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HomeMy WebLinkAboutSNOW RIDGE APARTMENTS - PDP230014 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 21 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 May 19, 2023 John Dengler John Dengler and Associates 5336 Highcastle Court Fort Collins, CO Re: MultiFamily - at 1509 S Shields Description of project: This is a request to develop a multifamily dwelling at 1509 S Shields St. (parcel # 9715418002). The applicant is proposing to construct a multifamily dwelling by converting the existing dwelling with an addition to create a building with a total of 8 units. The 8plex would provide (6) 2br units and (2) 1br units. Parking, shared green space and commons, a new drive, and new landscaping would be included in the project. Access is taken from S Shields St to the East. The site is approximately 0.05 miles north of W Prospect Rd and directly west of S Shields St. The property is within the Neighborhood Conservation, Buffer District (N -C -B) zone district, and the project would be subject to Administrative (Type 1) Review. Please see the following summary of comments regarding MultiFamily - at 1509 S Shields. 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 email at tsullivan@fcgov.com. OWNER RESPONSE: RIPLEY DESIGN RESPONSE: NORTHERN ENGINEERING RESPONSE: DENGLER RESPONSE: Comment Summary Development Review Coordinator Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695 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 Page 2 of 21 need assistance throughout the process, please let me know and I can assist you and your team. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! RIPLEY DESIGN RESPONSE: Will do; happy to work with you again, Todd! 2. The proposed development project is subject to a Type 1 Review . The decision maker for your project will be an Administrative Hearing Officer at a public hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 6 weeks prior to a hearing date to accommodate scheduling and notice requirements. For the hearing, we will formally notify surrounding property owners within 800-1,000 feet- (excluding public right -ofway - and publicly owned open space). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. RIPLEY DESIGN RESPONSE: Understood, thank you. 3. A neighborhood meeting is not required for this development request. If you would like to hold a meeting to engage your neighborhood regarding the proposal prior to the hearing, I can assist you with this request. RIPLEY DESIGN RESPONSE: A neighborhood meeting was not conducted prior to the PDP submittal. 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. 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. 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]. RIPLEY DESIGN RESPONSE: Thank you for providing the letter in Word format. All comments have been addressed. 7. Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. 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. Page 3 of 21 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 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. 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. 11. Submittals are accepted any day of the week, with Wednesday at noon being the cut -off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. 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. Presubmittal- meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. 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. 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. RIPLEY DESIGN RESPONSE: Understood, thank you Todd. Planning Services Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599 Page 4 of 21 1. Please Review the MultiFamily - standards for the NCB zone district as outlined in Table 17.9 Permanent -offstreet parking shall not be located any closer to a public street -right-ofway - than the principal building is set back from the street. Must demonstrate blockface- compatibility by incorporating at least 3 of the following features: roof articulation, fenestration patterns, cladding materials, porch/balconies, contextual datum lines, courtyard. Primary entry(ies) shall be located on the -streetfacing- facade and must include an architectural feature such as a porch, landing, portico, etc. (this is supported by 3.8.30(F) (4) - Entrances shall be made clearly visible from the streets and public areas through the use of architectural elements and landscaping. RIPLEY DESIGN RESPONSE: Parking is no longer proposed closer to a public street right of way than the principal building face. Primary entrances to the development are oriented toward Shields Street. DENGLER RESPONSE: The common main entry facing Shields Street includes a landscaped entry walk, a covered porch entry, large address numbers, and a glassed storefront entry. We have incorporated roof articulation, cladding materials, and a cour tyard to meet the blockface compatibility. When adding the six units to the rear of this structure, we limited the structure to two stories and topped them with low -pitched roofs matching the existing home. The same color scheme and materials tie them together as a single multi-family structure. A shared south-facing outdoor courtyard is to be located central to all units. 