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Home My WebLink AboutCROWNE AT SUNIGA - PDP230007 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWFeb 22, 2023 Todd Sullivan City Planner Community Planning and Development 281 North College Avenue Fort Collins Colorado 80524 RE: Crowne at Suniga (formerly 9th and Suniga) Concept Review Responses  Dear Todd, The following is the applicant’s response to the Concept Review Comments dated July 22nd, 2022 Please ﬁnd attached copies of the the PDP application for your review. Comments: Department: Development Review Coordinator 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 conversa- tions. Thank you! Response: Acknowledged 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 in- formation meeting prior to formal submittal of the proposal. Neighborhood meetings offer an infor- mal 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: A neighborhood meeting was held on February 8, 2023 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 re- source you need during development review. Response: Acknowledged 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/develop- mentreview/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 ac- cordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. Response: Acknowledged Page of 1 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 5. As part of your submittal, you will respond to the comments provided in this letter. This letter is pro- vided to you in Microsoft Word format. Please use this document to insert responses to each com- ment 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". Response: Responses to these comments are included. Each submittal needs to include the most current version of all documents. Please follow the Elec- tronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/devel- opmentreview/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 the submittal of your plans, please notify me as much in advance as possible of the expected submittal date. Response: Acknowledged 6. *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 be- gun 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 op- tions for mitigating impacts to our customers. As a result, we will be making some temporary ser- vice level adjustments. Currently, one additional week of review time will be added to all 1st and 2nd round submittals (in- crease 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 sub- mittals during this time. Please reach out with any questions or concerns. Response: Acknowledged 7. 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 Re- view Application. As noted in the comments, there are additional fees required by other depart- ments, 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: Acknowledged Page of 2 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 8. 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: Acknowledged 9. Pre‑submittal meetings can be beneﬁcial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Response: Acknowledged Department: Planning Services 1. The City of Fort Collins adopted new exterior lighting standards in the Land Use Code that took ef- fect on March 26, 2021. The lighting standards in 3.2.4 will apply to all site and exterior building‑mounted lighting. A lighting plan will be required as part of the development documents. Response: Please see the included lighting/ photometric plan. 2. The proposed trash/recycling enclosure needs to be adequately sized, conveniently located, and easily accessible areas to accommodate the speciﬁc trash, compostable and recyclable materials and waste cooking oil needs of the proposed use per the standards in 3.2.5. https://library.muni- code.com/co/fort_collins/codes/land_use?nodeId=ART3GEDEST_DIV3.2SIPLDEST_3.2.5TR- REEN The Community Recycling Ordinance (No. 109 2016) requires that all business and multifamily complexes subscribe to recycling service by the end of June 2021 that is at minimum 1/3 of their overall service capacity (total bin capacity x number of weekly pickups, include both trash and recy- cling when calculating overall service capacity). In general recycling containers must be at least 50% the size of proposed trash containers to meet this requirement. Please make sure proposed containers meet this requirement and that adequate space is provided in all enclosures.Additional info can be found here: https://www.fcgov.com/recycling/community‑recycling‑ordinance Response: Each building has a trash and recycling room within the building. There are trash chutes located on each floor that residents can place their trash and recycling into that will then land in the appropriate containers. 3. Please keep in mind per LUC 3.5.1 (I) (2) All mechanical equipment shall be incorporated into the overall design theme of the building and the landscape so that the architectural design is continu- ous and uninterrupted by ladders, towers, fences and equipment, and no attention is attracted to the functions by use of screening materials that are different from or inferior to the principal materi- als of the building and landscape. These areas shall be located and screened so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. Response: All mechanical elements have been screened within the roof structures. Please reference the architectural drawings. 