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HomeMy WebLinkAboutSUN COMMUNITIES - THE FOOTHILLS, PHASE 2 - PDP230008 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS 1 February 15, 2022 Ms. Brandy Bethurem Harras Development Review Coordinator City of Fort Collins Planning & Development Services 281 N. College Ave. Fort Collins, CO 80524 Re: Sun Communities - The Foothills Phase 2 Comment Response Description of project: This is a request to develop manufactured housing sites at 6824 S College Ave. (parcel # 9613200009). The applicant is requesting to develop manufactured housing sites for Sun Communities that follow the overall concept of the adjacent The Foothills Phase 1. Access would be taken from Stoney Brook Rd. to the south and connect to Phase 1 to the north and east. The site is located approximately 0.17 miles east of S College Ave. and approximately 0.23 miles south of E Trilby Rd. The property is within the Low Density Mixed-Use Neighborhood District (L-M-N) zone district and is subject to Planning & Zoning Commission (Type 2) Review. Please see the following summary of comments regarding Sun Communities - The Foothills Phase 2. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com. Comment Summary Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Acknowledged, thank you. 2. The proposed development project is subject to a Type 2 Review. The decision makers for your project will be the Planning & Zoning Commission at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 – 1,000 feet (excluding public right-of-way and publicly owned open space). Staff will need to agree the project is ready for Hearing approximately 4 to 6 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Response: Acknowledged, hearing can be scheduled when ready. 3. A neighborhood meeting is required at least 10 days prior to formal submittal of your development review application. For the neighborhood meeting, we will formally invite 2 surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal way to get feedback from surrounding neighbors, identify any potential concerns prior to the formal hearing, and are an opportunity for you to share your development proposal. The City’s Development Review Liaison will facilitate the meeting. As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the meeting date with your team. Please reach out to me when you are ready to schedule this meeting. Allow 4-8 weeks prior to the desired meeting date to accommodate scheduling and notice requirements. Response: Acknowledged, neighborhood meeting was conducted. 4. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: Acknowledged, roadmap received. 5. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. Response: Acknowledged, checklist has been completed. 6. As part of your submittal, you will respond to the comments provided in this letter. The final 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. Please avoid responses like noted or acknowledged. Provide reference to specific project plans, pages, reports, or explanations of why comments have not been addressed when applicable. Response: Acknowledged, responses have been provided. 7. Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. Response: Acknowledged, file names will mirror requested. 8. 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 tips on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcarticl es/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Response: Acknowledged, plotting will be as requested. 9. 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 3 is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. Response: Acknowledged. 10. Payments can be made by check or credit card. If paying by check, make payable to City of Fort Collins. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524 by mail or can be placed in the blue drop box located at the west side of the building. Please mark it to my attention and reference the project it is associated with. If paying by credit card, I can process the payment over the phone with you. Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. Response: Acknowledged. 11. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. 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, all required pre-submittal steps have been followed. 12. Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by the Development Review Coordinators at the appropriate time. Response: Acknowledged. 13. TEMPORARY SERVICE CHANGES - CITY OF FORT COLLINS DEVELOPMENT REVIEW In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes. Beginning Monday May 10, 2021, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Response: Acknowledged, we will revise schedule. 14. Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project (LUC 2.211 Lapse, Rounds of Review). Response: Acknowledged. 4 Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com 1. No comments! (The plan looks like a complete extension of "Phase 1" with neighborhood streets and homes.) Response: Excellent. 2. I will be interested to learn the authoritative story on the ditch(es) and the note about stormwater going to Benson Reservoir. Response: Permissions will be provided. 3. The big tree along the Louden Ditch appear to be a valuable feature that would enhance the development significantly. I will be interested to learn more about any Forestry/arborist evaluation and whether development activity can be arranged to preserve them or some of them based on evaluation. This overlaps with the comment above about the status of the Louden Ditch (lateral?). Response: Based on the tree survey and tree inventory walk, the tree will remain. 