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HomeMy WebLinkAboutSONDERS VILLAGE - PDP230012 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW Page 1 of 26 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 March 03, 2023 Terence Hoaglund Vignette Studios PO Box 1889 Fort Collins, CO 80522 Re: Sonders Village Description of project: This is a request to develop a new residential subdivision with a neighborhood center at the NE of Turnberry Rd and Richards Lake Rd (parcels # 8829000002, 8829200006 and Lind Property Second Subdivision). The applicant is proposing a mixed-use 462 lot residential neighborhood with Single family patio homes, alley load homes, townhomes, future multi-family and independent living and a 2 acre neighborhood center. Access is taken from Turnberry Rd to the west and Richards Lake Rd to the south. The site is directly east of Turnberry Rd and north of Richards Lake Rd. The property is within the Low Density Mixed-Use Neighborhood District (L-M-N) zone district and the project would be subject to Planning & Zoning Commission (Type 2) Review. Please see the following summary of comments regarding Sonders Village. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comment Summary Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Acknowledged Page 2 of 26 2. The proposed development project is subject to a Type 2 Review. The decision makers for your project will be the Planning & Zoning Commission at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 – 1,000 feet (excluding public right-of-way and publicly owned open space). Staff will need to agree the project is ready for Hearing approximately 4 to 6 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Response: Acknowledged 3. A neighborhood meeting is required at least 10 days prior to formal submittal of your development review application. For the neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal way to get feedback from surrounding neighbors, identify any potential concerns prior to the formal hearing, and are an opportunity for you to share your development proposal. The City’s Development Review Liaison will facilitate the meeting. As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the meeting date with your team. Please reach out to me when you are ready to schedule this meeting. Allow 4-8 weeks prior to the desired meeting date to accommodate scheduling and notice requirements. Response: A neighborhood meeting was held 4. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: Acknowledged 5. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. Response: Acknowledged 6. As part of your submittal, you will respond to the comments provided in this letter. The final letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. 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]. Response: Acknowledged 7. Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file Page 3 of 26 naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. Response: Acknowledged 8. All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcart icles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Response: Acknowledged 9. 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. Response: Acknowledged 10. Payments can be made by check or credit card. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the west side of the building. Please mark it to my attention and reference the project it is associated with. If paying by credit card, I can process the payment over the phone with you. Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. Response: Acknowledged 11. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all Page 4 of 26 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. Response: Acknowledged 12. Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. Response: Acknowledged 13. 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. Response: Acknowledged 14. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Acknowledged 15. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, would be present to facilitate the meeting. Response: Acknowledged 16. 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. Page 5 of 26 17. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project; if there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. Response: Acknowledged 18. As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. Response: Acknowledged 19. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change - please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. Response: Acknowledged 20. 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 a three-week round of review, followed by a formal meeting. Response: Acknowledged 21. When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Applications and plans are submitted electronically in person with initial fees. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Response: Acknowledged Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com 1. At time of submittal please better describe and quantify how public benefits are being met. These metrics should be included on the cover sheet of the site plan and will be part Page 6 of 26 of the Development Agreement. Response: These metrics have been included on the cover sheet of the site plan. 2. This phase will be required to provide 10% of housing units to be Affordable as defined by the City. Do you have a development partner on board? Response: We are dedicating two tracts, GGGG and IIII, as affordable housing and are currently showing 95 units of affordable housing on the site plan. 3. The public benefit agreement calls for 'enhanced and expanded open space, parks and trails. As the network of parks, trails and open space are further refined, please ensure that they these areas are highly amenitized, visible, and interconnected. Please work with planning and park planning as details become more refined. Response: This has also been included in the site plans, though further refinement will be forthcoming as the project progresses. 