4. Pedestrian and bicycle circulation within the site and out to the ROW needs to be ﬂushed out as part of the PDP plans. Response: This has been incorporated into the site plan. Each building has direct pedestrian access to the adjacent streets. There is also pedestrians connections throughout the development to playing clear and direct connections. Page of 3 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 5. Tandem parking is typically not considered for meeting minimum parking counts. Response: Tandem parking, while provided, is not counted towards the minimum parking counts. 6. As the plans develop, you'll need to address the relationship of the buildings to streets and street facing facades as outlined in 3.5.2(D) Response: All buildings have entrances and direct pedestrian connections to adjacent streets. 7. The development will need to provide access to a park, central feature or gathering place, and shall be adequately sized per 3.8.30(C) Response: We have provided a central gathering place that includes seating and table areas, lawns and other landscaping, grills, swimming pool, and more. This is centrally located within the site. There is also a dog park that is available to residents. 8. It doesn't appear that the buildings (type A1) along Suniga meet the variation among building stan- dards in 3.8.30(F)(2). We will also want to examine the standards. We will also want to look at the façade design for A1 and C1 along Lemay. Response: These buildings have been modified to be different, with very different elevation styles. Please refer to the architectural package. 9. Site, Landscape, utility, grading, and drainage plans should be included in the plan set along with the building elevations. Please summarize main project and site metrics. Response: All of these plan documents have been included. 10. 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: We have referenced the standards in preparation of these plans. 11. 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: As of right now, no modifications of standards are anticipated. Department: Historic Preservation 1. NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources, or resources that are at least 50 years old and would require evaluation, on the development site or within 200 feet of the development site. Response: Acknowledged 2. INFORMATION ONLY: Development site is in proximity to the historic Alta Vista neighborhood (out- side 200 ft). Encourage consideration in design compatibility under 3.5.1. Response: Acknowledged Department: Engineering Development Review 1. A plat will be required to be submitted as a part of the technical review (PDP) phase, since this lot is currently unplatted. Response: A plat has been prepared and is included with this submittal. Page of 4 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 2. North Lemay Ave and Suniga Road are classiﬁed as 4‑lane arterial roadways by the City of Fort Collins Master Street Plan. You will be required to provide the frontage designs for these roadways in accordance with the Larimer County Urban Area Street Standards (LCUASS) Figure 7‑2F, includ- ing providing 115' of right‑of‑way and a 15' utility easement adjacent to the ROW. Response: ROW and Utility easement are existing and meet current LCUASS standards. 3. INFORMATION: Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due prior to issuance of building permit. For more information, please visit https://www.fcgov.com/ engineering/tcef.php. Response: 4. INFORMATION: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs, and gutters, destroyed, damaged, or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the ﬁrst Certiﬁ- cate of Occupancy. Response: Acknowledged 5. INFORMATION: All public sidewalk, driveways, and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. Response: Acknowledged 6. INFORMATION: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https:// www.larimer.org/urban‑area‑street‑standards‑2021 Response: Acknowledged 7. INFORMATION: 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 feet along an arterial, 8 feet along an alley, and 9 feet along all other street classiﬁcations). Information on the dedication process, as well as deed templates, can be found at: http://www.fcgov.com/engineering/ devrev.php Response:Additional ROW is being dedicated along Ninth Street 8. INFORMATION: Utility plans will be required, and a Development Agreement will be recorded once the project is ﬁnalized. Response: : Utility Plans have been provided. 9. INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Acknowledged 10. INFORMATION: LCUASS parking setbacks (Figure 19‑6) apply and will need to be followed de- pending on parking design. Response: Figure 19-6 was used to verify parking setbacks Page of 5 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 11. INFORMATION: 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 per- mits shall be made to the Engineering Department for review and approval prior to installation. En- croachment 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. Response: Acknowledged 12. INFORMATION: The development/site cannot use the right‑of‑way for any Low Impact Develop- ment to treat the site’s storm runoff. We can look at the use of some LID methods to treat street ﬂows – the design standards for these are still in development. Response: Acknowledged 13. INFORMATION: Doors are not allowed to open out into the right‑of‑way. Response: Acknowledged 14. INFORMATION: Bike parking required for the project cannot be placed within the right‑of‑way and if placed just behind the right‑of‑way need to be placed so that when bikes are parked they do not extend into the right‑of‑way. Response: Acknowledged 15. INFORMATION: In regards 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 De- veloper 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 comple- tion of the Development. Information on the location(s) of these areas will be required to be provid- ed to the City as a part of the Development Construction Permit application. Response: Acknowledged 16. Access onto 9th Street to the west may need some coordination with the Northﬁeld project that is across the street to the west. Response: Access onto 9th from Crowne at Suniga meets LUCASS criteria. Department: Trafﬁc Operations 1. TRAFFIC IMPACT STUDY: A Trafﬁc Impact Study will be required with the submittal of this project. Please contact Trafﬁc Operations to set up a scoping meeting. Response: The TIS is included with this submittal 2. ACCESS: Further discussion will be needed regarding the access point onto Lemay and whether or not that is expected to be full movement or right in/right out. This will depend on the spacing from the Suniga intersection and the requirement to provide a northbound left turn lane that would need to meet the Larimer County Urban Area Street Standards. Otherwise, this may need to be restricted. Response: A meeting will be setup to discuss this access point after PDP Round 1 comments are received. Page of 6 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 3. CONNECTIVITY: Along with the required frontage improvements, strong bicycle and pedestrian facilities will be needed throughout this site that provide connectivity to buildings, parking, side- walks, trails, and the regional underpass. Response: Connectivity throughout the site has been provided and meets current block standards. Department: Stormwater Engineering- Floodplain 1. INFORMATION ONLY: A portion of this property is currently located in the FEMA‑designated, 500‑year Poudre River ﬂoodplain and must comply with the safety regulations of Chapter 10 of City Municipal Code. A FEMA Flood Risk map is attached. Response: Acknowledged 2. INFORMATION ONLY: FEMA is remapping the Poudre River, the project is called RiskMAP, and new regulatory mapping is tentatively planned to be effective June 2023. (Date is subject to change and could be postponed by months). Any development will be subject to the ﬂoodplain map and regulations effective at that time. Property owners near the river need to be aware that the ﬂoodplain may be remapped and may change on their property. Response: Acknowledged 3. INFORMATION ONLY: Essential services critical facilities (police, ﬁre, emergency medical, etc.) and at‑risk population critical facilities (day cares, schools, elder care, nursing home, assisted living facilities, day camps, before and after school care, etc.) are prohibited in the 500‑year ﬂoodplain. Response: None of the facilities are being proposed on this site. 4. INFORMATION ONLY: Due to the known risk of ﬂooding, it is highly recommended that the build- ings and all duct work, HVAC, and electrical systems be elevated (residential) or ﬂoodproofed (mixed‑use and commercial) as much as possible. Response: Acknowledged 5. FOR HEARING: Development review checklists for ﬂoodplain requirements can be obtained at https://www.fcgov.com/utilities/img/site_speciﬁc/uploads/fp‑checklist100‑2018‑update.pdf? 1522697905. Please utilize these documents when preparing your plans for submittal. Response: That weblink does not work. However, Utility Plans follow Fort Collins standards 6. INFORMATION ONLY: Please show the boundaries of the ﬂoodplain on site drawings as applica- ble. Contact ﬂoodplainadministration@fcgov.com for ﬂoodplain CAD line work. Response: 500-yr linework is shown on grading, utility, and drainage sheets Department: Stormwater Engineering- Erosion Control 7. Information Only:This project is located within the City's MS4 boundaries and is subject to the ero- sion 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. Page of 7 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required should be pulled before Construction Activities begin. Response: Acknowledged 8. For Approval or 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 and SWMP report will be supplied at first round final 9. Fees: The City Manager’s development review fee schedule under City Code 7.5‑2 was updated to in- clude 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 num- ber 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 6 lots, 11.10 acres