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HomeMy WebLinkAboutBLOOM FILING SIX - PDP230017 - 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 April 14, 2023 Dean Barber MIC TDC Mulberry St Fort Collins, LLC 1962 Blake Street, Suite 200 Denver, CO 80202 Re: Bloom Filing One Track II Mixed Commercial Description of project: This is a request to develop a mix of commercial buildings at Tract II of Bloom Filing One (parcel # 8709307009). The applicants propose to develop a previously undeveloped property which is the most SW portion of Bloom Filing One (Tract II) with a variety of commercial uses including a car wash, fast food restaurant, auto related commercial, and child care (now a coffee shop). Access is taken from Frontage Rd N running parallel to E Mulberry St. to the south. The site is directly S of Frontage Rd N and approximately 0.18 miles west of the intersection of E Mulberry St and Greenfields Ct. The property is within the General Commercial District (C G) zone district and the project would be subject to Planning & Zoning Commission (Type 2) Review. Please see the following summary of comments regarding Bloom Filing One Track II Mixed Commercial. 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, 970 416 2744, bbethuremharras@fcgov.com 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or 2 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! 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: Due to the changes in uses, it was verified at the Neighborhood Meeting that this would still be a Type 2 Review but with a hearing officer and not the Planning and Zoning Commission. 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: The neighborhood meeting took place on November 29th with no substantive comments regarding the proposed project. 4. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. 5. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. 6. As part of your submittal, you will respond to the comments provided in this letter. The final letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all 3 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]. 7. Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms may be appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. 8. All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcart icles/Drawing text appears as Comments in a PDF created by AutoCAD.html 9. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. 10. Payments can be made by check or credit card. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the west side of the building. Please mark it to my attention and reference the project it is associated with. If paying by credit card, I can process the payment over the phone with you. Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. 4 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. 12. Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. 13. Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Planning Services Contact: Kai Kleer, 970 416 4284, kkleer@fcgov.com 1. This site is located within the East Mulberry Corridor Plan Subarea. The most notable elements of the plan that will need to be considered when developing the site are: Frontage road improvements that include a double row of trees, additional landscape behind the sidewalk to screen parking and storage areas and no parking along the frontage road. Response: From original concept submittal the site has been redesigned to try and accommodate the city standards related to street frontage and building orientation. The site is organized in a way that orients all buildings towards the proposed N/S internal road. The two southern lots have shifted the drive-thru lanes to remove any focus or visibility along the frontage road and allow for a greater landscape buffer area, the same applies to any proposed parking areas. In addition, the streetscape along the frontage road proposes a detached walk with tree lawn. Due to required vehicular queuing distances as identified in the TIS, there are some limitations to how close we can locate the buildings in proximity to the perimeter roads/sidewalks Connection into the Lake Canal Trail that is depicted to run along the north side of the Lake Canal. It will be important to coordinate the alignment and connection into the trail with Parks and Planning staff. This trail should be 12 feet wide with a separate soft path. 5 Response: A public sidewalk is proposed from the development to the edge of the northern property boundary, a future pedestrian easement/connection is depicted on the site plan to help encourage a future connection by others. It should be noted that challenges remain including the lack of interest to participate by the ditch company, the large area for the Greeley water lines that cannot be impacted, and the fact the land is in the county and not annexed into the City of Fort Collins. Implementation of Section B Figure 8 6 for which calls for 5' detached walks, 5.5 ft tree lawn, 6' bike lane, 24' two way travel lane, 6' bike lane and 18.5 foot landscape area. Coordination will be needed with CDOT, City Engineering, and City Planning Staff. Response: The latest plans have incorporated the features within this figure. Implement the US 287/SH 14 Access Management