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MASON STREET INFRASTRUCTURE - FDP230016 - SUBMITTAL DOCUMENTS - ROUND 1 - 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 November 01, 2022 Seth Forwood 316 Jefferson St Fort Collins, CO 80524 RE: Fort Collins Rescue Mission, PDR220013, Round Number Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Fort Collins Rescue Mission. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 97 0-416-2744 or via email at bbethuremharras@fcgov.com. Comment Responses: 05/24/2023 Ripley Design Applicant Northern Engineering Fox Tuttle Not Applicable (Note: Comments that relate to on-site work will be responded to in detail at the time of subsequent PDP submittals.) Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 10/31/2022: 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. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Ripley Design: Understood, thanks Brandy. 2 Comment Number: 2 10/31/2022: FOR HEARING: 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. Ripley Design: Acknowledged. Comment Number: 3 10/31/2022: PRE-SUMBITTAL: 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 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 48 weeks- prior to the desired meeting date to accommodate scheduling and notice requirements. Ripley Design: A neighborhood meeting for the proposed Overall Development Plan was held on May 10th, 2023. Comment Number: 4 10/31/2022: INFORMATION: 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. Ripley Design: Acknowledged. Comment Number: 5 10/31/2022: SUBMITTAL: 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. Ripley Design: Completed checklist will be provided with submittal. Comment Number: 6 3 10/31/2022: SUBMITTAL: 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. 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. An updated comment response letter has been provided for your review. Comment Number: 7 10/31/2022: SUBMITTAL: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/elec tronic 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 may be 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. The naming convention has been takend into account. Northern Engineering: Naming convention has been followed Comment Number: 8 10/31/2022: 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. Northern Engineering: EPDSHX is set to 0 Comment Number: 9 10/31/2022: FEES: The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide 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. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. 4 Ripley Design: Acknowledged. Fees have been coordinated and check have been issued for ODP and the Infratsructure PDP. Comment Number: 10 10/31/2022: FEES: 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. Applicant: Checks have been provided to the City for submission of the ODP/PDP submittals. Comment Number: 11 10/31/2022: SUBMITTAL: 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. Please check with me, your Development Review Coordinator, regarding review timelines. 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. Ripley Design: Acknowledged. Comment Number: 12 10/31/2022: NOTICE: 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 your Development Review Coordinator at the appropriate time. Ripley Design: Acknowledged. Comment Number: 13 10/31/2022: INFORMATION: 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. Ripley Design: Acknowledged. 5 Department: Planning Services Contact: Jenny Axmacher, , jaxmacher@fcgov.com Topic: General Comment Number: 1 11/01/2022: If submitted after the first of the year, this application would presumably fall under the updated Land Development Code (LDC) requirements. Homeless shelter is an identified land use in the LDC. Ripley Design: Understood, thank you. The on-site Shelter proposal will be considered as a separate PDP, and the applicable Land Use Codes will be taken into consideration. Comment Number: 2 11/01/2022: The LDC requires a Type 2 review for a h omeless shelter in the C-S zone district. Ripley Design: Will be determined with subsequent users and Project Development Plan Applications. For the ODP that is issued , a Type 2 hearing is anticipated, and a Type 1 hearing is applicable for the infrastruct ure package. Comment Number: 3 11/02/2022: UPDATED: Based on the conversation this morning, it sounds like the preferred approach is the alternative compliance path outlined in 3.2.2 (K) (3). 11/01/2022: Parking for the site will be determined through alternative compliance or a modification request because the LDC does not specifically have a standard for a homeless shelter. Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 4 11/02/2022: Please coordinate with the City's Neighborhood Development Liaison, Em Myler as this project is expected to have a high level of public interest. She can be reached @ devreviewcomments@fcgov.com or 970-224-6067. Ripley Design: We will continue to coordinate with Em as the project progresses. Comment Number: 5 11/02/2022: Pedestrian infrastructure is crucial in this area and Planning supports improvements to increase connectivity. Northern Engineering: We continue to work with engineering staff to finalize the cross section for Mas on St. The most recent discussions have centered around the desire for strong Pedestrian and Bicycle connections, with the ultimate section having oversized sidewalks and bike lanes Department: Historic Preservation Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com Topic: General Comment Number: 1 10/25/2022: INFORMATION ONLY: No abutting properties for the development site have up t -o date -findings for City Landmark eligibility. However, due to the nature of the project as lower-rise, two-story development), and that the adjacent properties are not on the development site, historic survey requirement is waived. If the applicant would like formal determinations of eligibility for any reason, those can be ordered through Historic Preservation Services. 