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HomeMy WebLinkAboutGATEWAY APARTMENTS - PDP230001 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com March 8, 2023 Brandy Bethuram Harras Community Development and Neighborhood Services City of Fort Collins 281 North College Avenue, PO Box 580 Fort Collins, CO 80522 Re: Gateway at Prospect Apartments, Dear Ms. Bethuram Harras, Thank you for the comments on the concept review submittal of Gateway at Prospect Apartments which we received on February 3, 2022. We have reviewed all the comments and have addressed them in the following pages. Should you have any other questions or comments, please feel free to contact me at rmcbreen@norris-design.com. We look forward to continuing to work with you and your colleagues at the City of Fort Collins. Sincerely, Ryan McBreen Norris Design 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 01/31/2023: INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Thank you for the comment, this is understood. Comment Number: 2 01/31/2023: SUBMITTAL: As part of your resubmittal, 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. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Response: Thank you for the comment, this is understood. Comment Number: 3 01/31/2023: SUBMITTAL: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. Response: Thank you for the comment, this is understood. Comment Number: 4 01/31/2023: SUBMITTAL: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcarticles/Drawing-tex t-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Response: Thank you for the comment, this is understood. Comment Number: 5 01/31/2023: SUBMITTAL: Resubmittals 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 resubmit your plans, please notify me with an expected submittal date with as much advanced notice as possible. Response: Thank you for the comment, this is understood. Comment Number: 6 01/31/2023: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Response: Thank you for the comment, this is understood. Comment Number: 7 01/31/2023: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Response: Thank you for the comment, this is understood. Comment Number: 8 01/31/2023: FOR HEARING: All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 8 weeks prior to the hearing. Response: Thank you for the comment, this is understood. Comment Number: 9 01/31/2023: FOR HEARING: This proposed project is processing as a Type 2 Development Plan. The decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). Response: Thank you for the comment, this is understood. Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 1 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 02/01/2023: This area is a blank slate opportunity to realize the vision for a town-like pattern with homes along a connected pattern of streetscapes (vs suburban complexes oriented around parking lots.) Response: Thank you, this comment is noted and understood. The team feels the updated plans reflect a townlike pattern as discussed. Comment Number: 2 02/01/2023: The way to think about the internal private street is as equivalent to the City streets on the perimeter. You can just go ahead and label it as 'Street A' or whatever, similar to the streets that are labeled, just to reinforce this basic idea. And then I would like to discuss the parking lot and sidewalks at the south end of that street; as well as the 6' attached walk along the east side of the angled parking. i.e., street sidewalks don't usually have car bumpers hanging over them except where they are wider with street trees in cutouts. - For discussion. Response: The applicant team met with Fort Collins Planning on February 8, 2023. The team discussed options to provide wider sidewalks and provide street trees along the length of the private street. As shown on the revised site plan, the sidewalk along the south side of the drive was widened to 8’, and the sidewalk along the north side of the street was widened to 10’. Tree grates were added in the widened sidewalks where possible. The sidewalks were also revised to connect directly to Street B as shown on the updated site plan. The private street is also labeled as ‘Private Street A’ on the updated plans. Comment Number: 3 02/01/2023: The plan shows significant tandem parking. The LUC doesn't allow for counting those spaces toward requirements. I am curious about the concept for that, but it is not permitted. The code allows for modifications of standards, but this would be a major one and its never been supported in the past. A topic for a conversation about how you envision that working. But a major site plan determinant. Response: The team also discussed this item at the February 8th meeting. The applicant team indicated that tandem/driveway parking will not count toward the required parking. A note has been added to the coversheet reflecting this. The original submittal also included an Alternative Compliance request for reduced parking that follows the proposed LDC parking standards. Comment Number: 4 02/01/2023: Trash and recycling is a fundamental and crucial site plan component. Is there just one location for all of the buildings? That does not seem viable. It looks like it has 11-foot gates and no person-gates. Code Section 3.6.5 requires convenient facilities with person-gates. We have a Design Guidelines document that explains the whole approach based on extensive experience with major problems, esp. in apartment complexes. Another topic for conversation about the concept and to confirm that I'm seeing that right. Response: For the trash and recycling location, a ramp adequately sized for tenant’s use is provided alongside the structure that leads to access panels to easily discharge trash and recycling in the facilities. The trash and recycle facility is located centrally for the project such that all residents have access to it as 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com needed. In management’s experience, a project of this size being served by one central location is adequate for all residents and has been successfully programmed on other similar sized projects by both unit count and land square footage.For the trash and recycling location, a ramp adequately sized for tenant’s use is provided alongside the structure that leads to access panels to easily discharge trash and recycling in the facilities. The trash and recycle facility is located centrally for the project such that all residents have access to it as needed. In management’s experience, a project of this size being served by one central location is adequate for all residents and has been successfully programmed on other similar sized projects by both unit count and land square footage. Comment Number: 5 02/02/2023: Bike parking: how is the enclosed bike parking provided? Response: Bike parking is provided in individual parking garages around the site. We are targeting 2 spaces per garage in order to fulfill the parking requirement. Comment Number: 6 02/02/2023: Southeast parking screening: a fence should be provided to screen year-round along the creek landscape. 