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HomeMy WebLinkAboutPROSPECT RIDGE MULTIFAMILY - PDP230015 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview February 24, 2023 Bill Mahar Norris Design Fort Collins, CO RE: Multi-Family at NE Prospect & I-25, PDR230001, Round Number Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Multi-Family at NE Prospect & I-25. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744,bbethuremharras@fcgov.com Topic: General Comment Number: 1 02/06/2023: INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! KH Response:Thank you for your assistance and coordination. KH will include you in all coordination with the following reviewers and any questions that arise throughout the development process. Thank you! Comment Number: 2 02/06/2023: PROCESS: 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 2 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. KH Response:Acknowledged, thank you for your assistance on the coordination. Comment Number: 3 02/06/2023: PRE-SUBMITTAL: 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. KH Response:A neighborhood meeting was held on October 12th. Comment Number: 4 02/06/2023: PRE-SUBMITTAL: 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. KH Response:The Type 1 review guide was followed for the review process for this project. Comment Number: 5 02/06/2023: SUBMITTAL: I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. KH Response:Acknowledged, thank you. Comment Number: 6 02/06/2023: SUBMITTAL: 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 3 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]. KH Response:Acknowledged, thank you. Comment Number: 7 02/06/2023: SUBMITTAL: 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. KH Response:Acknowledged, thank you. Comment Number: 8 02/06/2023: SUBMITTAL: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html KH Response:Acknowledged, thank you. Comment Number: 9 02/06/2023: FEES: The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before 4 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. KH Response:Acknowledged, thank you. Comment Number: 10 02/06/2023: FEES: Payments can be made by check or credit card. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the west side of the building. Please mark it to my attention and reference the project it is associated with. If paying by credit card, I can process the payment over the phone with you. Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. KH Response:Acknowledged, thank you. Comment Number: 11 02/06/2023: SUBMITTAL: Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. KH Response:Acknowledged, thank you. Comment Number: 12 02/06/2023: NOTICE: Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. KH Response:Acknowledged, thank you. Comment Number: 13 5 02/06/2023: SUBMITTAL: 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. KH Response:Acknowledged, thank you. Department: Planning Services Contact: Kai Kleer, 970-416-4284,kkleer@fcgov.com Topic: General Comment Number: 1 02/20/2023: Multi-family buildings are required to be placed in direct relationship to a street. Specifically, Building A will be required to orient to the street without having parking area between the building and the street. What other building footprints have been considered? Has the project team considered structured parking to help gain efficiency in the layout of the site plan? KH Response:Surface parking is proposed to be internal to the Site, not between buildings and streets. Internal garage parking was added to the proposed buildings to allow for additional parking. Comment Number: 2 02/20/2023: As you've already mentioned in the PDR application, off-site pedestrian connections will need to be made into the adjacent trail and sidewalk system. The connections should provide direct and logical connections to and from building entries. Areas of the walkway that cross drive aisles should be raised and striped. KH Response:Connections to the public walkway were designed and graded to be cohesive with the existing walkways. All walkways in the onsite drive aisles were designed to be raised and striped. Comment Number: 3 02/20/2023: A very important consideration of the site will be parking lot screening. Minimum standards require that at least 75% the perimeter of the parking to be screened from nearby streets. The best option would be to provide a decorative wall between three (3) and four (4) feet heigh in combination with heavy landscaping of evergreen/deciduous trees and shrubs (minimum of 8 trees and 8 shrubs per 100 lineal feet, 50% are required to be evergreen). A rendering of the site from the private street, prospect and interstate will be required to demonstrate that adequate screening is proposed. KH Response:Screening requirements are met through the proposed landscape plan in the PDP. Screening will include 75% screening with 8 trees and 8 shrubs per 100 ft, with at least 50% of all trees being evergreen. A wall is not proposed at this time. 6 Comment Number: 4 02/20/2023: For any fence or wall construction, high-quality materials, such as tinted, textured blocks; brick; stone; treated wood; or ornamental metal will be required. Because of this sites prominent location in relation to the interchange, staff is recommending that natural buff sandstone be utilized to complement details found at most Fort Collins interchanges (see Harmony and 392 as examples). KH Response:Should walls or fences be proposed, one of the suggested materials shall be utilized. Comment Number: 5 02/20/2023: Please ensure that an internal drive is stubbed to the adjacent property. It is required that to the maximum extent feasible that parking lots are connected between sites. KH Response:There will not be an internal drive aisle connecting lots 2 and 3 of the Rudolph Farm development. However, Lot 1 will provide two entry points onto Prospect Ridge Dr. Comment Number: 6 02/20/2023: Please see parking lot perimeter and interior landscape standards found under 3.2.1 and 3.2.2. Once compliance is met it's likely that parking counts will be more aligned with the minimum requirements. KH Response:Parking design has been updated to allow for the required amount of parking spots to fit on the site. Comment Number: 7 Base on the anticipated unit count only 403 parking spaces are required. In a more recent code revision (that was later appealed) there was universal support from City Council and the Planning & Zoning Commission to further reduce these minimums. 