of disturbance, 4.5 years from demo through build out of construction and an additional 0.17 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $3,939.46 . Please note that as the plans and any subsequent review modi- ﬁcations 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 con- trol escrow. We could not make any assumptions at this time for the number of LID and WQ features, each por- ous pavers will be $365.00, each bioretention/level spreaders $315.00, each extended detention basins $250.00, and each underground treatment will be $415.00. Stormwater LID/WQ Inspections to be $TBD. " Response: Acknowledged Page of 8 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Department: Stormwater Engineering Master plan and criteria compliance 10’ The design of this site must conform to the drainage basin design of the Dry Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwa- ter criteria manual is available on our website here: https://www.fcgov.com/utility‑develoment Response: 11. Documentation requirements A drainage report and construction plans are required and must be prepared by a Professional En- gineer registered in the State of Colorado. The drainage report must address the four‑step process for selecting structural BMPs. Response: Design conforms to master drainage plan 12. Stormwater outfall The stormwater outfall options for this site appear to be a storm sewer main that runs along the western part of the property along Lindenmeier Road. There is a Stormwater Inlet just north of the Lindenmeier Road and Suniga Road intersection. In addition to this there is also the new A4 storm sewer along the east side of 9th street. Response: This contradicts what the NECCO report says to utilize. However, after our meeting on 2/13/2023 it was discussed to utilize the existing connection to the NECCO line near the southeast corner of the site where an existing area inlet is. 13. Detention requirements Onsite detention is required for the runoff volume difference between the 100‑year developed ﬂow rate and the 2‑year historic release rate. In the Dry Creek basin, the two year historic release rate is 0.2 cfs/acre. Response: This contradicts what the NECCO report says to utilize. However, after our meeting on 2/13/2023 it was discussed to utilize the existing connection to the NECCO line near the southeast corner of the site where an existing area inlet is. 14. Water Quality and Low Impact Development requirements (standard comment): Normally onsite water quality treatment is also required as described in the Fort Collins Stormwater Criteria Manual. However, in this case the water quality treatment is being provided for in the Northeast College Corridor Outfall (NECCO) detention pond; so the applicant does not need to pro- vide onsite water quality treatment, but they do need to meet the LID (Low Impact Development) requirements. Also, with the dog park in place the best method with dealing this would be a treatment train to help mitigate stormwater pollution. Response: Water Quality is not provided by the NECCO. We are providing 100% WQ via LID 15. Imperviousness documentation The existing and proposed impervious areas need to be documented in the drainage report. Drainage requirements and development fees are based on new impervious area. An exhibit show- ing the existing and proposed impervious areas with a table summarizing the areas is required with the ﬁrst project submittal. Response: : Existing and Proposed Drainage Exhibits have been included in Drainage Report. Page of 9 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 16. Detention drain times Per Colorado Revised Statute §37‑92‑602 (8) that became effective August 5, 2015, criteria regard- ing 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 re- quest) that will need to be included in the drainage report. Upon completion of the project, the en- gineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume‑based stormwater storage, including extended detention basins. Response: This spreadsheet will be supplied at first round final 17. Inspection and maintenance There will be a ﬁnal site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on‑going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/ utilities/what‑we‑do/stormwater/stormwater‑quality/low‑impact‑dev elopment Response: Acknowledged 18. Fees There are NECCO fees associated with this project. This site is located in Sub basin 417 of the NECCO Master Plan. Fees associated with that basin are $7,709/acre. Response: Are these fees correct? 19. Offsite Stormwater Flows The development will need to accept and pass any existing offsite ﬂows. Response: No offsite flows enter the site Department: Water-Wastewater Engineering 1. Other service district This project site is located within the East Larimer County (ELCO) Water District. Please contact them at (970) 493‑2044 (ELCO). The sketch you have provided shows the site connecting to a 24- inch water line owned by the city of Fort Collins. The 10-inch line is the property of ELCO and should be used in the development of this site. Response: Crowne at Suniga is tying into the existing ELCO line in 9th Street. 