4' high would work well. Response: A 4’ high fence has been added to the Southeast where parking is within a close proximity to the creek landscape & future trail. Department: Engineering Development Review Contact: Tim Dinger, tdinger@fcgov.com Topic: General Comment Number: 1 01/23/2023: COORDINATION: This project is dependent on the Gateway at Prospect Backbone infrastructure plans (City project BDR200010). The roundabout, 'Street E', 'Street B', and 'Street D' will need to be constructed prior to issuance of any building permits for this site in order to establish the connectivity and access/emergency access requirements. Response: Acknowledged Comment Number: 2 01/23/2023: COORDINATION: This project is dependent on the Gateway at Prospect Backbone infrastructure plans (City project BDR200010). The Right-of-way that will be dedicated to the City for the streets constructed under the backbone infrastructure plans must be dedicated prior to the approval of this project. Response: It is acknowledged that these right-of-ways will be required prior to final plan approval. Comment Number: 3 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 01/23/2023: FOR HEARING: Please provide turning exhibits for all turning movements within the site. Emergency vehicles have to be able to access all of the buildings onsite. Response: A fire turning exhibit has been provided with the submittal to showing all turning movements can be made with the PFA 52’ Ladder Truck. Comment Number: 4 01/25/2023: FOR HEARING: Please address the redlines on the utility plans. Response: Utility redlines have been addresses. Comment Number: 5 01/31/2023: FOR HEARING: When will the future regional trail be constructed? Will the grading for the trail be completed during this project? When will the trail be platted? Response: The future regional trail is being platted with the Gateway at Prospect backbone infrastructure project. The backbone project will also be setting the elevation of the trail to finished grade. However, the trail itself will not be constructed by either project, but will be built by the City of Fort Collins. The timing of the trail construction will be dependent upon the City of Fort Collins Schedule. Comment Number: 6 01/31/2023: FOR HEARING: There is a City of Greeley water line and easement crossing the site near the south of the property. The City of Greeley will need to review the plans, and they will have to sign the plat during the recording process. A trail easement will also be required for the future regional trail. Will the City of Greeley allow that within their easement? Response: The City of Greeley has reviewed the first round PDP submittal and has responded with comments. Comment Number: 7 02/02/2023: FOR HEARING: Tract B is labeled as a drainage easement on the utility plans, but does not seem to have that designation on the plat. Please add a table to all of the sheets that lists all tracts that are being created by the plat, and what easements they will be dedicated as (if any). You may also want the detention pond to have a dedicated public access easement, since people often use the detention ponds to walk their dogs around. Response: Use table has been added to the plat. We understand that the area may be used occasionally by residents, however we feel a public access easement would not be beneficial to the ownership/developer since it was not designed for recreational purposes and may open up potential liability issues with the potential for ponding and flooding in the area. Department: Traffic Operation 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 1 01/29/2023: FOR HEARING: The Transportation Impact Study has been received and is currently being reviewed. Subsequent comments are provided. Many of the conclusions of the study are based on the final approval of the Gateway at Prospect Backbone Infrastructure project and the City Capital widening project. Final acceptance of the conclusions of this study can only occur once the study for the Infrastructure project is finalized. The Capital Project is still in the preliminary design phase and not currently funded at this time. If the overall design of that project changes as it is being developed, amendments to the Gateway studies may be needed. Response: Thank you, comment acknowledged. Comment Number: 2 01/29/2023: FOR HEARING: The TIS provided for the Gateway Apartments extended the boundaries of the original Overall Development Plan study and included an analysis of the Prospect and Timberline intersection. While this is appreciated, the recommendations made are unlikely given the constraints within the current right of way. Response: Thank you, comment acknowledged. Comment Number: 3 01/29/2023: FOR HEARING: The Colorado Department of Transportation will need to be routed with this project and study. Currently the frontage road and traffic signal at that intersection with Prospect is under their jurisdiction and approval of the Backbone Infrastructure project will need coordination with them. Response: Thank you, comment acknowledged. Department: Erosion Control Contact: Andrew Crecca, acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 01/19/2023: INFORMATION: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion. This project was evaluated based upon the submittal requirements of FCSCM. Based upon the provided materials we were able to determine a total disturbed area. This project is part of a larger common development. The project is within 50 ft of a sensitive area. Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required should be pulled before Construction Activities begin. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Response: Acknowledged Comment Number: 2 01/19/2023: FOR FINAL PLAN: Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other triggering criteria (sensitive area, steep slopes, or larger common development) that would require Erosion and Sediment Control Materials to be submitted. Please provide an erosion control plan for 'Final Plan or Approval Submittal'. This project disturbs 5 or more acres so erosion control phasing materials will need to be provided in the erosion control plans, reports and escrow. Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCSCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5). Based upon the supplied materials, site disturbs more than 1 acre or is part of a larger common development that requires Erosion and Sediment Control Report to be submitted. Please submit an Erosion Control Report to meet City Criteria (FCDCM Ch 2 Section 6.1.4) at time of Final Plan or Approval Submittal. Based upon the supplied materials, an Erosion Control Escrow Calculation will need to be provided. Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.5) at time of Final Plan or Approval Submittal. Response: Erosion control materials will be provided at final. Comment Number: 3 01/19/2023: 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. Based on the proposed site construction associated with this project we are assuming 12 lots, 12.50 acres of disturbance, 2 years from demo through build out of construction and an additional 3.00 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $2,565.62 .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. The Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the plans we identified 0 number of porous pavers, 2 number of bioretention/level spreaders, 0 number of extended detention basins, and 3 number of underground treatments, results in an estimate of the Stormwater LID/WQ Inspection fee to be $ $1,875.00. 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: Noted. Stormwater Floodplain 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com Topic: Floodplain Comment Number: 29 02/03/2023: FOR HEARING - UPDATED: Please see redlines for minor comments to address. On the plat and planning site plan, the following should be shown: effective floodplain, floodway, and erosion buffer linework. It is acceptable to show proposed floodplain linework on the utility plans as long as effective linework is also shown. Response: Plat has been revised for floodplain comments. Department: Water-Wastewater Engineering Contact: Matt Simpson, (970) 416-2754, masimpson@fcgov.com Topic: General Comment Number: 1 01/31/2023: INFORMATION: This project site is located within the East Larimer County (ELCO) Water District and the Boxelder Sanitation District for water and sewer service. Please contact them at (970) 493-2044 (ELCO) and (970) 498-0604 (Boxelder) for development requirements. Response: ELCO and Boxelder Sanitation have reviewed the first round PDP submittal. Comments from ELCO and Boxelder have been addressed with this submittal. Stormwater Engineering Contact: Matt Simpson, (970) 416-2754, masimpson@fcgov.com Topic: General Comment Number: 1 01/31/2023: FOR INFORMATION - UPDATED: The site and stormwater design will need continuous coordination with the Gateway at Prospect BDR or “backbone infrastructure project” - specifically regarding ongoing design changes and comments on detention pond design, stormwater conveyance (swales and pipe systems), low impact development design, and outfalls. Response: Northern Engineering has been working with Stormwater to address all of the comments for both the Backbone infrastructure project and Gateway Apartments. While it was not feasible to submit or finalize all of the details for the backbone prior to the second submittal of the Apartments we believe we have come to resolution on the comments which affect the apartments and have provided enough detail in the current submittal to get buy-off on the concept presented. A separate appendix was added to the drainage report to present drainage calculations done for the backbone infrastructure project including the design of Detention Ponds E and F, design of the rain garden within Pond E, LID responsibilities and historic drainage conditions. Comment Number: 2 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 01/31/2023: FOR INFORMATION - UPDATED: This project is located in a development tract within the overall Gateway at Prospect project. While this tract is mostly outside of the regulatory floodplain for Boxelder Creek (whether effective FEMA Floodplain or and future CLOMR Floodplain), the detention areas and outfall systems for this sites are within the Boxelder Creek floodplain/ floodway and are part of the infrastructure project (BDR) and subject to FEMA CLOMR approval. As a result, the process for development of this (and all) tracts is directly impacted by the CLOMR/LOMR and must adhere to the following process: 1. Tracts may submit for PDP at anytime, however accelerated development review of tracts would be AT RISK of any changes due to FEMA CLOMR comments. 2. Development review of tracts would need City approval of CLOMR package before proceeding to PnZ Hearing – and would be AT RISK of any changes due to FEMA CLOMR comments. 3. Final FDP approval of development tracts must wait for both a) FEMA CLOMR approval and b) final City approval of the infrastructure BDR project. 4. The Development Construction Permits (DCP) for development tracts must wait untill the DCP permit for BDR infrastructure project is issued. 5. Building Permits within these tracts may be issued at any time for buildings outside of floodplain (effective or CLOMR). 6. Cert. of Occupancies will be withheld until round 1 comments of the FEMA LOMR (post project flood mapping) are received and reviewed - AND until the Site Grading and Drainage Certifications for the related infrastructure project components are reviewed and accepted by the City. Response: Ownership has acknowledged this schedule and this development’s dependency on the CLOMR/LOMR Comment Number: 3 01/31/2023: FOR HEARING - UPDATED: As much of the site as possible needs to drain to Boxelder Creek main channel and not to the overflow channel. This comment is being worked out in conjunction with the Gateway at Prospect infrastructure project. *Please refer to BDR Stormwater Comments 13, 16, and 25 – as well as the BDR round 2 redlines. *Let’s meet to look at the site grading plan and subbasin E1.2. Response: We have had several meetings with Stormwater and believe we have buy-off on our approach to minimize the developments impact on the Boxelder Creek Overflow Channel. We are proposing to treat 100% of the area draining to the overflow channel for LID. Comment Number: 4 01/31/2023: FOR HEARING - UPDATED: 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com LID treatment needs to be provided for all drainage contributing to the Boxelder Overflow Channel. Provide LID treatment for subbasins E1.1 and E2. The overflow channel was not designed to have continuous or regular flows. The Gateway at Prospect Infrastructure Project (BDR review) is still working through design and concepts with the City and should not be considered finalized. Previous comments on the BDR state that the City does not want any low flow drainage to the overflow channel but also have recognized that it is not possible to discharge the southwest corner of the development site to any other location. Current comments on the BDR project state that the City wants to minimize drainage to the overflow channel and that LID treatment on roadway drainage contributing to Pond E. To be clear - volume reduction methods (LID) need to be provided on all impervious areas draining to the overflow channel. Response: We are proposing to treat 100% of the area draining to the overflow channel for LID. Existing contours on the utility plans show the proposed condition with the Gateway at Prospect plans. Comment Number: 5 01/31/2023: FOR HEARING - UPDATED: The grading and planform for Detention Pond E will need to vary and articulate more. This is a current comment