4. Rehabilitation of the Windsor No. 8 ditch will be a critical path forward for the development. Significant coordination from parks, natural areas, environmental planning, planning and the ditch company will be required. Please start these conversations asap with the ditch company if you haven't already done so. Response: We have been in preliminary discussions with all parties as the the possible relocation and rehabilitation of the No 8 ditch. At this point, no agreements have been reached. 5. It does not appear that a 'Health, Wellness, and Senior Activity Center' is depicted on the plan. The public benefit agreement indicates that this will be a 'focal point in the town center'. Please provide additional clarity on this element of the plan. Response: This part of the benefit agreement is provided for in Waters Edge Filing Two as part of the recenetly approved minor amendment. This has been submitted for building permit. 6. Where is the community kitchen and greenhouse envisioned for the site? Response: A community kitchen and greenhouse are not part of the benefits agreement and are not included in this site plan. 7. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Response: We have reviewed the land use code and believe we are currently in complicance with the code per our interpretations. 8. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Response: Acknowledged. As of this point in time, we do not believe modifications will be required. Department: Historic Preservation Page 7 of 26 Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com 1. NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources, or resources that are at least 50 years old and would require evaluation, on the development site or within 200 feet of the development site. Response: Acknowledged Department: Engineering Development Review Contact: John Gerwel, , jgerwel@fcgov.com 1. Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due prior to issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php. Response: Acknowledged 2. 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. Response: Acknowledged 3. All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. Response: Acknowledged 4. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/urban-area-street-standards-2021 Response: Acknowledged 5. This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process, as well as deed templates, can be found at: http://www.fcgov.com/engineering/devrev.php Response: Acknowledged 6. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Aknowledged and included with this submittal 7. A Development Construction Permit (DCP) will need to be obtained prior to starting any Page 8 of 26 work on the site. Response: Acknowledged 8. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: This has been complied with 9. All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment 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. Response: None are proposed as of this time. 10. 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. Response: Acknowledged 11. Doors are not allowed to open out into the right-of-way. Response: None are proposed 12. Any bike parking that may be required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Response: All bike parking is located outside of the Rights of Way 13. In regard 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. Response: Acknowledged 14. SITE SPECIFIC: There will need to be a signature block for the ditch owners on the civil construction plans so they can sign off on the ditch relocation plans. It would be beneficial to begin that communication with the ditch company now. Response: Acknowledged, communication has been started and continuing. An Approval Block is on the cover sheet. 15. SITE SPECIFIC: Page 9 of 26 There was previously dedicated ROW from the previous plan for this development. ROW vacation has to be approved by city council by an ordinance. I recommend you get started in putting together legal descriptions and exhibits for the ROW vacation(s) that are needed. We'll hold off on the actual vacation until after hearing and until the plat is ready to record. Response: Acknowledged, this will be done for final approval. Department: Street Oversizing Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com 1. Turnberry Road was partially built along the frontage of the site by the Waters Edge developer on the west side of Turnberry Road. There may be coordination to consider with the Waters Edge developer with respect to abutting local street portions of Turnberry Road. Response: These happen to be the same developer Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: A Transportation Impact Study will be required with the submittal of this project. Information on the requirements for a Transportation Impact Study can be found in Chapter 4 of the Larimer County Urban Area Street Standards. Please have your Traffic Engineer contact Traffic Operations when you are ready to set up a scoping meeting for this study. . The extent and requirements of that study will be determined during the scoping, but may include the review of intersections impacted by this development that are not directly adjacent to it. Any intersections that do not currently meet the minimum Adequate Public Facilities requirements may require mitigation. Response: A traffic impact study has been prepared and is included with this submittal. 