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HomeMy WebLinkAboutJEROME STREET STATION - FDP230006 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview March 24, 2023 Russell Baker Black Timber Land Company 417 Jefferson Street Fort Collins, CO 80524 RE: Jerome Street Station, FDP230006, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Jerome Street Station. If you have questions about any comments, you may contact the individual commenter or direct your questions throug h your Development Review Coordinator, Todd Sullivan via phone at 970 -221-6695 or via email at tsullivan@fcgov.com. Comment Responses: Ripley Design Northern Engineering Black Timber Group Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com Topic: General Comment Number: 1 03/21/2023: 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! Ripley Design: Will do, thanks, Todd! Comment Number: 2 03/21/2023: SUBMITTAL: 2 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]. Ripley Design: Acknowledged. Comment Number: 3 03/21/2023: 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. Ripley Design: Acknowledged. Comment Number: 4 03/21/2023: 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 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/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html Ripley Design: Acknowledged. Comment Number: 5 03/21/2023: 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. Ripley Design: Noted, thank you. Comment Number: 6 3 03/21/2023: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Ripley Design: Acknowledged. Comment Number: 7 03/21/2023: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Ripley Design: Acknowledged. Comment Number: 8 03/21/2023: FOR FINAL APPROVAL: All "For Final Approval / For Approval" comments need to be addressed and resolved prior to moving forward with the final documents and recording of this project. I will provide a recording checklist and process information when we are closer to this step. Ripley Design: Understood. Comment Number: 9 03/21/2023: INFORMATION: LUC 2.211 Lapse, Term of Vested Right: Within a maximum of three (3) years following the approval of a final plan or other site-specific development plan, the applicant must undertake, install and complete all engineering improvements (water, sewer, streets, curb, gutter, streetlights, fire hydrants and storm drainage) in accordance with city codes, rules and regulations. The period of time shall constitute the "term of the vested property right." Failure to undertake and complete such engineering improvements within the term of the vested property right shall cause a forfeiture of the vested property right and shall require resubmission of all materials and reapproval of the same to be processed as required by this Code. All dedications as contained on the final plat shall remain valid unless vacated in accordance with law. Ripley Design: Acknowledged. Department: Historic Preservation Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com Topic: General Comment Number: 1 03/13/2023: NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources on the site and the nature of the project does not impact any hist oric resources that may lie on the development site or within 200 feet of the site. Ripley Design: Acknowledged. Thank you. Department: Engineering Development Review Contact: Tim Dinger, , tdinger@fcgov.com Topic: General Comment Number: 1 03/01/2023: FOR APPROVAL: Please address redline comments on the plans and variance request. 4 Northern Engineering: Redlines addressed and updated variance request is included. Comment Number: 2 03/09/2023: FOR DEVELOPMENT AGREEMENT: Please provide a Statement of Authority for Russell Baker to sign the DA as manager of the LLC. In the meantime, we will begin the first draft of the DA. It will be provided around the time we provide comments during the round 2 submittal of the FDP. Black Timber Group: Included with this submittal. Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 1 03/19/2023: FOR FINAL APPROVAL: Street name signs should be called out on the Paving Plan in conjunction with the propos ed stop signs. Any Private Streets will need to have the Privately Maintained Street Name signs installed that differ from the MUTCD/LCUASS standard. Please call these out separately to clearly identify this as a private street. A pdf of the desig n will be provided in the redlines. Stop signs should also be placed in advance of the sidewalk/ramps on the approach to an intersection. You are showing them placed on the corner radius. Northern Engineering: Privately Maintained Street Signs have been added/shown; stop sign locations have been changed as suggested. Comment Number: 2 03/19/2023: FOR FINAL APPROVAL: Trees should not be placed within 50 feet on the approach to a stop signs, in order to maintain visibility to the traffic control device. Ripley Design: Tree encroaching on stop sign distance has been removed. Comment Number: 3 03/19/2023: FOR FINAL APPROVAL: A stop sign should be considered for the westbound movement on Cajetan at the internal north/south street to this development in order to appropriately assign right of way. Northern Engineering: A stop