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Home My WebLink AboutWILLOW AND PINE MULTI-FAMILY - PDP - PDP180006 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS• • r7 • �l RESIDENTIAL PDR Conceptual Review Response Letter A PDR was submitted on September 13, 2017 for this site. At that time OZ Architecture was representing another owner. At the beginning of the proposed project with the current owner, our team was advised that the proposed project was similar enough to the PDR submitted on 9.13.2017 and to proceed to a PDP application. Therefore, the comments below were originally under the name of Willow and Pine Multifamily. Below we are addressing each of the applicable comments in the conceptual review. Engineering Development Review Comment Number: 2 Comment Originated: 1010312017 1010312017: Engineering Capital Projects has started a Willow Street design project that will result in the construction of Willow Street Improvements, including the portion abutting the property. Should the applicant allow for the City's design effort to move ahead of the project and the project then utilize the City's design as the basis to establish their frontage design, then the coordination is perhaps a bit more straightforward, with perhaps the question being whether the City then build the frontage with a repayment back to the City, or another scenario where the developer builds the frontage improvements off of the City's design. Should the developer elect to move the frontage design and construction for Willow Street ahead of the City's project, then further discussion and coordination would need to occur. Kyle Lambrecht at 221-6566 would be the contact to discuss the City's Willow Street design and potential coordination scenarios. The client and design team met with the Willow Street Improvements team on March 8, 2018. Our design approach is collaborative and will enhance the City proposed Willow Street Improvements for a cohesive design along the street front with a pedestrian focus, pocket park, trees, light fixtures and transparent building. Engineering Development Review Comment Number: 3 Comment Originated: 1010312017 1010312017: The access point along the western boundary does not align with the driveway across the street and would need to be reviewed via a variance request if not reconfigured. Access should be considered for reconfiguration, either aligning with Pine Street or the private drive between Bas Bleu and Rooftops on the River. The proposed project design celebrates the appearance of the continuation of Pine Street through our site with a curb cut that completes the intersection on the south side of Willow Street. Separating the project into 2 buildings intentionally continues the historic grid system and the treatment of the drive with parking and a few trees resembles the feeling of a historic street. We have moved the access point along the western boundary as close as possible to our property line for the closest possible alignment with the driveway across the street. Engineering Development Review Comment Number. 4 Comment Originated: 1010312017 1010312017: Willow Street right-of-way cannot be utilized for meeting parking requirements either with vehicular parking, or any required bike parking. All required vehicle and bicycle parking is located within the proposed project's property. Engineering Development Review Comment Number: 16 Comment Originated: 1010312017 223 Willow St. — Fort Collins, CO — PDP Submittal 1 • r7 • ti RESIDENTIAL 1010312017: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. The first parking stall is currently 62 feet from the edge of travel lane, satisfying this requirement. Environmental Planning Review Comment Number: 1-3 Comment Originated: 1010312017 Per the meetings held on March 8, 2018 and April 2, 2018. The Environmental Discussions will be separated but in tangent with this PDP review. A separate checklist of Environmental requirements was issued on March 30, 2018. Environmental Planning Review Comment Number: 6 Comment Originated: 1010312017 1010312017. There is excellent opportunity at this site to provide high quality rooftop amenities, perhaps in the form of a small swimming pool, lounge and bar area where residents could spend time and appreciate views of downtown and of the foothills. Please seriously consider incorporating rooftop amenities for residents. The proposed project features a roof top amenity deck on the third floor of Building A to highlight the amazing Fort Collins skyline. Environmental Planning Review Comment Number: 8 Comment Originated: 1010312017 1010312017. Our city has an established identity as o forward -thinking community that cares about the quality of life it offers its citizens now and generations from now. Thus the City of Fort Collins has many sustainability programs and goals that may benefit this project. The proposed project is pursuing the IDAP program. The IDAP Program City Charrette was held on March 8, 2018. Historic Preservation Comment Number: 1 - 3 Comment Originated: 1010312017 Please refer to the Landmark Preservation Commission Package Submitted on April 2, 2018 Light and Power Comment Number: 3 Comment Originated: 1010312017 1010212017: Transformer locations will need to be coordinated with Light & Power. 