2. Existing Sewer Infrastructure There is an existing 15‑inch sanitary sewer main to the west of the property running along Linden- meier Dr. with no existing service lines. Response: Service lines are being proposed with this project 3. Sewer discharge Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26‑306 Wastewater Discharge Permit Require- ments 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, Page of 10 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Industrial_Pretreatment@fcgov.com or (970) 221‑6900, to discuss these requirements and how they apply to this development. Response: Acknowledged 4. Water conservation The water conservation standards for landscape and irrigation will apply. Information on these re- quirements can be found at: http://www.fcgov.com/standards Response: These standards have been adhered to in the preparation of the landscape plans. 5. Fees New or upgraded sewer services will require development and water supply requirement (WSR) fees, these are paid at building permit. Please contact our Utility Fee and Rate Specialists at (970) 416‑4252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at www.fcgov.com/development‑fees Response: Acknowledged 6. One building per service Separate sewer services, connecting to the City main, will be required to service each building. Response: Each building has its own sanitary, water, and fire services. 7. Private drives and utility separation Buildings being served from private drives can be problematic meeting utility spacing requirements. When ﬁnalizing a site layout please consider utility spacing requirements, including the need forutili- ty boxes, water meters, electric vaults, etc. on the site. Utilities may include water, sewer, electric, gas, and communication. Response: : Utility spacing has been accounted for. 8. Utility Separations 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‑drainpipes and other utilities. > Service lines of the same type may be joint trenched with 3‑ft of separation Other utilities, such as gas, electric, and communications will also have spacing requirements and will need space on the site. Last, please remember that there may be service lines on the adjacent properties for which clearances also need to be maintained. Response: Acknowledged. As we continue to refine our design we will continue to meet these separation requirements. 9. Sewer System Capacity Please prepare and submit a wastewater loading calculation and summary report for your devel- opment. The City will need to evaluate the downstream sewer capacity to conﬁrm if the existing system can support this development. These calculations need to be included with the PDP Round 1 submittal, but could also be submitted to us in advance. Please contact us to discuss further. Page of 11 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Response: Per our conversations this is no longer a valid comment. A regional sanitary sewer analysis was performed and approved by Heidi Hansen. Crowne at Suniga is proposing less units than what the study said was an acceptable amount. Department: Electric Engineering 1. Light & Power has existing electric facilities on the west side of Lindenmeier Rd. at the north end of the site and at the south end of the site. Also, a couple of electric conduits were stubbed at the southeast corner of the site with the overpass project. Most likely crossings of Lindenmeier will be necessary to bring power to the site. Response: We will reach out to Light and Power to coordinate best location for connection after Round 1 PDP. 2. Any existing and/or proposed electric infrastructure that needs to be installed, relocated or modiﬁed as part of this project, will be at the expense of the developer and will need to be located within Public Right‑of‑Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. Response: Acknowledged 3. Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 feet of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 feet and side/rear clearance of 4 feet 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 loca- tions on the Utility Plans. https://www.fcgov.com/utilities/img/site_speciﬁc/uploads/ElectricServiceS- tandards_FINAL_18November2016_Amendment.pdf Response: Proposed transformer locations are shown with PDP Round 1. Northern Engineering will reach out to set up a utility meeting with Light and Power. 4. Please provide adequate space along the private drives to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 feet separation is required between water, sewer and storm water facilities, and a minimum of 3 feet separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Response: Separation will be provided. 5. The secondary services to the buildings will be consider commercial; therefore, the service line from the transformer to the meter is required to be installed, owned and maintained by the property owner. Response: Acknowledged 6. This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Reference Section 8 of our Electric Ser- vice Standards for electric metering standards. A link has been provided below. https://www.fcgov.