on the BDR project. This pond will be highly visible and will need to meet the grading and landscape standards in the FCSCM (ch 8. Section 3.1) and the Landscaping Design Standards and Guidelines Manual (Appendix B): https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations /stormwater-criteria Response: Detention Pond E grading has been revised. Comment Number: 6 01/31/2023: FOR HEARING - UPDATED: Confirm that all drainage easements are wide enough for the proposed storm drain pipes. The minimum required easement width is 20-feet for pipes less than 5-feet deep (to invert). Pipes greater than 5-feet deep (to invert) must have a 30-foot minimum drainage easement width. Storm pipes 36-inches and greater or pipes deeper than 10-feet may require a wider easement. Refer to chapter 9, section 4.2 for more information on easement widths for storm drainage pipes. Response: Drainage easements have been designed with these requirements in mind. Comment Number: 7 01/31/2023: FOR HEARING - UPDATED: Storm line ‘F2’ comments: a. A minimum of 15-feet separation must be provided between OD of storm pipe and buildings. 10-feet minimum to other utilities. Building 5 and the adjacent water main are too close to the storm drain. Please review and revise the design. See redlines for more information. b. The first manhole on the upstream end of the storm line will be the end of “public maintenance." Please move the manhole to the sidewalk so that this can be maintained from the street. Response: Separation from buildings and other utilities have been revised to meet these requirements. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Comment Number: 8 01/31/2023: FOR HEARING: Revise the storm drain configuration and pipe routing at design points F4 and F5. Specific concerns include: a. If possible, pipe all stormwater to east side of Street B and treat for water quality east of this ROW. b. If not possible, route all stormwater to the rain garden west of the roadway. c. Use stormwater inlets and not chases with rundowns. Response: LID treatment for Basins F4 and F5 have been redesigned. These basins will now be treated on- site via stormtech underground chambers. The proposed rain garden on the West side of Street B has been removed. Comment Number: 9 01/31/2023: FOR HEARING: Two of the storm drain systems have a crossing of a sewer main. For hearing please profile the storm through the sewer crossing or provide evidence there will not be a vertical conflict. See redlines for more information. Response: Approximate crossing separations have been added to the storm drain/ sanitary sewer crossings. These crossings have substantial separation and conflict is not expected. Comment Number: 10 01/31/2023: FOR HEARING: At the northeast corner of the site, please show how flows from subbasin and design point f3 will be conveyed to detention pond F. Provide a cross section of this swale. Also, please coordinate any proposed grading over the large storm drain with the Gateway at Prospect project. Response: A cross-section showing trail grading, storm crossing and swale has been added to the plan set. Grading over the storm line will be set to final grade with the Gateway at Prospect plans. Gateway Apartments will tie-into the grading at the edge of the future regional trail. Comment Number: 11 01/31/2023: FOR HEARING: The rain garden LID needs to be in a drainage easement. Response: Noted, drainage easement added to the proposed rain garden. Comment Number: 12 01/31/2023: FOR HEARING: Plat – please review the plat and confirm that all easements proposed with the Gateway at Prospect BDR infrastructure project are shown on the plat for this project. Response: Plat has been review and revised. Comment Number: 13 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 01/31/2023: FOR HEARING: The drainage report should include a discussion of the 'order of development' - as related to stormwater and floodplain requirements of the Gateway at Prospect infrastructure project. See comment #2. Response: Narrative on the order of development has been added to the drainage report. Comment Number: 14 01/31/2023: FOR HEARING: In the drainage report provide documentation from Gateway at Prospect drainage report showing water quality responsibilities for this site. Response: Appendix has been added to the drainage report including revised LID responsibilities exhibit from Gateway at Prospect. Comment Number: 15 01/31/2023: FOR HEARING: The LID exhibit shows that subbasin F4 will receive LID treatment, however I am unclear on which LID facility will provide this. Please clarify or revise. Response: LID exhibit has been revised with clear delineation of all areas receiving LID treatment and calculation of total treatment areas. Comment Number: 16 01/31/2023: FOR HEARING: I have concerns about pipe hydraulics and the diversion weirs for both stormtech WQ systems. Typically, the drainage area upstream of stormtech systems is smaller. Please confirm that the 100-yr pipe hydraulics will work with the crest of the diversion weirs included in the analysis. Typically pipe hydraulics is not required until FDP, however due to diversion weirs on the main storm lines, please present pipe hydraulics for these storm mains with the next submittal. A large amount of detail is not needed, but a confirmation that the hydraulics work is required before Hearing. Response: Pipe hydraulics were analyzed in Hydraflow extension for AutoCAD. Calculations have been provided in the drainage report for preliminary review. Comment Number: 17 01/31/2023: FOR HEARING: For all inlets in a sump condition, identify the overflow path. Response: Critical overflow paths have been identified. Comment Number: 18 01/31/2023: FOR HEARING: Provide stage-storage tables in the drainage report for all detention ponds. Response: Stage storage tables are provided within the Full Spectrum Detention spreadsheets for each pond. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Comment Number: 19 01/31/2023: FOR HEARING: Depth to groundwater below proposed stormwater facilities (LIDs and detention ponds) needs to be presented in the drainage report. Groundwater surface elevations need to be determined during the high groundwater months of the year (July-Sept). Response: Depth to groundwater subsection added to the drainage report. Comment Number: 20 01/31/2023: FOR HEARING: The full spectrum detention approach will require a variance form to be filled out and submitted for review. Staff is in agreement with this approach, and it appears discussions on the FSD item go back many years. However, since this is a variance to criteria, we need to document this decision. Response: Noted, variance request has been submitted. Comment Number: 21 01/31/2023: FOR FINAL PLAN: All related pages from the Gateway at Prospect drainage report will need to be included in the appendix for this drainage report. This may include detention sizing and stage-storage calculations and LID maps. Response: Related pages from the Gateway at Prospect drainage report have been added to the appendix and the Gateway Apartments Drainage Report. Comment Number: 22 01/31/2023: FOR HEARING: Any structures requiring a building permit will not be allowed in a drainage easement. Please review the site plan and confirm the proposed shade structures will not require a building permit or revise the plan. Response: Landscape has revised their plan to remove all structures from the drainage easements. Comment Number: 23 01/31/2023: FOR HEARING: The drawing scale needs to be presented on the Planning Site Plan and Landscape Plan. I was not able to confirm separations are acceptable with this submittal. Response: We added a scale and N. arrow on each sheet. Comment Number: 24 01/31/2023: FOR HEARING: The landscape plan shows artificial turf for this site. Please explain what the cross section looks like for artificial turf. Specifically, how impervious will this be?