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. Acknowledged PFA Comment Number: 2 Comment Originated: 1010112017 1010112017: FIRE ACCESS - PERIMETER & AERIAL REQUIREMENTS Code requirements for fire department access include perimeter as well as aerial fire response needs. > IFC 503.1.1 - PERIMETER ACCESS: Fire access is required to within 150' of all exterior portions of any building as measured by an approved route around the perimeter. In order to meet minimum perimeter access to all portions of the proposed building, afire lane will be required on the property constructed to minimum fire lane specifications. PFA would like to propose that the drive -through connection to the east property be dedicated as afire lane up to the property line and meet a minimum overhead clearance of 14'. If that is not achievable, a cross property access agreement will be required with the property to the east in order to apply the existing fire lane toward perimeter access for the proposed building. 223 Willow St. - Fort Collins, CO - PDP Submittal 2 11 • Ire IZW RESIDENTIAL The proposed building design is considerably different than when this comment was generated. The design team met with Jim Lynxwiler on March 23, 2018 to discuss the specifics of the project. Building A meets perimeter access requirements. Building B has an approximately 55' section of the east elevation that does not fully meets perimeter access requirements. > IFC Appendix D - AERIAL ACCESS: Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the logistical needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue operations and roof access via ladder trucks when ground ladders cannot reach upper floors. For planning purposes, parapet heights greater than 4' in height do not support ladder truck operations. The size, scope, and arrangement of this building within the site does not currently support compliance with the fire code. In such circumstances where the letter of the code cannot be met, the intent of the code may be achieved through alternative mean of compliance. Acknowledged PFA Comment Number: 3 Comment Originated: 1010112017 1010112017: GENERAL FIRE LANE SPECIFICATIONS Afire 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: > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > 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 area for turning around fire apparatus. > 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. > Be visible by painting and/or signage, and maintained unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. The design team met with Jim Lynxwiler on March 23, 2018 to discuss the specifics of the project. At this meeting it was discussed that this plan is not required for the PDP, depending on further review may be requested down the road. PFA Comment Number: 4 Comment Originated: 1010112017 1010112017: AERIAL ACCESS SPECIFICATIONS > IFC D105.1 - WHERE REQUIRED: Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. > IFC D105.2 - WIDTH: Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. 223 Willow St. — Fort Collins, CO — PDP Submittal 3 E • RESIDENTIAL > IFC D105.3 - PROXIMITY TO BUILDING: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. The design team met with Jim Lynxwiler on March 23, 2018 to discuss the specifics of the project. At this meeting it was discussed that full aerial access may not be feasible and PFA would review based on constraints. PFA Comment Number: 5 Comment Originated: 1010112017 1010112017: FIRE LANE SIGNS The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on future plan sets. Refer to LUCASS detail #1418 & #1419 forsign type, placement, and 75'spacing. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided below. > IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. Acknowledged PFA Comment Number: 6 Comment Originated: 1010112017 1010112017: WATER SUPPLY > IFC 507.5 and PFA Policy - COMMERCIAL REQUIREMENTS: Fire hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 100 feet to the Fire Department Connection, when the building is equipped with a standpipe systems. The design team met with Jim Lynxwiler on March 23, 2018 to discuss the specifics of the project. At this meeting it was discussed that the closest fire hydrant is across Willow Street approximately 130' away and PFA would review based on constraints. PFA Comment Number: 7 Comment Originated: 1010112017 1010112017: AUTOMATIC FIRE SPRINKLER SYSTEM This building will require a full NFPA 13 automatic fire sprinkler system under a separate permit. In addition: > IFC 903.2.10 - GROUP S-2 AUTOMATIC SPRINKLER SYSTEM REQUIREMENTS: An automatic sprinkler system shall be provided throughout