Report’s recommendations which calls for: Provide connections between adjacent properties. Response: A future shared access easement is proposed to both east and west edges of the site. Create access opportunities to properties other than from the highway system (connection into Donella). Response: As mentioned above an access easement and pedestrian easement are proposed with this development to encourage future connections, however the surrounding properties in particular to the north of the site are currently undeveloped and require crossing not only unincorporated land as well as the lake canal ditch. We hope that this development, along with the proposed easements as well as the Bloom development to the north can begin the movement towards northerly connections. Shared access with adjoining parcels or cross access for numerous parcels. Response: A future shared access easement is proposed to both east and west edges of the site. 2. The site plan will be required to demonstrate buildings that are placed in direct relationship to a street without intervening driveways or parking. This will require the applicant team to first explore and create a street framework. It's likely that the team will want to utilize the Figure 7 6F, Commercial Local Street of the Larimer County Urban Area Street Standards as a starting point. Additional block standards are set by the Mulberry & Greenfields PUD. Response: After many discussions with City staff and reiterations of the concept plan, we were able to achieve a layout that we believe meets the intent of this requirement by creating a frontage focus along the internal N/S roadway rather than the frontage street. This design layout also orients the buildings to face these internal streets without being interrupted by parking lots or drive thru lanes, this design is also applied to the frontage street. 3. The project is identified as District 4, Phase 7 of the Mulberry & Greenfields PUD. There are specific standards that replace LUC standards 4.21 and will require: • Prohibition on prototypical design (see C.1.a.i. Policy LIV 3.5 Distinctive Design) Response: The proposed development has the opportunity of being one of the first redevelopments along the Mulberry corridor allowing for the opportunity for uniqueness by bringing a sense of human scale, retail and people-vehicular-oriented businesses along what is currently an industrial and blighted 6 corridor. • Interconnected pedestrian oriented outdoor spaces (see C.1.b.) Response: The proposed development provides continuous sidewalk connections to each retail/commercial pad, as well as outdoor spaces along the frontage road within the landscaped areas as well as open areas/detention ponds along the existing irrigation ditch to the north • Provide a continuous, visually related and functionally linked pattern of streets sidewalks, building siting and character and site design to District 3 across the canal (See C.3.a. Overall Plan). Response: Although the surrounding area to the north is currently undeveloped, the proposed development encourages future connectivity to the north and east/west areas that can allow for a cohesive and linked retail/commercial campus to future developments. Due to the fact that the east and west sites are already developed, there is no way for us to guess where future connectivity may be related to vehicular and pedestrian access until redevelopment occurs on those two parcels. • A Central Feature or Gathering Space (see C.3.b. Central Feature or Gathering Place) Response: A central roundabout with landscaping feature is intended to serve as the central focal point of the development. • Creation of an integrated block system (see C.4. Block Requirements). Response: The development is in compliance as it does not exceed 9 lots and at least 50% of the block face is building and/or landscape bufferyard. • Specific drive in restaurant standards for programming and architectural design. Response: The proposed drive-thru users both offer an indoor dining component as well as an outdoor seating area, sidewalks and landscaped areas surround the buildings to bring a pedestrian scale to the site. The patios are oriented to the frontage roads and our private/shared drive. Architectural features and design will be established at a later time. 4. The proposed daycare would serve a significant need for our community and is a key land use that is envisioned by the East Mulberry Corridor Plan. Thinking about the area, how will direct connections be made into the greater Greenfields & Mulberry PUD (i.e., how will it serve and provide connection into the greater community to the north without having to exit the development onto the frontage road?) Response: Opportunities for future vehicular connections are provided with shared access easements to both east and west sides of the site, as well as an extension of the sidewalk along the eastern edge to the far northern property line. A future sidewalk connection is also shown along this area to encourage surrounding developments the ability to connect into this site along the frontage road The northern section of the site is hindered by the Lake Canal Dith, Greeley water lines, as well as unincorporated property which make it