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HomeMy WebLinkAboutTHE ELLIE AT OLD TOWN NORTH - PDP240002 - SUBMITTAL DOCUMENTS - ROUND 1 - Responses Travis Hendrix KGA Studio Architects 3881 Steele St, Ste 1132 Denver, CO 80205 Community Development and Neighborhood Services April 25, 2024 281 North College Avenue PO Box 580 Fort Collins, CO 80522 Comment Responses to Conceptual Design Review for M 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 January 05, 2024 Van Horn Development Management, LLC 14143 Denver West Parkway #100 Denver, CO Re: Multi-Family at E Suniga Rd & Blondel St Description of project: This is a request to develop multi-family buildings on Old Town North Fifth Filing at E Suniga Rd & Blondel St (parcel #9701391001). The applicant proposes to build a 26-unit for-rent “townhome” development consisting of 4 buildings. Access is taken from Blondel St to the east. The site is approximately 0.12 miles east of College Ave and directly off of E Suniga Rd. The property is within the Community Commercial - North College District (CCN) zone district and is subject to an Administrative (Type 1) Review. Please see the following summary of comments regarding Multi-Family at E Suniga Rd & Blondel St. 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! 2. The proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer at a public hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 6 weeks prior to a hearing date to accommodate scheduling and notice requirements. 2 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). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. A neighborhood meeting is not required for this development request. If you would like to hold a meeting to engage your neighborhood regarding the proposal prior to the hearing, I can assist you with this request. 3. 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. 4. 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. 5. 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]. 6. 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 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. 7. 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 3 8. 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. 9. Payments can be made by check, debit/credit card or eCheck. 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 place in the blue drop box located at the north west side of the building. Please mark it to the attention of your Development Review Coordinator and reference the project it is associated with. If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess, select Planning/Development Review and search by inputting your project's information*. • Debit/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. • ECheck payments include a convenience fee of $0.50 added to all payments. *Please advise your Development Review Coordinator as to which payment method will be used. If choosing to pay online, your Development Review Coordinator will provide you with the project information when the fees are available to be paid. 10. 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. 11. 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. 12. 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. 4 Planning Services Contact: Clark Mapes cmapes@fcgov.com 970-221-6225 1. Fundamental question for the meeting: It looks like the south building is shown facing onto the existing alley, without a streetscape to face onto. This property looks like it is configured by overall previous Old Town North development to have dwellings facing onto Suniga, with the alley to be used for vehicle access. A basic standard requires buildings to be placed with direct orientation to the street and sidewalk network. Response – Architect: The revised site plan provides a sidewalk and tree/hedge buffer lawn between the South building and the alley providing a pedestrian streetscape to the alley and face of the South building. 2. The north building looks like it is almost touching the alley -- an awkward relationship with no landscape area around the building. For further discussion if a plan goes forward in this configuration. Response – Architect: The revised site plan provides a sidewalk and landscape area between the West edge of the North building and the alley. 3. east bldg ends on blondel. garage size re trash and bikes. Response – Architect: The 2-car garages provide more parking than is required for the site, allowing additional room in the garages for bike storage and trash bins. 4. It looks like the plan layout may be affected by utility and street spacing requirements, and drainage requirements. Also, utility and fire requirements are affected differently if the units are subdivided on their own lots, vs. a condo approach with the development on one lot. Understood that the concept is for the latter. Response – Architect: The development is all on one lot, these are for rent townhome units. 5. 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 – Architect: Acknowledged. 6. 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. 5 Response – Architect: Acknowledged. Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com 1. INFORMATION: The following INFORMATION comments are general comments that are added to every conceptual review. Not all the comments will necessarily apply to every project. Please contact engineering if further clarification is needed. 2. 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. 3. 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. 4. 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. 5. 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 6 6. 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 7. INFORMATION: Utility plans and a development agreement may be required, and would be recorded once the project is finalized. If civil construction plans (utility plans) are required, please use LCUASS Appendix E as a reference for what needs to be included. 8. INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. 9. INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. 10. 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. 11. 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. 12. INFORMATION: Doors are not allowed to open out into the right-of-way. 13. 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. 14. 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. 15. INFORMATION: Developments often require review from other external agencies and property owners. If 7 there is an affected canal, ditch, private easement/utility, HOA, railroad, state-maintained road, or offsite work that is anticipated with the development of this site, it would be beneficial for the applicant to get those conversations started now. Signed Letter(s) of Intent (LOI) from affected entities must be accepted by the City prior to scheduling a public hearing, and these documents are part of the development review submittal requirements. The City will not approve projects that do not have the signed approval of affected entities. A full list of submittal requirements can be found here: https://www.fcgov.com/developmentreview/applications.php. Please submit all comments and comment responses between the external agencies to the City during the next round of review after they are received. 16. SITE SPECIFIC: The driveway access onto Blondel Street does not meet spacing standards per LCUASS chapter 7 (Table 7-3). The distance from the driveway on Blondel to the high volume intersection (Blondel Street and East Suniga Road) looks to be around 110' with the conceptual design, which is sub-standard. The second point of access could be to the existing alley to the south between the townhouse rows. Response – Civil Engineer: The access to Blondel was removed. There is a single private drive access off the existing alley Department: Traffic Operations Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 1. PRE-SUBMITTAL: A Transportation Impact Study will be required with the submittal of this project according to Chapter 4 of the Larimer County Urban Area Street Standards. Please have your Traffic Engineer contact me to scope the study. Response – Architect: Transportation Impact Study has been provided with submittal. 2. INFORMATION: Within the TIS an evaluation of the adjacent bike and pedestrian facilities will be required and will need to include the Blondell/Blue Spruce and Suniga intersection. The City's Active Mode plan calls for a Bike Crossing of this intersection, and will need further evaluation. 3. INFORMATION: The proposed access onto Blondell is within close proximity to the Suniga intersection. If possible this access would be better if taken from the existing alley. 8 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 – Civil Engineer: Noted. We have not prepared temporary erosion control plans and reports for the PDP. Should the requirements change for FDP, please let us know. thank you. Department: Stormwater Engineering Contact: Water Utilities WaterUtilitiesEng@fcgov.com (970)224-6191 9 2. Master plan and criteria compliance The design of this site must conform to the drainage basin design of the Dry Creek 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 Old Town North Master Plan and Old Town North Third Filing development and must conform to the drainage design of the approved development plans. Please use this link to look up these public records (https://records.fcgov.com/WebLink/) . Response – Civil Engineer: Noted. This report was reviewed and referenced in the drainage report. 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. Response – Civil Engineer: Noted and included. 4. Stormwater outfall The stormwater outfall options for this site appears to be the existing stormwater infrastructure that brings flows from said property to the east of Blondel St. Please refer to the Old Town North Master Plan and the Old Town North Third Filing. Response – Civil Engineer: Noted and included in the design and report. 5. Drainage Easement The project location is currently tract F of the Old Town North Development, which was dedicated as a drainage easement. This project will need revise the original development plans and provide the necessary conveyance for the designed flows in the Old Town North Development plans. Response – Civil Engineer: There are no off-site flows to address. A new drainage easement will be required for the rain garden. 6. Detention and Standard Water Quality Requirements Normally onsite detention and standard water quality treatment is required as described in the Fort Collins Stormwater Criteria Manual. However, in this case both the detention and standard water quality treatment is being provided for in the North East College Corridor Outfall (NECCO) detention pond; so the applicant does not need to provide onsite detention or standard water quality treatment but they do need to meet the LID (Low Impact Development) requirements. Response – Civil Engineer: Noted. A rain garden is included to treat a minimum 75% of the new impervious 10 area. 7. 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 – Civil Engineer: Noted. A rain garden is included to treat a minimum 75% of the new impervious area. 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 – Civil Engineer: Noted. A rain garden is included. 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 – Civil Engineer: We assumed this will be part of the FDP process. 10. Inspection and maintenance 11 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 – Civil Engineer: I&M will be included in the final drainage report. 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. It is important to note that these are 2023 fees, and may be updated in the next quarter. 