2. FOR INFORMATION: An evaluation of the Multi Modal Level of Service will be required within the Transportation Impact Study and will need to include a review of all facilities for bikes and pedestrians in the surrounding area of this project. This evaluation will look at the directness, continuity, safety, security, and visual interests for any connections to trails, parks, schools, retail, adjacent neighborhoods, or any other major bikes/pedestrian generators. Response: This has been included Department: Stormwater Engineering Contact: Water Utilities, (970)224-6191, WaterUtilitiesEng@fcgov.com 1. Master plan and criteria compliance The design of this site must conform to the drainage basin design of the Boxelder / Coopers Slough Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utility-development Response: Acknowledged Page 10 of 26 2. Documentation requirements A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. Response: Acknowledged 3. Stormwater outfall The stormwater outfall options for this site will need further investigation to determine the best method of conveyance to a public facility. It will also need to coordinate with the future stormwater master planning in the area. Please refer to stormwater master planning comment. Response: Acknowledged 4. Detention requirements Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. 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). Response: Acknowledged 5. Water Quality and Low Impact Development requirements All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria Response: Acknowledged 6. Imperviousness documentation The existing and proposed impervious areas need to be documented in the drainage report. Drainage requirements and development fees are based on new impervious Page 11 of 26 area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required with the first project submittal. Response: Acknowledged 7. Detention drain times Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume-based stormwater storage, including extended detention basins. Response: Acknowledged 8. Inspection and maintenance There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev elopement Response: Acknowledged 9. Fees The 2022 city wide Stormwater development fee (PIF) is $11,019/acre ($0.2530/ sq. ft.) of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. Response: Acknowledged 10. Offsite Stormwater Flows The development will need to accept and pass any existing offsite flows. Response: Acknowledged 11. Stormwater Master Plan The Stormwater Master Plan for Cooper Slough/Boxelder Basin has plans for a future detention pond to the east of the existing irrigation ditch. It appears that the relocation of the irrigation ditch to the east will pass through the pond. Therefore coordination with our master planning department will need to take place, please discuss with Ken Sampley (KSampley@fcgov.com) or Theodore Bender (tbender@fcgov.com) for future discussions. In the long run, it will need to be shown that the master planned pond will still work with the development or an alternative will need to be proposed. Response: Acknowledged Page 12 of 26 12. Stormwater Coordination Meeting A coordination meeting between Stormwater Master Planning, Stormwater Development Review, and the developer will need to held in order to discuss how best to design the outfall for this site in accordance with the Cooper Slough / Boxelder Master Plan. Please reach out to WaterUtilitiesEng@fcgov.com , tbender@fcgov.com , and ksampley@fcgov.com to schedule the meeting. In addition to that, please provide whatever stormwater plans you have to us so that we may review them for the meeting in advance, preferably at least 2-3 weeks in advance. Response: Several meetings with have already been held to discuss the project drainage in relation to the masterplan improvements, and other adjacent developments, including the sod farm. Department: Water-Wastewater Engineering Contact: Water Utilities, (970)224-6191, WaterUtilitiesEng@fcgov.com 1. Other service district This project site is located within the Fort Collins Loveland Water District and the South Fort Collins Sanitation District for water and sewer service. Please contact them at (970) 226-3104 for development requirements Response: Aspen Engineering has met with an will continue coordinating with Box Elder Sanitation District and ELCO Water District. Department: Electric Engineering Contact: Luke Unruh, 970-416-2724, lunruh@fcgov.com 1. Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees Response: Thank you for this information. 2. Any existing electric infrastructure that needs to be relocated as part of this project will be at the expense of the developer. Please coordinate relocations with Light and Power Engineering. Response: Acknowledged, more will be known later if any relocations are required. 3. 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. The utility easement for the transformer shall extent 3 feet past all sides of the transformer pad. Response: Acknowledged 4. 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. Response: See utility plans for electric service to the lots. Page 13 of 26 5. 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. 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. Response: Transformer locations will be provided as design progresses. 6. Streetlights will be placed along public streets. 40 ft separation on both sides of the light is required between canopy trees and streetlights. 15 ft separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement with Light & Power. Please reach out to me before the first round of the Final Development Plan so I can provide a streetlight layout. The City of Fort Collins street lighting requirements can be found at: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf Response: Street light locations will be provided, once established in the site plan and through coordination with Light and Power. 7. Due to having private drives/alleys, we would encourage a Utility Coordination meeting very early in the process to ensure the widths will provide adequate separation for all utilities required for this project. Please coordinate with us to get a design for our facilities in your private drives/alleys so that it can be ensured that all utilities can fit into your proposed development Response: Acknowledged 8. Per Light and Power’s Electric Service Standards: 8.1.10. The builder is required to install the electric meter socket(s) on the same side as the electric service ‘stub’. 