4. 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: Acknowledged. LUC will be adhered to. 5. 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: Acknowledged, process will be followed. Department: Historic Preservation Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com 1. INFORMATION - HISTORIC SURVEY: Applicant completed historic survey requirement for properties on development site. Property determined Not Eligible for Landmark status on 6/27/2022. Response: Acknowledged. 2. NO HISTORIC REVIEW REQUIRED: As a result of the 6/27/2022 survey finding as Not Eligible, this proposal does not require historic review because there are no designated historic resources, or resources that are eligible for historic designation, on the development site or within 200 feet of the development site. Response: Acknowledged. Department: Engineering Development Review Contact: John Gerwel, , jgerwel@fcgov.com 1. Because Stoney Brook Road is a public street, the parking spaces to the southeast will not be permitted per LCUASS standards. Response: Parking along Stoney Brook Road has been relocated. 5 2. The aerial images show a building on the Bundy property that looks like it would interfere with the proposed right-of-way for Stoney Brook. Even if the building is past the ROW, the proposed road would bring the building out of setback compliance. What is the plan for this? Response: Acknowledged, permission will be provided. Preliminary alignment has been coordinated and agreed upon. 3. A signed letter of intent will be needed for the ditch relocation and easement. This will include the ditch company and adjacent property owner. An additional signed letter of intent will be needed with the Bundy property for any work done or easements needed for their property. Response: Acknowledged, permissions will be provided. 4. Driveways in public streets must conform to LCUASS standards. The gravel driveway to the Bundy property would need a concrete driveway entrance that is perpendicular to the street. Response: A perpendicular-concrete driveway has been called out. 5. Is the waterline on Stoney Brook terminating on the east? Response: The waterline in question has been relocated, not terminated. 6. The current plans for FDP220005 have Street B terminating. The plans shown here have Street B continuing. Please note that the major amendment cannot just call out the affected lots; everything that will be revised from FDP220005 will be a part of this review, not just the new area. Response: Acknowledged, all required amendments for Phase I and II connections will be made. 7. The temporary turnaround bulb on Stoney Brook will have to be removed. Response: The turn-around cul-de-sac has been removed. Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: The Traffic Impact Study from the Sun Communities Phase 1 project will need to be updated detailing the changes to access points and the number of overall units with the addition of this property. Please contact Traffic Operations to set up a meeting to discuss. Response: TIS has been updated for added access points. See attached. 2. In accordance with Land Use Code 3.7.3.E.1.a.1 and LCUASS 4.6.8, the intersection of Trilby and College does not meet our overall level of service standards required. An Alternative Mitigation Strategy may be requested and considered using the following process: 1-The applicant submits preliminary information from the Transportation Impact Study related to the intersection, the impact, mitigation measures considered, discussion related to feasibility and any recommendations for alternative mitigation to the Local Entity. 2-The Local Entity identifies a multi-departmental team of at least two staff members. Staff members may typically come from Department or Divisions related to Transportation Engineering, Traffic Operations, FCMoves (Fort Collins Only), Streets and/or Planning. 3- The team reviews the submitted information, develops an Alternative Mitigation Strategy and identifies the reasonably related and proportional contribution based on impact. The Strategy should be specifically linked to project impact, and may include improvements for any mode of travel at the impacted intersection or elsewhere, or a fee in lieu of improvements towards a project anticipated to be constructed within three years. If the Local Entity Engineer determines that no reasonably related and proportional mitigation based on impact is possible or desired by the Local Entity Engineer, no alternative mitigation may be required. 4- 6 Implementation of an identified Alternative Mitigation Strategy serves as fulfillment of intersection level of service requirements. In Fort Collins (City Limits Only) the administrative determination with regard to an Alternative Mitigation Strategy is final and may only be appealed pursuant to City of Fort Collins Land Use Code Division 2.1.3. Response: Acknowledged, coordination is ongoing. Department: Erosion Control Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com 1. This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion . This project was evaluated based upon the submittal requirements of FCSCM. Based upon the provided materials we were able to determine a total disturbed area. This project is part of a larger common development. 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, Erosion and Sediment Control and well as stormwater requirements have been met. 2. 