1 or less 1.5 x 125 = 188 2: 1.75 x 100 = 175 3: 2.0 x 25 = 50 KH Response:Based on the updated unit counts, the minimum required parking was updated to be 410 and the proposed parking will also be 410 total parking spots. Comment Number: 8 A major consideration is the high visibility of all sides of the building. Staff will be looking for 4-sided architecture with significant offset of building modules, human scaled design along the street (overhangs, generous ground-floor fenestration, and for proportions of the building to be based on human scale), highly visible entry modules, and use of high-quality materials. More specific standards can be found under the following code sections: 3.5.1 - Building and Project Compatibility 7 3.5.2 - Residential Building Standards 3.8.30 - Multi-family Dwelling Development Standards 3.9 - Development Standards for the I-25 Corridor Response:The above standards were reviewed and reflected in the proposed elevations. Comment Number: 9 02/21/2023: Sound from the interstate will likely be significant. What design considerations for sound attenuation has the applicant team made? Has there been any consideration of the location for the central feature and gathering space? KH Response:The central feature including the leasing building, pool, and spa have been located along the east property line as to provide the maximum distance from the interstate and utilizing sound screening by the buildings and landscaping. Department: Engineering Development Review Contact: Sophie Buckingham,sbuckingham@fcgov.com Topic: General Comment Number: 1 02/21/2023: Will this project involve any work in the 60 foot irrigation easement to Lake Canal Ditch Company, along the northern boundary of this property? KH Response:This project does not propose any construction within the irrigation easement. Comment Number: 2 02/21/2023: Please note that if this project is constructed after the Rudolph Farm Infrastructure project has been constructed, any impacts to newly constructed public streets may trigger the City's street cut fees. We will need additional coordination on the timing of construction for the overall Rudolph Farm Infrastructure Project and the smaller pad site developments. KH Response:This project will be constructed after the construction of the overall Rudolph Farm infrastructure plan and will require street cuts. We acknowledge the street cut fees and will coordinate on the timing of construction. Comment Number: 3 02/21/2023: City Engineering will not enforce LCUASS criteria in private streets or on private property, but we recommend designing all infrastructure to the minimum LCUASS criteria. KH Response:Acknowledged, thank you. Comment Number: 4 02/21/2023: If the sidewalk along the private street is not installed by the overall Rudolph Farms Infrastructure project, it will need to be installed by this project. KH Response:Sidewalk along Prospect Ridge Drive shall be installed with the overall Rudolph Farm development. Sidewalks will be proposed for drive aisles internal to the site and for any construction over the existing Rudolph Farm infrastructure. Comment Number: 5 02/21/2023: This property will be bound to a Development Agreement that will be executed with the approval of the Rudolph Farms Infrastructure Project. 8 KH Response: Acknowledged, thank you. Comment Number: 6 02/21/2023: The remaining comments are general information that is provided to every project at the conceptual stage. Depending on the scope of the project when a more detailed design is submitted, some of these comments may not be relevant, and other comments not included in this list may become relevant. If you have any questions about the site-specific comments above or the informational comments below, please contact me at sbuckingham@fcgov.com or 970-416-4344. KH Response:Acknowledged, thank you for your coordination. Comment Number: 7 02/21/2023: 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. KH Response:Acknowledged, thank you. Comment Number: 8 02/21/2023: 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. KH Response:Acknowledged, thank you. Comment Number: 9 02/21/2023: 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. KH Response:Acknowledged, thank you. Comment Number: 10 02/21/2023: 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 KH Response:Acknowledged, thank you. Comment Number: 11 02/21/2023: INFORMATION: 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 9 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 KH Response:No right-of-way dedication was required for Lot 1. An emergency access easement and public utility easement is proposed and will be provided with PDP submittal. Comment Number: 12 02/21/2023: INFORMATION: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. KH Response:Utility plans are included in this submittal. KH recognizes that a Development Agreement will be recorded upon completion of the project. Comment Number: 13 02/21/2023: INFORMATION: A Development