RESPONSE: Acknowledged 8. Notice of Changes to Domestic Water Fees and Irrigation Service Requirements (standard comment): On Oct. 5, 2021, Council adopted changes to Fort Collins Utilities Water Supply Requirements and Plant Investment Fees. In general developments that use more water may pay more and developments that use less water may pay less. The City will also require a separate irrigation tap for all multi-family and commercial developments that use more than 30,000 gallons of water a year. These changes are to be implemented 1/1/2022; specific information can be found at www.fcgov.com/wsr-update. HDS RESPONSE: Acknowledged 9. Landscape Plan and Hydrozone Table (standard comment): For final plan, the Landscape Plan will need to include a hydrozone table for outdoor irrigation that is broken out per tap. This is used to document the outdoor water budget and determine water allotment requirements. For more information, please see this webpage: www.fcgov.com/wsr-update RESPONSE: Understood. 10. Fees (standard comment): Development and water supply requirement (WSR) fees and will be due at the time the building permit is issued. Please contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: www.fcgov.com/development-fees RESPONSE: Understood 11. One building per service (standard comment): Separate water and sewer services, connecting to the City main, will be required to service each building. HDS RESPONSE: Acknowledged 12. Private drives and utility separation (standard comment): Buildings being served from private drives can be problematic meeting utility spacing requirements. When finalizing a site layout please consider utility spacing requirements - including the need for utility boxes, water meters, electric vaults, etc. on the site. Utilities may include water, sewer, electric, gas, and communication. HDS RESPONSE: Acknowledged, please reference the proposed utility layout. Page 17 of 32 13. Utility Separations (standard comment): Based on the proposed site plan and the available space, utility services and required separations may be problematic on this site. For your reference, minimum water and sewer service separations are: > 10-ft min. between water and sewer services. > 6-ft min. between trees and water or sewer services. > 4-ft min. between shrubs and water or sewer services. > 10-ft min. between storm-drain pipes and other utilities. > Service lines of the same type may be joint trenched with 3-ft of separation Other utilities, such as gas, electric, and communications will also have spacing requirements and will need space on the site. Last, please remember that there may be service lines on the adjacent properties for which clearances also need to be maintained. HDS RESPONSE: Acknowledged Department: Electric Engineering Contact: Connor Kovacs, , ckovacs@fcgov.com 1. INFORMATION ONLY: There are two vaults along Corbett Drive that has positions to allow for both single phase and 3-phase power into the project site. For reliability the power route will need to be looped within the site. There is also spare conduit at the southwest corner of Paddington Road & Ziegler Road that can also be used to extend power into the site. HDS RESPONSE: Acknowledged 2. FOR FINAL PLAN: 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. HDS RESPONSE: Acknowledged, preliminary transformer location have been provided by TBG 3. INFORMATION ONLY: If any existing electric infrastructure needs to be relocated or underground as part of this project, it will be at the expense of the developer and will need to be relocated within Public Right-of-Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. HDS RESPONSE: Acknowledged, it is noted that there are utilities that are not located within an existing easement that will need to be relocated to an existing/proposed easement. Page 18 of 32 4. INFORMATION ONLY: 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 HDS RESPONSE: Acknowledged 5. INFORMATION ONLY: 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. HDS RESPONSE: Acknowledged 6. INFORMATION ONLY: 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. HDS RESPONSE: Acknowledged, it is noted that there are utilities that are not located within an existing easement that will need to be relocated to an existing/proposed easement. 7. INFORMATION ONLY: 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_FIN AL_18November2016_Amendment.pdf HDS RESPONSE: Acknowledged 8. INFORMATION ONLY: 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. HDS RESPONSE: Acknowledged, separations between wet utilities is provided 9. INFORMATION ONLY: Multifamily 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-gu idelines-regulations HDS RESPONSE: Acknowledged and to be provided by the project’s Electrical Engineer Page 19 of 32 10. INFORMATION ONLY: 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 HDS RESPONSE: Acknowledged, street lights are to be coordinated. 11. INFORMATION ONLY: If the private drives/alleys are proposed to be illuminated, the streetlights are considered private and will need to be privately metered. Please show all private streetlights and private meters on the plans. HDS RESPONSE: Acknowledged, street lights are to be coordinated. 12. INFORMATION ONLY: Please coordinate with us to get a design for our facilities in your private drives/alleys so that it can be ensured that all utilities can fit into your proposed development. HDS RESPONSE: Acknowledged and can provide CAD files to coordinate designs 13. INFORMATION ONLY: In having private drives within this project, Light and Power will require the primary lines to be shown on the Preliminary Development Plans and secondary and service lines, as well as structures to be shown on the Final Plans. HDS RESPONSE: Acknowledged 14. INFORMATION ONLY: 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. HDS RESPONSE: Acknowledged 15. INFORMATION ONLY: 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 HDS RESPONSE: Acknowledged 16. INFORMATION ONLY: You may contact Connor Kovacs with project engineering if you have questions. (970)416-2622. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Page 20 of 32 HDS RESPONSE: Acknowledged, thank you! Department: Environmental Planning Contact: Ben Oesterling, , boesterling@fcgov.com 1. FOR APPROVAL: The City of Fort Collins is designated as a bird sanctuary for the refuge of wild birds (Municipal Code Chapter 4, Division 8 - Wild Birds: https://library.municode.com/co/fort_collins/codes/municipal_code? nodeId=CH4ANIN_ARTIIAN_DIV8WIBI) and in order to satisfy the federal Migratory Bird Treaty Act requirements, it is prohibited for any person at any time in the City to abuse or injure any wild bird or damage a nest with eggs or injure the young of any such bird. A professional ecologist or wildlife biologist is required to complete the nesting survey linked below 5-7 days before conducting tree removal or trimming. If tree removal or trimming is planned, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY 5-7 DAYS BEFORE TREE REMOVAL OR TRIMMING TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." Please use the following link to fill out the Songbird Nesting Survey: https://forms.office.com/Pages/ResponsePage.aspx? id=Xy_6RwoNaEq0MW0aJ7ZmYB7T_RTOt-lIl8cGDNpZpjlUQTYzNUNLUldXOEFCMU pJSlRJVjlVOEQ3NC4u RESPONSE: Understood. 2. INFORMATION: 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: Understood. 3. INFORMATION: Please clarify specific turf species on the Landscape Plan and the Page 21 of 32 blend percentages to ensure the project water budget chart gets adequately calculated. RESPONSE: Understood 4. INFORMATION: The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on-site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php, contact Waste Reduction and Recycling Team at recycling@fcgov.com. 2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 3) Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 970-416-4251 or dsuckling@fcgov.com RESPONSE: Understood Department: Forestry Contact: Carrie Tomlinson, , ctomlinson@fcgov.com 1. 05/05/2022: PRE-SUBMITTAL - Forestry Tree Inventory: If there are existing trees on site, please schedule an on site 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: Understood 2. 05/05/2022: INFORMATION ONLY Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Page 22 of 32 RESPONSE: Understood 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 RESPONSE: Understood 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: Understood 3. 05/05/2022: INFORMATION ONLY 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: Understood 4. 05/05/2022: INFORMATION ONLY 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% Page 23 of 32 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: Understood 5. 05/05/2022: INFORMATION ONLY 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. Streetlight/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. Driveway/Tree Separation: At least 8 feet from edges of driveways and alleys. Utility/Tree Separation: 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults RESPONSE: Understood 6. 05/05/2022: INFORMATION ONLY Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. RESPONSE: Understood 7. 05/05/2022: INFORMATION ONLY Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. RESPONSE: Understood 8. 05/05/2022: INFORMATION ONLY Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). Page 24 of 32 RESPONSE: Understood 9. 05/05/2022: INFORMATION ONLY Please adhere to the updated LUCASS standards and include proper parkway widths. RESPONSE: Understood Department: Fire Authority Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org 1. INFORMATION - 2021 IFC CODE ADOPTION Poudre Fire Authority will be adopting the 2021 International Fire Code (IFC) in the upcoming months. Future development plans and building plan reviews shall be subject to the adopted version of the fire code as amended. The following codes are the current adopted 2018 IFC amendments. Once the 2021 IFC has been adopted, the approved amendments will be available online. - Copies of our current local amendments can be found here: https://www.poudre-fire.org/programs-services/community-safety-services-fire-preventio n/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org HDS RESPONSE: Please reference the included PFA exhibit for site access and proposed infrastructure. RESPONSE: LANDMARK 2. 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. Code language and fire lane specifications provided below. - IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system HDS RESPONSE: Please reference the included PFA exhibit for site access and proposed infrastructure. RESPONSE: LANDMARK / HDS / TBG Page 25 of 32 3. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: -Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. -Maintain the required 20-foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30' in height. Refer to Appendix D105 of the International Fire Code. -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end roads shall not exceed 660 feet in length without providing for a second point of access. -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. -Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. -Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. -Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. HDS RESPONSE: Please reference the included PFA exhibit for site access and proposed infrastructure. 4. AERIAL FIRE APPARATUS ACCESS ROADS Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the logistical needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue operations and roof access via ladder trucks when ground ladders cannot reach upper floors. Aerial access should therefore be available on at least one long side of the building, located within a minimum of 15 feet and a maximum of 30 feet from the building or as otherwise approved by the fire marshal. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Dead end access roads shall have a minimum width of 30 ft. Parapet heights greater than 4' in height do not support ladder truck operations. HDS RESPONSE: Please reference the included PFA exhibit for site access and proposed infrastructure. RESPONSE: LANDMARK / HDS / TBG BUILDINGS FOUR OR MORE STORIES IN HEIGHT - 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 Page 26 of 32 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). -FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 of the 2018 International Fire Code. Approved standpipe systems 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). -HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant capable of providing 1500 gpm at 20 psi residual pressure, located within 100 feet of the fire department connections. Exception: The distance shall be permitted to exceed 100 feet where approved by the fire code official (IFC 507.5.1.1). HDS RESPONSE: Please reference the included PFA exhibit for site access and proposed infrastructure. RESPONSE: LANDMARK / HDS / TBG 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. Please provide details on site plan for the access walkways. RESPONSE: See plans for these connections to the exterior doors 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 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 2018 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. Page 27 of 32 RESPONSE: Understood 7. FIRE ALARM AND DETECTION SYSTEMS Fire alarm systems and smoke detection shall be installed as required by IFC Section 907.2.1 through 907.2.23. and provide occupant notification in accordance with IFC Section 907.5 RESPONSE: Understood 8. AUTOMATIC FIRE SPRINKLER SYSTEMS AND FIRE CONTAINMENT If the proposed clubhouse building(s) exceeds 5,000 square feet, they shall be sprinklered or fire contained. If containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation. New multi-family buildings shall be provided with NFPA13 (full protection) fire suppression systems. -Exception 1: M-F units with six (6) or fewer dwelling units per building will be allowed to install 13-R fire suppression systems 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 will be allowed to install 13-R fire suppression systems provided the units are separated by two-hour construction (walls & floors). RESPONSE: Understood 9. 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. HDS RESPONSE: Please reference the included PFA exhibit for site access and proposed infrastructure. 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: - Exterior Master - Riser room - Fire panel - Elevator key if equipped with an elevator The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. Page 28 of 32 - Single story buildings must have 1 of each key - 2-3 story buildings must have 2 of each key - 4+ story buildings must have 3 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority. RESPONSE: Understood 11. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300 feet of any commercial/multi-family building 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). HDS RESPONSE: Please reference the included PFA exhibit for site access and proposed infrastructure. 12. EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST 2018 IFC 510 & 1103.2 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 HDS RESPONSE: Acknowledged 13. ROOFTOP AMENITIES & OTHER AREAS OF ASSEMBLY - A plan for rooftop amenities shall include an egress plan from any assembly occupancy in compliance with IFC 1006.3. - Fire pits & grills fueled by natural gas may be allowed in association with multi-family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/fixed location, such as a built-in kitchen or fireplace with UL fixtures as appropriate. Connections shall have hard pipe, not flex pipe and be equipped with an emergency shut off. Fire pits and grills fueled by natural gas shall have a 5' separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. - Landscaping on roofs shall be shown to comply with IFC 317. RESPONSE: Understood Page 29 of 32 14. FIRE PITS & GRILLS Fire pits & grills fueled by natural gas may be allowed in association with multi-family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/fixed location, such as a built-in kitchen or fireplace with UL fixtures as appropriate; or as otherwise limited by manufacturer's installation guidelines. Connections shall have hard pipe, not flex pipe and be equipped with an emergency shut off. Fire pits and grills fueled by natural gas shall have a 10 foot separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. RESPONSE: Understood 15. 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-b uilding-plan-review-application. RESPONSE: Understood Department: Building Code Review Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com 1.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. RESPONSE: Understood INFORMATIONAL ITEMS: · For a fire-sprinkled building, 3ft setback required from property line or provide fire Page 30 of 32 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. RESPONSE: Understood 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: Understood 2. Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code (currently on the 2018 IPC) 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Live Load: Ground Snow Load 35 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: • Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter. • Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter. RESPONSE: Understood Page 31 of 32 INFORMATIONAL ITEMS: · Electric vehicle charging parking spaces are required, see local amendment. RESPONSE: Understood · 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. RESPONSE: Understood · 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. RESPONSE: Understood · City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. RESPONSE: Understood · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. RESPONSE: Understood · If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. RESPONSE: Understood · A City licensed commercial general contractor is required to construct any new multi-family structure. RESPONSE: Understood Stock Plans: When the exact same residential building will be built more than once with limited variations, a stock plan design, or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. RESPONSE: Understood Page 32 of 32 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 work with their Development Review Coordinator schedule a pre-submittal meeting. RESPONSE: Understood 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. HDS RESPONSE: Acknowledged 2. If submitting a Subdivision Plat is required for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. HDS RESPONSE: Acknowledged 3. Closure reports will be required for all Subdivision Plats & Easements submitted for review. HDS RESPONSE: Acknowledged