unfeasible at this time to construct the pedestrian crossing. Currently the immediate surrounding area remains undeveloped to the north and portions of the east, while the west area exists as an industrial/commercial site. We hope this development can begin the trend for connectivity that the East Mulberry Corridor Plan suggests although with this being one of the first redevelopments in the area it may take some time. 5. The project shows buildings on top of a stormwater pond that is depicted in Bloom Filing One, how does this work? Additionally, the detention pond is not naturalized in compliance with City Stormwater and environmental planning standards. How will this be modified to comply with naturalization standards that require undulating side slope and pond bottom? Response: The detention pond will be adjusted to site requirements based on the Drainage report 7 provided. 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. 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 proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Department: Historic Preservation Contact: Jim Bertolini, 970 416 4250, jbertolini@fcgov.com 1. NO HISTORIC REVIEW REQUIRED: Response: Acknowledged. 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. Department: Engineering Development Review Contact: Sophie Buckingham, , sbuckingham@fcgov.com 1. This project will need to comply with the Mulberry and Greenfields PUD Master Plan, the Public Benefits Agreement, and the Bloom Filing One Development Agreement. Response: Comment acknowledged. 2. This project will be responsible for its local access portion of the Mulberry Frontage Road. This will include the design and construction of the bike lane, sidewalk, tree parkway, and curb and gutter on the north side of the Frontage Road. The Frontage Road is designated as a Collector on the City's Master Street Plan, so the improvements will need to be designed and constructed based on LCUASS Figure 7 4F. Any elements that are oversized from the local access widths to the collector widths will be eligible for reimbursement by the City. Response: The team is aware of the LCUASS Standards and are implementing them into our design with curb and gutter and an 8' tree lawn strip. 3. This project will be required to dedicate a standard 9 foot utility easement behind the public right of way of the Frontage Road, as well as any other easements needed to support the project. Easement dedications can be done by plat or by separate document. Response: Comment acknowledged. 8 4. If this project constructs a public street through the property, the street design will need to meet LCUASS criteria for a local street. Please contact Engineering to discuss the street classification in more detail. The four types of local streets are outlined in LCUASS Figures 7 6F, 7 7F, 7 8F, and 7 9F. Response: The onsite street will be privately maintained. 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. Comment acknowledged. 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: Comment acknowledged. 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: Comment acknowledged. 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: Comment acknowledged. 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: Comment acknowledged. 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, can be found at: http://www.fcgov.com/engineering/devrev.php 9 Response: Comment acknowledged. 11. INFORMATION: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Comment acknowledged. 12. INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Comment acknowledged. 13. INFORMATION: LCUASS parking setbacks (Figure 19 6) apply and will need to be followed depending on parking design. Response: Comment acknowledged. 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: Comment acknowledged. 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: Comment acknowledged. 16. INFORMATION: Doors are not allowed to open out into the right of way. Response: Comment acknowledged. 17. INFORMATION: Bike parking required for the project cannot be placed within the right of way and if placed just behind the right of way need to be placed so that when bikes are parked they do not extend into the right of way. Response: Comment acknowledged. 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. 10 Response: Comment acknowledged. Department: Traffic Operations Contact: Steve Gilchrist, 970 224 6175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: A Transportation Impact Study will be required with the submittal of this project. Please have your Traffic Engineer contact me to scope the study. Additional information regarding the requirements and content for a TIS can be found in Chapter 4 of the Larimer County Urban Area Street Standards. Response: The TIS was scoped with City staff (dated October 18, 2023). 