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: Acknowledged, Erosion and Sediment Plan has been included with associated requirements. 3. Fees: The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active. Based on the proposed site construction associated with this project we are assuming 16 lots, 5.01 acres of disturbance, 3 years from demo through build out of construction and an additional 3.00 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $3,047.67 . Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates 7 for you to review. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. We could not make any assumptions at this time for the number of LID and WQ features, each porous pavers will be $365.00, each bioretention/level spreaders $315.00, each extended detention basins $250.00, and each underground treatment will be $415.00. Stormwater LID/WQ Inspections to be $TBD. " Response: Acknowledged. Department: Stormwater Engineering Contact: Stephen Agenbroad, , sagenbroad@fcgov.com 4. Master plan and criteria compliance: The design of this site must conform to the drainage basin design of the Fossil Creek Basin Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utility-development Response: Acknowledged, criteria was followed. 5. Documentation requirements: A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. Response: Acknowledged. No structural BMPs are not proposed. 6. Stormwater outfall : The stormwater outfall options for this site appears to be the existing city storm sewer main on Stony Brook Road to the west that would then drain into the private storm main that services Foothills Phase 1. The private storm main then empties into the Robert Benson Lake to the south. Response: The drainage was able to be collected on site. 7. 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 Fossil Creek basin, the 2-year historic release rate is 0.2 cfs/acre. Response: Acknowledged, detention has been provided. 8. Water Quality and Low Impact Development requirements: All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: 8 http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria Response: Acknowledged, LID requirements have been met. 9. 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 showing the existing and proposed impervious areas with a table summarizing the areas is required with the first project submittal. Response: Acknowledged, impervious area was documented. 10. Detention drain times: Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume-based stormwater storage, including extended detention basins. Response: Phase I is providing SWM/BMP measures for Phase II Development, this plan shows additions to Phase I. 11. 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-developement Response: Phase I is providing SWM/BMP measures for Phase II Development, improvements have been included in drainage report. 12. Fees: The 2022 city wide Stormwater development fee (PIF) is $10,109/acre ($0.23207/ sq. ft.) of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. Response: Acknowledged. 13. Offsite Stormwater Flows: The development will need to accept and pass any existing offsite flows. Response: Acknowledged, no offsite flow passes through the site since ditch has been abandoned. Department: Water-Wastewater Engineering Contact: Stephen Agenbroad, , sagenbroad@fcgov.com 1. Other service district: This project site is located within the Fort Collins Loveland Water District and the South Fort Collins Sanitation District for water and sewer service. Please contact them at (970) 226-3104 for development requirements. Response: Acknowledged, plans will be provided. Department: Electric Engineering Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com 9 1. All infrastructure installed within private drive will be at the expense of the development. Response: Acknowledged. 2. In having alley within this project, Light and Power will require the primary lines to be shown on the Preliminary Development Plans and secondary and service lines, as well as structures to be shown on the Final Plans. Response: Acknowledged, primary has been included. 3. If the private drives/alleys are proposed to be illuminated, the streetlights are considered private and will need to be privately metered. Please show all private streetlights and private meters on the plans. Response: Acknowledged, illumination has been provided. 4. All residential service requests above 200 amps are considered a customer owned service; therefore, the applicant is responsible for installing the secondary service from the first point of attachment to the meter and will own and maintain that service. Response: Acknowledged. 5. Per Light and Power’s Electric Service Standards: 8.1.10. The builder is required to install the electric meter socket(s) on the same side as the electric service ‘stub’. 8.1.11. Builders are also encouraged to install the natural gas meter(s) on the opposite side of the house from the electric service. 8.1.12. The electric service trench must be a minimum of 3 feet from the natural gas service trench, and the electric and gas services shall not cross each other. Response: Acknowledged, requirements have been met. 6. All single-family attached buildings or above 200 amps are considered customer owned service; therefore, the applicant is responsible for installing the secondary service from the transformer to the meter(s) and will be owned and maintained by the individual unit owner. Response: No single-family attached buildings are proposed. 7. Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please note that all on-site electrical will be invoiced on a time and material basis and is considered building site charges with the street being dedicated as private drives. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees Response: Acknowledged. 8. Please document the size of the electrical service(s) that feeds the existing property prior to demolition of the building to receive capacity fee credits. Response: Electrical service size will be provided prior to demolition. 9. If any existing electric infrastructure needs to be relocated or underground as part of this project, it will be at the expense of the developer and will need to be relocated within Public Right-of-Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. Response: Acknowledged, coordination will be performed. 10. All utility easement and crossing permits (railroad, ditch, floodplain, etc.) needed for the development will need to be obtained by the developer. Response: Acknowledged, permission will be provided. 10 11. Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Response: Acknowledged. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com 1. PRE-SUBMITTAL: 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 (N Louden ditch and prairie dogs). The N Louden Ditch is also buffered on the adjacent Lakeview on the Rise project. Note the buffer standard of 50ft on either side of the ditch as you proceed with your site design process. This is an impactful requirement for this site. The Bundy lateral does not require buffering. A memo-based ECS can be submitted for this proposed project. The ECS should address LUC 3.4.1(D)(1) and delineate ditch "top of bank" and the extent of prairie dog colony. Please contact me to discuss the scope and requirements of the ECS further and/or to schedule an onsite meeting. The ECS is due a minimum of 10 working days prior to PDP submittal. Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use Response: Acknowledged, ECS was expanded for Phase I. 2. Information from the ECS informs design of a "natural habitat buffer zone" or "NHBZ". Within any NHBZ(s) that may be designated on this site, the City has the ability to determine if existing landscaping within the zone is incompatible with the purposes and intent of the buffer zone [LUC 3.4.1(E)(1)(g)]. Please ensure the ECS discusses existing vegetation on-site and identifies potential restoration options. If existing vegetation is determined to be insufficient, then restoration and mitigation measures may be required. Response: Acknowledged, requirements will be met. 3. Coordination with the City’s Natural Areas Department (NAD) is needed if a stormwater outfall into Robert Benson Lake, part of Pelican Marsh Natural Area. A NAD easement may be required. Response: Stormwater outfalls have been removed from Robert Benson Lake. 4. If prairie dog colony on the site is active, a prairie dog mitigation plan will be required for hearing. This can be an extension of the Sun Communities Phase I plan, but there is an unique opportunity for active relocation of prairie dogs to a relocation site established by the US Fish and Wildlife Service in Pueblo County. If active relocation or trap-and-donate then a payment-in-lieu is not required. Response: Acknowledged, Phase I plan has been expanded. 5. With respect to lighting, the City of Fort Collins Land Use Code, Section 3.2.4(D)(6), requires that "natural areas and natural features shall be protected from light spillage from off-site sources." Thus, lighting from parking areas or other site amenities shall not spill over into any natural features or natural habitat buffer areas.\ Response: Acknowledged, spillage has been protected. 6. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and 11 wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Response: Acknowledged, Landscape plan has been incorporated. 7. PRE-SUBMITTAL: Contact the assigned Development Review Coordinator (DRC) prior to PDP submittal if trees will be impacted. A review of trees shall be conducted by City Environmental staff to determine the status of existing trees and any mitigation requirements that could result from the proposed development. The site visit can be conducted in tandem with Forestry’s site visit. Please contact assigned Development Review Coordinator directly at 970-221-6689 or email DRCoord@fcgov.com to schedule a tree inventory site visit. Please plan for at least two weeks to get an onsite meeting scheduled, especially during April - October. Response: Acknowledged, on site meeting was conducted . 8. The City of Fort Collins is designated as a bird sanctuary for the refuge of wild birds (Municipal Code Chapter 4, Division 8 - Wild Birds: https://library.municode.com/co/fort_collins/codes/municipal_code? nodeId=CH4ANIN_ARTIIAN_DIV8WIBI) and in order to satisfy the federal Migratory Bird Treaty Act requirements, it is prohibited for any person at any time in the City to abuse or injure any wild bird or damage a nest with eggs or injure the young of any such bird. A professional ecologist or wildlife biologist is required to complete the nesting survey linked below 5-7 days before conducting tree removal or trimming. If tree removal or trimming is planned, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY 5-7 DAYS BEFORE TREE REMOVAL OR TRIMMING TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." The Songbird Nesting Survey document will be provided with the comment letter for you to fill out. Response: Acknowledged, note has been added. 