buildings classified as enclosed parking garages (Group S-2 occupancy) in accordance with IBC 406.6 OR where located beneath other groups. > IFC 903.3.1.2.1 - BALCONIES AND DECKS: Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. > IFC 912.2 - FDC: 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, recognizable 223 Willow St. — Fort Collins, CO — PDP Submittal 4 • • r7 RESIDENTIAL from the street or nearest point of fire department vehicle access, and be located within 100' of a fire hydrant. The location of the FDC shall be approved by the fire department and the location labeled on Utility Plans. > IFC 506.1 and Poudre Fire Authority Bureau Policy 88-20 - KEY BOXES REQUIRED: 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 7 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Knox Box size, number, and location(s) to be determined at building permit and/or by time of final CO. Please contact Assistant Fire Marshal, Joe Jaromillo with any fire sprinkler related questions at 970-416-2868. Acknowledged PFA Comment Number: 8 Comment Originated: 1010112017 1010112017: BUILDINGS FOUR OR MORE STORIES IN HEIGHT > IFC 504.3 - ROOF ACCESS: New buildings four or more stories above grade plane, except those with a roof slope greater than four units vertical in 12 units horizontal (33.3 percent slope), shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1011.12. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. Where roofs are used for roof gardens or for other purposes, stairways shall be provided as required for such occupancy classification. > IFC Sections 905 and 913 - FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 or the 2012 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system shall be capable of supplying a minimum of 100 psi to the top habitable floor. An approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection. > IFC 507.5.1.1 - HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have afire hydrant within 100 feet of the fire department connections. Exception: The distance shall be permitted to exceed 100 feet where approved by the fire code official. The design team met with Jim Lynxwiler on March 23, 2018 to discuss the specifics of the project. At this meeting it was discussed providing both stairs with access to the roof unless PFA determines this is not necessary. The closest fire hydrant is across Willow Street approximately 130' away and PFA would review based on constraints. PFA Comment Number: 9 Comment Originated: 1010112017 1010112017: ROOFTOP AMENITIES & OTHER AREAS OF ASSEMBLY > A plan for rooftop amenities shall include an egress plan from any assembly occupancy in compliance with IFC 1006.3. > Fire pits & grills fueled by natural gas may be allowed in association with multi family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/fixed location, such as a built-in kitchen or 223 Willow St. - Fort Collins, CO - PDP Submittal 5 • • RESIDENTIAL K fireplace with UL fixtures as appropriate. Connections shall have hard pipe, not flex pipe and be equipped with an emergency shut off. Fire pits and grills fueled by natural gas shall have a 5'separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. > Landscaping on roofs shall be shown to comply with IFC 317. Acknowledged PFA Comment Number: 10 Comment Originated: 1010112017 1010112017: PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM TEST > IFC 510: New buildings require afire 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 the Poudre Fire Authority. Acknowledged PFA Comment Number: 11 Comment Originated: 1010112017 1010112017: PREMISE IDENTIFICATION > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Acknowledged Planning Services Comment Number: 1-21 Comment Originated: 1010212017 The proposed building design is considerably different than when this comment was generated and fits well within the RDR design principals. The proposed project has been split into 2 buildings allowing the appearance of continuing Pine Street through the proposed project. The width of Building B is similar to the width of Bas Blue. The width of Building A is similar to the neighboring Mill House project. Amenity spaces on the ground floor and an entry plaza/pocket park has been included in the design. Due to the vision of the Willow Street Improvements, this project is requesting a formal variance for the 9' utility easement directly behind the right-of-way. This is constant with neighboring properties along Willow street. Stormwater Engineering Comment Number: 2 Comment Originated: 0912812017 0912812017: The design of this site must conform to the drainage basin design of the Cache La Poudre Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Acknowledged Stormwater Engineering Comment Number: 3 Comment Originated: 0912812017 223 Willow St. - Fort Collins, CO - PDP Submittal 6 • • r7 Ar PRESIDENTIAL 0912812017: A drainage report and construction plans are required and they 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. As