2. The Frontage Roads along Mulberry (HWY 14) are currently under the jurisdiction of the Colorado Department of Transportation. CDOT will need to be routed with this project. An access permit will more than likely be required and will need their approval. All plans will need to adhere to the US287/SH14 Access Management Plan and the East Mulberry Corridor plan. Response: The TIS will be sent to CDOT by the City. 3. Given the nature of the proposed uses on this site, a detailed queuing analysis will likely be needed to demonstrate the ability of these sites to accommodate the stacking of their traffic outside of public roadways. Response: Queuing analysis was conducted. Given the site plan, queues will not extend to the Frontage Road. 4. The proposed access location for this site will need further coordination to determine the desired spacing from the access onto Mulberry (SH 14) and Delozier Drive to the west. Coordination with Poudre Fire Authority will also be needed to determined if a secondary access will be required. Response: Not a TIS issue. 5. Adjacent frontage improvements will be required and may need further coordination with CDOT and our Engineering staff. Response: This is addressed in the TIS. 6. Further coordination will be needed regarding the overall site plan for this property and the potential to provide an access to Delozier and consideration for a bike/pedestrian 11 bridge access across the Lake Canal to the north. Response: Not a TIS issue. 7. CDOT Contact: Tim Bilobran, Region 4 Permits Manager Response: The TIS will be sent to CDOT by the City. O 970.350.2163 | C 970.302.4022 | F 970.350.2198 timothy.bilobran@state.co.us, http://www.coloradodot.info/, codot.gov, www.cotrip.org 10601 W. 10th Street, Greeley, CO 80634 Department: Stormwater Engineering Contact: Water Utilities, (970)224 6191, WaterUtilitiesEng@fcgov.com 10. Irrigation Canal The Lake Canal appears to be the outfall for the site in the Bloom Filing One Plans. The Irrigation Ditch company will need to be routed for design and their approval of final designs will be required for approval through the city. As I mentioned in the meeting, a Letter of Intent will be required before Hearing for the project. In addition, Wes Lamarque was the City's stormwater reviewer for the Bloom Filing One PUD. If there are questions about the history of the Bloom Filing One project, please reach out to him at wlamarque@fcgov.com. Response: Comment acknowledged. 11. Master plan and criteria compliance: The design of this site must conform to the drainage basin design of the Boxelder / Cooper Slough Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utility development AND This site is part of Bloom Filing One development and must conform to the drainage design of the approved development plans. Response: Comment acknowledged - The Bloom Filing One drainage design does not fully include the Tract II property. 12. 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. 12 Response: Comment acknowledged - report and plans are being submitted. 13. Stormwater outfall (site specific comment): The stormwater outfall options for this site should be what was approved in the Bloom Filing One design, which appears to be a detention pond on site that drains into the Lake Canal. Response: Comment acknowledged - please refer to the report and plans being submitted. 14. Detention requirements: Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year historic release rate. Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). Response: The release rate was based on the historic 2-year rate for the site. 15. 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 guidelines regulations/stormwater criteria Response: Comment acknowledged - The individual lots when developed will be responsible for LID methods and requirements. 16. 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. 13 Response: The subject site was recently graded and is currently weeds, graves and native vegetation. 17. 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: Comment acknowledged. 18. 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 development Response: Comment acknowledged. 19. Fees: The 2022 city wide Stormwater development fee (PIF) is $11,019/acre ($0.2530/ sq. ft.) of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders and developers/plant investment development fees or contact our Utility Fee and Rate Specialists at (970) 416 4252 or UtilityFees@fcgov.com for questions on fees. Response: Comment acknowledged. 20. Offsite Stormwater Flows: The development will need to accept and pass any existing offsite flows. Response: Comment acknowledged. 21. Spill Control for Fuel Sales: Spill control structures are required for all new and redeveloping gas stations and vehicle maintenance facilities. In addition to emergency spill response procedures, such as the use of absorbent booms, structural spill controls must be used to protect all areas downstream of the site including roadways, drainage channels, storm sewer systems, wetlands, creeks and tributaries from petroleum products and other pollutants that are stored and handled at gas stations and vehicle maintenance facilities. The spill control structure can be a below grade concrete vault and should be placed in a 14 location on the site that allows for spills to be directed toward it. Low flows, both pollutant spills and runoff from small storms, should be able to be directed into the control structure. Larger storm flows may be directed into the control structure but more likely will overtop a curb or bypass the spill structure and runoff toward the site detention basin. The spill control structure or vault must have a minimum capacity of 150 gallons. The vault should be covered for safety although ventilation should be provided to allow for evaporation between storms Response: Comment acknowledged. Department: Water Wastewater Engineering Contact: Water Utilities, (970)224 6191, WaterUtilitiesEng@fcgov.com 1. Other service district: 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. Response: Comment acknowledged - the team has been in contact with each district. 