sign has been added as suggested. Comment Number: 4 03/19/2023: FOR FINAL APPROVAL: Additional Fire Lane signs will be needed on the south side of Pascal, west of Jerome to clearly indicate that there is no on-street parking except in the dedicated cut -out areas. May need to consider additional signs along the east side of the north/south internal street as well. Northern Engineering: Additional fire lane signs have been added to the south side of Pascal street. No additional locations are available to place signage on the north/south access street. Comment Number: 5 03/19/2023: FOR FINAL APPROVAL: Type III barricades will need to be 5 shown on the plans where the sidewalks stop on the west end on Pascal. The 5 foot sidewalk on the west side of the internal north/south street also looks like it drops off into the rain garden next to Track A, this should have a barricade as well. If possible, is there a way to connect this sidewalk to the 15 foot access/sidewalk to the north? This would allow for easier access to the parking from Building 6. Northern Engineering: Type II barricades have been added as requested. Regarding the 5’ sidewalk and connecting it to the access drive to the north, it is a great suggestion, however, it is not feasible due to the rain garden that is located at that loca tion and the flows that are coming from the parking lot, which must remain on the surface (as opposed to piped) in order to enter the rain garden. Comment Number: 6 03/19/2023: FOR FINAL APPROVAL: Any ADA parking spots will need to include the appropriate signs in conjunction with the markings. Parking stall lines should also be identified and clearly indicated on the plans as White 4 inch wide markings. Northern Engineering: Parking stall striping/signage has been added. Thank you for noticing that the info wasn’t shown on the Civil plans! Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Easements Comment Number: 3 03/16/2023: FOR FINAL APPROVAL: Please address minor redlines on the Utility Plans. Northern Engineering: Redlines have been addressed. Topic: Erosion Control Comment Number: 2 03/16/2023: INFORMATION: Based on the area of disturbance or this project a State permit for stormwater dewatering is required and should be obtained prior to initiation of construction activities on this site. Northern Engineering: Thank you for the information. Topic: Fees Comment Number: 1 03/16/2023: INFORMATION: 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 Inspection Fee is based on; the number of building permits, the total site disturbance and the estimated number of years the project will be active. Based on the proposed site construction associated with this project we are assuming 12 buildings with permits, 6.46 acres of disturbance, 3 years from demo through build out of construction and an additional 3 years until full vegetative stabilization is achieved due to seeding. Which results in an Erosion Control Inspection Fee estimate of $2,940.74. The Stormwater Quality Inspection Fee is based on the number of LID/Water Quality features that are designed for this project. Based on the plans we 6 identified 3 bioretention/rain gardens and 2 extended detention basins, which results in an estimate of the Stormwater LID/WQ Inspection fee of $1,445.00. Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be adjusted. I have provided a copy of the spreadsheet used to arrive at these estimates for your review. These fees will need to be paid prior to the issuance of a building permit on this site . Black Timber Group: Acknowledged, thank you Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 4 03/22/2023: FOR FINAL APPROVAL: Erosion protection is needed for the larger flows from Rain Garden 1 into the detention pond down to the bottom of the pond. Also, please specify a permanent TRM for all rain garden spills. A notch is recommended as well to keep the flows within the TRM. Northern Engineering: Erosion protection added and specified as permanent TRM. Comment Number: 5 03/22/2023: FOR FINAL APPROVAL: In Tract B, the concrete pan needs to have a longitudinal slope of .5% or greater. Northern Engineering: Existing grade/topo is extremely flat and we are not able to achieve 0.5% along the concrete pan while incorporating the elevation changes needed for a rain garden Comment Number: 6 03/22/2023: FOR FINAL APPROVAL: For the underdrains in all the rain gardens, please show and label the transition from perforated to solid pipe. This should be 2 feet in from the edge of the aggregate. Northern Engineering: Transition note has been added to RG1 – the other RGs have transitions occurring at cleanouts near the edge of the aggregate. Comment Number: 7 03/22/2023: FOR FINAL APPROVAL: For the underdrains in all the rain gardens, the upper-end cleanout should be within the aggregate cross-section, not the side slope. Northern Engineering: Since the cleanouts are drain basins, we have placed them in the side slope so that they do not protrud e above the adjacent grades and so that they don’t provide a “short-circuit” for stormwater that is in the rain garden. Please let us know if we need to talk about this further. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 03/22/2023: FOR APPROVAL: Building 1 has a ganged service for 3 units and individual services for the other 7 3 units for this 6-plex. The City recommends a ganged water service for all 6 units to stay consistent with the other buildings. This helps with future maintenance to have consistency. Northern Engineering: Water service has been changed to ganged as requested. Comment Number: 2 03/22/2023: FOR APPROVAL: Are two hydrants needed on the water main between buildings 5 &7? Can the eastern hydrant be removed? Northern Engineering: Eastern FH has been removed. Comment Number: 3 03/22/2023: FOR APPROVAL: Please remove Sanitary Sewer manhole A3 as it is not needed. Northern Engineering: MH A3 is needed to maintain proper separation from the north FL. We would be happy to remove the manhole if you are comfortable with us cheating the sewer a littl e bit closer to the curb – just let us know! Comment Number: 4 03/22/2023: FOR APPROVAL: For the southern east-west watermain, can the bends just north of building 11 be reduced from 3 to 2 bends? Also, please label. Northern Engineering: Same as previous – bends are required to maintain proper separation from FL and also from Sanitary in the street. Labels are shown on Water Plan and Profile sheets in an effort to keep the overall Utility Plan sheet easier to read. Comment Number: 5 03/22/2023: FOR APPROVAL: For Water Line A, the City may want the main to go over the top of the 24-inch sanitary sewer. The City will inform the Applicant next week. Northern Engineering: We did not receive any informatio n from staff on this item. The project team would prefer to keep the waterline higher if staff concurs, but we have left the design unchanged until we hear from you. Comment Number: 6 03/22/2023: FOR APPROVAL: Similar to comment 5, it appears the slope of the sanitary sewer can be reduced to the minimum of .4% which may lower the sewer main just enough to get the two northern water mains over the top of the sewer. Northern Engineering: The applicant would prefer this approach if staff conc urs, but we didn’t hear anything and have not made any changes. Happy to do it if staff is onboard though. Comment Number: 7 03/22/2023: FOR APPROVAL: Please label services with a corporation stop, not a 1 1/2 inch valve. Northern Engineering: Updated Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 03/21/2023: FOR APPROVAL: Thank you for providing power requirements and preliminary C-1 forms for the buildings. 8 The transformer feeding building 6 is not needed. This building can be fed from the transformer that feeds building 7 and 8. Please show the private service line from building 6 to the transformer between building 7 and 8. The transformer that feeds building 1 is not needed. This building can be fed from the transformer that feeds building 2 and 3. Please show the private service line from building 1 to the transformer between building 2 and 3. Northern Engineering: Transformer layout has been changed as suggested. Thank you for making sure we were being efficient! Comment Number: 2 03/21/2023: 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 to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Black Timber Group: Thanks, will do Comment Number: 3 03/21/2023: INFORMATION: Light and Power is experiencing material shortages and long lead times on certain materials and unfortunately this is an industry wide issue. Light and Power typically has stock of our materials, including transformers, and we work on a first come, first service basis with our inventory stock. We will assess what we have available when this project gains City approval and progresses to construction. Light and Power is working hard to secure materials, transformers, and orders have been placed with our manufactures to replenish inventory. Black Timber Group: We will reach out to confirm prior to construction starting. Comment Number: 4 03/21/2023: INFORMATION: Please contact Tyler Siegmund with electric project engineering if you have any questions at (970) 416-2772. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar ds.pdf?1645038437 Reference our policies, development charge processes, and use our fee estimator at: http://www.fcgov.com/utilities/business/builders-and-developers. Black Timber Group: Thanks Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 1 03/10/2023: INFORMATION ONLY: The NHBZ design is looking good in terms 9 of detention basin and rain garden design for this site. There is only so much that can be done with limited area, and thank you for providing extra distance from the critical root zones. I only have a couple of comments: -Trees are being removed from the site; trunks could be placed on slopes/margins of the detention ponds as additional small mammal and invertebrate habitat. They would likely need to be secured in some fashion for Floodplain approval; the nearby large NECCO pond did this with success if examples are needed. -Reports indicate that groundwater on site is 3 --9 feet deep on the site. If the bottoms of the stormwater features are in the same location as the shallower 3-foot depth, there will likely be some special considerations for addressing cattails to