- com/utilities/img/site_speciﬁc/uploads/ElectricServiceStandards_FINAL_18November2016_A- mendment.pdf Response: Acknowledged Page of 12 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 7. A Customer Service Information form (C‑1 form) and a one‑line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C‑1 form is below: http://zeus.fcgov.com/utils‑procedures/ﬁles/EngWiki/WikiPdfs/C/C‑1Form.pdf Response: C-1 form will be provided at FDP Round 1. 8. Electric Capacity Fee, Building Site charges, and any system modiﬁcation charges necessary will apply to this development. Please contact Light & Power Engineering at ElectricProjectEngineer- ing@fcgov.com. Please reference our Electric Service Standards, development charges and fee estimator at the following link: http://www.fcgov.com/utilities/business/builders‑and‑developers/plant‑investment‑development‑fees Response: : Acknowledged 9. “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 ac- count support, RFPs, and bulk agreements.” Response: : Acknowledged Department: Environmental Planning 1. NEW: An Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC deﬁned natural habitats and features (wet- lands, wet meadows, and aquatic areas). Please note the buffer zone standards range from 50‑100ft for these features. The ECS should address all items (a)‑(l) of LUC 3.4.1(D)(1) available for view online. In addition, ensure that the study identiﬁes feature(s) size, the "top of bank" of any stream or ditch, the edge(s) of wetlands, and whether jurisdictional wetlands may be impacted by the proposed project. If prairie dogs are onsite or within 500ft, the ECS should speciﬁcally address the presence of active prairie dogs including estimate of number of individuals and entire size of the colony within the project area. The ECS should address all items (a) (l) of LUC 3.4.1(D)(1) available for view online and include prairie dog mitigation options. Online LUC link: https://library.mu- nicode.com/co/fort_collins/codes/land_use The ECS is due a minimum of 10 working days prior to PDP submittal. Please contact the Devel- opment Review Coordinator to schedule an onsite meeting. Online LUC link: https://library.muni- code.com/co/fort_collins/codes/land_use Response: An ECS has been completed and was submitted on February 27, 2023. Department: Forestry 1. PRE‑SUBMITTAL ‑ Forestry Tree Inventory: If there are existing trees on site, please schedule an onsite inventory with City Forestry (ctomlin- son@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 feasi- ble. Response: We have contacted the forestry department and conducted a tree inventory on March 2, 2023. This information is provided in the landscape plans. 2. INFORMATION ONLY Page of 13 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped Response: These standards have been followed. 3. 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 re- moval 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 exist- ing 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 noncom- pliance 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: No significant trees are being proposed to be removed. 4. 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 min- imum requirements shall apply to any development plan: Page of 14 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Number of trees on site Maximum percentage of any one species 10‑19 50% 20‑39 33% 40‑59 25% 60 or more 15% The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process. Response: We have followed these standards in the preparation of the landscape plans. 5. 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: These have been followed 6. 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: These have been followed 7. INFORMATION ONLY Canopy shade trees should be planted at 30‑40’ spacing (LUC 3.2.1 (D)©) along street frontages. Response: This has been followed on ninth street. Street trees on Suniga and Lemay are existing. 8. INFORMATION ONLY Page of 15 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5(c)). Response: This has been followed. 9. INFORMATION ONLY Please adhere to the updated LUCASS standards and include proper parkway widths. Response: These have been followed Department: Park Planning 1. INFORMATION: The Park Planning & Development Department is available to discuss these com- ments in more detail. Please contact Kyle Lambrecht, PE at 970.416.4340, klambrecht@fcgov.- com. Response: Acknowledged 2. INFORMATION: The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails” addresses compliance with the 2021 Parks and Recreation Master Plan (“Master Plan”). The Master Plan in- dicates the general location of all parks and regional recreational trails. Parcels adjacent to or in- cluding facilities indicated in the Master Plan may be required to provide area for development of these facilities. Response: These have recently been constructed adjacent to the site. 3. INFORMATION: The 2013 Paved Recreational Trail Master Plan (“Trail Master Plan”) was adopted by City Council and provides conceptual locations and general trail design guidelines for future re- gional recreational trails. Response: Acknowledged 4. INFORMATION: The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16 Pedes- trian Facilities and Chapter 17 Bicycle Facilities provide additional design guidelines for multi-use recreational trails. Response: Acknowledged 5. INFORMATION: Grade separated crossings of arterial roadways and major collectors are required (LCUASS Chapter 17.3) and provide safe trail connectivity. Additional easement area for grade separation approaches may be required to accommodate the grade separation. Response: These facilities have already been constructed adjacent to the site. 6. INFORMATION: Local street-at-grade intersections with a recreational trail are to be avoided. When necessary, the location of a future recreational trail at grade crossing must be coordinated with Traf- ﬁc Operations. Response: This does not apply to this site. 7. INFORMATION: Please be aware that as part of the Realigned Lemay Roadway Improvement Project, an underpass was constructed near the northern boundary of this development. Please plan to include this information on your drawings. Response: This trail is shown on the plans 8. INFORMATION: Please plan to develop a holistic trail exhibit that shows how the Northeast Trail will be accommodated within this development. This exhibit should also include how the trail seg- Page of 16 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com ment ties into trail infrastructure currently being constructed to the west of this site (in the Northﬁeld Development) as well as how the trail can extend to the east. Please plan to coordinate with Park Planning and Development (PPD) staff during the development of this exhibit. Response: The trail infrastructure has already been constructed immediately adjacent to this site. No additional trail work is required on this site. 9. INFORMATION: PPD must approve the trail alignment and design. The developer will be required to develop a centerline proﬁle and cross‑sections for the trail as part of this project. Response: No new trails are required as part of this site. 10. INFORMATION: PPD would like to explore constructing the trail segment within the development boundaries in conjunction with this project. Response: No new trails are required as part of this site. 11. INFORMATION: The minimum width for a trail easement is 50’. Additional easement may be re- quired to tie trail segments into the existing Lemay underpass. Please plan to coordinate with PPD staff on necessary trail easements that will be dedicated as part of the project. Response: No new trails are required as part of this site. Department: Fire Authority 1. FIRE APPARATUS ACCESS Fire access is required to within 150 feet of all exterior portions of any building, or facility ground ﬂoor as measured by an approved route around the perimeter. For the purposes of this section, ﬁre access cannot be measured from an arterial road (Lemay Ave, Suniga Rd). Any private alley, pri- vate road, or private drive serving as a ﬁre lane shall be dedicated as an Emergency Access Ease- ment (EAE) and be designed to standard ﬁre lane speciﬁcations. In addition, aerial apparatus ac- cess requirements are triggered for buildings in excess of 30' in height Response: We have provided for EAE throughout the site, all buildings also comply with the aerial apparatus access requirements. 2. 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 sep- arate document as an Emergency Access Easement. ‑Maintain the required 20-foot minimum un- obstructed 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 ac- cess. ‑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. Page of 17 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com ‑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 direc- tional arrows required on all signs. Response: Fire lane signs are being shown on plans. 26’ drive aisles and 26’ Emergency Access Easements have been provided throughout the site. 3. 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 vicini- ty of the building or portion thereof. Dead end access roads shall have a minimum width of 30 ft. Parapet heights greater than 4' in height do not support ladder truck operations. Response: All fire access roads are 26’ in with and we comply with the aerial fire apparatus requirements. 4. ACCESS TO BUILDING OPENINGS An approved access walkway leading from ﬁre apparatus access roads to the main egress doors of the buildings shall be provided on this site. The walkway shall be capable of providing access for emergency personnel and equipment. Please provide details on site plan for the access walkway. Response: This requirement has been complied with. 5. 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 fac- tors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. The address numbers for one‑ and two‑family dwellings shall be a minimum of 4” in height with a minimum ½” stroke and shall be posted on a contrasting background. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the ﬁre code ofﬁcial. Buildings, either individually or part of a multi‑ building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the ﬁre lane. Response: Acknowledged. 