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 . Response: Comment acknowledged. Department: Stormwater Floodplain Contact: Kevin Meyer, , kmeyer@fcgov.com 2. A portion of this property is currently located in the FEMA regulated, 100 year Cooper Slough floodplain and must comply with the safety regulations of Chapter 10 of City Municipal Code. A FEMA Flood Risk map is attached. Response: Comment acknowledged - the site was recently graded to take the site out of the 100-year floodplain and waiting on LOMR approval by master developer. It has been acknowledged by the City that as long as our uses are not critical in nature and not included on the list of uses not allowed in a floodplane, that we can continue with our development construct all required infrastructure, and the buyers of the lots can obtain building permits prior to and regardless of the LOMR approval. . 3. Any construction activities in the floodplain (e.g. grading, structures, sidewalk or curb & gutter installation/replacement, roads, utility work, landscaping, etc.) must be preceded 15 by an approved floodplain use permit, the appropriate permit application fees, and approved plans. Response: Comment acknowledged - the site was recently graded to take the site out of the 100-year floodplain. 4. Please note that in the City of Fort Collins construction of nonresidential structures is allowed in the Cooper Slough 100 year floodplain, as long as the lowest finished floor of the building, and all duct work, heating, ventilation, electrical systems, etc. are elevated 18 inches above the Base Flood Elevation (BFE). This elevation is known as the Regulatory Flood Protection Elevation (RFPE). RFPE = BFE + 18 inches. No basements are allowed in the 100 year floodplain. An approved FEMA Elevation Certificate, completed by a licensed surveyor or civil engineer and showing that the addition is constructed to the required elevation, is required prior to a Certificate of Occupancy (CO) being issued. Response: Comment acknowledged - the site was recently graded to take the site out of the 100-year floodplain. 5. In lieu of elevating the structure, it may be possible to floodproof the building. When more detail regarding this project is available, we can determine if floodproofing is a feasible option. If that option is available, all the requirements of Section 10 38 of City Code must be met. Floodproofing Guidelines as well as a FEMA Floodproofing Certificate (which will be required before construction begins, and again after construction is complete and prior to issuing a Certificate of Occupancy) can be obtained at http://www.fcgov.com/utilities/what we do/stormwater/flooding/forms documents. FEMA Technical Bulletin 3, “Non Residential Floodproofing – Requirements and Certification” can be found at https://www.fema.gov/sites/default/files/2020 07/nfip_t3_04011993_0.pdf. Response: Comment acknowledged. 6. Critical facilities as defined in Chapter 10 of City Code, are prohibited in the 100 year floodplain. Critical facilities include essential services facilities, hazardous materials facilities, at risk population facilities, and government services facilities. At risk population facilities shall mean facilities that house or provide shelter or services to children, the infirm or other persons requiring special assistance or care or life support. Response: Comment acknowledged. 7. Hazardous materials are not permitted in the 100 year floodplain. This includes flammable, explosive, toxic and/or water reactive materials, liquids, gases or solids. Hazardous materials facilities shall include, but not be limited to: chemical and pharmaceutical plants; laboratories; refineries; hazardous waste storage and disposal sites; gasoline storage or sales facilities; automobile oil and lubrication, repair or paint facilities; warehouses; manufacturing facilities; and propane storage or sales facilities. Hazardous materials facilities shall not include retail structures and facilities that only stock and store products in factory sealed containers. Response: Comment acknowledged. 8. Please utilize development review checklist for floodplain requirements when preparing 16 your plans for submittal. https://www.fcgov.com/utilities/img/site_specific/uploads/fp checklist100 2018 update.pdf?1522697905 Response: Comment acknowledged - thank you. 9. Any sign or equipment including drive thru sign and/or pay stations, vacuums, etc. not attached to the building require a floodplain use permit. Parts of the sign that could be damaged by a flood are required to be elevated or floodproofed 24” above the 100 year flood level. Post construction survey as part of the building’s elevation certificate will be required to document the as built elevations for compliance. For Electrical requirements, please refer to NEC 682.3, which requires the electrical datum to be 2 ft. above the 100 year flood level. All electrical below that elevation must be rated as submersible. Please provide details and notes on the plans regarding conformance with NEC 682.3. Response: Comment acknowledged. 