2. FYI- Since the property is part of the West Central Neighborhood Plan Subarea the front setback is 60ft RIPLEY DESIGN RESPONSE: Acknowledged, the 60’-0” setback is accounted for in the PDP submittal. 3. Lighting standards in 3.2.4 will apply . This will include both site lighting and exterior building lighting RIPLEY DESIGN RESPONSE: Acknowledged, a photometric plan is provided with the PDP material. 4. The current trash enclosure will need further refinement and detail. Please review the requirements found in 3.2.5 DENGLER RESPONSE: Acknowledged , a plan and elevations will be provided with the PDP material. 6. Need more details on unit entrances. These appear to be in a shared vestibule/breezeway. This area needs to be highly integrated into the building design with enclosed and conditioned space. DENGLER RESPONSE: The new individual unit entries are all weather protected either by roof or within a tempered space. Pedestrian walks flow from Shields Street to the main entry, through the common vestibule area, and into the common courtyard area where there is easy access to all 8 units. 7. Connecting walkway standards of 3.5.2(D)(1) Each primary entrance needs a connecting walkway within 200ft of the street sidewalk. RIPLEY DESIGN RESPONSE: All unit entrances are within 200’ of the street sidewalk (Shields). It is the understanding of the applicant team that the intent of 3.5.2(D)(1) is to have an easy and accessible path for pedestrians to access units. The primary entrance toward units is a mail/ bike parking vestibule connect ing the existing (and renovated) structure with the proposed addition. This entrance is proposed to have highly articulated architectural elements, landscaping and lighting to highlight that entrance. Proposed bike parking in the vicinity from Shields will allow for guests/ tenants to park their bikes near the entrance. It is the understanding of the applicant team that the intent of this code section is met, and the entrance will be further refined throughout the design/ development review process. 8. Site, Landscape, utility, grading, and drainage plans should be included in the plan set along with the building elevations. Please summarize main project and site metrics. RIPLEY DESIGN RESPONSE: Acknowledged, these plans are provided with the PDP. 9. 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 . RIPLEY DESIGN RESPONSE: Thank you. 10. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Page 5 of 21 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. RIPLEY DESIGN RESPONSE: Acknowledged; at the time of the initial PDP submittal, no modifications are anticipated. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 1. INFORMATION – HISTORIC SURVEY: This property does not have up -todate- historic survey. The property was surveyed in 2015 under a previous historic review process. That process included a preliminary finding of the property as Eligible for Landmark designation. That finding was appealed, and an intensive historic survey form (i.e., with full documentation and research) was completed. The original finding was overturned on appeal on April 22, 2015, with the HPC determining the property Not Eligible for designation. Based on the information in the record, staff will require a limited update to the 2015 survey to issue up-todate- findings. RIPLEY DESIGN RESPONSE: Understood, the applicant has connected with historic staff to get the survey updated. 2. PRESUBMITTAL: At conceptual review, the applicant is responsible for working with City staff to determine if any structures on the development site and, when relevant, within 200 feet of the development site, are designated historic resources or are eligible for historic designation [LUC 3.4.7(B)(2)]. Structures subject to this requirement must be at least 50 years old. This process involves ordering historic property surveys if no such documentation has been produced for the property in the last five years. RIPLEY DESIGN RESPONSE: Understood , the applicant has connected with historic staff to get the existing historic survey updated. 3. POTENTIAL FEE: Any historic survey that is required to provide documentation and a determination of eligibility of properties that contain buildings more than 50 years old, within 200 feet of the development site, will require an $850 fee per property/resource, paid by the applicant. However, in this case, since most of the documentation is complete but needs an update and re-analysis, the survey fee is reduced to $450. Please contact Historic Preservation to receive an order form for survey at preservation@fcgov.com. 4. CODE REQUIREMENTS FOR HISTORIC RESOURCES ON AND NEAR DEVELOPMENT SITE: If any resources on the development site are identified as historic resources through the survey and records review process, the project must include a rehabilitation and adaptive reuse plan for those structures pursuant to Land Use Code Section 3.4.7(B), to the maximum extent feasible, or satisfactorily