part of the drainage reportfor this site, the developer will need to address where the runoff generated is going and may need to mitigate any additional runoff directed onto adjacent properties. Acknowledged Stormwater Engineering Comment Number: 4 Comment Originated: 0912812017 0912812017: It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. A Historic Drainage Exhibit has been included within the drainage analysis and the existing imperviousness has been documented. Stormwater Engineering Comment Number: 5 Comment Originated: 0912812017 0912812017: When improvements are proposed to an existing developed site and there is an increase in impervious area greater than 1000 square feet, onsite detention is required with a 2-year historic release rate for water quantity. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. if there is less than 1000 but more than 350 square feet of new impervious area, a site grading plan is required along with the impervious area documentation. On -Site detention has been added. Stormwater Comment Number: 6 Comment Originated: 0912812017 0912812017: There ore existing public storm pipes routed through the property and along Willow Street east of the property. The storm pipes routed through the property will need to either be maintained in their current configuration with a minimum of a 20' easement centered along the storm pipes, or if the site layout requires realignment of the pipes, they will be required to be designed and constructed in accordance with current City design criteria and construction standards, which includes placing the storm pipes in a minimum of 20' wide easement and requires that the storm pipes or other appurtenances are no closer than 10' to any building face or. footer. The existing storm sewer has been rerouted to be within an easement within the center drive aisle. Stormwater Comment Number: 7 Comment Originated: 0912812017 0912812017: There are drainage problems along Willow Street along this property frontage and in particular at the northwest corner of the site. Drainage will need to be mitigated as a part of this development project and as such, extension of the storm pipe in Willow may be required as part of the drainage mitigation for this site and its street frontage. Further conversation/meeting will be required to better understand the existing conditions and what will be required of this project. Stormwater Comment Number: 8 Comment Originated: 0912812017 223 Willow St. — Fort Collins, CO — PDP Submittal 7 14�RESM� 0912812017: Fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices (BMPs). (http://www.fcgov.com/utilities/business/builders-and-developers/development-forms quidelines-regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Acknowledged Stormwater Comment Number: 9 Comment Originated: 0912812017 0912812017: Low Impact Development (LID) is required for the site. LID is a higher degree of water quality treatment with one of the two following options: a. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. b. 75% of all newly added or modified impervious area must be treated by LID techniques. Acknowledged Stormwater Comment Number: 10 Comment Originated: 0912812017 0912812017: There will be a final site inspection of the final grading and storm water facilities when the project is complete. 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-development Acknowledged Stormwater Comment Number: 11 Comment Originated: 0912812017 0912812017: Per Colorado Revised Statute §37-92-602 (8) 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. Acknowledged Stormwater Comment Number: 12 Comment Originated: 0912812017 0912812017: The 2017 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are 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-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Acknowledged 223 Willow St. — Fort Collins, CO — PDP Submittal 8 • • r7 • RESIOENTIAL Erosion Control Comment Number: 1 Comment Originated: 0912712017 0912712017: Current Erosion Control Materials Submitted do not meet requirements. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. a copy of the erosion control requirements can be found at www.fcgov.com/eroison. The Erosion Control Materials will need to be submitted at time of the first round of FDP. Please submit an Erosion Control Plans as none were included in the recently received materials and are required to be submitted to meet City Criteria. Please submit an Erosion Control Report as none was included in the recently received materials and is required to be submitted to meet City Criteria. Please submit an Erosion Control Escrow/Security Calculation as none was included in the recently received materials and is required to be submitted to meet City Criteria. The site disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control Materials need to be submitted. Based upon the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. Erosion Control Materials