Construction Permit (DCP) may need to be obtained prior to starting any work on the site. KH Response:Acknowledged, thank you. Comment Number: 14 02/21/2023: INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. KH Response:Acknowledged, thank you. Comment Number: 15 02/21/2023: INFORMATION: 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. KH Response:There are no encroachments with this project. Comment Number: 16 02/21/2023: INFORMATION: 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. KH Response:Regional LID facilities are provided with the master development. Comment Number: 17 02/21/2023: INFORMATION: Doors are not allowed to open out into the right-of-way. Bike parking required 10 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. KH Response:No doors are proposed to open to the ROW and bike parking shall not be placed within the ROW. Comment Number: 18 02/21/2023: INFORMATION: 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. KH Response:Acknowledged, thank you. Department: Historic Preservation Contact: Jim Bertolini, 970-416-4250,jbertolini@fcgov.com Topic: General Comment Number: 1 02/22/2023: 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. KH Response:Acknowledged, thank you. Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175,sgilchrist@fcgov.com Topic: General Comment Number: 1 02/20/2023: FOR SUBMITTAL: A Transportation Impact Study will be required with the submittal of this project to determine how this proposal aligns with the Overall Development Plan for Rudolph Farms. Please contact Traffic Operations to scope the study. KH Response:Acknowledged, thank you. A traffic compliance letter has been submitted to comply with the master TIS. Comment Number: 2 02/20/2023: FOR INFORMATION: The project is dependent on the final approval and construction of the Rudolph Farms Infrastructure project. Any subsequent submittals will need to align to the finalized plans for that project. KH Response:All plans proposed for Lot 1 of Rudolph Farm will comply with the overall development. 11 Comment Number: 3 02/20/2023: FOR INFORMATION: Vehicular and multi-modal access points will be reviewed for consistency with the City of Fort Collins Land Use Code and the Larimer County Urban Area street standards. This will include access locations to the internal street network being constructed in the Rudolph Farms Infrastructure project, along with access points for bikes and pedestrians to the regional trail to the east. KH Response:Two-access points were proposed for the site and the driveways follow the LCUASS design standards. Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca,acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 02/20/2023: INFORMATION: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion . This project was evaluated based upon the submittal requirements of FCSCM. This project is part of a larger common development Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required should be pulled before Construction Activities begin. KH Response:The Fort Collins Stormwater Criteria Manual was reviewed prior to the development of the erosion control plan. Colorado state permits have been reviewed and will be obtained where applicable prior to any active construction is to take place. Contact: Basil Hamdan, 970-222-1801,bhamdan@fcgov.com Topic: Erosion Control Comment Number: 2 02/16/2023: SUBMITTAL: 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 Erosion Control Materials will be required at FDP level of submittal, to include Erosion Control Plans and Stormwater Management Plans. Elements of these submittal materials can be found at the link referenced above. KH Response:The above materials were reviewed and erosion control materials and stormwater management plans will be provided for the final development plans. 12 Comment Number: 3 02/16/2023: INFORMATION: Based upon the area of disturbance for this project State dewatering permits for stormwater will be required should be obtained before Construction Activities begin. KH Response:Coordination to obtain the proper dewatering permits will be completed prior to the start of construction. Topic: Fees Comment Number: 4 02/16/2023: INFORMATION: The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Quality Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control Inspection Fee is based on; the number of lots, the total site disturbance, the estimated number of years the project will be active. The LID/Water Quality Inspection Fee is based on the the number and type of water quality structures or facilities proposed with this project. Once the design evolves where these values can be reasonably projected, a fee estimate will be provided to the applicant. KH Response:Acknowledged, thank you. Department: Stormwater Engineering – Water Utilities Contact: Dan Mogen, 970-305-5989,dmogen@fcgov.com Topic: General Comment Number: 1 02/17/2023: Rudolph Farm Development (site specific comment): This site will be a part of the Rudolph Farm development which is currently proposed to meet some of the Stormwater requirements for this lot/development site including water quality, low impact development, and detention. The required drainage report and construction plans for this development will need to show compliance with the assumptions made in the final development plans including drainage report for Rudolph Farm; or alternatively, Enclave Multifamily at NE Prospect & I-25 will need to show how these requirements are being met independent of the overall development. While the drainage patterns proposed by the multifamily project are unclear, it appears that flows may end up reaching the rain garden at concentrated points rather than the sheet flow currently shown by the infrastructure