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HomeMy WebLinkAboutEAST OAK TOWNHOMES - PDP230018 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com September 22, 2023 Laurie Davis 220 E Oak St Unit A Fort Collins, CO Re: Townhomes at 220 Oak Description of project: This is a request to develop 15 townhome units at 220 E Oak St. (Parcel # 9712317922). The applicant proposes fifteen (15) three and four (3 & 4) story townhomes (single family attached dwelling units) around a center garden courtyard. Access would be taken from Matthews St. directly to the east, E Oak St to the south and the alley directly to the west. The site is approximately 0.11 miles east of S College Ave. and approximately 0.06 miles south of E Mountain Ave. The site is within the Neighborhood Conservation, Buffer District (N-C-B), and Downtown District (D) Historic Core Subdistrict zone districts and will be subject to a Planning & Zoning Commission (Type 2) Review. Please see the following summary of comments regarding Townhomes at 220 Oak. 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, Brandy Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com. Comment Summary Development Review Coordinator Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Thank you. 2 2. The proposed development project is subject to a Type 2 Review. The decision makers for your project will be the Planning & Zoning Commission at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 – 1,000 feet (excluding public right-of-way and publicly owned open space). Staff will need to agree the project is ready for Hearing approximately 4 to 6 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Response: Thank you. 3. A neighborhood meeting is required at least 10 days prior to formal submittal of your development review application. For the neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal way to get feedback from surrounding neighbors, identify any potential concerns prior to the formal hearing, and are an opportunity for you to share your development proposal. The City’s Development Review Liaison will facilitate the meeting. As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the meeting date with your team. Please reach out to me when you are ready to schedule this meeting. Allow 4-8 weeks prior to the desired meeting date to accommodate scheduling and notice requirements. Response: Neighborhood Meeting was held on November 16, 2023 at 281 N College. 4. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: Thank you. 5. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. Response: Thank you. Checklist included in submittal. 6. As part of your submittal, you will respond to the comments provided in this letter. The final letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Response: Thank you, responses below color coded. 7. Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: https://www.fcgov.com/developmentreview/files/electronic-submittal-requirements-and-file- naming-standards_v1_8-1-19.pdf?1680306305. File names should have the corresponding number, followed by the file type prefix, project 3 information, and round number. For example: 1_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. Response: Files named as noted above. 8. All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcart icles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Response: Files have been flattened. 9. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. Response: Noted, fees will be paid as required. 10. Payments can be made by check or credit card. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the west side of the building. Please mark it to my attention and reference the project it is associated with. If paying by credit card, I can process the payment over the phone with you. Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. Response: Noted, fees will be paid as required. 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. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Response: Noted, we will reach out with submittal date anticipated. 4 12. Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. Response: Noted, Neighborhood Meeting scheduled and notified. 13. Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Response: Noted. Planning Services Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599 1. Plans will need to include a parking table that includes required and provided counts for bicycle and auto. Response: Land Use Chart is included. Parking calculated per TOD for entire property. 2. Please keep in mind per LUC 3.5.1 (I) (2) All mechanical equipment shall be incorporated into the overall design theme of the building and the landscape so that the architectural design is continuous and uninterrupted by ladders, towers, fences and equipment and no attention is attracted to the functions by use of screening materials that are different from or inferior to the principal materials of the building and landscape. These areas shall be located and screened so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets Response: Noted 3. Trash and Recycling standards of 3.2.5 will apply. Response: 4. Lighting standards found in 3.2.4 will apply to any common areas of the project. Response: Photometric plan included in set. 5. As we've discussed previously in the previous conceptual review and as noted in the narrative a number of modifications would be required in order to approve the project as it is presented in this conceptual review. Please keep in mind the standards for single family attached dwellings found in 3.8.30. Also, lot size, width, and rear-half floor area standards of the NCB will apply Response: Modifications justifications letter has been submitted. All modifications have been listed on cover page of PDP. 6. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Response: Noted, all modifications requested have been presented. 7. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development 5 proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Response: Modifications justifications letter has been submitted. All modifications have been listed on cover page of PDP. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 1. INFORMATION: HISTORIC SURVEY: Most information below is repeated from Feb. 16, 2023 with updates for the new concept. The properties at 216 & 220 E. Oak Street have up-to-date historic survey findings issued on December 9, 2021 (valid through December 9, 2026). Both properties were determined Not Eligible and can be demolished as part of the project. Further historic survey is not necessary. Response: Noted. 2. FOR HEARING: DESIGN COMPATIBILITY - REFERENCE: For the purposes of applying historic design compatibility requirements in LDC 5.8.1 (formerly LUC 3.4.7), the McIntyre Property at 137 Mathews is the primary historic property for reference (considered Landmark-eligible), since it us abutting the development site. Secondary references for design compatibility within 200 feet include the Poudre Garage (148 Remington, Landmark), the McHugh-Andrews House (202 Remington, Landmark), 210 E. Oak St., and the Edwin Morrison Residence (206 Remington, Eligible). Response: Noted. Per our initial presentation to the HPC, the design focus will be on compatibility with the immediately Adjacent McIntyre Property. 3. FOR HEARING: DESIGN COMPATIBILITY – GENERAL (revised 2/16): Staff is likely to recommend a Modification of Standards for the additional setback for along the north property line and the treatment at the southwest property corner as “as good or better than” solution to the stepback requirements in LUC 3.4.7 – this would be conditional on meeting the other 3.4.7 compatibility requirements related to exterior features, fenestration, and materials. Staff can also entertain variable design compliance based on the multiple building components, with the west building referencing resources across the side/west alley that have been determined Eligible in previous development review or are Landmarked (210 E Oak, for example) and the east building referencing the McIntyre House at 137 Mathews. Once concept elevations/renderings are available showing fenestration and exterior materials, Preservation staff can provide more detailed feedback about compliance with this provision. Response: The design team is working to create several material, massing, relationship and proportional details that respond to the immediately adjacent properties at 210 E. Oak and the McIntyre house. A forthcoming presentation to the HPC will explain these details. 4. CODE REQUIREMENTS FOR WHEN HISTORIC RESOURCES ARE NEAR DEVELOPMENT SITE: 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 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 6 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. Response : No historic or eligible properties are on-site. A forthcoming presentation to the HPC will explain material, massing, proportional details and other references to adjacent resources.. 5. HISTORIC PRESERVATION COMMISSION (revised Sept. 21): The applicant is required to seek a recommendation to the decision maker for development sites that contain historic resources or have historic resources within 200 feet. In this case, staff would refer this application to the Historic Preservation Commission (HPC) for that recommendation. The recommendation addresses compliance of the development with Section 3.4.7 of the land use code. A conceptual review hearing with the HPC is optional but typically recommended before securing an HPC recommendation to your decision-maker (P&Z Commission). Response: A Conceptual review hearing was conducted and feedback received on October 18, 2023 6. SALVAGE/DECONSTRUCTION: This is not a requirement of the Historic Preservation Land Use Code but as a suggestion, deconstruction & material salvage may be a good option for portions of the building, especially the masonry. There are non-profits such as the National Center for Craftsmanship that support that kind of approach. Salvage and reuse in the proposed new construction is a possibility as well. Staff can assist with examples/networking if needed. Response: The existing buildings on site will be deconstructed by the National Center for Craftsmanship or similar. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com 1. A subdivision plat will be required with this project. On the plat, please dedicate the standard utility easement behind public right-of-way. The easement width is 9 feet along Oak Street and Mathews Street, and 8 feet along the alley. Depending on the width of public right-of-way behind the sidewalk, we may be able to negotiate the easement width. Response A variance has been requested to the 9’ UE. The 100’ ROW contains all utilities. 2. UPDATE: The conceptual sketch indicates stairs to access some of the units from the public sidewalk. The stairs should be fully outside of public right-of-way. Otherwise, I will need to check if our Chief Construction Inspector would support an encroachment permit. I will follow up after speaking with him. Depending on the needs of the utility providers, the stairs may not be permitted within public utility easements. Response: A variance has been requested to the 9’ UE. 3. Depending on the existing condition of the Oak Street and Mathews Street sidewalks, the sidewalks may need to be reconstructed along with this project. If reconstructed, the new sidewalk would need to be a minimum of five feet wide to meet current LCUASS requirements. You would need to coordinate with Forestry to determine if the sidewalk can be widened toward the existing trees or if it would need to be widened away from the trees. Response: The Oak Street sidewalk has been widened to 5’-0”. The site plan held the existing edge next to the trees and widened to the north. 