meet the requirements for a modification of standards following the requirements of Division 2.8 of the land use code. If there are any currently designated historic resources on the State or National Register of Historic Places that undergo a status change due to an updated determination of eligibility through the above survey process, public monitoring of the change in status will also involve sharing the new survey results with the public at the next available Historic Preservation Commission meeting. If no structures or other features on the development site are historic resources (based on the information provided by the surveyor), Historic Preservation review of your proposed development would be limited to section 3.4.7(E), which provides various standards regarding architectural compatibility with abutting and nearby historic properties within 200 feet. The purpose of the design compatibility standards is not to force derivative architecture, but rather to establish a few points of commonality and Page 6 of 21 create a fundamental harmony between the old and the new. Those requirements are designed to create an appropriate design relationship between new construction and nearby historic resources. They cover building massing and design features and, for larger developments, are applied only to the new construction that is closest to the identified historic structures, i.e. the “historic influence area.” This is illustrated in 3.4.7(B)(2). If an abutting property is a historic resource or there are historic resources on the development site, the design compatibility requirements are typically met relative to that property, even if there are other historic resources within the 200 -foot boundary. RIPLEY DESIGN RESPONSE: Acknowledged and understood. 5. HISTORIC PRESERVATION COMMISSION: The applicant is required to seek a recommendation from the decision maker from the HPC for development sites that contain historic resources or have historic resources within 200 feet. The recommendation addresses compliance of the development with Section 3.4.7 of the land use code. Staff has the discretion to waive that requirement and provide staff comments that note that all requirements have been met and the project has only minor or no impact on historic resources. RIPLEY DESIGN RESPONSE: Acknowledged and understood. Department: Engineering Development Review Contact: John Gerwel jgerwel@fcgov.com 1. INFORMATION: 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. 2. INFORMATION: 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. 3. INFORMATION: 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. NORTHERN ENGINEERING RESPONSE: Understood. The ROW drives and sidewalks not in compliance have been brought up to ADA standards. 4. INFORMATION: 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 NORTHERN ENGINEERING RESPONSE: Understood. All public improvements have been designed to LCUASS standards. 5. INFORMATION: This project is responsible for dedicating any right -ofway- and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency Page 7 of 21 access). This shall include the standard utility easements that are to be provided behind the right-ofway (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 NORTHERN ENGINEERING RESPONSE: The dedicated ROW and 15ft utility easement have been shown in the plans and on the plat. 6. INFORMATION: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. NORTHERN ENGINEERING RESPONSE: Utility Plans have been added to the first submittal for review. 7. INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. 8. INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. 9. INFORMATION: All fences, barriers, posts or other encroachments within the public right -ofway - are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. 10. INFORMATION: The development/site cannot use the right -ofway- for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. NORTHERN ENGINEERING RESPONSE: Understood. LID and Detention have been provided outside of the existing and proposed ROW. 11. INFORMATION: Doors are not allowed to open out into the right -ofway-. 12. INFORMATION: Bike parking required for the project cannot be placed within the right -ofway - and if placed just behind the right -ofway - need to be placed so that when bikes are parked they do not extend into the right -ofway -. RIPLEY DESIGN RESPONSE: Bike parking is not proposed within the ROW with the PDP materials. 13. INFORMATION: In regard to construction of this site, the public right -ofway - 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. 14. INFORMATION: If civil construction plans (utility plans) are required, please use LCUASS Appendix E as a reference for what needs to be included. NORTHERN ENGINEERING RESPONSE: LCUASS Appendix E Checklist has been included in the submittal. Page 8 of 21 15. SITE SPECIFIC: The redevelopment process requires this site to be platted since there is not an existing plat for this property. This needs to be done by a licensed land surveyor. NORTHERN ENGINEERING RESPONSE: The Preliminary Plat has been included for review with this submittal. 