6. FIRE ALARM AND DETECTION SYSTEMS Page of 18 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 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: Acknowledged. 7. GROUP R SPRINKLER SYSTEMS New multi‑family buildings above 4 stories or with ﬂoor levels 30 feet above ﬁre department vehicle access shall be provided with NFPA13 ﬁre suppression systems. New multi‑family buildings 4 sto- ries or less or with ﬂoor levels 30 feet and below ﬁre department vehicle access shall be provided with minimum NFPA13R ﬁre suppression systems and Attic Protection as amended in 903.3.1.2.3 ‑Exception 1: M‑F units with six (6) or fewer dwelling units per building provided the units are sepa- rated by one‑hour construction (walls & ﬂoors). ‑Exception 2: M‑F units with seven to twelve (7 ‑ 12) units per building provided the units are sepa- rated by two‑hour construction (walls & ﬂoors). Building C1 would require a Full13 system due to mixed occupancy. Response: Acknowledged. 8. 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. ‑ 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: Acknowledged. 9. WATER SUPPLY Hydrant spacing and ﬂow must meet minimum requirements based on type of occupancy. A ﬁre hydrant capable of providing Fire Flow according to IFC B105.2 is required within 300 feet of any commercial 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. Response: Proposed FH are shown on utility plans 10. EMERGENCY RESPONDER RADIO COMMUNICATION ‑ AMPLIFICATION SYSTEM TEST Page of 19 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com New and existing buildings require a ﬁre department emergency communication system evaluation after the core/shell but prior to ﬁnal build out. For the purposes of this section, ﬁre walls shall not be used to deﬁne separate buildings. Where adequate radio coverage cannot be established within a building, public‑safety radio ampliﬁcation systems shall be designed and installed in accordance with criteria established by Poudre Fire Authority. The installation of required ERRC systems shall be reviewed and approved under a separate permit process through PFA. LOCAL EXCEPTION: PFA will waive the testing requirement and system installation in all buildings less than 10,000 sq. ft. and any Type V construction building less than 15,000 sq. ft. PFA policy P15‑510.1 Response: Acknowledged. 11. ALTERNATIVE MEANS & METHODS Where project size and scope and/or site constraints conﬂict with ﬁre code compliance, the intent of the ﬁre code may be met via alternative means and methods, as approved by the ﬁre marshal. As per IFC 104.8 & 104.9, the ﬁre marshal may allow this approach when perimeter access and/or aer- ial apparatus access requirements cannot be met on the site plan. A written plan to meet the intent of the code via alternative means and methods will need to be submitted to the Fire Marshal for review and approval prior to FDP approval. Response: Acknowledged. 12. 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 re- view application can be found at https://www.poudre‑ﬁre.org/online‑services/contractors‑plan‑re- views‑and‑permits/new‑building‑plan‑review‑application. Response: Acknowledged. 13. INFORMATION – CODES AND LOCAL AMENDMENTS Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development plans and building plan reviews shall be designed according to the adopted version of the ﬁre code as amended. ‑ Copies of our current local amendments can be found here: https://www.poudre‑ﬁre.org/programs‑services/community‑safety‑services‑ﬁre‑prevention/ ﬁre‑code‑adoption ‑ Free versions of the IFC can be found here: https://codes.iccsafe.org Response: Acknowledged. Department: Technical Services 11. 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 con- tact our ofﬁce for up-to-date Benchmark Statement format and City Vertical Control Network infor- mation. Response: NAVD88 datum has been utilized 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 con- tact our ofﬁce with any questions. Response: Acknowledged Page of 20 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com 3. Closure reports will be required for all Subdivision Plats & Easements submitted for review. Response: Acknowledged Department: Building Code Review 1. 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. 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 In- ternational 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 struc- ture. 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 Page of 21 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com with site speciﬁc permits. More information can be found in our Stock Plan Guide at fcgov.com/ building/res‑requirements.php. Building Permit Pre‑Submittal Meeting: Please schedule a pre‑submittal meeting with Building Services for this project. Pre‑Submittal meet- ings 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 reach out to their Development Review Coordinator to schedule a pre‑submittal meeting. Response: All are acknowledged Thank you for your time spent in reviewing these plans. If you have any further questions, please feel free to contact any of the team member Yours Truly Terence C. Hoaglund, RLA Page of 22 22 PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com