8.1.11. Builders are also encouraged to install the natural gas meter(s) on the opposite side of the house from the electric service. 8.1.12. The electric service trench must be a minimum of 3 feet from the natural gas service trench, and the electric and gas services shall not cross each other. Response: Acknowledged 9. Multi family buildings and duplexes are treated as customer owned services; therefore a C-1 form and one line diagram must be filled out and submitted to Light & Power Engineering for each building. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. A C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu idelines-regulations Response: Acknowledged 10. Please work with me to meet the following milestones as your project progresses: For PDP reviews I would like to see an electric line shown on both sides of the public streets in the parkway. During later stages of PDP we will need to begin to place transformer locations and streetlights. For the first round of FDP I will need to see the electric design shown. I will provide the electric design that shows vaults, transformers, and streetlights. Response: Acknowledged Page 14 of 26 11. 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. Response: Acknowledged 12. We are experiencing material shortages and long lead times on certain materials and unfortunately this is an industry wide issue. We typically have stock of our transformers, and we work on a first come, first service basis with our inventory stock. I know that this may be a bit unsettling, but we will have to see what is available when this project gains City approval and progresses to construction. I will add that our Standards Engineering group is working hard to secure materials, including transformers, and orders have been placed with our manufactures to replenish inventory. Response: Acknowledged Department: Environmental Planning Contact: Kristie Raymond, , kraymond@fcgov.com 1. FOR 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 (No 8 Outlet Ditch). Please note the buffer zone standards range from 50-100ft for these features. The ECS should address all items (a)- (l) of LUC 3.4.1(D)(1) available for view online. In addition, ensure that the study identifies feature(s) size, the "top of bank" of any stream or ditch, the edge(s) of wetlands, and whether jurisdictional wetlands may be impacted by the proposed project. If prairie dogs are onsite or within 500ft, the ECS should specifically address the presence of active prairie dogs including estimate of number of individuals and entire size of the colony within the project area. The ECS should address all items (a) (l) of LUC 3.4.1(D)(1) available for view online and include prairie dog mitigation options. Online LUC link: https://library.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 Response: An ecological characterization study has been prepared and was submitted on August 16, 2023 2. FOR SUBMITTAL: Information from the ECS informs design of a "natural habitat buffer zone" or "NHBZ". Within any NHBZ(s) that may be designated on this site, the City has the ability to determine if existing landscaping within the zone is incompatible with the purposes and intent of the buffer zone [LUC 3.4.1(E)(1)(g)]. Please ensure the ECS discusses existing vegetation on-site and identifies potential restoration options. If existing vegetation is determined to be insufficient, then restoration and mitigation measures may be required. Please note that retention and detention basins are an allowed use within NHBZs but naturalistic design standards must be met. Response: Acknowledged Page 15 of 26 3. INFORMATION ONLY: 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. Response: Acknowledged 4. FOR SUBMITTAL: Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. Response: Acknowledged, this has been completed 5. FOR SUBMITTAL: Contact the assigned Development Review Coordinator (DRC) prior to PDP submittal if trees will be impacted. A review of trees shall be conducted by City Environmental staff to determine the status of existing trees and any mitigation requirements that could result from the proposed development. The site visit can be conducted in tandem with Forestry’s site visit. Please contact assigned Development Review Coordinator directly at 970-221-6689 or email DRCoord@fcgov.com to schedule a tree inventory site visit. Please plan for at least two weeks to get an onsite meeting scheduled, especially during April - October. Response: We have met with City Forestry on site to evaluate existing trees. While there are trees, there were not any of significant value. Please review the existing tree inventory on the landscape plan. 6. FOR SUBMITTAL: 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." Page 16 of 26 The Songbird Nesting Survey document will be provided with the comment letter for you to fill out. Response: This has been included 7. FOR SUBMITTAL: 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. Response: Please review the light plan whoch has been included 8. FOR SUBMITTAL: Please submit a site photometric plan and luminaire schedule. 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)(11)] and light sources shall be fully shielded and down-directional to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property. Please also consider fixtures with motion-sensing or dimming capabilities so that light levels can be adjusted as needed. Regarding outdoor lighting, cooler color temperatures are harsher at night and cause more disruption to biological rhythms for humans and wildlife. The American Medical Association (AMA) and International Dark-Sky Association (IDA) both recommend using lighting that has a CCT of no more than 3000K to limit the amount of blue light in the night environment. Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Response: This has been included 9. INFORMATION ONLY: The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on-site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php, contact Waste Reduction and Recycling Team at recycling@fcgov.com. 2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 3) Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 970-416-4251 or dsuckling@fcgov.com Response: Acknowledged 10. INFORMATION ONLY: Comment from Kelly Smith in Natural Areas Department: The Conceptual Plan appears to locate detention for this development in the area identified as "Detention/Created Wetlands/Natural Areas". This requires the realignment of the Number 8 ditch which subsequently encroaches onto the Sod Farm where the City's Natural Areas Department holds a Conservation Easement. As well, the regional Page 17 of 26 recreation trail is also located on the Sod Farm. If this project moves forward through the Development Review process, it will be important for the applicant to closely coordinate with NAD to ensure the project aligns with the terms and conditions of the CE. Response: Initial meetings have been had with the appropriate parites. 11. INFORMATION ONLY: There is an existing oil and gas injection well located on Country Club Reserve. These active wells require a 2000’ buffer with the current land use code (LUC) language, however, according to the current LUC language of 3.8.26 (c)(3), “the buffer yard requirements shall not apply to temporary or seasonal uses or to properties that are separated by a major collector street, arterial street, or highway.” Therefore, the 2000’ buffer would not be required on the proposed property at this time because of the separation of the well and the property by a street. This portion of the code is being revisited with the proposed LUC changes, and the buffer may be extended on the property when these potential changes go into effect. Response: Acknowledged 12. INFORMATION ONLY: The COGCC online map is showing an oil and gas location within 0.25 miles of the project site. A Phase I Environmental Site Assessment may be required that evaluates the environmental conditions of the property through historical research, regulatory research, document review, interviews and site visits. The report should rely on all available information to help determine the exact location and condition of the oil and gas well(s), and any impacts to groundwater or soil. Response: A phase one environmental study is in progress and should be completed in about tow weeks. This will be submitted as soon as it is complete. Department: Forestry Contact: Christine Holtz, , choltz@fcgov.com 1. PRE-SUBMITTAL FORESTRY INVENTORY There are existing trees on site. Please schedule an onsite inventory with City Forestry (choltz@fcgov.com/ctomlinson@fcgov.com/fhaberecht@fcgov.com) to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. Response: We have met on site with Forsetry, and have prepared an existing tree inventory plan. 2. 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: Page 18 of 26 https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped Response: This has been included 3. If removing trees, 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. Response: A letter has been provided, but with the site inspection, no significant trees were found. 4. 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, species diversity is required, and extensive monocultures are prohibited. Please reach out to choltz@fcgov.com for the most up to date list of tree species that do well in Fort Collins. 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% Planting of ash trees within city limits is prohibited due to the presence of the emerald ash borer. The City of Fort Collins’ urban forest has reached the maximum percentage Page 19 of 26 of the following species: Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please keep these species at 2% or less of the development tree plantings. Response: This has been completed with. 5. Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. Street Light/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign to minimize conflicts with regulatory 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 Response: This has been complied with. 6. Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. Response: This has been complied with 7. Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. Response: This has been complied with 8. Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1). Response: Acknowledged 9. Please adhere to the updated LUCASS standards and include proper parkway widths. Response: This has been complied with. Department: Park Planning Contact: Missy Nelson, , mnelson@fcgov.com 1. INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com Response: Thanks Missy! 2. Thank you for showing the regional trail segment on your conceptual plan! We are Page 20 of 26 excited to collaborate closely with you, Environmental Planning, and Natural Areas to make sure the trail is located in the best possible location. As the plans develop for relocating the ditch, please set up a meeting/s to coordinate these efforts. There will also need to be coordination efforts with the County since the trail is proposed outside City Limits and the GMA. Response: Initial meetings have been had with Parks on the Regional Trail 3. Please submit the overall area trail map exhibit in the first round. Response: Acknowledged 4. Please confirm the following, as further comments will be dependent on these decisions: 1. Will the metro district be watering and maintaining the public right-of-way landscaping along the arterial roads, Richards Lake Rd and Turnberry Rd? Yes 2. Will the metro district be constructing the regional trail? No 3. Will the metro district maintain the regional trail? No 5. INFORMATION: The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails” addresses compliance with the 2021 Parks and Recreation Master Plan (“Master Plan”). The Master Plan indicates the general location of all parks and regional recreational trails. Parcels adjacent to or including facilities indicated in the Master Plan may be required to provide area for development of these facilities. Response: Acknowledged 6. INFORMATION: The 2013 Paved Recreational Trail Master Plan (“Trail Master Plan”) was adopted by City Council and provides conceptual locations and general trail design guidelines for future regional recreational trails. Response: Acknowledged 7. INFORMATION: The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle Facilities provide additional design guidelines for multiuse recreational trails. Response: Acknowledged 8. INFORMATION: Grade separated crossings of arterial roadways and major collectors are required (LCUASS Chapter 17.3) and provide safe trail connectivity. Please provide a feasibility study for future grade-separated crossing at Richards Lake Rd. Additional easement area for underpass/overpass approaches may be required in locations of potential grade separated crossings for the trail. For Additional information on grade separated crossing locations, please reference the City’s Park and Paved Recreational Trail Plan exhibit dated August 2018. Response: Acknowledged, there is already one at Turnberry and Richards Lake Road 9. INFORMATION: Local street at grade intersections with a recreational trail are to be avoided. When necessary, the location of a future recreational trail at-grade crossing must be coordinated with both Park Planning and Development and Traffic Operations. Response: Acknowledged Page 21 of 26 10. INFORMATION: Park Planning and Development must approve the trail alignment and design. The developer will be required to develop a centerline profile and cross-sections for the trail as part of the site design during the final plan phase. Final plans should include the ability to meet ADA standards. Response: Acknowledged 11. INFORMATION: The future trail alignment cannot be used to provide internal pedestrian circulation and cannot provide direct access to buildings. Internal access to the recreational trail from the internal bike/pedestrian system should be provided at limited and defined access points. Response: Acknowledged 12. INFORMATION: Recreational paved trails do not function as widened sidewalks adjacent or within street rights-of-way. Response: Acknowledged 13. INFORMATION: The typical paved recreational regional trail cross-section is constructed as a 10’ wide concrete trail, widened to 12’ in areas of high traffic area or other areas of potential user conflicts. A 4’-6” wide soft (gravel) path is located parallel to the paved surface, separated by 3’-5” of vegetated area; there shall be 3’ wide level shoulders on both sides of the trail, providing 3’ of horizontal clearance from vertical obstructions such as trees, transformers, fences and/or walls. Modifications of the typical cross-section must be approved by Park Planning & Development. Response: Acknowledged 14. INFORMATION: Please plan to coordinate with the PPD staff to determine an appropriate Public Access and Trail easement. Typical trail easement width is 50’. The location of the easement must be approved by PPD and shown on the plat. Response: Acknowledged 15. INFORMATION: A trail easement may not be located within a ditch easement unless the applicant provides written approval for the trail easement within the ditch easement from the ditch company The paved trail surface cannot function as a ditch access road if heavy equipment will use or cross the trail to maintain the ditch. Response: Acknowledged 16. INFORMATION: The trail easement may coexist within a Natural Habitat Buffer Zone if approval is obtained from Environmental Planning. Response: Acknowledged 17. INFORMATION: Grading within the designated trail easement is required to occur during overall site grading. Plans must indicate that the final grade within the easement can provide a trail alignment that meets the American Disabilities Act (ADA) standards for cross slopes between 1 and 1.5% and a maximum centerline profile grade of 5%. Construction documents should include trail profiles and cross sections to demonstrate the ability to meet ADA standards. Page 22 of 26 Response: Acknowledged 18. Thank you for showing the Baker Lateral easement on the conceptual plan. Landscaping in this area will need to be thoughtfully designed, keeping in mind the tree separate requirement of 10'. Please plan to locate the exact location of the pipe on the utility plan set and landscape plan. Response: Acknowledged 19. Please note, any crossing of the Baker Lateral easement will need to be reviewed for potential crossing agreement. Response: Acknowledged Department: Fire Authority Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org 1. FIRE APPARATUS ACCESS – IFC 503.1.1 Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. 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. Many of the alley access only units may require the alley to meet fire lane requirements. If the multi-story townhomes units are over 30 feet in height, they will need to meet aerial access requirements. Response: Currently, the untis on the alleys are two story product, but we have designed the alley ways to accommodate fire access equipment. They will be designated fire access as needed. The multi-family product is all three story and has been designed with a 26’ wide fire access roads and meet the fire apparatus requirements. 2. AERIAL FIRE APPARATUS ACCESS ROADS – IFC Appendix D105 Amendment Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the logistical needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue operations and roof access via ladder trucks when ground ladders cannot reach upper floors. Aerial access should therefore be available on at least one entire long side of the building, located within a minimum of 15 feet and a maximum of 30 feet from the building. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Dead end access roads shall have a minimum width of 30 ft. Parapet heights greater than 4' in height do not support ladder truck operations. Response: See above response 3. 