16. SITE SPECIFIC: There are two trees at the front of the house that are not shown in the existing nor proposed plans. Are those intended to be removed? RIPLEY DESIGN RESPONSE: Tree inventory/mitigation plans and removal letters are provided with the submittal documents. Please see these documents for proposed trees to be removed. 17. SITE SPECFIC: The City of Fort Collins WestCentral - Area Plan shows this area as having a potential for high redevelopment that could come with updates to the street corridor. Consequentially, this lot will need to have the full amount of right -ofway- and easement widths dedicated. This area of Shields requires 51 feet of ROW from the centerline of the road with a 15 foot utility easement beyond that. The needed ROW and utility easement can be dedicated via the plat. RIPLEY DESIGN RESPONSE: ROW improvements described are incorporated into the PDP materials. The ROW proposed is consistent with a modified 4-lane arterial. Department: Traffic Operations Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 1. FOR SUBMITTAL: A Transportation Impact Study will be required with the submittal of this project according to Chapter 4 of the Larimer County Urban Area Street Standards. Please have your Traffic Engineer contact our office to set up a meeting to scope the study. RIPLEY DESIGN RESPONSE: A memo requesting the full TIS to be waived is provided with the PDP submittal. Due to email coordination on 08/24/2023, it is the applicant team’s understanding that the TIS is conditionally waived subject to re view of the formal PDP submittal. 2. FOR INFORMATION: In order to meet the full Multi Modal Level of Service requirements the adjacent frontage must meet all ADA and Larimer County Urban area street standards for bike and pedestrian facilities. This may require improvements along your frontage. Frontage improvements will also need to follow the City of Fort Collins West Central Area plan for design. RIPLEY DESIGN RESPONSE: Acknowledged and understood. 3. FOR INFORMATION: With access being taken directly onto an arterial roadway, any opportunity to utilize a shared access with an adjacent neighboring property should be explored in order to reduce the number of access points. If not only a single access point for this property will be allowed. RIPLEY DESIGN RESPONSE: A single access point is planned for this property with the PDP materials submitted. 4. FOR INFORMATION: Given the proximity to the Prospect intersection, this access will be reviewed and may be restricted to a right in, right out if deemed a safety concern. If a full movement is allowed, the City still reserves the right to restrict this at any time based on operational issues, safety concerns, or a potential Capital project that could add medians in this area. RIPLEY DESIGN RESPONSE: Understood. Thank you. Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Page 9 of 21 1. "Information Only: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion Based upon this project type, Conceptual Development Reviews (CDRs), alone does not trigger erosion control requirements. Please be aware that future submittals or planned work will be evaluated based upon the submittal requirements of FCSCM may trigger erosion control requirements. Department: Stormwater Engineering Contact: Stephen Agenbroad sagenbroad@fcgov.com 2. Master plan and criteria compliance The design of this site must conform to the drainage basin design of the Canal Importation 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 NORTHERN ENGINEERING RESPONSE: Understood. The site drainage complies with the existing basin for this area. 3. 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 fourstep- process for selecting structural BMPs. NORTHERN ENGINEERING RESPONSE: The preliminary drainage report and utility plans have been provided for review with this submittal. 4. Stormwater outfall The stormwater outfall options for this site will require further investigation. Using the street as an outfall is acceptable after the runoff from impervious area has been treated and detained. The closest street inlet is in front of 1132 W Prospect. NORTHERN ENGINEERING RESPONSE: Runoff is being treated and detained on site prior to releasing onto Shields. Please see the Preliminary Drainage Report for more details. 5. Detention requirements Onsite detention is required for any new impervious area added to the site, and equates to the runoff volume difference between the 100 -year developed inflow rate and the 2year 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). RIPLEY DESIGN RESPONSE: Proposed landscaping is consistent with the standards referenced above. NORTHERN ENGINEERING RESPONSE: Understood. Onsite detention has been provided and is consistent with the standards referenced above. 6. 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: Page 10 of 21 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 delinesregulations/-stormwater-criteria NORTHERN ENGINEERING RESPONSE: Understood. LID with Permeable Pavers is being proposed. Additional details are provided in the Preliminary Drainage Report. 