10. Please continue to show the boundaries of the floodplain and floodway on site drawings as applicable. Contact floodplainadministration@fcgov.com for floodplain CAD line work. Response: Comment acknowledged - the site was recently graded to take the site out of the 100-year floodplain. Department: Electric Engineering Contact: Tyler Siegmund, 970 416 2772, tsiegmund@fcgov.com Response: These appear to be standard code requirements and have been acknowledged. 1. Light and Power does not have existing electric facilities near the site. Light and Power will need to extend electric facilities through the Bloom development to feed this site. 2. Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders and developers/plant investment development fees 3. All utility easements and required permits (crossing agreements, flood plain, etc.) needed for the development will need to be obtained and paid for by the developer. 4. Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. 5. Meter location(s) will need to be coordinated with Light and Power. Please show proposed meter location on the utility plan. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. 17 https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FIN AL_18November2016_Amendment.pdf 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. 7. A customer 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. A C 1 form can be found here: https://www.fcgov.com/utilities/business/builders and developers/development forms guidelines regulations 8. 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. 9. 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 10. Please contact Tyler Siegmund with electric project engineering if you have any questions at (970) 416 2772. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437 Reference our policies, development charge processes, and use our fee estimator at: http://www.fcgov.com/utilities/business/builders and developers. Department: Fire Authority Contact: Marcus Glasgow, 970 416 2869, marcus.glasgow@poudre fire.org 1. FIRE APPARATUS ACCESS – IFC 503.1.1: Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. Response: The Design will comply with the Fire Access Requirements 2. 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 18 overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. Access roads with a hydrant are required to be 26 feet in width. Additional fire lane requirements are triggered for buildings greater than 30 feet in height. Refer to Appendix D105 of the International Fire Code. Be designed as a flat, hard, all weather driving surface capable of supporting 40 tons. Dead end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. Dead end fire access roads used for aerial access shall be 30 feet in width The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Response: The Design will comply with the Fire Lane Specifications 3. ACCESS TO BUILDING OPENINGS – IFC 504.1: An approved access walkway leading from fire apparatus access roads to the main egress door of the building shall be provided on this site. The walkway shall be capable of providing access for emergency personnel and equipment. Please provide details on site plan for the access walkway. Response: An access walkway will be provided 4. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section 505.1.1 amendment: Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. The address numbers for one and two family dwellings shall be a minimum of 4” in height with a minimum ½” stroke and shall be posted on a contrasting background. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side 19 that fronts the fire lane. Response: The Design will comply with the Address Posting and Premise Identification 5. 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 Response: Fire Alarm and Detection will be provided 6. AUTOMATIC SPRINKLER SYSTEMS SCHOOLS (Group E Occupancy): An automatic sprinkler system shall be provided for Group E Occupancies with fire areas greater than 5,000 sq. ft. (IFC 903.2.3). Response: NA AUTOMATIC FIRE SPRINKLER SYSTEM GROUP I An automatic sprinkler system shall be provided throughout buildings with a Group I fire area. See Exceptions. (IFC 903.2.6) Response: NA AUTOMATIC FIRE SPRINKLER SYSTEM Group S 1 Occupancy An automatic sprinkler system shall be provided for Group S 1 occupancies where one of the following conditions exists: 1. A Group S 1 fire area exceeds 5,000 SF; 2. A Group S 1 fire area is located more than three stories above grade plane. 