prevent them from taking over. This should be addressed in the restoration plan. Black Timber Group: Re: tree habitat – because of the floodplain and the potential hazard of moveable objects in a storm event, we are going to politely decline the request. Re: cattails – this will be addressed in the restoration plan. Comment Number: 2 03/10/2023: FOR FINAL APPROVAL: I look forward to reviewing to reviewing the required restoration plan. It will be required that encompasses weed management, appropriate soil handling during disturbance, and revegetation i n the NHBZ. Iterations of this plan can be submitted to Environmental Planning at any time to ensure that the quality of the restoration matches the same kind of standard as Passivhaus design does for the built environment. Black Timber Group: This plan has been proved ahead of time and included in this submittal Comment Number: 3 03/10/2023: FOR FINAL APPROVAL: The Erosion Control Plan details the use of the standard Upland Seed Mix for temporary revegetation. There are better seed mixes that would also be cheaper for temporary stabilization, if needed. Feel free to reach out if interested. Black Timber Group: The seed mix has been updated to re flect the restoration plan Comment Number: 4 03/10/2023: FOR FINAL APPROVAL: Please provide documentation of coordination with the ditch company to ensure no last -minute complications appear. Black Timber Group: Per several comments, there is a recorded crossing agreement that speaks to the permission for the improvements. Early meetings were had with the Ditch Company, but recent coordination efforts have not been responded to. At this point we intend to proceed per the terms of the recorded agreement (which is also included in the submittal). Comment Number: 5 03/10/2023: FOR FINAL APPROVAL: A prairie dog mitigation and removal plan is required. The plan needs to calculate the area of the active colony on site, an analysis of viable removal options (including passive relocation, active relocation, trap and donate, and euthanization), proof of communication with various entities regarding relocating and trap and donate options, anticipated timeline of removal activities, burrowing owl survey methods, and methods to prevent recolonization of the site. Note that Rocky Mountain Raptor Program (https://www.rmrp.org/, 970-484-7756) accepts prairie dog donations 10 year-round. A copy of RMRP’s donation standards will be supplied to the DRC for you to pass on to the prairie dog consultant. Note that a payment-in-lieu fee is required in addition to the relocation/removal requirements. The fee amount is set by the Natural Areas Department (NAD) and is currently $1,637/acre for non-CO/PERC methods and $1,337/acre for CO/PERC methods. Final per acre rate will be verified with NAD at time of DCP issuance. Black Timber Group: This has been provided with this submittal Comment Number: 6 03/10/2023: FOR DCP: Prior to issuance of the Development Construction Permit (DCP), and prior to prairie dog removal, please submit the results of a burrowing owl survey completed by a professional, qualified wildlife biologist, and in accordance with the Division of Parks and Wildlife standards if removal is between March 15 and October 31. Note the timing requirements of these surveys are between March 15 and October 31, as no burrowing owls are expected to be present between November 1 and March 14. Black Timber Group: This will be coordinated prior to construction. Comment Number: 7 03/10/2023: FOR DCP: Prior to issuance of the Development Construction Permit (DCP), please submit a letter explaining how and when prairie dog removal occurred at the site and in accordance with the Division of Parks and Wildlife standards. Also, field surveys demonstrating proof of efficacy of treatment will be required. Black Timber Group: This will be provided prior to DCP Comment Number: 8 03/10/2023: FOR DEVELOPMENT AGREEMENT AND DCP: Language regarding the protection and enhancement of the Natural Habitat Buffer Zone will be included in the Development Agreement for this project. A security will need to be provided prior to the issuance of a Development Construction Permit that accounts for the installation and establishment of the Natural Habitat Buffer Zone. Prior to the FDP approval please provide an estimate of the landscaping costs for the Natural Habitat Buffer Zone, including materials, labor, monitoring, weed mitigation and irrigation. We will then use the approved estimate to collect a security (bond or escrow) at 125% of the t otal amount prior to the issuance of a Development Construction Permit. Black Timber Group: Acknowledged and the estimate will be provided prior to approval of the FDP Department: Forestry Contact: Christine Holtz, choltz@fcgov.com Topic: General Comment Number: 1 03/21/2023:FOR INFORMATION Please consider reducing the number of proposed ginkgos to 2% or less. Ginkgos grow extremely slow in Fort Collins and have a high mortality rate. 11 Ripley Design: Number of Ginkgos used on site have been reduced to 2% or less. Comment Number: 2 03/21/2023: FOR APPROVAL There are multiple separation issues with trees and storm drain utiliti es. Please adjust these trees to meet the requirements. See Forestry redlines. 