7. Imperviousness documentation The existing and proposed impervious areas need to be documented in the drainage report. Drainage requirements and development fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required with the first project submittal. NORTHERN ENGINEERING RESPONSE: The existing and proposed impervious areas are listed in the drainage report. 8. 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 volumebased- stormwater storage, including extended detention basins. NORTHERN ENGINEERING RESPONSE: Understood. Drain time has been provided. Once the project is completed the spreadsheet will be uploaded to the Statewide Compliance Portal. 9. Fees The 2023 city wide Stormwater development fee (PIF) is $11,019/acre ($0.253/ 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/buildersanddevelopers -/-plant-investment -develo pmentfees - or contact our Utility Fee and Rate Specialists at (970) 416 -4252 or UtilityFees@fcgov.com for questions on fees. NORTHERN ENGINEERING RESPONSE: Understood. 10. Offsite Stormwater Flows The development will need to accept and pass any existing offsite flows. NORTHERN ENGINEERING RESPONSE: Understood. Department: WaterWastewater- Engineering Contact: Stephen Agenbroad sagenbroad@fcgov.com 1. Is this structure one building? Please clarify what these inbetween- structures are? Will they have insulation? Are they just breeze throughs? Some clarification on these will be needed to provide further Page 11 of 21 information on water and wastewater criteria. RIPLEY DESIGN RESPONSE: There is one proposed structure with the redevelopment. Part of the existing SFD building is to remain and be renovated while an addition is added. 2. Existing Water Infrastructure There is an existing 12-inch water main in Shields with an existing 3/4-inch water service to the site. NORTHERN ENGINEERING RESPONSE: Understood. 3. Existing Sewer Infrastructure There is an existing 15-inch sanitary sewer main in Shields with an existing sanitary sewer service to the site. NORTHERN ENGINEERING RESPONSE: Understood. 4. Service abandonment Any existing water and sewer services that are not planned to be reused with this project will be required to be abandoned at the main. NORTHERN ENGINEERING RESPONSE: Understood. 5. Service sizing The water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. NORTHERN ENGINEERING RESPONSE: Understood. Sizing will be provided with the final submittal package. 6. Water conservation The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: https://www.fcgov.com/utilities/watercode RIPLEY DESIGN RESPONSE: Acknowledged and understood. 7. Landscape Plan and Hydrozone Table For final plan, the Landscape Plan (if required by the Planning Department) will need to include a hydrozone table for outdoor irrigation that is broken out per tap. This is used to document the outdoor water budget and determine water allotment requirements. For more information, please see this webpage: www.fcgov.com/wsr-update RIPLEY DESIGN RESPONSE: A hydrozone table is provided with the PDP documents. 8. Fees New or upgraded water and sewer services will require development and water supply requirement (WSR) fees, these are paid at building permit. Please contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: www.fcgov.com/development -fees 9. Utility Separations For your reference, minimum water and sewer service separations are: > 10-ft min. between water and sewer services. > 6-ft min. between trees and water or sewer services. > 4-ft min. between shrubs and water or sewer services. > 10ft min. between -stormdrain- pipes and other utilities. > Service lines of the same type may be joint trenched with 3 -ft of separation Other utilities, such as gas, electric, and communications will also have spacing requirements and will need space on the site. Last, please remember that there may be service lines on the adjacent properties for which clearances also need to be maintained. Page 12 of 21 RIPLEY DESIGN RESPONSE: Utility separations have been attempted to be met with the initial submittal. It is our understanding that there will be ongoing coordination regarding utility separations throughout the development review process. 10. Change of Use The proposed change of use for this property will result in a change to its classification in the water & sewer fee structure. This property is currently classified as a single family and the proposed change would convert the property to a multifamily rate structure. -As such, new water and sewer development fees, Plant Investment Fees (PIFs), and WSR fees will occur. These fees are to be paid at the time each building permit is issued. Please contact our Utility Fee and Rate Specialists at (970) 4164252 to discuss -. Information on fees can be found at: www.fcgov.com/development -fees 11. Separate Irrigation Tap Since the site is upsizing/adding/changing the water service, irrigation service requirements are triggered under Section 26-94. A separate irrigation tap will be required to service this site unless it can be proven that this site uses less than 30,000 gallons of water for irrigation annually. In