/ How much infiltration will occur under the artificial turf? Response: Artificial turf detail added to the site details sheet LS-502 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Comment Number: 25 01/31/2023: FOR HEARING: Tree placement must provide 10-ft minimum separation from all storm drains and storm tech units. 6-feet for shrubs. Please review plans and revise as necessary. See redlines for more information. Response: Confirmed trees have been placed at least 10’ and shrubs have been placed wat least 6’ from all storm drains and storm tech units. Comment Number: 26 01/31/2023: FOR HEARING: On the landscape plan, please clarify the vegetation for the rain garden. Response: For PDP level of detail, rain garden seed mix has been included on sheet LP-002 and a hatch has been added to the landscape plan sheets. Comment Number: 27 01/31/2023: FOR HEARING: On the landscape plan, please clarify the vegetation for the detention ponds. Response: For PDP level of detail, detention pond seed mix has been included on sheet LP-002 and a hatch has been added to the landscape plan sheets. Comment Number: 28 01/31/2023: FOR HEARING: See redline comments on Utility Plans, Landscape Plan, and Drainage Report. Response: Redline comments have been addressed. Department: Light And Power Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com Topic: General Comment Number: 1 01/31/2023: INFORMATION: Light and Power currently does not have facilities within this area. Currently facilities will be installed with the Overall Infrastructure Plan for this property. Please coordinate with that design and timing to ensure facilities are installed prior to construction of this portion of the overall property. Response: Note, coordination will be done with the Gateway backbone project. Comment Number: 2 01/31/2023: FOR HEARING: It is assumed that all the proposed buildings will require 3Ø power. These transformers are required to be above grade and therefore cannot be within the public ROW. Please relocate all the transformers internal 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com to the project site. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Response: We met with Light and power to discuss the routing of electric service through the site and place transformers. Additional transformers have been added to serve the developments required EV parking charging stations. Comment Number: 3 01/31/2023: INFORMATION: All utility easement and crossing permits (railroad, ditch, floodplain, etc.) needed for the development will need to be obtained by the developer. Response: Noted. Comment Number: 4 01/31/2023: INFORMATION: Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. Response: Noted. Comment Number: 5 01/31/2023: INFORMATION: It appears that all streetlights will be installed with the Gateway Overall Infrastructure Plan. If this is not the case, below is a link to the City of Fort Collins street lighting requirements can be found below: https://www.larimer.org/sites/default/files/ch15_2007.pdf Response: Public streets have been designed with the Gateway Overall Infrastructure Plan. Comment Number: 6 01/31/2023: FOR FINAL PLAN: If the private drives 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. Response: Details will be provided at final. Lighting shown in photometric is private and will be circuited to the metered house panel at nearest building, building metering locations are shown on the sheets. Comment Number: 7 01/31/2023: INFORMATION: In having private drives, we would encourage a Utility Coordination meeting very early in the process to ensure the widths will provide adequate separation for all utilities required for this project. Response: We have been working with Boxelder Sanitation, ELCO and City of Fort Collins Utilities to 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com ensure the required level of service can be provided within the provided utility easements. Comment Number: 8 01/31/2023: FOR FINAL PLAN: The service(s) to the multi-family & Club House buildings will be considered a customer owned service; therefore, the applicant is responsible for installing the secondary service from the transformer to the meters and will be owned and maintained by the individual unit owner. Please show the service lines within the Final Utility Plan set. Response: To be shown at final. Comment Number: 9 01/31/2023: FOR FINAL PLAN: This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Residential units will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November201 6_Amendment.pdf Response: Noted. Additional information to be provided at final. Comment Number: 10 01/31/2023: FOR FINAL PLAN: A Customer Owned Service Information Form (C-1 Form) and a one-line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 Form is below: https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?159767 7310 Response: To be provided at final. Comment Number: 11 01/31/2023: FOR FINAL PLAN: For the multi-family buildings& Club House, a one-line diagram will be required. Please show the main disconnect size and meter sequencing. A copy of our meter sequencing can be found in our electric policies practices and procedures below. http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations Response: To be provided at final. Comment Number: 12 01/31/2023: INFORMATION: 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact John Stark with Fort Collins Connexion at (970) 207-7890 or jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements. Response: Noted. Comment Number: 13 01/31/2023: INFORMATION: For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go-renewable Response: Thank you for the information. Our team will reach out as needed. Comment Number: 14 01/31/2023: FOR FINAL PLAN: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans at Final Plan submittal. Response: AutoCad files will be provided to Light and Power at Final Plan submittal. Comment Number: 15 01/31/2023: 