6 Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 2 10/25/2022: FOR SUBMITTAL: Based on the nature of the project as a two-story development with no historic properties on the development site, Preservation staff recommends design compatibility focus on 122 Hibdon Court (#9702100022) and 1401 N. College Ave (#9702100006) as the only two properties where the Historic Influence Area of existing buildings over fifty years of age overlap with the proposed new building footprint. If the Planner determines that the compatibility requirements of 3.5.1 are met, Historic Preservation staff will consider 3.4.7 for historic compatibility met as well. Reference LUC 3.4.7(E)(Table 1, Column B) for compatibility standards of building once elevations are planned (note: this citation will change to 5.8.1(F) (Table 1, Column B in new Land Development Code, if adopted). Preservation staff would suggest considering switching the two building masses to put the twostory section to the south and -onestory- section to the north, if practical. Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications s Department: Engineering Development Review Contact: Dave Betley, 970-221-6573, dbetley@fcgov.com Topic: General Comment Number: 1 10/19/2022: The Project will be responsible for the dedicating the right of way for the Mason Street. The street according to the Fort Collins Master Street Plan will be a two lane collector street requiring an 81 foot right of way dedication (Two Lane Collector with Parking) and the nine foot utility easement on each side. Northern Engineering: After conversations with City staff it was determined that a 71’ ROW was most approp riate for this portion of Mason Street. The TIS by Fox Tuttle also supports the 71’ ROW. Northern Engineering will continue to coordinate with City staff to finalize the cross-section. Comment Number: 2 10/19/2022: The alignment of Mason Street will need to be worked out with our Capital, Engineering, Traffic and FC Moves. The current alignment of Mason is a private drive. The dedication of Mason alignment will need to be addressed in the development proposal. Northern Engineering: Northern continues to coordinate with City staff on the alignment of Mason Street. Comment Number: 3 10/19/2022: It appears that the parcel will need to plat the property if it has not been previously platted. Northern Engineering: A plat is supplied with this submittal. Comment Number: 4 10/19/2022: The mapping will have to require the dedication of Hibdon Court. The mapping will trigger the improvements for Hibdon Court as a Commercial Local Street. This requires the dedication of Seventy-Seven foot right of way an the nine foot utility easement on each side. Northern Engineering: We are not proposing any improvements of Hibdon Court at this time, nor are we planning to dedicate any 7 more ROW than the existing 45’ that currently encompasses the existing roadway. It is understood that when Lot 3 develops, th ey will be responsible for dedicating any additional ROW that is needed and making the required improvements to Hibdon Court. Comment Number: 5 10/26/2022: Per Section 3.3.1 of the City of Fort Collins Land Use Code, this project is responsible for dedicating any easements and/or rights -of-way that are necessary or required by the City for this project. If platting the site, the easements should be dedicated on the plat. If no plat is required for this project, then the easements will need to be dedicated by separate instrument. The applicant will need to submit legal descriptions and exhibits to the City to review as part of this project. The legal descriptions and exhibits will need to be prepared by a licensed Colorado Land Surveyor. A completed Transportation Development Review Fee application and associated fees will need to accompany the submittal of the legal descriptions and exhibits. Please coordinate with Engineering Development Review staff regarding the easement dedication process. Additional information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php Northern Engineering: A plat is being supplied with this submittal Comment Number: 6 10/26/2022: A Development Agreement (DA) will be required for this project. The DA is an agreement between the property owner and the City of Fort Collins that defines the various standards, infrastructure requirements, maintenance responsibilities, etc. of the owner. A draft of the DA will be prepared by the City during the review and approval process. Prior to preparing this agreement, the applicant will need to provide a completed “Information for Development Agreements” form. This can be submitted with the initial project submittal. A copy of the document can be found at the Engineering web page link below: https://www.fcgov.com/engineering/devrev.php Northern Engineering: Acknowledged Comment Number: 7 10/26/2022: 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. Engineering staff conducted a site visit to determine the extent of pedestrian facilities that would need to be brought up to current ADA standards. Northern Engineering: Design will be compliant with ADA standards. Comment Number: 8 10/26/2022: Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at (970)-221-6566 if you have any questions. Northern Engineering: We are not pulling a building permit with this project. Please let us know how any Road Impact Fees wil l be calculated and collected. Comment Number: 9 10/26/2022: The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please 8 see: http://www.fcgov.com/engineering/dev-review.php Ripley Design: A check was provided covering all of the applicable development fees for both the PDP and ODP applications. Comment Number: 10 10/26/2022: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Northern Engineering: Acknowledged Comment Number: 11 10/26/2022: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Northern Engineering: LCUASS design standards were used. Comment Number: 12 10/26/2022: All fences, barriers, posts or other encroachments within the public right-ofway are only permitted upon approval of an encroachment permit-. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. Ripley Design: Currently, there are no proposed design-related encroachments into the public R.O.W. Comment Number: 13 10/26/2022: The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. Northern Engineering: We are not proposing any LID with this infrastructure package. When Lots 2 and 3 develop they will be responsible for providing LID for their frontage as well as their development. Comment Number: 14 10/26/2022: With 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 Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Northern Engineering: Acknowledged Comment Number: 15 10/26/2022: All necessary permitting will be required of any proposed work/improvements within the public right-of-way, prior to construction. 9 Depending on the scope of public improvements, a Development Construction Permit (DCP) or an excavation permit will be required. This will be determined once the City has had a chance to review the proposed plans and site design. Northern Engineering: Acknowledged Comment Number: 16 11/01/2022: The project may need to coordinate with CDOT for access control. Northern Engineering: No improvements are proposed along the CDOT frontage, so we believe this comment no longer applies. Please let us know if we are missing something though! Comment Number: 17 11/01/2022: The status of Mason Drive may change in the future possibly down grading the status on the Fort Collins Master Street Plan. Any changes may require an update to the document. Northern Engineering: Thank you for the information. Per ongoing discussions with City staff, the proposed roadway section is utilizing a 71’ ROW in a configuration very similar to the Minor Collector (LCUASS Figure 7 -4), but with oversized sidewalks (6’ instead of 5’) and no on-street parking. Comment Number: 18 11/01/2022: The project will need to address access issues to College Avenue based on the need for multi-modal needs. Northern Engineering: No improvements to the College frontage are proposed as a part of this project, and the TIS did not ide ntify any impacts from this project that would necessitate improvements to College. Comment Number: 19 11/01/2022: The construction of Mason and Hibdon will need to be performed with the submittal of the construction drawings. Mason Street may qualify for reimbursement through the TCEF program. Coordination will need to take place with Marc Virata on conditions and qualification for reimbursement. Northern Engineering: Thank you for the information. As noted above, no improvements are proposed to Hibdon, however, we will certainly want to review what improvements along Mason are eligiblele for TCEF funding. Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 3 10/21/2022: Adjacent frontage improvements will be required, and will need to be coordinated with our Engineering staff. These improvements may depend on the current classification of Mason Street which is a Collector. Northern Engineering: As noted above, the proposed roadway section is utilizing a 71’ ROW in a configuration very similar to the Minor Collector (LCUASS Figure 7-4), but with oversized sidewalks (6’ instead of 5’) and no on-street parking. Comment Number: 4 10/21/2022: If it is determined that improvements are required along College Avenue, the Colorado Department of Transportation CDOT may need to be routed. This will be determined upon review of the Traffic Impact Study, and coordination with other departments within the City. Northern Engineering: The TIS report did not identify any improvements that would be required along College based on the proposed project. 10 Topic: Traffic Impact Study Comment Number: 1 10/21/2022: A Traffic Impact Study will be required with the submittal of this project. Please contact Traffic Operations to scope the study. Details regarding the requirements for a Traffic Impact Study can be found in Chapter 4 of the Larimer County Urban Area Street Standards. Ripley Response: Please see TIS provided with this submittal for more information. Comment Number: 2 10/21/2022: As part of the Traffic Impact Study, we will need an evaluation of the Multi-Modal Level of Service to determine what improvements that will be needed to accommodate bicyclists and pedestrians accessing this facility. Ripley Response: Please see TIS provided with this submittal for more information. Department: Erosion Control Contact: Andrew Crecca, , acrecca@fcgov.com Topic: Erosion Control Comment Number: 12 10/31/2022: 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. NEXT SUBMITTAL: Based upon the provided materials we were not able to determine if erosion control materials need to be supplied. How much area is going to b e disturbed with your project? (please provide a map outlining the area anticipated to be disturbed along with the calculation of area to help support this total and for us to understand the project size). Definition of Area of Disturbance: Total area at the site where any Construction Activity is expected to result in disturbance of the ground surface. This includes any activity that could increase the rate of erosion, including but not limited to, clearing, grading, excavation, and demolition activities, installation of new or improved haul roads and access roads, staging areas, heavy vehicle traffic areas, stockpiling of fill materials, and borrow areas. Based upon the provided materials we were not able to determine if erosion control materials need to be supplied due to proximity to a Sensitive Area. Is the project within 50 ft of a sensitive area? Please provide a map showing the distance to the nearest sensitive area. Sensitive Areas: Areas that typically include floodplains, slopes, riparian corridors, lakes, irrigation ditches, or other features subject to natural areas buffer requirements. Refer to the Land Use Code Section 3.4.1. Based upon the provided materials we were not able to determine if erosion control materials need to be supplied due to the steep slopes on site. Does your project area have any steep slopes? Please provide a ratio of the steepest slope for next submittal. Definition of Steep slopes: Any slopes that have a steeper incline than three to one (3H: 1V). 