addition, the existing well on property may work, but our team would need some internal discussion in order to determine what would be needed to verify this use. RIPLEY DESIGN RESPONSE: It is our understanding that a separate water tap will be required for irrigation. The applicant has had the existing well (on-site) tested to verify its potential for irrigation. The result of that test is included with the PDP materials. Department: Electric Engineering Contact: Luke Unruh lunruh@fcgov.com 970-416-2724 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 -anddevelopers/-plant-investment -development -fees 2. Multifamily buildings and duplexes are treated as customer owned services; therefore a C1 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 -anddevelopers/-development -forms -guidelines-regulations RIPLEY DESIGN RESPONSE: The C1 form will be completed at FDP. 3. The existing building that will converted to a duplex will need to be re -wired so each unit has its own meter. This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Residential units will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided here: https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FIN AL_18November2016_Amendment.pdf DENGLER RESPONSE: Acknowledged. 4. All units other than single family detached at 200 amps or less are considered customer owned service; therefore, the applicant is responsible for installing the secondary Page 13 of 21 service from the transformer to the meter(s) and will be owned and maintained by the individual unit owner or building owner. NORTHERN ENGINEERING RESPONSE: Understood. 5. As this project progresses, I will need to know the power requirements, so I can determine how to feed the proposed buildings. A transformer may be required specifically for this site. If so: NORTHERN ENGINEERING RESPONSE: Understood. 6. 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 ESS -7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. NORTHERN ENGINEERING RESPONSE: Understood. The location will be shown on the utility plans after this first submittal. 7. Light and Power would like to remind you that all of our facilities must have a ten foot clearance away from all water, wastewater, and storm sewer facilities. We also require a threefoot - clearance away from all other utilities with the exception of communication lines. NORTHERN ENGINEERING RESPONSE: Understood. These clearances have been provided. 8. 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 -ofway -. The utility easement for the transformer shall extent 3 feet past all sides of the transformer pad. NORTHERN ENGINEERING RESPONSE: Understood. The plat and plans reflect these utility easements. 9. You may contact Luke Unruh with project engineering if you have questions. (970) 416-2724. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/buildersanddevelopers . Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com 1. 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 Page 14 of 21 dsuckling@fcgov.com 2. 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 -wateruse- plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlifefriendly - (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. 3. 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. RIPLEY DESIGN RESPONSE: Final turf blend species will be provided at FDP. For the purpose of the PDP, we assumed the high hydrozone category for calculation of the water budget chart. This will be revised as the design progresses. 4. 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 57 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 57 DAYS - BEFORE TREE REMOVAL OR TRIMMING TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." The Songbird Nesting Survey document will be provided with the comment letter for you to fill out. RIPLEY DESIGN RESPONSE: Notes regarding tree removal added to tree mitigation and landscape plans. 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-. Page 15 of 21 RIPLEY DESIGN RESPONSE: A tree inventory was conducted with Forestry staff prior to the submittal. Please refer to tree mitigation plans included with the submittal for existing trees and mitigation value. 6. INFORMATION ONLY: 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 downdirectional to minimize -uplight-, spilllight-, glare and unnecessary diffusion on adjacent property. Please also consider fixtures with motionsensing- 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 DarkSky - 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/ Department: Forestry Contact: Carrie Tomlinson ctomlinson@fcgov.com 1. If there are existing trees on site, please schedule an onsite inventory with City Forestry (ctomlinson@fcgov.com) to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. RIPLEY DESIGN RESPONSE: An existing tree inventory walk was conducted prior to the submittal. Thank you for coordinating the meeting with us. 2. Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped RIPLEY DESIGN RESPONSE: Notes are provided with plan set. Required tree sizes and mitigation tree sizes are shown. 