7 4. Depending on the existing condition of the alley along the west side of the property, the alley may need to be reconstructed along with this project. With the alley serving as the only vehicular access point for the site, it will be important for the alley to be in excellent condition to support the project. Response: Information noted and understood. Because of the sewer services and utility relocations, the alley will be rebuilt in place in concrete. 5. My remaining comments are general information that is provided to every project at the conceptual stage. Depending on the ultimate scope of the project, some of these comments may not be relevant, and other information not included in this list may become relevant. If you have any questions about my site-specific comments above or my informational comments below, please contact me at sbuckingham@fcgov.com or 970-416-4344. Response: Comments have been reviewed, thank you. 6. 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. Response: Information noted and understood. 7. 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. Response: Information noted and understood. 8. 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. Response: Information noted and understood. 9. 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 Response: Information noted and understood. 10. 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 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 for dedication by separate document, can be found at: http://www.fcgov.com/engineering/devrev.php Response: Information noted and understood. 11. INFORMATION: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Information noted and understood. 8 12. INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Information noted and understood. 13. INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: The parking proposed is within the site or directly to the alley. If a variance is needed for this condition, let us know, but our understanding is that there are no access requirements within alleys. 14. 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. Response: We will continue to work with the City on encroachment permits that may be needed. At this time only some units’ steps are proposed in the ROW. None of these change the character of the street sidewalk. 15. 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. Response: Information noted and understood. LID is not being proposed in ROW. 16. INFORMATION: Doors are not allowed to open out into the right-of-way. Response: Noted. Current design meets this requirement. 17. INFORMATION: Any bike parking that is required for the project cannot be placed within the right-of-way, and if it is placed just behind the right-of-way, it needs to be placed so that when bikes are parked, they do not extend into the right-of-way. Response: Bike parking shall occur with the unit garages. The two units without garages have bike parking in the interior courtyard. 18. 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. Response: Information noted and understood. Department: Electric Engineering Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306 1. There is an existing 150 kVA, 120/208v, padmount transformer located at the northwest corner of the property. This is also used by surrounding properties and will need to be 9 maintained. If the project requires single-phase power, a switch cabinet and new transformer would need to be installed to maintain the 3-phase customers and provide single-phase to this property. Response: Understood – we are working with the MEP to determine that the new proposed location is acceptable for the project and the City. 2. Please document the size of the electrical service(s) that feeds the existing property prior to demolition of the building to receive capacity fee credits. Response: Noted, will be submitted later. 3. If any existing electric infrastructure needs to be relocated or underground 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. Response: Understood. 4. Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. Response: The transformer location is shown in Tract A which is a utility easement. 5. 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. Response: Please review proposed layout. 6. During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Response: Please review proposed layout. 7. If the private alley is proposed to be illuminated, the lighting is considered private and will need to be privately metered. Please show all private streetlights and private meters on the plans. Response: The only lighting will be on building face, no street lights are proposed. 8. All single-family attached buildings or services above 200 amps are considered customer owned service; therefore, the applicant is responsible for installing the secondary service from the transformer to the meters and will be owned and maintained by the individual unit owner. Response: Noted 9. 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/ElectricServiceStandards_FIN AL_18November2016_Amendment.pdf Response: Noted 10 10. A Customer Owned Service Information Form (C-1 Form) and a one-line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 Form is below: https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?1597677310 Response: C-1 form and one-line diagram are included with this submittal. 11. The City of Fort Collins now offers gig-speed fiber internet, video, and phone service. Contact John Stark with Fort Collins Connexion at (970) 207-7890 or jstark@fcgov.com for commercial grade account support, RFPs, and bulk agreements. Response: Noted. 