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 Page 23 of 26 document as an Emergency Access Easement. -Maintain the required 20-foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30 feet in height. Refer to Appendix D105 of the International Fire Code. -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end 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 labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Response: Acknowledged 4. ACCESS TO BUILDING OPENINGS – IFC 504.1 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. Response: This has been provided 5. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. The address numbers for one- and two-family dwellings shall be a minimum of 4” in height with a minimum ½” stroke and shall be posted on a contrasting background. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi- building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. Response: Acknowledged 6. WATER SUPPLY Page 24 of 26 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/multifamily building as measured along an approved path of vehicle travel. -A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is required within 400 feet of any residential building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. Response: Acknowledged 7. INFORMATION – CODES AND LOCAL AMENDMENTS Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development plans and building plan reviews shall be designed according to the adopted version of the fire code as amended. - Copies of our current local amendments can be found here: https://www.poudre-fire.org/programs-services/community-safety-services-fire-preventio n/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org Response: Acknowledged Department: Building Code Review Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com 1. A permit is required for this project and construction shall comply with adopted codes as amended. Current adopted codes are: · 2021 International Residential Code (IRC) with local amendments · Colorado Plumbing Code (currently 2018 IPC) with local amendments · 2020 National Electrical Code (NEC) as amended by the State of Colorado · Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. · Please read the residential permit application submittal checklist for complete requirements. · Snow Live Load: Ground Snow Load 35 PSF. · Frost Depth: 30 inches. · Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 IECC residential chapter INFORMATIONAL ITEMS: · 5ft setback required from property line or provide fire rated walls & openings for non-fire sprinkled houses per chap 3 of the IRC. 3ft setback is required for fire sprinkled houses. · Fire separation of 10ft between dwellings is required. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · For buildings using electric heat, heat pump equipment is required. · A passing building air tightness (blower door) test is required for certificate of occupancy. · For projects located in Metro Districts, there are special additional code requirements Page 25 of 26 for new buildings. Please contact the plan review team to obtain the requirements for each district. · New IRC code amendment R320 requires dwellings with habitable space on the 1st floor must provide a visitable bathroom and path to such. · The roof must be provided with solar-ready zones at outlined in IRC appendix RB. · Energy code requires short hot water supply lines by showing plumbing compactness. Stock Plans: When the same residential buildings will be built at least three times, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Response: Acknowledged 2. Townhome and duplex construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Residential Code (IRC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Please read the residential permit application submittal checklist for complete requirements. · Snow Live Load: Ground Snow Load 35 PSF. · Frost Depth: 30 inches. · Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 IECC residential chapter. INFORMATIONAL ITEMS: · For a fire-sprinkled building, 3ft setback required from property line or provide fire rated walls & openings per chap 3 of the IRC. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · For buildings using electric heat, heat pump equipment is required. · Attached single-family townhomes and duplexes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. This fire sprinkler system usually requires a ¾” or 1” water line and meter to meet all P2904 requirements. · New homes must provide electric vehicle ready wiring if garages are attached, see local amendment. · Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. · New IRC code amendment R320 requires dwellings with habitable space on the 1st floor must provide a visitable bathroom and path to such. · The roof must be provided with solar-ready zones at outlined in IRC appendix RB. · Energy code requires short hot water supply lines by showing plumbing compactness. Page 26 of 26 · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Stock Plans: When residential buildings will be built at least three times with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Response: Acknowledged Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. 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 if you need up to date Benchmark Statement format and City Vertical Control Network information. Response: the plat has been designed to these coordinates 2. When submitting a Subdivision Plat for this property/project, the title/name may not begin with addresses in numeral form. Address numbers must be spelled out. Please contact our office with any questions. Response: Acknowledged 3. Current acceptable Monument Records for the aliquot corners shown on the Subdivision Plat will be required. These are required with Round 1 submittal. Response: These have been provided 4. Closure reports will be required for all Subdivision Plats, Easements, and any other document requiring a legal description & sketch being submitted for review. These are required with Round 1 submittal. Response: This has been provided