11 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 0 lots, 0.00 acres of disturbance, 0 years from demo through build out of construction and an additional 0.00 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimates of $205.42 . Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. 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. Northern Engineering: The project will disturb a large portion of the project area and will require the Erosion Control Repor t, Escrow calcs, etc. Since the first submittal is intended to be approximately 50% design, consistent with the PDP checklist, we have not provided the erosion materials with this submittal We will provide those materials with the next submittal though. Department: Stormwater Engineering Contact: Water Utilities, (970)224-6191, WaterUtilitiesEng@fcgov.com Topic: General Comment Number: 1 10/28/2022: Master plan and criteria compliance The design of this site must conform to the drainage basin design of the Dry 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 This site is also part of the North Mason Stormwater Project and will need to work with the design of this regional drainage improvement plan. Northern Engineering: We continue to work with city staff to make sure we are compliant with the Hickory Pond regional pond design. Comment Number: 2 10/28/2022: 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. 12 Northern Engineering: Due to the very limited nature of this infrastructure package a drainage memo was supplied. It addresses interim detention and interim water quality. When lot 2 and lot 3 develop a full drainage report that addresses the four step process will be supplied. No LID is being proposed at this time, but LID design will be provided as part of the individual development plans. Comment Number: 3 10/28/2022: Master plan drainage improvements There are several stormwater master plan improvements located on or near this site, which will entail the following: a) This development would need to leave room for the proposed Hickory regional detention pond and related inlet and outlet works that are located on this site. This would mean that a drainage easement would need to be provided along the northern portion of the site to connect the Hickory Regional Pond and N Mason. Along the southern boundary it appears that more space will be needed to allow for the City’s concept grading and stormwater pond outlet. B) An interim and ultimate detention design will need to be made, please include the conceptual grading for City’s regional stormwater pond, along with the proposed property boundaries onto the development plans. Any adjustments to these boundaries would need to be discussed with Water Utilities first. c) The grading of the development site will need to work with the proposed Hickory Pond grading with a water surface elevation (WSEL) of approximately 4980. The development will also need to meet a minimum freeboard requirement. d) Please continue to coordinate with Matt Fater (mfater@fcgov.com) and Water Utilities Engineering on the Hickory Pond and North mason Drainage Project. Please cc WaterUtilitiesEng@fcgov.com in all discussions with Matt Fater. Northern Engineering: We continue to work with city staff on all the above bullet points. Several meetings have already taken place to help define the limits of the parcels and discuss both the interim and ultimate designs for the Hickory Pond. Those discussions have made great progress in determining approaches for the interim and ultimate designs, and also shed light on some of the issues with the original concept that need to be resolved. As discussed with staff recently, the design team is submitting these plans with more detailed information that can be used to resolve the final outstanding issues around drainag e patterns, along with what can and can’t drain to the regional pond. While the resulting lots have been elevated above the Hickory Pond as much as possible, portions of the property, particularly on the north side, cannot be elevated above that elevation d ue to adjacent properties also being low. Any future buildings would need to be elevated at least 1’ above the 100-yr WSEL. Comment Number: 4 10/28/2022: Stormwater outfall Interim stormwater outfall options need to be investigated. The best method to connect to existing infrastructure is not clear. The future N Mason Storm Main will be the ultimate outfall for the site, once constructed. Northern Engineering: Interim stormwater outfall is shown on this plan set, and accommodations for the ultimate outfall have been included. Comment Number: 5 10/28/2022: Detention Requirements Interim 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. The ultimate condition for detention will be incorporated into the Hickory Regional Detention Pond. Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). Northern Engineering: Detention for Lots 1 and 2 will be provided in the regional detention pond. No improvements are proposed 13 for Lot 3, so no detention is provided for that lot. Once Lot 3 develops, it would need to provide detention on the property. Please note that Lot 3 was originally planned to drain to the Hickory Pond, however that does not appear possible due to the existin g site grades. Comment Number: 6 10/28/2022: Water Quality and Low Impact Development requirements All stormwater quality requirements will need to be met on the development’s parcel. All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations/stormwater-criteria Northern Engineering: LID is not being proposed with this package. LID will be provided by each lot as they develop. LID migh t also not be feasible for all runoff generated at the intersection of Hibdon and Mason due to the 100-yr WSEL of the ultimate Hickory Pond. Northern Engineering