development. Please note that forebays will be required in the rain garden at all concentrated points of inflow. The following comments are representative of the standard requirements including those requirements anticipated to be met by the Rudolph Farm development. Please note there are multiple steps to complete prior to moving forward with 13 this development including designing, gaining approval of, and constructing drainage improvements on the TRIC as well as approval of the Rudolph Farm development. Please contact me with any questions. KH Response:A drainage compliance letter will be submitted to comply with the master drainage report. Low Impact Development, Water Quality, and detention are provided by the master development. Comment Number: 2 02/17/2023: Master plan and criteria compliance (site specific comment): The design of this site must conform to the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utility-development This site is also part of the concurrent Rudolph Farm development and must conform to the drainage design of the final development plans for the area, which are not yet approved. KH Response:All drainage and grading were designed to comply with the FCSCM Manual and with the Rudolph Farm drainage plan. Comment Number: 3 02/17/2023: Documentation requirements (site specific comment): 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. KH Response:A drainage compliance letter with the above requirements showing compliance to the overall drainage of Rudolph Farm will be provided. Comment Number: 4 02/17/2023: Stormwater outfall (site specific comment): The stormwater outfall options for this site will be established by the Rudolph Farm development. KH Response:All drainage design for Lot 1 will comply with the overall development drainage plans. Comment Number: 5 02/17/2023: Detention requirements (site specific comment): 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). KH Response:No detention is proposed on site. Overall Rudolph Farm detention systems are utilized in the drainage plan for Lot 1 that was submitted with the PDP. Comment Number: 6 02/17/2023: Water Quality and Low Impact Development requirements 14 (standard comment): All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations/stormwater-criteria KH Response:The drainage compliance letter shall reflect the master drainage report design. The master design supplies LID requirements. Comment Number: 7 02/17/2023: Imperviousness documentation (standard comment): The existing and proposed impervious areas need to be documented in the drainage report. Drainage requirements and development fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required with the first project submittal. KH Response:The drainage compliance letter will provide a proposed drainage plan. Comment Number: 8 02/17/2023: Detention drain times (standard comment): 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. KH Response:No detention is proposed on site. Overall Rudolph Farm detention and drainage systems are utilized in the drainage plan for Lot 1 that was submitted with the PDP. Comment Number: 9 02/17/2023: Inspection and maintenance (standard comment): 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 15 maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-im pact-development KH Response:Acknowledged, thank you. Comment Number: 10 02/17/2023: Fees (standard comment): The 2023 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-investmen t-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. Monthly fees -http://www.fcgov.com/utilities/business/rates KH Response:Acknowledged, thank you. Comment Number: 11 02/17/2023: Offsite Stormwater Flows (standard comment): The development will need to accept and pass any existing offsite flows. KH Response:Offsite flows were taken into account in the proposed drainage design. Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-305-5989,dmogen@fcgov.com Topic: General Comment Number: 1 02/17/2023: Other service district (site specific comment): This project site is located within the East Larimer County (ELCO) Water District and the Boxelder Sanitation District for water and sewer service. Please contact them at (970) 493-2044 (ELCO) and (970) 498-0604 (Boxelder) for development requirements. KH Response:ELCO and the Boxelder Sanitation District were contacted for development specifications for water-wastewater and sewer services. We understand this will be a separate submittal process. Comment Number: 2 02/17/2023: Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards KH Response:Acknowledged, thank you. 16 Department: Light And Power Contact: Cody Snowdon, 970-416-2306,csnowdon@fcgov.com Topic: General Comment Number: 1 02/21/2023: We currently do not have power within this area of Rudolph Farms, but it is proposed with the Overall Infrastructure Plan. Please coordinate timing with the Overall Infrastructure Plan to ensure power is in the area at time of development. KH Response: Coordination with Light and Power Engineering as well as Rudolph Farms overall infrastructure development shall be completed to mitigate overlapping issues between Lot 1 development by KH and electric facilities included in overall infrastructure development. Comment Number: 2 02/21/2023: Depending on timing of the Overall Infrastructure Plan, if any electric facilities installed with that development needs to be relocated as part of this project, it will be at the expense of the developer and will need to be relocated within Public Right-of-Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. KH Response:No electric facility relocation is expected as a part of this project. Comment Number: 3 02/21/2023: All utility easement and crossing permits (railroad, ditch, floodplain, etc.) needed for the development will need to be obtained by the developer. KH Response:No easement or crossing agreements are needed as a part of this project. Comment Number: 4 02/21/2023: Transformer location will need to be coordinated with Light & Power and needs to be shown on the Utility Plans. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. KH Response:The provided parameters were followed when designing the placement of the transformers. Comment Number: 5 02/21/2023: During utility infrastructure design, please provide adequate space of all services and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A looped feed through the site will be required for redundancy. A minimum of 10 ft separation is required 17 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. KH Response:Acknowledged, separation of utilities will be maintained. Comment Number: 6 02/21/2023: Streetlights are proposed with the Overall Infrastructure Plan, but if those are not installed at the time of this development, streetlights will need to be installed along Clydesdale Parkway. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement with Light & Power. A link to the City of Fort Collins street lighting requirements can be found below: https://www.larimer.org/sites/default/files/ch15_2007.pdf KH Response:Street lights will be coordinated with overall infrastructure plans. Comment Number: 7 02/21/2023: The service to the buildings will be consider a commercial services; therefore, the applicant is responsible for installing the secondary services from the transformers to the meters and will be owned and maintained by the owner. KH Response:We will coordinate installation of secondary service line from the transformer to the meter. Comment Number: 8 02/21/2023: 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 below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf KH Response:Acknowledged, thank you. Comment Number: 9 02/21/2023: A Customer Owned Service Information Form (C-1 Form) and a one-line diagram for all buildings will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 Form is below: https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?1597677310 KH Response:Acknowledged, a one-line diagram will be provided by the MEP team with the FDP submittal. Comment Number: 10 02/21/2023: 18 On the one-line diagram, please show the main disconnect size and meter sequencing. A copy of our meter sequencing can be found in our electric policies practices and procedures below. http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations KH Response:Acknowledged, a one-line diagram will be provided by the MEP team with the FDP submittal. Comment Number: 11 02/21/2023: 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. KH Response:Acknowledged, thank you. Comment Number: 12 02/21/2023: For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go-renewable KH Response:Acknowledged, thank you. Comment Number: 13 02/21/2023: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. KH Response:Acknowledged, thank you. Comment Number: 14 02/21/2023: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees KH Response:Acknowledged, thank you. Comment Number: 15 02/21/2023: Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. KH Response:Acknowledged, thank you. 19 Department: Environmental Planning Contact: Kristie Raymond,kraymond@fcgov.com Topic: General Comment Number: 1 02/16/2023: FOR HEARING: The relationship between this project and the Rudolph Farms Infrastructure project will have to be clarified in terms of which project is responsible for restoration activities within the recognized NHBZs and the associated security deposit. KH Response:Coordination with the Rudolph Farm developers has occurred. All preliminary development and code requirements were met with the Rudolph Farm submittal and should not require more action with the development of this project. Comment Number: 2 02/16/2023: FOR SUBMITTAL: There are natural features (irrigation ditches, red-tailed hawk nest, and prairie dog colonies) and Natural Habitat Buffer Zones (NHBZs) that exist on and/or near this site that are recognized by other projects, namely the Overall Development Plan the Rudolph Farms Infrastructure project. This project is required to display those features, NHBZs, and pertinent notes (i.e., the spatial and temporal raptor buffer) on all applicable plans, to include the utility and landscape plans. Also, this project will need to conform to the final version of the Infrastructure project. KH Response:The plans for Lot 1 will reflect all of the applicable requirements for environmental planning and will adhere to the overall infrastructure plan. Comment Number: 3 02/16/2023: 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. KH Response:The site will not intersect with the existing natural habit buffer zone. Comment Number: 4 02/16/2023: 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/ 20 Response:A photometrics plan will be provided to show compliance with the provided requirements. Comment Number: 5 02/16/2023: FOR SUBMITTAL: 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. KH Response:The provided Land Use Code section and link were utilized in the landscape design to enhance the water conservation efforts of the proposed site. Comment Number: 6 02/16/2023: 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. KH Response:Acknowledged, thank you. Comment Number: 7 02/16/2023: FOR SUBMITTAL: Be specific about rain garden or detention basin intentions. Rain gardens typically utilize a designed soil mixture with a high proportion of sand. The standard detention basin seed mix would not perform ideally for those edaphic conditions; a tailored seed mix is more appropriate. There are