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 or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees Response: Noted. Comment Number: 16 01/31/2023: INFORMATION: Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Response: Thank you for the information. Our team will reach out as needed. Department: Environmental Planning Contact: Kirk Longstein, 970-416-4325, klongstein@fcgov.com Topic: General Comment Number: 1 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 01/31/2023: FOR HEARING: Projects in the vicinity of Boxelder Creek must also comply with Section 3.4.1(I)(1) of the Land Use Code, which states the following: "Projects in the vicinity of large natural habitats and/or natural habitat corridors, including, but not limited to, the Poudre River Corridor and the Spring Creek Corridor, shall be designed to complement the visual context of the natural habitat." The Utility plans, Landscape and overall site plan must highlight the use of native landscaping and choice of colors and building materials must be utilized in such manner that scenic views across or through the site are protected, and manmade facilities are screened from off-site observers and blend with the natural visual character of the area. Response: Thank you for the comment, landscape plans will utilize native landscaping with colors that will complement the visual context, specifically the Boxelder Creek. Manmade facilities will be screened from offsite observers and blend with the natural visual character of the area. Comment Number: 2 01/31/2023: FOR HEARING: The Ecological Characterization Study for the project identified a naturalized stormwater feature along the eastern extent of the property boundary that requires a 50-foot buffer measured from the edge of the feature. Also, the Boxelder Creek receives a 100-foot buffer which is measured from top of bank or edge of wetland, whichever greater. Please add a table to the site plan that includes the following: - amount of buffer area that would be required by a 50' buffer from the naturalized stormwater feature and boxelder creek - amount of buffer area provided on these plans - minimum buffer distance - maximum buffer distance - average buffer distance Response: City staff is reviewing a recent exhibit from TB Group to determine the location of the buffer. Comment Number: 3 01/31/2023: FOR HEARING: The proposed backbone infrastructure plan includes a Regional Trail, grading along Boxelder Creek and stormwater facilities that will presumably support your project. City staff has contacted the developer to coordinate review of their project however without approval of the backbone infrastructure plan. it will be difficult for staff to approve your project (at least along the eastern edge). City staff will do what we can to expedite this review and approval. Response: Thank you. Every effort has been taken on our behalf as well to coordinate the two projects. Planned infrastructure improvements from the Regional Trail and backbone infrastructure projects are shown as existing and called out on the Gateway at Apartments plan set as planned. Any revisions to the backbone will be reflected in subsequent submittals. Comment Number: 4 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 01/31/2023: FOR HEARING: Please ensure the ECS discusses existing vegetation on-site and identifies potential restoration options that include the naturalized stormwater feature. If existing vegetation is determined to be insufficient, then restoration and mitigation measures may be required. Response: The NHBZ is located wholly off-site of this project. Any restoration/mitigation measures within the NHBZ will be a part of the Gateway at Prospect plans. Comment Number: 5 01/31/2023: FOR FINAL PLAN: The ECS identified 30 Prairie dogs during an onsite survey. LUC 3.4.1 "Before the commencement of grading or other construction on the development site, any prairie dogs inhabiting portions of the site within the LOD shall be relocated or eradicated by the developer. Prairie dog relocation shall be accomplished using methods reviewed and approved by the Colorado Parks and Wildlife Division. Following relocation or eradication activities, a report shall be provided to the City that documents when prairie dog removal occurred, the method(s) that were used to remove prairie dogs, measures taken to ensure that prairie dogs will not re-inhabit the site, and confirmation that no threatened or endangered species were harmed by removal activities." 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 expected to be present between November 1 and March 14. This issue is required due to the presence of prairie dogs on the site. 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. Response: All prairie dogs identified in the ECS are off-site of the Gateway Apartments site. Any prairie dog relocation/eradication efforts will be the responsibility of the Gateway at Prospect project. Comment Number: 6 01/31/2023: FOR HEARING: Site Plans, Landscape plans and Utility/grading plans must outline the standards of protection as outlined by LUC 3.4.1. A burrowing owl survey is required if ground disturbance and/or prairie dog control occurs March 15 – October 31. If burrowing owls are observed on Site, CPW recommends a 150’ buffer around the utilized burrows. If nesting raptors are present, ground disturbing activities must be conducted from late summer to late winter to avoid the avian nesting and breeding season. If that is not compatible with construction schedules, additional surveys are recommended prior DCP. Response: Acknowledged. The Gateway Apartments project will comply with recommendations 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com made in the ECS for the overall Gateway at Prospect project, however they do not appear to be applicable to this site specifically. The ECS provided for the Gateway at Prospect (Backbone Infrastructure project) states that a red-tailed hawk was observed on the overall site, however there were no nests observed and there are no trees on the Gateway Apartments site specifically. Prairie dogs were observed on the overall site, but it is our understanding that they do not occur on the Gateway Apartments site, therefore the likelihood of burrowing owls is very low. These concerns should be addressed in the Gateway at Prospect project. Department: Forestry Contact: Christine Holtz, choltz@fcgov.com Topic: General Comment Number: 1 01/30/2023: FOR HEARING: There are a few areas where tree spacing can be decreased to add another planting location. Please see Forestry redlines. Response: Decreased tree spacing along the private drive to 30’ to allow additional trees where there are no conflicts with utility or street lighting offsets. Comment Number: 2 01/30/2023: FOR HEARING: There are multiple locations where street trees can be added to the plans. Although there may currently be some utility conflicts, please look at shifting things and adding trees especially along