continues to collaborate with city staff on this issue. Comment Number: 7 10/28/2022:Imperviousness documentation (standard comment): The existing and proposed impervious areas need to be documented in the drainage report. Drainage requirements and development fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required with the first project submittal. Northern Engineering: Existing and proposed impervious areas are documented in this packa ge. Comment Number: 8 10/28/2022: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. Northern Engineering: Acknowledged Comment Number: 9 14 10/28/2022: 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-im pact-development Northern Engineering: Acknowledged Comment Number: 10 10/28/2022: 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-investmen t-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. Northern Engineering: Acknowledged Comment Number: 11 10/28/2022: Offsite Stormwater Flows The development will need to accept and pass any existing offsite flows. Northern Engineering: Acknowledged Department: Water-Wastewater Engineering Contact: Water Utilities, (970)224-6191, WaterUtilitiesEng@fcgov.com Topic: General Comment Number: 1 10/28/2022: Existing Water Infrastructure There is an existing 8-inch water main in Hibdon Ct with no existing water service to the site. It appears that the 8 inch main extends to a dead end to the NE corner of the of the northern parcel. There is an existing 36-inch water transmission main along the southern edge of this site. This main may not be tapped for water service or main extensions. 15-feet of separation must be provided to this main. There may or may not be utility easements or ROW along the water mains on this site. Development of this site would require dedication of ROW or easements along the water mains meeting current standards. The construction of a public water main along the N Mason Street alignment, looping between the Hickory main and the Hibdon main, will be required. Northern Engineering: An 8” water line is being proposed from Hibdon Court to Hickory Street. Comment Number: 2 10/28/2022: Existing Sewer Infrastructure There is an existing 8-inch sanitary sewer main in Hibdon Ct with no existing 15 sanitary sewer service to the site. However the sewer main may be too shallow to serve the site. The development may need to extend a sanitary sewer main to reach this site. This will most likely be an extension from Hickory Street along the Mason Street alignment. This will need to be coordinated with Water Utilities. There is an existing 12-inch sanitary sewer main that runs north-south through the eastern portion of this site. 15-feet of separation must be provided to this main and easements dedicated meeting current standards with the development of this site. There is an existing sewer service for 1311 N College Ave. Northern Engineering: A 12” line is being proposed to run from Hibdon Court south to an existing manhole that is roughly 100’ east of the southeast corner of Lot 1. Northern engineering collaborated with city staff to come up with this alignment. Please no te that the project can be served by a shorter segment of sewer main draining to Hibdon, however, discussions with staff identified significant regional sewer issues that could be helped significantly by partnering with the project to provide a more compreh ensive design. While the developer has fully born the cost of the additional design, discussions with staff have included commitments for cost sharing or repay for the actual construction. Those details have not been worked out yet but will need to be as we move forward. Comment Number: 3 10/28/2022: Conceptual Utility Plan A conceptual utility plan is encouraged due to the complexity of the current layout of water utilities and the future Master Planning Stormwater infrastructure. Please submit to water utilities for further conceptual review discussion s. Northern Engineering: Conceptual plans were supplied to the city prior to this submittal. Thank you all for the additional ti me and collaboration! Comment Number: 4 10/28/2022:Service sizing The water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. Northern Engineering: Service sizing for lot 2 is still being coordinated but will be sized as noted. Comment Number: 5 10/28/2022: Water conservation The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Ripley Design: The landscape plan will comply with the water conservation standards. Comment Number: 6 10/28/2022: 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 Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970) 221-6900, to discuss these requirements and how they apply to this development. Northern Engineering: Acknowledged Comment Number: 7 10/28/2022: Notice of Changes to Domestic Water Fees and Irrigation Service Requirements 16 On Oct. 5, 2021 Council adopted changes to Fort Collins Utilities Water Supply Requirements and Plant Investment Fees. In general developments that use more water may pay more and developments that use less water may pay less. The City will also require a separate irrigation tap for all multi-family and commercial developments that use more than 30,000 gallons of water a year. These changes are to be implemented 1/1/2022; specific information can be found at www.fcgov.com/wsr-update. Ripley Design: Acknowledged. Northern Engineering: Acknowledged Comment Number: 8 10/28/2022: Landscape Plan and Hydrozone Table For final plan, the Landscape Plan will need to include a h ydrozone table for outdoor irrigation that is broken out per tap. This is used to document the outdoor water budget and determine water allotment requirements. For more information, please see this webpage: www.fcgov.com/wsr-update Ripley Design: Hydrozone table will be provided at final. Comment Number: 9 10/28/2022: Fees Development and water supply requirement (WSR) fees and will be due at the time the building permit is issued. Please contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: www.fcgov.com/development-fees Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Ap plications Comment Number: 10 10/28/2022: One building per service Separate water and sewer services, connecting to the City main, will be required to service each building Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 11 10/28/2022: 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-drain pipes and other utilities. > Service lines of the same type may be joint trenched with 3 -ft of separation Other utilities, such as gas, electric, and communications will also have spacing requirements and will need space on the site. Last, please remember that there may be service lines on the adjacent properties for which clearances also need to be mainta ined. Ripley Design: Tree separations are being met. Northern Engineering: Utility separation is being met in most instances. Please note that the separation between the existing 36” waterline and the proposed sewer at the south end of the site are tight a nd may need additional discussion, and possibly additional offsite easements. Since that portion of sewer is very much driven by the City (for good reasons!) we would look t o the City to lead the procurement of any offsite easements. 17 Department: Light And Power Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com Topic: General Comment Number: 1 11/01/2022: There is existing single-phase and 3-phase systems in the area that could be used for this project. Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 2 11/01/2022: Light and Power has single-phase cable along the property line between the two properties proposed for development. This feed will need to be relocated since it backfeeds the property to the west. Any existing electric infrastructure needing to be relocated or underground as part of this project, will be at the expense of the development and will need to be relocated within Public Right-of-Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. Northern Engineering: We will coordinate with City Light and power on the best route for this relocation. Comment Number: 3 11/01/2022: Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. Northern Engineering: Acknowledged Comment Number: 4 11/01/2022: Transformer locations will need to be coordinated with Light & Power and needs to be shown on the Utility Plans. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Not Applicable: will be determined with subsequent users and Project Development Plan Applications Comment Number: 5 11/01/2022: During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Northern Engineering: Separation will be met with this project and all adjacent projects. Comment Number: 6 11/01/2022: Streetlights will need to be installed along all public right-of-way. A 40 feet separation on both sides of the light is required between canopy trees 18 and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement with Light & Power. A link to the City of Fort Collins street lighting requirements can be found below: https://www.larimer.org/sites/default/files/ch15_2007.pdf Ripley Design: Street lights are shown on landscape plans with required tree spacing. Northern Engineering: Street lights are shown. Fort Collins street light spacing requirements of 200’ separation was followed . Comment Number: 7 11/01/2022: The service to the buildings will be consider a commercial 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. Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 8 11/01/2022: Please coordinate meter locations with Light and Power and show on the utility plans during Final Design. These locations 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 Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 9 11/01/2022: A Customer Owned Service Information Form (C-1 Form) and a one-line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 Form is below: https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?1597677310 Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 10 11/01/2022: On the one-line diagram, please show the main disconnect size and meter sequencing. A copy of our meter sequencing can be found in our electric policies practices and procedures below. http://www.fcgov.com/utilities/business/builders-anddevelopers/-development-forms-guidelines-regulations Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 11 11/01/2022: The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact John Stark with Fort Collins Connexion at (970) 207-7890 or jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements. Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 12 11/01/2022: For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). 19 https://www.fcgov.com/utilities/business/go-renewable Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 13 11/01/2022: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. Ripley Design: CAD files will be provided at final. Northern Engineering: CAD files will be supplied to City Light and Power. Comment Number: 14 11/01/2022: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-anddevelopers/-plant-investment-development-fees Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 15 11/01/2022: 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. Not Applicable: will be determined with subsequent users and Project Development Plan Applications Department: Environmental Planning Contact: Kirk Longstein, 970-416-4325, klongstein@fcgov.com Topic: General Comment Number: 1 11/03/2022: 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 (wetlands, 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. Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use The ECS is due a minimum of 10 working days prior to PDP submittal. Please contact the Development Review Coordinator to schedule an onsite meeting. Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use A security will need to be collected for the installation and establishment of the Natural Habitat Buffer Zone, as per the approved plans and Development Agreement. Please note the developer typically provides an estimate of the landscaping costs for the Natural Habitat Buffer Zone, including materials, labor and irrigation. We then use the approved estimate to collect security at 125% of the total amount. 