3. The combined area of all group S 1 fire areas on all floors, including any mezzanines, exceeds 5,000 SF. 4. A Group S 1 fire area used for the storage of commercial motor vehicles where the fire area exceeds 5,000 SF. Response: NA AUTOMATIC FIRE SPRINKLER SYSTEM Group A 2 Occupancy IFC 903.2.1.2:An automatic sprinkler system shall be provided for Group A 2 occupancies where one of the following conditions exists: 1. The fire area exceeds 5,000 SF; 2. The fire area has an occupant load of 100 or more; or 3. The fire area is located on a floor other than the level of exit discharge. Response: The projects will comply with the Fire Sprinkler Requirements 7. KEY BOXES REQUIRED IFC 506.1 and Poudre Fire Authority Bureau Policy P 13 8.11: Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 6 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size, number, and location(s) to be determined at building permit and/or by time of final CO. All new or existing Knox Boxes must contain the following keys as they apply to the building: Exterior Master 20 Riser room Fire panel Elevator key if equipped with an elevator The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. Single story buildings must have 1 of each key 2 3 story buildings must have 2 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority. Response: The Buildings will comply with the Know Box Requirements 8. 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 building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. Response: Comment acknowledged - a fire hydrant is included in the plans. 9. 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: The buildings will comply with the Amplification requirements 10. SPRAY FINISHING: Spray booths require separate permitting by Poudre Fire Authority and fully compliant with Section 2404 of the International Fire Code as follows: IFC 2402: The application of flammable or combustible liquids by means of spray apparatus in continuous or intermittent processes shall be in accordance with the requirements of Sections 2403 and 2404.2 through 2404.9.4. If the spray application of flammable finishes operations are to be conducted within the structure, there shall be at least one approved spray application of flammable finishes booth or spray room within the structure. Such booths shall be listed and labeled units with ventilation (exhaust and make up air) systems designed and all plans stamped by a Colorado Registered Mechanical Engineer. Spray rooms required total design by a Colorado Registered Mechanical Engineer with Structural Engineers assistance. Response: NA 21 11. PLAN REVIEW SUBMITTAL: When you submit for your building permit though the City of Fort Collins please be advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at https://www.poudre fire.org/ online services/contractors plan reviews and permits/new building plan review application. Response: Will submit separately to the PFA 12. 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 prevention/fire code adoption Free versions of the IFC can be found here: https://codes.iccsafe.org Response: Acknowledged Department: Environmental Planning Contact: Scott Benton, (970)416 4290, sbenton@fcgov.com 1. This project will need to comply with the conditions outlined in the Mulberry and Greenfields PUD Master Plan in addition to the City’s Land Use Code requirements. For this site in particular, this means that: A Natural Habitat Buffer Zone (NHBZ) is required on the south side of Lake Canal and/or riparian forest; Compliance with the Pollinator Master Plan; Naturalistic design of stormwater facilities located within any NHBZ(s). Response: a NHBZ is reflected on the proposed plans and to the extent possible, in compliance with the requirements above. 2. An Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats and features (Lake Canal and possibly riparian forest). Note the buffer standard of 50ft for ditches and riparian forest (or whichever is greater) as you proceed with your site design process. A memo based ECS can be submitted for this proposed project. The ECS should address LUC 3.4.1(D)(1) available for view online and identify "top of bank" of the ditch and dripline of the riparian forest (if present). Please contact me to discuss the scope and requirements of the ECS further and/or to schedule an onsite meeting. The ECS is due a minimum of 10 working days prior to PDP submittal. Online LUC link: https://library.municode.com/co/fort_collins/codes/land_us Response: The ECS memo has been completed for the project and emailed over to you. 22 3. Information from the ECS informs design of a "natural habitat buffer zone" or "NHBZ". Within any NHBZ(s) that may be designated on this site, the City has the ability to determine if existing landscaping within the zone is incompatible with the purposes and intent of the buffer zone [LUC 3.4.1(E)(1)(g)]. Please ensure the ECS discusses existing vegetation on site and identifies potential restoration options. If existing vegetation is determined to be insufficient, then restoration and mitigation measures may be required. Response: Comment acknowledged. 4. This project will need to meet the Pollinator Master Plan standards detailed in Bloom Filing 1. This will include providing pollinator resources and subscribing to pollinator friendly maintenance practices in those resource areas, minimum spacing requirements for resources, inclusion of native species, etc. Response: Comment acknowledged. 5. The City of Fort Collins Land Use Code, Section 3.2.4(C)(3), requires projects to "demonstrate no light trespass onto Natural Areas, Natural Habitat Buffer Zones or River Landscape Buffers as defined in Section 4.16(E)(5)(b)(1)(a)." Please include all necessary information, including photometric plans, to demonstrate compliance. Response: Comment acknowledged. 