12. 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 Response: Noted. 13. Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. Response: Noted. 14. 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-investment-development-fees Response: Noted. 15. 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. Response: Noted. Department: Fire Authority Contact: Katie Quintana Katie.Quintana@poudre-fire.org 1. FIRE APPARATUS ACCESS ROADS 503.1 Where required. (Amended) Fire apparatus access roads shall be provided and maintained in accordance with Sections 503.1.1 through 503.1.3 and Appendix D Fire Apparatus Access Roads. 503.1.1 Buildings and facilities. Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet (45 720 mm) of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. 503.2 Specifications. (Amended) Fire apparatus access roads shall be installed and arranged in accordance with Sections 503.2.1 through 503.2.8 and Appendix D Fire Apparatus Access Roads. 503.2.1 Dimensions. (Amended) Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm), exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 14 feet (4267 mm). 503.2.4 Turning radius. (Amended) The required turning radius of a fire apparatus 11 access road shall be 25 feet (7.6 m) inside radius and 50 feet (15.2 m) outside radius. D102.2.2 Permanent emergency access. (Amended) All permanent points of access shall be hard decks consisting of asphalt or concrete designed to HS 20 or to support 80,000 pounds (36,287 kg). Compacted road base or other surfaces engineered and capable of supporting the imposed loads may be approved by the fire code official for ground mounted solar installations, cell towers and similar isolated facilities and structures. D104.1 Buildings exceeding three stories or 30 feet in height. (Amended) Buildings or facilities exceeding 30 feet (9144 mm) or three stories in height shall have at least two means of fire apparatus access for each structure. Exception: Buildings or facilities exceeding 30 feet (9144 mm) or three stories in height that have a single approved fire apparatus access road where the buildings are equipped throughout with approved automatic sprinkler systems. Response: 1.The project will have fire apparatus access along Mathews Street, Oak Street, and the alley to the west of the project site. 2.Each unit will have an NFPA 13D fire sprinkler system installed, including coverage of the garage spaces. 3.If needed, the alley will be repaved to HS 20 standard. 4.Fire apparatus access will not be provided in the center court of the project. 2. AERIAL FIRE APPARATUS ACCESS ROADS D105.1 Where required. (Amended) Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9,144 mm), approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. D105.2 Width. (Amended) Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925 mm), exclusive of shoulders, in the immediate vicinity of the building or portion thereof if the fire apparatus access road is not a dead end. Dead end fire apparatus access roads for aerial apparatus access shall be a minimum of 30 feet (9144 mm) wide. D105.3 Proximity to building. (Amended) One or more of the required access routes meeting this condition shall be located within a minimum of 15 feet (4572 mm) and a maximum of 30 feet (9144 mm) from the building and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. D105.4 Obstructions. (Amended) Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building, other obstructions may be permitted to be placed only if approved by the fire code official. 503.1.2 Additional access. The fire code official is authorized to require more than one fire apparatus access road based on the potential for impairment of a single road by vehicle congestion, condition of terrain, climatic conditions or other factors that could limit access. Response: We are proposing the following items as alternative compliance for aerial apparatus access. 1. The rated demising walls between all units will continue 30" above the roof surface. 2. (7) of the units are approximately 15’ wide. For these units we propose installing fire rated plywood across the entire width of the roof for these units. These units are separated by the larger 24’ to 26’ wide units (refer to Exhibit A). 3. A NFPA 13D sprinkler system will be installed in all units. The garages for these units will be included in the area covered by the NFPA 13D system. 12 4. Although it does not satisfy the requirement for aerial apparatus access there is a portion of Mathews Street that would allow aerial apparatus access for approximately 32’ of the east side of the building. 3. ACCESS TO BUILDING OPENINGS AND ROOFS 504.1 Required access. Exterior doors and openings required by this code or the International Building Code shall be maintained readily accessible for emergency access by the fire department. An approved access walkway leading from fire apparatus access roads to exterior openings shall be provided where required by the fire code official. Response: Access to the interior court will through a locked gate. A knox box will be provided for the gates. 4. PREMISES IDENTIFICATION 505.1 Address identification. (Amended) New and existing buildings or facilities 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. Address identification shall be maintained. 505.1.1 Address assignment and standards. (Amended) Addresses shall be assigned by the governmental entity having jurisdiction (Fort Collins, Timnath, or Larimer County) and shall comply with the Larimer County Street Naming and Addressing Standards as contained in the Larimer County Urban Area Street Standards. Response: Property addresses will meet the requirements above and face Mathews Street, and Oak Street. For the units off the alley the address will be an Oak Street address with address numbers facing the alley. 