20 Ripley Design: ECS has been provided. Comment Number: 2 11/03/2022: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low -water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Ripley Design: We apprciate this attention this is given and required by the City. We wil l comply where we can with this proposal and on-site Project Development Plans will be subject to the same standards. Comment Number: 3 11/03/2022: 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." Ripley Design: Note is included with the Tree Protection Notes. Comment Number: 4 11/03/2022: The City of Fort Collins Land Use Code, Section 3.2.4(C)(3), requires projects to "demonstrate no light trespass onto Natural Areas, Natural Habitat Buffer Zones or River Landscape Buffers as defined in Section 4.16(E)(5)(b)(1)(a)." Please include all necessary information, including photometric plans, to demonstrate compliance. Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 5 11/03/2022: Please submit a site photometric plan and luminaire schedule if exterior lights (wall or pole mounted) will be installed. Site light sources shall be fully shielded and down-directional to minimize up-light, spill-light, glare and unnecessary 21 diffusion on adjacent property. All lighting shall have a nominal correlated color temperature (CCT) of no greater than three thousand (3,000) degrees Kelvin [see LUC 3.2.4(D)(3)]. Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 6 11/03/2022: INFORMATIONAL: The Nature in the City Strategic Plan specifies that the multiple values of the City’s ditch system, including wildlife habitat and ecological functions, should be supported and protected. This includes keeping ditches daylighted when appropriate, removing barriers to wildlife movement along ditches, enhancing habitat, and improving connectivity for people and wildlife where appropriate. In some cases, re-alignment of ditches to achieve the goals outlined in this policy and the specific site development goals can be considered when the ecological value on the site can either be protected or enhanced. As such, the City recommends leaving the ditch open, incorporating it into the site design as an amenity, and enhancing it as part of a connected corridor for people and wildlife. See the Nature in the City Executive Summary for reference. https://www.fcgov.com/natureinthecity/pdf/nature-in-the-city-executivesummary-.Pdf Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 7 11/03/2022: INFORMATIONAL NATURE IN THE CITY STRATEGIC PLAN ALIGNMENT: This site is not currently located within a 10-minute walk of any parks or natural areas, which is a priority of the Nature in the City Strategic Plan. Incorporating secluded areas, seating and/or gathering spaces as part of the project would serve as an amenity for the site and give residents an opportunity to access and connect with nature. Pedestrian and recreational features are allowable uses within a buffer zone, provided they are compatible with the ecological character of the site. The plaza areas should be quiet, contemplative, and designed to encourage a connection with nature. These should not be used as patios for specific commercial tenants, and should instead be accessible to all residents and users Not Applicable: will be determined with subsequent users and Project Development Plan Applications Department: Forestry Contact: Christine Holtz, choltz@fcgov.com Topic: General Comment Number: 1 11/01/2022: PRE-SUBMITTAL - Forestry Tree Inventory There are significant existing trees on site including large native cottonwoods . Although you met with Forestry previously to understand the scope of potential mitigation required, please schedule an official 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. Ripley Design: Official onsite inventory has been conducted. See tree mitigation sheet for details. 22 Comment Number: 2 11/01/2022: Please provide a landscape plan that meets the Land Use Code (LUC) 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 Ripley Design: Landscape plan is provided, with tree inventory, proposed trees, and required notes. Comment Number: 3 11/01/2022: 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 each tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings, and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on -site location, the applicant shall replace such tree(s) according to City mitigation requirements. Ripley Design: A tree removal feasibility letter is provided with this submittal. Comment Number: 4 11/01/2022: The LUC 3.2.1 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, 23 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. Ripley Design: Tree species diversity table is included on notes & details page of the site & landscape plan. Diversity requirements are being met. Comment Number: 5 11/01/2022: 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 to minimize conflicts with regul atory traffic signs. 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 Ripley Design: Utility locations are shown on the site & landscape plan. Utility separations are being met. Comment Number: 6 11/01/2022: Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. Ripley Design: The canopy shade tree requirement is being met. Comment Number: 7 11/01/2022: Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. Ripley Design: Street trees are spaced accordingly. Comment Number: 8 11/01/2022: Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1). Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications 24 Comment Number: 9 11/01/2022: Please adhere to the updated LUCASS standards and include proper parkway widths. Ripley Design: Proper parkway widths are included. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 11/01/2022: 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. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 2 11/01/2022: 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 wi dth 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 feet in height. Refer to Appendix D105 of the International Fire Code. Be designed as a flat, hard, -allweather- 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 fire access roads used for aerial access shall be 30 feet in width -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 labe led and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 3 11/01/2022: SECURITY GATES: - IFC 503.6: The installation of security gates across a fire apparatus access road shall be approved by the fire chief. Where security gates are installed, they shall have an approved means of emergency operation. The sec urity gates and 25 the emergency operation shall be maintained operational at all times - IFC D103.6: Gates securing fire apparatus access roads shall comply with all of the following criteria: 1. The minimum gate width for vehicle access shall be 20 fee t. 2. Gates shall be of the swinging or sliding type. 3. Construction of gates shall be of materials that allow manual operation by one person. 4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. Gates must have a Knox Gate Key Switch that fits the Knox Key system for Poudre Fire Authority. 6. Gate design and locking device specifications shall be submitted for approval by the fire code official prior to installation. 7. Electric gate operators, where provided, shall be listed in accordance with UL 325 and have a means of emergency, manual operation during power loss. 8. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200. Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 4 11/01/2022: ACCESS TO BUILDING OPENINGS: An approved access walkway leading from fire apparatus access roads to the main egress door of the building 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. Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 5 11/01/2022: 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. 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. Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 6 26 11/01/2022: 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 PF A 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 For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority. Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 7 11/01/2022: FIRE ALARM AND DETECTION SYSTEMS: Fire alarm systems and smoke detection shall be installed as required by IFC Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 8 11/01/2022: GROUP R SPRINKLER SYSTEMS: New Group R 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 stories or less or with floor levels 30 feet and below fire department vehicle access shall be provided with minimum NFPA 13R 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 separated by one-hour construction (walls & floors). -Exception 2: M-F units with seven to twelve (7 - 12) units per building provided the units are separated by two-hour construction (walls & floors). Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 9 11/01/2022: FIRE DEPARTMENT HOSE CONNECTION - IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC will be reviewed at construction and the sprinkler system permit. An underground fire line permit is required by the Poudre Fire Authority. As per 27 Colorado state law (8 CRR 1507-11), individuals or companies installing underground supply lines from public water supplies to fire sprinkler system risers, standpipes, and other fire protection systems must be registered with the State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit applications should include a current business name and registration number. As per DFPC records, currently registered individuals and companies can be found here: https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Registrations.pdf Additional information regarding requirements of Colorado state law can be found here: https://dfpc.colorado.gov/fire-suppression-system-contractors Not Applicable: Will be reviewed and addressed with subsequent users and Project Develop ment Plan Applications Comment Number: 10 11/01/2022: 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. Northern Engineering: Got it! We’ll ensure that this is met, both with the current infrastructure package and any future site developments. Comment Number: 11 11/01/2022: EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST: 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 Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 12 11/01/2022: COMMERCIAL KITCHEN HOODS: - IFC 609.2: A Type I hood shall be installed at or above all commercial cooking appliances and domestic cooking appliances used for commercial purposes that produce grease vapors. Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 13 11/01/2022: 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.poudrefire.org/-programsservices/-community-safety-services-fire-p 28 revention/fire-codeadoption- - Free versions of the IFC can be found here: https://codes.iccsafe.org Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Comment Number: 14 11/01/2022: 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-permit s/new-building-plan-review-application. Not Applicable: Will be reviewed and addressed with subsequent users and Project Development Plan Applications Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 10/17/2022: 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. Northern Engineering: NAVD88 is being used Comment Number: 2 10/17/2022: 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. Northern Engineering: Acknowledged Comment Number: 3 10/17/2022: If aliquot corners are shown on the Subdivision Plat, current acceptable Monument Records will be required. Northern Engineering: Monument records are supplied Comment Number: 4 10/17/2022: Closure reports will be required for all Subdivision Plats & Easements submitted for review. Northern Engineering: Closure reports have been supplied with this submittal