several options: Mile High Flood District rain garden mix, a mix specific to this site, etc. Although not required by City code, rain gardens are excellent opportunities to plant as pollinator resources with a high diversity of species to promote bloom times across the growing season. There are several rain gardens on site, some could use a seed mix while others are vegetated with perennials. Please coordinate with myself and Stormwater. KH Response:No detention ponds or rain gardens are proposed on site. Comment Number: 8 02/16/2023: 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 21 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 KH Response:Acknowledged, thank you. Contact: Scott Benton, (970)416-4290,sbenton@fcgov.com Topic: General Comment Number: 9 02/16/2023: FOR SUBMITTAL: In Fort Collins, prairie dog colonies one (1) acre or greater in size are considered special habitat features (see LUC 5.1 Definitions). In addition, the Land Use Code requires that any prairie dogs inhabiting a site must be relocated or humanely eradicated prior to development activities [LUC 3.4.1(N)(6)]. Mitigation options are based from onsite assessment and include but are not limited to: trap and donate; active relocation; passive relocation; payment-in-lieu. Regarding black tailed prairie dogs and the proposed project site: a. City Land Use Code requires that for any prairie dogs inhabiting a project site, prior to any site construction work, the animals must be removed either through relocation or humane eradication. b. If this project proceeds in the development review process, at least a concept prairie dog removal plan will be needed prior to Hearing. c. Should this project achieve approval and proceed to construction, a burrowing owl survey, in accordance with Colorado Parks and Wildlife standards shall be provided prior to any prairie dog removal and prior to issuance of Development Construction Permit (DCP). The survey must be completed by a qualified wildlife biologist. d. Should this project achieve approval and proceed to construction, documentation needs to be provided prior to issuance of DCP (at least one week prior to DCP meeting is ideal) regarding the burrowing owl survey and the relocation of black tailed prairie dogs. Documentation should be in the form of a signed letter or memo from the wildlife biologist for the survey, and from the contractor(s) for the relocation (date, time, methods). KH Response:The prairie dog population will be removed with the master development. Comment Number: 10 INFORMATION ONLY: If this project is responsible for establishing a NHBZ, language regarding the protection and enhancement of the Natural Habitat Buffer Zone will be included in the Development Agreement for this project. A security will need to be provided prior to the issuance of a Development 22 Construction Permit that accounts for the installation and establishment of the Natural Habitat Buffer Zone. Prior to the FDP approval please provide an estimate of the landscaping costs for the Natural Habitat Buffer Zone, including materials, labor, monitoring for a minimum of three years, weed mitigation and irrigation. We will then use the approved estimate to collect a security (bond or escrow) at 125% of the total amount prior to the issuance of a Development Construction Permit. KH Response:Acknowledged, thank you. Department: Forestry Contact: Christine Holtz,choltz@fcgov.com Topic: General Comment Number: 1 02/17/2023: Will there be any tree impacts with the multifamily proposal? Please keep in mind there may be existing street trees from the Rudolph farms infrastructure project. If there are existing trees on site, please schedule an onsite inventory with City Forestry choltz@fcgov.com to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. KH Response:There are no existing trees within the Rudolph Farm development so there will not be any tree impacts. The required street trees are provided. Please see the updated landscape code table. Comment Number: 2 02/17/2023: Please provide a landscape plan that meets the Land Use Code (LUC) 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity, and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped 23 Ornamental tree: 2.0” caliper balled and burlapped KH Response:The Land Use Code was incorporated into the design of the landscaped areas. Comment Number: 3 02/17/2023: 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. KH Response:There are no existing trees that will require removal on this site. Comment Number: 4 02/17/2023: 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. 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 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. KH Response:Tree species diversity code was taken into consideration with the proposed trees. Please see the updated landscape code table. Comment Number: 5 24 02/17/2023: 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 KH Response:Proposed landscape plans show for reference proposed utilities. Trees are located and spaced appropriately for utilities. Comment Number: 6 02/17/2023: Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. KH Response:Canopy trees constitute 54% of all tree plantings. Comment Number: 7 02/17/2023: Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. KH Response:Acknowledged, we will incorporate appropriate spacing where allowable. Some tree spacing may be altered due to utilities and road sign conflicts. Comment Number: 8 02/17/2023: Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1). KH Response:Landscape islands in Lot 3 have been designed to have a minimum of 8’ in length and/or width to allow for tree root growth. Comment Number: 9 02/17/2023: Please adhere to the updated LUCASS standards and include proper parkway widths. KH Response:Larimer County Urban Area Street Standards were referenced and adhered to in the design of the parkway widths. 