10’ between trees and public water, sanitary, and storm sewer main lines Ripley Design: The separation issues shown in the redlines refer to private storm utilitites, not pu blic. However, trees have been adjusted to accommodate at least 5’+ of separation. Department: Park Planning Contact: Missy Nelson, , mnelson@fcgov.com Topic: General Comment Number: 1 03/21/2023: INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com Ripley Design: Comments received and coordinated between site and construction documents. The site plan shows the layout and width and calls out the color, while the civil plans will show the design and subgrade information. Comment Number: 2 03/21/2023: DEVELOPMENT AGREEMENT: Both Parks and Park Planning and Development have DA language for this project. Black Timber Group: We will review Comment Number: 3 03/21/2023: FOR FINAL: Please call out the 15' wide soft trail material on landscape, site and utility. Is this just for interior pedestrian use? Utility use? Has the Lake Canal approved both/either of those uses within their easement? Does it need to be paved for utilities? Even though this trail is not part of the regional trail, it does connect so I want to make sure it's approved by the Lake Canal so that there aren't issues later on. Thanks! Ripley Design: Trail has been called out as crusher fines material on site and landscape plans. Northern Engineering: This trail is a private trail for use by residents, as well as a maintenance road for the sewer. Black Timber Group: This trail is approved by Lake Canal per the Crossi ng Agreement that was signed at the time of the original development that is included in this submittal. Comment Number: 4 03/21/2023: FOR FINAL: Is the development responsible for maintenance of the section of regional trail? We'll want notes on the site plan with this information, as well as in the DA language. Ripley Design: Since the portion of trail is located within the Jerome Public ROW, we are assuming that the City would mainta in it. ment Number: 5 03/22/2023: FOR FINAL: I have not been able to find the history on the parkway along Suniga, so at this time, the comment remains the same as PDP. I'm still happy to look into it further but wanted to remind you of the requir ements below: 1. Please be advised there is an active irrigation system immediately adjacent to the development along Suniga Rd. Please show the existing irrigation tap, 12 mainline, backflow, and potential tie in points for the Suniga Rd. streetscape on the site, landscape and utility plans. The City of Fort Collins Parks Dept. designed and installed the Suniga streetscape irrigation with the intent of handing off this section of streetscape over to the development. We are anticipating that a new tap will be required to tie into the existing irrigation infrastructure. The applicant will need to coordinate the hand off of the irrigation in the parkway with the City of Fort Collins Parks Dept. Parks will need to review the irrigation plans to ensure proper disconnect from the existing system on Suniga and receive as-builts for this section of Suniga. 2. Please coordinate with Parks for the disruption of irrigation service to the streetscape. If service is going to be disrupted, please let us know: a.The dates of disruption, b.Anticipated length of time for the disrupti on c.Any impacts to the irrigation infrastructure (i.e. main line cut, valve box removal, controller disconnection etc.) Black Timber Group: If it is intended for this system to be handed off to the development can you provide the as -builts from when the Parks Dept built this system so that we can understand what the current infrastructure is and exactly what it is responsi ble for irrigating? Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 03/20/2023: AERIAL ACCESS Original for hearing comment has not been addressed. The third story of the buildings will need to be considered non-habitable space in order to not require aerial access requirements. A floor plan shall be provided and the building department will need to determine if the third story is considered habitable or not. The original comment #4 was resolved because the building elevations were changed to 2 story with stair tower to roof. These elevations were accepted with no aerial access requirements. The elevations have now changed back to a 3 story product and over 30 feet in height when measured from grade to eave. Aerial access is required for these buildings and the site shall require some major changes in order to achieve this access. Aerial access should be available on at least one entire long side of the building, located within a minimum of 15 feet and a maximum of 30 fee t 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 Black Timber Group: Floor plans for these units have been provided in this submittal to show that there is not intended to be any living space in the roof top access area. This is typical of all 8 building types we have planned for the site. Comment Number: 2 03/20/2023: HYDRANTS The hydrant located in the parking lot island north of building 2 appears to be 13 located closer to