9. The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on-site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php, contact Waste Reduction and Recycling Team at recycling@fcgov.com. 2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke 12 at 970-416-2312 or rgatzke@fcgov.com 3) Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 970-416-4251 or dsuckling@fcgov.com Response: Acknowledged, sustainability program will be advertised. Department: Forestry Contact: Christine Holtz, , choltz@fcgov.com 1. PRE-SUBMITTAL - Forestry Tree Inventory: There are existing trees on site, please schedule an onsite inventory with City Forestry (choltz@fcgov.com) to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. Response: Acknowledged, Tree inventory has been conducted and shown on plans. 2. 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: Acknowledged, requirements have been met. 3. If applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly 13 outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. Response: Acknowledged, all feasible trees in good condition have been saved. 4. Standard LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% 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: Acknowledged, percentages have been met. 5. 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. Street Light/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: Acknowledged, separations have been met. 6. Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. Response: Acknowledged, diversity requirements have been met. 7. Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. Response: Acknowledged, spacing has been addressed. 14 8. Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). Response: Acknowledged, landscape islands are not utilized. 9. Please adhere to the updated LUCASS standards and include proper parkway widths. Response: Acknowledged, proper widths provided. Department: Fire Authority Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org 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. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. Response: Acknowledged, fire lane access has been provided. 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 separate document as an Emergency Access Easement. -Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30' in height. Refer to Appendix D105 of the International Fire Code. -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end roads shall not exceed 660 feet in length without providing for a second point of access. -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. -Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. -Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. -Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Response: Acknowledged, fire lane requirements have been met. 3. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING: Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. The address numbers 15 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, addressing and wayfinding requirements have been met. 4. WATER SUPPLY: Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is required within 400 feet of any residential 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: Acknowledged, location, pressure, and flow requirements have been met. 5. PLAN REVIEW SUBMITTAL: When you submit for your building permit though the City of Fort Collins please be advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permits/new-b uilding-plan-review-application. Response: Acknowledged, separate package will be submitted. 6. 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-preventio n/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org Response: Acknowledged, will conform to IFC. Department: Building Code Review Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com 1. A permit is required for this project and construction shall comply with adopted codes as amended. CURRENT ADOPTED CODES ARE: · 2021 International Residential Code (IRC) with local amendments · Colorado Plumbing Code (currently 2018 IPC) with local amendments · 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Please read the residential permit application submittal checklist for complete requirements. · Snow Live Load: Ground Snow Load 35 PSF. · Frost Depth: 30 inches. · Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 16 · Energy Code: 2021 IECC residential chapter INFORMATIONAL ITEMS: · 5ft setback required from property line or provide fire rated walls & openings for non-fire sprinkled houses per chap 3 of the IRC. 3ft setback is required for fire sprinkled houses. · Fire separation of 10ft between dwellings is required. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · For buildings using electric heat, heat pump equipment is required. · A passing building air tightness (blower door) test is required for certificate of occupancy. STOCK PLANS: When the same residential buildings will be built at least three times, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Response: Acknowledged, will adhere to all applicable local, state, and federal codes. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up-to-date Benchmark Statement format and City Vertical Control Network information. Response: Acknowledged, have used requested datum. 2. If submitting a Subdivision Plat is required for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. Response: Acknowledged, will include. 3. Closure reports will be required for all Subdivision Plats & Easements submitted for review. Response: Acknowledged, closure reports will be provided.