25 Department: Park Planning Contact: Missy Nelson,mnelson@fcgov.com Topic: General Comment Number: 1 02/21/2023: INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson |mnelson@fcgov.com KH Response:Acknowledged, thank you. Comment Number: 2 02/21/2023: Please be mindful of the number and placement of trail connections to the regional trail making sure there are open and clear lines of sight at each intersection. KH Response:All trail and walkway connections were designed considering the existing and future uses. Department: PFA Contact: Marcus Glasgow, 970-416-2869,marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 02/21/2023: FIRE APPARATUS ACCESS Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. 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. Access will need to be provided to the West side of Building A. KH Response:Acknowledged, thank you. Comment Number: 2 02/21/2023: AERIAL FIRE APPARATUS ACCESS ROADS 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. KH Response:PFA fire lane requirements were incorporated into the design of the project to accommodate for the aerial access. 26 Comment Number: 3 02/21/2023: FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: -Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. -Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30 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. KH Response:The above considerations were incorporated into the plans when applicable to ensure fire access throughout the site. Prior to FDP submittal we will coordinate a fire lane plan for approval. Comment Number: 4 02/21/2023: MULTIPLE-FAMILY RESIDENTIAL DEVELOPMENTS Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. KH Response:Lot 1 will have two access points to allow for the two fire apparatus access roads, designed to the above standards. Comment Number: 5 02/21/2023: BUILDINGS FOUR OR MORE STORIES IN HEIGHT - ROOF ACCESS: New buildings four or more stories above grade plane, except those with a roof slope greater than four units vertical in 12 units 27 horizontal (33.3 percent slope), shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1011.12. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. Where roofs are used for roof gardens or for other purposes, stairways shall be provided as required for such occupancy classification (IFC 504.3). -FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 of the 2021 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system shall be capable of supplying a minimum of 100 psi to the top habitable floor. An approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection (IFC Sections 905 and 913). -HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant capable of providing Fire Flow according to IFC B105.2, located within 100 feet of the fire department connections. Response:Each building on site will have internal roof access with the proper signage. A standpipe system will be proposed with the capacity to convey pressurized water for firefighting purposes. Fire hydrants were placed on site so that each building can be serviced at the required fire flow rate. Comment Number: 6 02/21/2023: ACCESS TO BUILDING OPENINGS An approved access walkway leading from fire apparatus access roads to the main egress doors of the buildings 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. KH Response:Walkways are provided to all building doors from the public roads/walkways. Comment Number: 7 02/21/2023: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or 28 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. KH Response:Acknowledged, thank you. Comment Number: 8 02/21/2023: FIRE ALARM AND DETECTION SYSTEMS Fire alarm systems and smoke detection shall be installed as required by IFC Section 907.2.1 through 907.2.23. and provide occupant notification in accordance with IFC Section 907.5 KH Response:Acknowledged, thank you. Comment Number: 9 02/21/2023:GROUP R SPRINKLER SYSTEMS New multi-family buildings above 4 stories or with floor levels 30 feet above fire department vehicle access shall be provided with NFPA13 fire suppression systems. New multi-family buildings 4 stories or less or with floor levels 30 feet and below fire department vehicle access shall be provided with minimum NFPA13R fire suppression systems and Attic Protection as amended in 903.3.1.2.3 -Exception 1: M-F units with six (6) or fewer dwelling units per building provided the units are separated by one-hour construction (walls & floors). -Exception 2: M-F units with seven to twelve (7 - 12) units per building provided the units are separated by two-hour construction (walls & floors). AUTOMATIC FIRE SPRINKLER SYSTEM - Group A-3 Occupancy IFC 903.2.1.3: An automatic sprinkler system shall be provided for Group A-3 occupancies where one of the following conditions exists: 1. The fire area exceeds 5,000 square feet; 2. The fire area has an occupant load of 300 or more; or 3. The fire area is located on a floor other than the level of exit discharge serving such occupancies. Response:As building heights exceed 30’ in the proposed site, NFPA13R fire suppression will be required. Building footprints on site exceed 5,000 square feet, thus an automatic fire sprinkler system is provided. Comment Number: 10 02/21/2023: 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 29 SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit applications should include a current business name and registration number. As per DFPC records, currently registered individuals and companies can be found here: https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor %20Registrations.pdf