will need to be produced, reviewed, and accepted to meet City Erosion Control Criteria before Development Agreement Language can be drafted. There is also significant concern with possible ground contamination in this area and procedures and documents will need to have some clear plans to deal with ground contamination and dewatering. If you need clarification concerning the Erosion Control Material Requirements or Comments presented above please contact myself. Jesse Schlam (970) 224-6015 ischlam@fcgov.com This will be provided upon Final Design Technical Services Comment Number: 1 Comment Originated: 0912612017 0912612017: 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. Acknowledged Technical Services Comment Number: 2 Comment Originated: 0912612017 0912612017: If submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Acknowledged Traffic Operation Comment Number: 1 Comment Originated: 0912912017 0912912017. Access location should align with one of the three access locations across from Willow. The proposed building design is considerably different than when this comment was generated. The proposed project design celebrates the appearance of the continuation of Pine Street through our site with a curb cut that completes the intersection on the south side of Willow Street. Traffic Operation Comment Number: 2 Comment Originated: 0912912017 0912912017: The City currently has a capital improvement project that is working to improve the streetscope of Willow. We will want to coordinate early with the project team to ensure that the access locations can be taken into consideration. The client and design team met with the Willow Street Improvements team on March 8, 2018 and will continue to collaborate for a cohesive design approach. 223 Willow St. - Fort Collins, CO - PDP Submittal 9 RESIDENTIAL Traffic Operation Comment Number: 3 Comment Originated: 0912912017 0912912017: A bus stop is currently located along the existing frontage. Please work with Transport to determine the location and level of required improvements. At the meeting on March 8, 2018 we mentioned to Kyle Lambrecht that the bus stop was not currently being considered in the Willow Street Improvement Plan. He was going to review with Transfort for review. Please provide an update. Transportation Planning Comment Number: 1 Comment Originated: 0912712017 0912712017: TRANSFORT There is an existing bus stop on the frontage of this property. A new upgraded bus stop is required with this redevelopment project. The bus stop pad needs to comply with Type 111 bus stop design as shown in the Bus Stop Design Standards and Guidelines (http://www.ridetransfort.comlimg/site specific/uploads/Final Design Standards.pdO. A fee in lieu may be paid for the bus stop amenities such as a shelter, trash can, and bike rack. At the meeting on March 8, 2018 to review the Willow Street Improvements proposed plan we mentioned to Kyle Lambrecht that the bus stop was not currently being considered in the Willow Street Improvement Plan. He was going to review with Transfort for review. Please provide an update. Water -Wastewater Engineering Comment Number: 1-3 Comment Originated: 0912812017 Acknowledged Water -Wastewater Engineering Comment Number. 4 Comment Originated: 0912812017 0912812017: The water service(s) and meter(s) 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. Acknowledged Water -Wastewater Engineering Comment Number: 5 Comment Originated: 0912812017 0912812017. There are several public sanitary sewer mains running through the site and along Willow Street. There is a diversion manhole (Ml6211) where sanitary sewer flows can be split or diverted in two different directions. The sewer mains routed through the property will need to either be maintained in their current configuration with a minimum of a 30' wide easement centered along the mains. Or if the site layout requires realignment of the sewer mains, close coordination with City staff will be required as any impacts to the sewer diversion and capacity will need to be determined. Any realigned sewer pipes will also be required to be designed and constructed in accordance with current City design criteria and construction standards, which includes placing the sewer mains in a minimum of a 30' wide easement and requires that the mains or other appurtenances are no closer than 15' to any building face or. footer. Separation requirements between other utilities will also be required (i.e. 10' minimum from all public water, sewer, storm; 10' between dry utilities and water utilities.) 223 Willow St. - Fort Collins, CO - PDP Submittal 10 • �l RESIDENTIAL The existing sanitary sewer through the site will remain the existing location. Through discussion with Wes, we will be relocating the eastern sewer off -site and directly into the sewer within Willow Street. Water -Wastewater Engineering Comment Number: 6-7 Comment Originated: 0912812017 Acknowledged 223 Willow St. — Fort Collins, CO — PDP Submittal 11