3. If applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all Page 16 of 21 development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. RIPLEY DESIGN RESPONSE: An “Existing Tree Removal Feasibility Letter” is provided with the submittal materials. 4. Standard LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). RIPLEY DESIGN RESPONSE: Tree species are within the maximum ranges with the application materials and specified species above are not proposed with the development. 5. Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. Street Light/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. Driveway/Tree Separation: At least 8 feet from edges of driveways and alleys. Utility/Tree Separation: 10’ between trees and public water, sanitary, and storm sewer main lines Page 17 of 21 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults RIPLEY DESIGN RESPONSE: Utilities are shown on landscape plans with care given to propose trees that adhere to separation requirements. We understand there may be some conflicts in our first few submittals and will work with forestry/ engineering to revise any conflicts that aris e. Thanks! 6. Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings . RIPLEY DESIGN RESPONSE: Understood, thank you! Department: Fire Authority Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 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 (Shields St). 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. RIPLEY DESIGN RESPONSE: Understood; perimeter access requirements are accounted for and a 20’ access lane is accounted for with the proposed plan. NORTHERN ENGINEERING RESPONSE: Understood. 2. FIRE LAN E SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: Fire lanes established- on private property shall be dedicated by plat or separate document as an Emergency Access Easement. Maintain the required 20 foot minimum unobstructed width & 14 foot minimum - overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. Access roads with a hydrant are required t -o be 26 feet in width. Additional- fire lane requirements are triggered for buildings greater than 30 feet in height. Refer to Appendix D105 of the International Fire Code. Be designed as a flat, hard, -allweather- driving surface capable of supporting 40 tons. -Deadend fire access roads in excess of - 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Deadend- 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. RIPLEY DESIGN RESPONSE: Acknowledged and understood. A 20’ fire lane access road is provided with the PDP materials. The proposed architecture is not 30’ or taller so aerial access requirements are not a factor with the proposed pr oject. 3. ACCESS TO BUILDING OPENINGS – IFC 504.1 An approved access walkway leading from fire apparatus access roads to the main egress door of the buildings shall be provided on this site. The walkway shall be capable Page 18 of 21 of providing access for emergency personnel and equipment. Please provide details on site plan for the access walkway. RIPLEY DESIGN RESPONSE: Please refer to the site plan submitted for labeled access walkways. 4. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section 505.1.1 amendment 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 -twofamily - 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. DENGLER RESPONSE: Acknowledged. 5. FIRE ALARM AND DETECTION SYSTEMS Fire alarm systems and smoke detection shall be installed in Group R -2 occupancies as required by IFC Section 907.2.9.1 and 907.2.9.3. DENGLER RESPONSE: Acknowledged. 6. GROUP R SPRINKLER SYSTEMS New multi-family buildings 4 stories or less or with floor levels 30 feet and below fire department vehicle access shall be provided with minimum NFPA13R fire suppression systems and Attic Protection as amended in 903.3.1.2.3 -Exception 1: MF units with six (6) or fewer dwelling units per building provided - the units are separated by onehour- construction (walls & floors). -Exception 2: MF units with seven to twelve (-7 12) units per building provided- the units are separated by twohour- construction (walls & floors). DENGLER RESPONSE: . Ackowledged. 7. FIRE DEPARTMENT HOSE CONNECTION IFC 912.2: Fire Department Connections shall be installed in accordance with - NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC will be reviewed at construction and the sprinkler system permit. An underground fire line permit is required by the Poudre Fire Authority. As per Colorado state law (8 CRR 1507-11), individuals or companies installing underground supply lines from public water supplies to fire sprinkler system risers, standpipes, and other fire protection systems must be registered with the State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit applications should include a current business name and registration number. Page 19 of 21 As per DFPC records, currently registered individuals and companies can be found here: https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Registrations.pdf Additional information regarding requirements of Colorado state law can be found here: https://dfpc.colorado.gov/fire-suppression-system-contractors NORTHERN ENGINEERING RESPONSE: Understood. The fire line and FDC location have been provided on the preliminary plan set for review. DENGLER RESPONSE: Acknowledged. 