the drive aisle than the previous round plans. This hydrant will need to be moved out of the area of possible vehicle impact shown on a turning exhibit. Northern Engineering: FH has been shifted south out of turning movement. Comment Number: 3 03/20/2023: FIRE LANE 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. Northern Engineering: Fire Lane signage is included. Department: Building Services Contact: Katy Hand, khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 03/17/2023: INFORMATIONAL (building codes): Current Building Codes and Local Amendments and structural design criteria can found here: https://www.fcgov.com/building/codes Black Timber Group: Thank you Comment Number: 2 03/17/2023: INFORMATIONAL (for permit): Building permit submittal information can be found here: https://www.fcgov.com/building/new-construction Stock plans design review can be used for replicated building in combination with building permits. To learn about the stock plan process use this link: https://www.fcgov.com/building/stockplans Black Timber Group: Thank you Comment Number: 3 03/17/2023: INFORMATIONAL (fire suppression): Attached single-family townhomes and duplexes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. This fire sprinkler system usually requires a ¾” or 1” water line and meter to meet all P2904 requirements. Black Timber Group: We intend to use the P2904 System Comment Number: 4 03/17/2023: INFORMATIONAL (energy related): The following are energy code items that may impact or required utility coordination in some cases: • The roof must be provided with solar-ready zones at outlined in IRC appendix RB. • Energy code requires short hot water supply lines by showing plumbing compactness • For buildings using electric heat, heat pump equipment is required 14 • New homes must provide electric vehicle ready wiring in attached garages, see local amendment. Black Timber Group: Thank you, we have discussed this with Russ and understand that we do not have enough roof top square footage to have the solar ready zones apply. We understand the other requirements. Comment Number: 5 03/17/2023: INFORMATIONAL ITEMS (accessibility): 1. State statute CRS 9-5 will apply to this project. A site-wide accessibility plan is required showing which units will be accessible and what level of accessibility will be achieved. 66 townhome units will require 30 points be achieved. Note: accessible units shall be distributed across a site. Please plan grading accordingly. 2. New IRC code amendment R320 requires each dwelling with habitable space on the 1st floor to provide a visitable bathroom as defined by local amendment. (this is in addition to CRS 9-5 requirements). Black Timber Group: This will be included and is contemplated in the civil design Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 8 03/20/2023: FOR FINAL APPROVAL: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’. Northern Engineering: Updated as noted. Comment Number: 9 03/20/2023: FOR FINAL APPROVAL: All Benchmark Statements must match on all sheets. Northern Engineering: Checked and double checked! Comment Number: 10 15 03/20/2023: FOR FINAL APPROVAL: There are line over text issues. See redlines. Northern Engineering: Redlines addressed. Comment Number: 11 03/20/2023: FOR FINAL APPROVAL: There are text over text issues. See redlines. Northern Engineering: Redlines addressed. Topic: General Comment Number: 2 03/20/2023: FOR FINAL APPROVAL: Please change the project name/title on all plans to either Jerome Street Station or Jerome Street Townhomes. If changing to Jerome Street Townhomes, the Subdivision Plat & Utility Plans will need to be changed also. Northern Engineering: Jerome Street Station will be held as the project name. Topic: Landscape Plans Comment Number: 5 03/20/2023: FOR FINAL APPROVAL: Please correct the plan sheet order. Ripley Design: Sheet order has been updated. Comment Number: 6 03/20/2023: FOR FINAL APPROVAL: There are line over text issues. See redlines. Ripley Design: Line over text issues have been resolved Comment Number: 7 03/20/2023: FOR FINAL APPROVAL: There are text over text issues. See redlines. Ripley Design: Text over text issues have been resolved. Topic: Plat Comment Number: 1 03/20/2023: FOR FINAL APPROVAL: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com Northern Engineering: The plat has been updated. Topic: Site Plan Comment Number: 3 03/20/2023: FOR FINAL APPROVAL: There are spelling issues. See redlines. Ripley Design: Spelling issues have been corrected. Comment Number: 4 03/20/2023: FOR FINAL APPROVAL: 16 There are line over text issues. See redlines. Ripley Design: Line over text issues have been resolved. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 03/16/2023: The irrigation plan is incomplete. Please refer to the provisions outlined in Section 3.2.1(J) of the Land Use Code. Identify specific components of the irrigation system on the irrigation legend. Call out all types of heads, nozzles, flow rates and zone numbers and locations within the irrigation legend Direct questions concerning irrigation requirements to Eric Olson, at 221 -6704 or eolson@fcgov.com Ripley Design: Irrigation plans have been updated.