street B where there are almost no planting locations proposed. Please see Forestry redlines. Response: We have added trees along Street B where there are no conflicts with utility or building foundation offsets. Comment Number: 3 01/30/2023: FOR HEARING: Please include a tree planting schedule that includes quantities, and percent diversity. Please ensure 50% of plantings are canopy shade trees. Response: Tree planting schedule with quantities and percent diversity has been added to sheet LP-002. Comment Number: 4 01/31/2023: FOR HEARING: Please choose a different species to replace the proposed regal prince oaks. Forestry has removed over 60 English oaks in the past year on public property—even the older long surviving oaks have been declining. Please consider using a different upright species such as Corinthian linden, prairie sentinel hackberry, or another upright species. Additionally, upright species are not considered canopy shade trees. Please include these in the ornamental section. Response: Thank you, Regal Prince Oaks have been removed and replaced. The upright species suggested have been incorporated as ornamental trees. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Department: Park Planning Contact: Missy Nelson, mnelson@fcgov.com Topic: General Comment Number: 1 02/03/2023: INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com . Response: Thank you, comment noted. Comment Number: 2 02/03/2023: FOR HEARING: Can you please show vicinity map on plans and/or an exhibit as it relates to the overall Gateway at Prospect project? Response: The cover sheet of the utility plans has a vicinity map that shows the location of this project. Comment Number: 3 02/03/2023: FOR HEARING: Please show Public Access and Trail Easement on all plan sets. Response: Public access and trail easements are shown on the utility plans. Comment Number: 4 02/03/2023: FOR HEARING: Please provide the future trail connection south across E. Prospect Rd. Grade separated crossings of arterial roadways and major collectors are required (LUCASS Chapter 17.3) and additional easement area for underpass/overpass approaches may be required in locations of potential grade separated crossings for the trail. Funding for grade separated trail crossings of arterials and major collectors on the project has not been identified at this time. The intersection of the trail with Prospect Road, and continuing to the south, will need to be determined for future submittals, especially to accommodate a grade separated crossing. Response: City response: “We had a meeting with Capital Projects Engineering and the location shown on the plan is ok. No, the developer is not required to build/design. For the next round, can you please just add a note regarding a future grade-separated crossing?”. Based on this response from the City we have added labels regarding the future grade-separated crossing and a couple options for crossings. Comment Number: 5 02/03/2023: FOR HEARING: The construction schedule for the regional trail has not yet been determined and typically will not occur until funding becomes available. Cost sharing partnership between Park Planning & Development and the Developer to be negotiated to construct specific trail improvements concurrent with this phase’s site development. Funding partnerships between Park Planning and Development and the Developer will be 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com based on the timing and availability of city funds. The partnership will be documented in the Development Agreement. Response: City response: “This is a repay option if the developer decides to construct the trail, which is not on the table for this project.” Comment Number: 6 02/03/2023: INFORMATION: Please connect with Capital Projects Engineer Gunnar Hale to coordinate these plans with the Capital Projects’ plans for the East Prospect Corridor Improvements: Gunnar Hale Civil Engineer I Engineering ghale@fcgov.com 970-817-0456 mobile Response: Noted. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 01/31/2023: FOR HEARING: FIRE APPARATUS ACCESS 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. The plat does not show all areas to be used as access as dedicated EAE. The EAE needs to connect between buildings 1 and 9. Please correct plat to show all access drives required as EAE. Response: Emergency Access Easements have been revised to include all drive aisles. Comment Number: 2 01/31/2023: FOR HEARING: AERIAL FIRE APPARATUS ACCESS ROADS Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the logistical needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue operations and roof access via ladder trucks when ground ladders cannot reach upper floors. Aerial access should therefore be available on at least one entire long side of the building, located within a minimum of 15 feet and a maximum of 30 feet from the building. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Dead end access roads shall have a minimum width of 30 ft. Parapet heights greater than 4' in height do not support ladder truck operations. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com -Buildings 2,4,5 and 6 do not meet aerial access requirements. -Building 2 Type A unit is difficult to access the roof ends of the building due to the pitched roof elements. All areas considered accessible are within the 15-30 foot distance from the edge of the EAE. The only accessible portion is the center part of the garage side of the building and less than the required entire parallel side. -Building 4 Type C2 is an L shaped building with no access to the sides or front of the building and the pitched roof elements are not considered accessible for roof access. All areas considered accessible are within the 15-30 foot distance from the edge of the EAE. The only access to the roof is the center portion of the garage side of the building and is less than the required entire parallel side -Building 5 Type C1 is an L shaped building with no access to the sides or most of the front of the building and the pitched roof elements are not considered accessible for roof access. All areas considered accessible are within the 15-30 foot distance from the edge of the EAE. The only access to the roof is the center portion of the garage side of the building, a small portion on the street side up to 30 feet from flowline and this is less than the required entire parallel side. -Building 6 type C2 is an L shaped building with no access to the sides or front of the building and the pitched roof elements are not considered accessible for roof access. All areas considered accessible are within the 15-30 foot distance from the edge of the EAE. The only access to the roof is the 3 areas on the garage side that are between the pitched roof elements. Response: Studio PBA has reviewed the building plans with Poudre Fire Department in a separate meeting and in a follow up to the meeting, Poudre Fire indicated that this building type will be considered accessible. Comment Number: 3 01/31/2023: FOR HEARING: TURNING RADII The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Many of the corners are less than a 25 foot inside radius and need to be corrected. An Autoturn exhibit can be submitted as an alternative. Response: A fire truck turning exhibit has been prepared to show all movements internal to the site being made by PFA 52’ Ladder Truck. Comment Number: 4 01/31/2023: FOR FINAL PLAN: FIRE LANE LOADING Fire lanes shall be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. Please note that the civil plans showing Heavy Duty paving will support 40 tons. Response: Additional details for heavy duty paving to be made per geotech and provided at final. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Comment Number: 5 01/31/2023: FOR FINAL PLAN: FIRE DEPARTMENT HOSE CONNECTION - IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC will be reviewed at construction and the sprinkler system permit. An underground fire line permit is required by the Poudre Fire Authority. As per Colorado state law (8 CRR 1507-11), individuals or companies installing underground supply lines from public water supplies to fire sprinkler system risers, standpipes, and other fire protection systems must be registered with the State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit applications should include a current business name and registration number.As per DFPC records, currently registered individuals and companies can be found here: https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Registrations.pdf Additional information regarding requirements of Colorado state law can be found here: https://dfpc.colorado.gov/fire-suppression-system-contractors Response: To be provided at final. Comment Number: 6 01/31/2023: FOR FINAL PLAN: FIRE LANE SIGNS The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Any areas on the street to be used for aerial access shall be signed. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided below. - IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. SIGN PLACEMENT - IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as specified in Section D103.6 shall be posted on both sides of fire apparatus access roads that are 20 to 26 feet wide. - IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as specified in Section D103.6 shall be posted on one side of fire apparatus access roads more than 26 feet wide and less than 32 feet wide. Response: Sign locations to be provided at final. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Comment Number: 7 01/31/2023: FOR FINAL PLAN: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. The address numbers for one- and two-family dwellings shall be a minimum of 4” in height with a minimum ½” stroke and shall be posted on a contrasting background. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi- building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. Please show typical addressing signage on the elevations. Response: Noted. Signage will be provided Comment Number: 8 01/31/2023: FOR FINAL PLAN: LANDSCAPE PLAN The proposed Landscape Plan indicates that tree canopy diameters may encroach on the fire lane over time. PFA would like to ensure the integrity of the EAE remains intact as trees mature and a canopy develops. The EAE shall be maintained unobstructed to 14' in height. This comment is aimed at preserving both trees and fire apparatus. Please be mindful when selecting tree species around landscape islands and along streets where aerial access provided. Response: Tree species have been selected and place near the EAE to ensure the EAE will be unobstructed up to 14’ in height. Department: Water Conservation Contact: Emma Pett, epett@fcgov.com Topic: General Comment Number: 1 01/09/2023: FOR FINAL PLAN: Please submit a landscape plan for the property. This should contain accurate and identifiable hydrozones, a water budget chart that shows the total annual water use, which shall not exceed fifteen (15) gallons per square foot over the site. If you have questions, contact Eric Olson or Emma Pett. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Response: Thank you, a landscape plan along with hydrozone plan will be submitted for the final plan. Comment Number: 2 01/09/2023: FOR FINAL PLAN: Preliminary irrigation plans (PIP) are required for review at Final Development Plan (FDP), prior to issuance of building permit. The requirements for the PIP must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements Eric Olson or Emma Pett Response: Thank you, preliminary irrigation plans will be submitted for review at the Final Development Plan (FDP) Department: GIS Contact: Lauren Wade, 970-302-5962, lwade@fcgov.com Topic: General Comment Number: 1 01/11/2023: INFORMATION: Please note that building number designation may change from what is listed on the plans once addressing has been completed. We have no other comments at this time. Response: Noted Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 01/30/2023: BUILDING PERMIT: 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. 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com 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: Noted – we are planning our design around these codes INFORMATIONAL ITEMS: · Electric vehicle charging parking spaces are required, see local amendment. · This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. · R-2 occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · All multi-famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. · If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. · A City licensed commercial general contractor is required to construct any new multi-family structure. · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Response: Noted and planned for STOCK PLANS: When the exact same residential building will be built more then once with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Response: Noted. Thank you. BUILDING PERMIT PRE-SUBMITTAL MEETING: For new buildings, please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email your Development Review Coordinator to schedule a pre-submittal meeting. Response: Noted – will schedule further into design prior to permit 244 North College Ave, #150 I Fort Collins, CO 80524 www.norris-design.com Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 01/18/2023: INFORMATION ONLY: Unless required during PDP, a complete review of all plans other than the Subdivision Plat will be done at FDP. Response: Thank you, this comment is understood. Topic: Plat Comment Number: 1 01/18/2023: FOR HEARING: 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 Response: Revisions have been made per redlines. Department: Outside Agencies Contact: Marcus Petty, Comcast, Marcus_petty@cable.comcast.com, 720-275-0572, Topic: General Comment Number: 1 01/12/2023: INFORMATION: Comcast will be able to service this location. Response: Thank you, this comment is understood.