6. Proof of coordination with the ditch company will be needed to ensure their inclusion prior to hearing. Response: Comment acknowledged. 7. 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 23 ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." The Songbird Nesting Survey document will be provided with the comment letter for you to fill out. Response: Not required with this project. 8. 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: Response: Comment acknowledged. 9. Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. Response: Comment acknowledged. Department: Park Planning Contact: Missy Nelson, , mnelson@fcgov.com 1. Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com 2. Spur trails are advantageous and beneficial multi modal connections to the regional trail segments and existing and future City of Fort Collins Parks. The Lake Canal area should be designed to accommodate a spur trail as called out in the Mulberry Corridor Plan and which will also satisfy the connection requirement to Parks and Trails per LUC 3.4.8(C). Thank you! Response: An extension of the sidewalk along the eastern edge to the far northern property line is proposed on the plan. A future sidewalk connection is also shown along this area to encourage surrounding developments the ability to connect into this site. The northern section of the site is aligned by the Lake Canal Dith, Greeley water lines, as well as unincorporated property which make it unfeasible at this time to construct the pedestrian crossing. 24 Department: Forestry Contact: Carrie Tomlinson, , ctomlinson@fcgov.com 1. PRE SUBMITTAL Forestry Tree Inventory: If there are existing trees on site, please schedule an onsite inventory with City Forestry (ctomlinson@) to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. Response: There are no existing trees on the site, it appears that the previous developer removed and graded this site. 2. Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. Response: All comments acknowledged. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped 3. If applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all 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 25 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. 4. Standard LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10 19 50% 20 39 33% 40 59 25% 60 or more 15% The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process. 5. Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. Street Light/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. Driveway/Tree Separation: 26 At least 8 feet from edges of driveways and alleys. Utility/Tree Separation: 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults 6. Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. 7. Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). 8. Please adhere to the updated LUCASS standards and include proper parkway widths. Department: Building Code Review Contact: Russell Hovland, 970 416 2341, rhovland@fcgov.com Response: These appear to be standard code requirements , all comments acknowledged. 1. BUILDING PERMIT: 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 & state amendments (currently 2018 IPC) 2020 National Electrical Code (NEC) as amended by the State of Colorado Projects shall comply with the current adopted building codes, local amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes · Accessibility: State Law CRS 9 5 & ICC/ANSI A117.1 2017. · Snow Live Load: Ground Snow Load 35 PSF. · Frost Depth: 30 inches. · Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: · Commercial occupancies must provide 10ft to 30ft of fire separation (setback) from property lines and 20 feet between other buildings or provide fire rated walls and 27 openings per chapter 6 and 7 of the IBC. · City of Fort Collins adopted International Fire Code (IFC) and amendments to the 2018/2021 IFC require a full NFPA 13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements). · Buildings using electric heat, must use heat pump equipment. · A City licensed commercial general contractor is required to construct any new commercial structure. · Plans must be signed and stamped by a Colorado licensed architect or engineer and must be included in the permit application. · Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604. · 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. BUILDING PERMIT PRE SUBMITTAL MEETING: For new buildings, please schedule a pre submittal through your Coordinator a meeting for any new commercial or multi family building 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. Department: Technical Services Contact: Jeff County, 970 221 6588, jcounty@fcgov.com 1. All development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office if you need up to date Benchmark Statement format and City Vertical Control Network information. Response: Comment acknowledged. 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: Comment acknowledged. 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: Comment acknowledged. 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: Comment acknowledged. 28