8. KEY BOXES REQUIRED IFC - 506.1 and Poudre Fire Authority Bureau Policy P -13-8.11 Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 6 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size, number, and location(s) to be determined at building permit and/or by time of final CO. All new or existing Knox Boxes must contain the following keys as they apply to the building: - Exterior Master - Riser room - Fire panel - Elevator key if equipped with an elevator The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. - Single story buildings must have 1 of each key - 2-3 story buildings must have 2 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority. DENGLER RESPONSE: Acknowledged. 9. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing Fire Flow according to IFC B105.2 is required within 300 feet of any commercial/ multifamily 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. The nearest existing hydrant is located at the Northwest corner of Prospect and Shields. NORTHERN ENGINEERING RESPONSE: The nearest existing hydrant on the northwest corner of Prospect and Shields is within 300ft of the building (approved path of vehicle travel), therefore no new hydrant should be needed. 10. INFORMATION – CODES AND LOCAL AMENDMENTS Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development plans and building plan reviews shall be designed according to the adopted version of the fire code as amended. - Copies of our current local amendments can be found here: https://www.poudrefire.org/-programsservices/-community-safety -services-fire-prevention/fire-codeadoption- - Free versions of the IFC can be found here: https://codes.iccsafe.org RIPLEY DESIGN RESPONSE: Acknowledged, thank you. 11. PLAN REVIEW SUBMITTAL When you submit for your building permit though the City of Fort Collins please be advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at https://www.poudre-fire.org/online-services/contractors -plan-reviews -and-permits/new -b Page 20 of 21 uilding-plan-reviewapplication-. DENGLER RESPONSE: Good to know, thank you. Department: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 1. Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code (currently on the 2021 IPC) 2020 National Electrical Code (NEC) as amended by the State of Colorado Projects shall comply with the current adopted building codes, local amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. 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: • Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter. • Commercial and Multi -family 4 stories and taller: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: · Electric vehicle charging parking spaces are required, see local amendment. · This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. · R-2 occupancies must provide 10ft to 30ft of fire separation distance (setback) from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · All multifamliy buildings must be fire sprinkled-. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. · Bedroom egress windows required below 4th floor regardless of firesprinkler -. All egress windows above the 1st floor require minimum sill height of 24”. · If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. · A City licensed commercial general contractor is required to construct any new multi -family structure. · Energy code requires short hot water supply lines by showing plumbing compactness. · 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. Page 21 of 21 Building Permit PreSubmittal- Meeting: For new buildings, please schedule a presubmittal - meeting with Building Services for this project. PreSubmittal meetings assist - the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to middesign- stage for this meeting to be effective. Applicants of new projects should work with their Development Review Coordinator to schedule a presubmittal - meeting. DENGLER RESPONSE: All good to know. We have had our presubmittal meeting since this was issued and will continue to reach out if more questions arise. 2. The north exterior wall of this new building must provide fire rated protection due to it being closer than 10ft to the property line per IBC section 705. DENGLER RESPONSE: Thanks , we moved the building to accommodate the 10’ setback. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information. NORTHERN ENGINEERING RESPONSE: Understood. Development plans are on the NAVD88 vertical datum. 2. If submitting a replat is required 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. NORTHERN ENGINEERING RESPONSE: Understood. Title does not begin with address. 3. If a Subdivision Plat is required and aliquot corners are shown, current acceptable Monument Records will be required. These are required with Round 1 submittal. NORTHERN ENGINEERING RESPONSE: Understood. This has been shown. 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. NORTHERN ENGINEERING RESPONSE: Understood. A closure report has been included with the first submittal.