Additional information regarding requirements of Colorado state law can be found here: https://dfpc.colorado.gov/fire-suppression-system-contractors KH Response:Building fire service connections are shown on the utility plans. Comment Number: 11 02/21/2023: 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: - 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 - 4+ story buildings must have 3 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority. KH Response:Acknowledged, thank you. Comment Number: 12 02/21/2023: 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. An exception to this rule pertains to buildings equipped with a standpipe system which require a hydrant within 100 feet of any Fire Department Connection (FDC). KH Response:Fire hydrants were placed on site to accommodate for all building exteriors to be serviced to the requirements of the IFC B105.2. 30 Comment Number: 13 02/21/2023: EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST New and existing buildings require a fire department emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by Poudre Fire Authority. The installation of required ERRC systems shall be reviewed and approved under a separate permit process through PFA. LOCAL EXCEPTION: PFA will waive the testing requirement and system installation in all buildings less than 10,000 sq. ft. and any Type V construction building less than 15,000 sq. ft. PFA policy P15-510.1 Response:Acknowledged, thank you. Comment Number: 14 02/21/2023: PLAN REVIEW SUBMITTAL When you submit for your building permit though the City of Fort Collins please be advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permit s/new-building-plan-review-application. KH Response:Acknowledged, thank you. Comment Number: 15 02/21/2023: 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-p revention/fire-code-adoption - Free versions of the IFC can be found here:https://codes.iccsafe.org KH Response:Acknowledged, thank you. Comment Number: 16 02/21/2023: Valet Collection Service Several Multi-Family developments have proposed valet trash and recycling services where residents set their trash and recycling outside their unit for building maintenance or janitorial staff to collect and deposit in a centralized location. Please be aware that while not specifically prohibited, valet collection service requires careful planning and approval from the City and Poudre Fire Authority. In general, no valet collection service will be approved that allows residents to place combustible materials within an emergency exit corridor. Any proposal to provide valet collection services must be approved by the fire marshal and thoroughly documented on the Planning Set. KH Response:Valet garbage services are not proposed with this project. 31 Comment Number: 17 02/22/2023: SECURITY GATES - IFC 503.6: The installation of security gates across a fire apparatus access road shall be approved by the fire chief. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times - IFC D103.6: Gates securing fire apparatus access roads shall comply with all of the following criteria: 1. The minimum gate width for vehicle access shall be 20 feet. 2. Gates shall be of the swinging or sliding type. 3. Construction of gates shall be of materials that allow manual operation by one person. 4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. Gates must have a Knox Gate Key Switch that fits the Knox Key system for Poudre Fire Authority. 6. Gate design and locking device specifications shall be submitted for approval by the fire code official prior to installation. 7. Electric gate operators, where provided, shall be listed in accordance with UL 325 and have a means of emergency, manual operation during power loss. 8. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200. KH Response:Security gates are not proposed with this project. Department: Internal Services Contact: Russell Hovland, 970-416-2341,rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 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 2018 IPC) 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. 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): 32 · 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 multi-famliy 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 fire-sprinkler. 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. Stock Plans: When the exact same residential building will be built more then once 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. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal 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 mid-design stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a pre-submittal meeting. KH Response: Acknowledged, thank you. Department: Technical Services Contact: Jeff County, 970-221-6588,jcounty@fcgov.com Topic: General Comment Number: 1 33 02/17/2023: 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. KH Response:All development plans are on the NAVD88 vertical datum which has been reflected in the Benchmark Statement. Comment Number: 2 02/17/2023: If submitting a new Subdivision Plat 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. KH Response:A plat will not be required for this project. Comment Number: 3 02/17/2023: If a new Subdivision Plat is required and aliquot corners are shown, current acceptable Monument Records will be required. KH Response:A plat will not be required for this project. Comment Number: 4 02/17/2023: Closure reports will be required for all Subdivision Plats, Easements, and any other document requiring a legal description & sketch being submitted for review. KH Response:A closure report shall be provided for the proposed easement on further submittal rounds after the City has reviewed easement linework.