5. FIRE PROTECTION WATER SUPPLIES 507.5 Fire hydrant systems. (Amended) Fire hydrant systems shall comply with Sections 507.5.1 through 507.5.6 and Appendix C Fire Hydrant Locations and Distribution. 507.5.1 Where required. (Amended) Where a facility or building or portion thereof is hereafter constructed or moved into or within the jurisdiction is more than 300 feet (91 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the fire code official. Response: The individual units will have NFPA 13D sprinkler systems. There is an existing hydrant at the SE corner of the project. Our understanding is that additional hydrants are not required. 6. FIRE PROTECTION AND LIFE SAFETY SYSTEMS R302.2 Townhouses. Townhouses shall be provided with a fire-suppression system in accordance with Section P2904 of this code, NFPA 13D, or other approved equivalent sprinkler system. Walls separating townhouse units shall be constructed in accordance with section R302.2. l or R302.2.2. Response: 1.Each unit will have an NFPA 13D fire sprinkler system installed, including coverage of the garage spaces. 2. All units designed under the IRC will follow R302.2.1 for demising walls and units designed under the IBC will follow 706.1.1 Party Walls of the IBC for demising walls. TOWNHOUSE. (Amended) A single-family dwelling unit constructed as part of a group of two or more attached individual dwelling units, each of which is separated from the other from the foundation to the roof and is located entirely on a separately recorded and platted parcel of land (site) bounded by property lines, which parcel is deeded exclusively for such single-family dwelling. 7. DUTIES AND POWERS OF THE FIRE CODE OFFICIAL 13 104.10 Alternative materials, design and methods of construction and equipment. The provisions of this code are not intended to prevent the installation of any material or to prohibit any design or method of construction not specifically prescribed by this code, provided that any such alternative has been approved. An alternative material, design or method of construction shall be approved where the fire code official finds that the proposed design is satisfactory and complies with the intent of the provisions of this code, and that the material, method or work offered is, for the purpose intended, not less than the equivalent of that prescribed in this code in quality, strength, effectiveness, fire resistance, durability and safety. Where the alternative material, design or method of construction is not approved, the fire code official shall respond in writing, stating the reasons why the alternative was not approved. [A] 104.10.1 Research reports. Supporting data, where necessary to assist in the approval of materials or assemblies not specifically provided for in this code, shall consist of valid research reports from approved sources. [A] 104.10.2 Tests. Where there is insufficient evidence of compliance with the provisions of this code, or evidence that a material or method does not conform to the requirements of this code, or in order to substantiate claims for alternative materials or methods, the fire code official shall have the authority to require tests as evidence of compliance to be made without expense to the jurisdiction. Test methods shall be as specified in this code or by other recognized test standards. In the absence of recognized and accepted test methods, the fire code official shall approve the testing procedures. Tests shall be performed by an approved agency. Reports of such tests shall be retained by the fire code official for the period required for retention of public records. Response: Our intent is to submit a request for alternative compliance to the Fire Marshall for aerial apparatus access. 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 Old Town Basin Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utility-development Response: Information noted and understood. 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 four-step process for selecting structural BMPs. Drainage into alleys in can be problematic, causing damage to downstream and neighboring properties. As part of any construction with this development, a drainage analysis will need to be completed by a Civil Engineer addressing any additional drainage created by the development and may be required to show how conveyance of site drainage is conveyed to an adequate public facility without impacting downstream properties. Response: Drainage Report has been submitted. 14 4. Stormwater outfall The stormwater outfall options for this site appears to be the existing public inlet on the southeastern corner of the site. Drainage into alleys in the Old Town Basin can be problematic, causing damage to downstream and neighboring properties. As part of any construction with this development, a drainage analysis will need to be completed by a Civil Engineer addressing any additional drainage created by the development and may be required to show how conveyance of site drainage is conveyed to an adequate public facility without impacting downstream properties. Response: Drainage Report has been submitted that contains drainage analysis. The only underground outfall is the inlet discussed above. The lowest point on the site is the northeast corner. 5. Detention requirements When improvements are being added to an existing developed site, onsite detention is only required if there is an increase in impervious area greater than 5000 square feet. If it is greater, onsite detention is required with a 2-year historic release rate for water quantity. Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). Response: Increase in impervious area is less than 5000 square feet; therefore, onsite detention is not required. 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: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria Response: LID is provided and more information is in the Drainage Report. 50% of the site is treated in Udall. We propose that more than 50% of the new impervious area (all of the buildings) is provided in the Stormtech system. 7. Standard Water Quality – Site Tributary to Udall Water Quality Facility The City requires stormwater quality treatment of all new or modified impervious areas. This requirement has two categories: 1) ‘standard water quality’ treatment, and 2) ‘Low Impact Development’ (LID) requirement. For this site, the ‘standard water quality’ 15 requirement is already provided for in the City’s Udall Natural Area water treatment facility. Response: Information noted and understood. 8. 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. Response: Exhibit with table is provided in the Drainage Report. 9. Detention drain times Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume-based stormwater storage, including extended detention basins. Response: Only the water quality volume as shown in the report is proposed to be “detained”. This should meet the state standard as it is one a few hundred cubic feet of storage. 10. Inspection and maintenance There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-developement Response: Information noted and understood. 11. 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/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. Response: Noted. 12. Offsite Stormwater Flows The development will need to accept and pass any existing offsite flows. Response: There are no offsite flows to the development. Department: Water-Wastewater Engineering Contact: Stephen Agenbroad sagenbroad@fcgov.com 1. Existing Water Infrastructure There is an existing 8-inch water main in Mathews St with an existing 3/4-inch water service to 220 East Oaks Street. 216 E Oak St has a ¾-inch water service from a 6-inch water main in E Oak Street. The site also has a fire hydrant on the SE corner of the site that has a 6-inch water main that tees from the 6-inch water main in E Oak St. 16 Response: Information noted and understood. 2. Existing Sewer Infrastructure There is an existing 8-inch sanitary sewer main in the alley west of the site with an existing sanitary sewer service to 220 and 216 E Oak St. Response: Information noted and understood. 3. Shared Water and Wastewater Infrastructure In order to have a shared water service between single family attached homes, the site must abide by the criteria set forth in City Municipal Code Section 26-94(c). To have a shared sewer service between single family attached homes, the site must abide by the criteria set forth in Section 26-256(c). Please feel free to reach out to discuss these requirements. A criterion for both requires that a single entity be made to be responsible for any maintenance, repair, replacement, etc. It will need to be determined how this entity splits the responsibility of these services. As for the proposed services along Mathews, the city strongly discourages goal post services when single services are achievable. More discussion about these services will need to be had throughout the design process. Response: We request that we have a single water service shared for 6 units, we need to discuss whatever variance process is needed to have 8 sanitary services shared on the east side of the site. 4. Sanitary Sewer Easement All public mains must be at least 10 feet away from any structures. Our criteria also dictates that sanitary sewer mains must be centered within a 30-ft utility easement. Response: No public mains are being proposed for this site. The sewer at the northwest corner of the site that is shared is planned to be private and shared. 5. 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. Response: All existing water services are planned to be reused and none will be abandoned. We do not know the location of the existing sewer services – please provide from City records. 6. 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. Response: Information noted and understood 7. 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 Response: All plants are very low or low water requirements. 8. Separate Irrigation Tap Since the site is scraping and rebuilding the site 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. Response: No separate tap is required as the landscape utilized less than 30,000 gallons per year. 9. Landscape Plan and Hydrozone Table For final plan, the Landscape Plan 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 17 and determine water allotment requirements. For more information, please see this webpage: www.fcgov.com/wsr-update Response: Hydrozone table has been included. 10. 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 Response: 11. One building per service Separate water and sewer services, connecting to the City main, will be required to service each building. Response: Shared services are proposed to the individual units. 12. Private drives and utility separation Buildings being served from private drives can be problematic meeting utility spacing requirements. When finalizing a site layout please consider utility spacing requirements - including the need for utility boxes, water meters, electric vaults, etc. on the site. Utilities may include water, sewer, electric, gas, and communication. Response: Please review proposed layout of utilities. 13. Utility Separations For your reference, minimum water and sewer service separations are: > 10-ft min. between water and sewer services. > 6-ft min. between trees and water or sewer services. > 4-ft min. between shrubs and water or sewer services. > 10-ft min. between storm-drain pipes and other utilities. > Service lines of the same type may be joint trenched with 3-ft of separation Other utilities, such as gas, electric, and communications will also have spacing requirements and will need space on the site. Last, please remember that there may be service lines on the adjacent properties for which clearances also need to be maintained. Response: Dimensions shown on plans from utility lines and trees Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com 1. 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) & Preliminary Design Reviews (PDRs) alone do 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. Response: Information noted and understood. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com 18 1. 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. Response: All plants are native and/or low water use plants that are adapted well to the region. 2. FOR SUBMITTAL: The City of Fort Collins is designated as a bird sanctuary for the refuge of wild birds (Municipal Code Chapter 4, Division 8 - Wild Birds: https://library.municode.com/co/fort_collins/codes/municipal_code? nodeId=CH4ANIN_ARTIIAN_DIV8WIBI) and in order to satisfy the federal Migratory Bird Treaty Act requirements, it is prohibited for any person at any time in the City to abuse or injure any wild bird or damage a nest with eggs or injure the young of any such bird. A professional ecologist or wildlife biologist is required to complete the nesting survey linked below 5-7 days before conducting tree removal or trimming. If tree removal or trimming is planned, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY 5-7 DAYS BEFORE TREE REMOVAL OR TRIMMING TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." The Songbird Nesting Survey document: https://www.fcgov.com/developmentreview/files/songbird-nesting-survey.pdf?1689286309 Response: On tree removal plan as note #3. 3. The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on-site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php, contact Waste Reduction and Recycling Team at recycling@fcgov.com. 2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 3) Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 970-416-4251 or dsuckling@fcgov.com Response: 19 Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com 1. Forestry Tree Inventory: Please schedule an onsite inventory with City Forestry (fhaberecht@fcgov.com) to obtain inventory and mitigation information. This meeting should occur prior to the next round of review. Existing significant trees should be retained to the extent reasonably feasible. Response: Tree Inventory meeting was conducted on November 2, 2023. Subsequent emaisl provided tree value information for the ROW trees 2. Please provide a landscape plan that meets the Land Use Code (LUC) 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity, and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped Response: Landscape plan included that meets above requirments. 3. It does not appear you will be removing any trees on site but 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 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 20 feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. Response: Tree removal letter has been provided for one street that was discussed at meeting. Forester noted that no tree would be required for replacement only valuation amount to be paid. 4. The LUC 3.2.1 standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required, and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process. Response: Existing tree species shown on tree protection plan and landscape plan. 5. Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. Street Light/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign to minimize conflicts with regulatory traffic signs. Utility/Tree Separation: 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults Response: Utilities shown with dimension on landscape plan. Department: Building Code Review Contact: Katy Hand khand@fcgov.com 1. Townhomes are defined as each unit located on a separate lot/parcel. Townhomes are also limited to 3 stories (in order to be constructed under the IRC code using townhome construction and P2904 fire suppression). 21 Note: where more than 3 attached dwellings on a single lot or attached dwellings 4 or more stories shall be constructed under the IBC as R-2 multi-family building. (Including fire suppression and fire separation distance per the IBC code and IFC codes). Response: The project will be townhomes in line with the definition above. We have (12) units that are 3 stories or less and those units will be design under the IRC. We have (3) units that are 4-stories and those units will be designed as R-3 under the IBC. 2. Current building codes can be found here: https://www.fcgov.com/building/codes.php *new codes may be adopted in the 2024-2025 timeframe. The current codes in effect at the time of permit submittal shall apply. Response: Noted. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 1. All development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office if you need up to date Benchmark Statement format and City Vertical Control Network information. Response: Plans are on 88 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. Response: Noted 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. Response: Monument records included. 4. Closure reports will be required for all Subdivision Plats, Easements, and any other document requiring a legal description & sketch being submitted for review. These are required with Round 1 submittal. Response: Closure report submitted.