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. AND There are NECCO fees associated with this project. This site is located in Sub basin 810 of the NECCO Master Plan. Fees associated with that basin are $46,717/acre. Response – Civil Engineer: Noted. Final fees will be included with the FDP. 12. Offsite Stormwater Flows The development will need to accept and pass any existing offsite flows. Response – Civil Engineer: There are no off-site flows for this property. Department: Water-Wastewater Engineering Contact: Water Utilities WaterUtilitiesEng@fcgov.com (970)224-6191 1. Existing Water Infrastructure There is an existing 8-inch water main in Blondel St and an existing 12-inch water main in East Suniga Road, with no existing service to the site. Response – Civil Engineer: Noted. 2. Existing Sewer Infrastructure There is an existing 8-inch sanitary sewer main in Emmaus Lane with no existing sanitary sewer service to the site. There is no sanitary sewer mains adjacent to the site, therefore one will need to be extended to the project location. Response – Civil Engineer: An extension is shown in the PDP. 12 3. 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 – Civil Engineer: Noted. 4. 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 – Civil Engineer: Noted and reviewed by the landscaped designing. 5. Separate Irrigation Tap Since the site is a greenfield development, 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 – Civil Engineer: An irrigation tap is currently included. 6. 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 and determine water allotment requirements. For more information, please see this webpage: www.fcgov.com/wsr-update Response – Civil Engineer: Noted and reviewed by the landscaped designing. 7. Fees Development and water supply requirement (WSR) fees and will be due at the time the building permit is issued. 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 – Civil Engineer: Noted 8. Looped Water Main The water main will need to be looped through the site. The city does not want a dead-end water main with this development. Response – Civil Engineer: The proposed design only includes water service connections. 9. Private drives and utility separation Buildings being served from private drives can be problematic meeting utility spacing 13 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 – Civil Engineer: The layout has been revised to accommodate these requirements. 10. One building per service (sanitary sewer service) The city requires that separate buildings are serviced separately. According to section 26-256 in the City Municipal Code, we do allow up to six townhomes to be serviced with a single service as long as it adheres to the following requirements: (1)The properties to be served by the line must be single-family attached dwellings on separate platted lots as defined in the Land Use Code. (2)The combined wastewater flow from the properties may not exceed the capacity of the line. (3)No more than six (6) single-family attached dwellings may be connected to the line. (4)The line must include a separate branch line to each single-family attached property, and each branch line must include a clean-out that meets the requirements of the City Plumbing Code. (5)The line connecting to the City sewer main and all branch service lines must be owned, operated, maintained, repaired and replaced, as needed, by a legal entity representing all of the owners of the properties served by the line. (6)A written declaration of covenants in a form satisfactory to the Utilities Executive Director must be recorded against the title to each and every property served by a common private sewer service line imposing upon said property the responsibility for operation, maintenance, repair and replacement of the line, and establishing the right of the City to recover any costs incurred by the City in the event of a failure to satisfactorily complete any such operation, maintenance, repair or replacement of the line. Response – Civil Engineer: The proposed project are single multifamily buildings (IBC) 11. One building per service Separate water and sewer services, connecting to the City main, will be required to service each building. Response – Civil Engineer: The proposed design only includes water service connections. 14 Department: Electric Engineering Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772 1. Light and Power has electric infrastructure existing at the southwest corner of Suniga/Blondel that can be intercepted to feed the site. Sidewalk repairs are likely to bring power interior to the site. Response – Civil Engineer: noted. 2. 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 10ft separation is required between water, sewer and storm water facilities, and a minimum of 3ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Response – Civil Engineer: Water and sewer are anticipated on the east side of the site while gas and electric facilities are anticipated on the west side. 3. Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10ft and side/rear clearance of 3ft 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 – Civil Engineer: proposed locations are shown for review by light and power. 4. Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees Response – Civil Engineer: The developer will make contact after initial reviews. 5. Any existing electric infrastructure that needs to be relocated as part of this project will be at the expense of the developer. Please coordinate relocations with Light and Power Engineering. Response – Civil Engineer: Noted. None anticipated at this time. 6. This project will need to comply with our electric metering standards. Electric meter 15 locations will need to be coordinated with Light and Power Engineering. Residential units will need to be individually metered. For all attached units, please gang the electric meters on one side of the building, opposite of the gas meters. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided here: https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FIN AL_18November2016_Amendment.pdf Response – Civil Engineer: Noted. 7. Light and Power is experiencing material shortages and long lead times on certain materials and unfortunately this is an industry wide issue. Light and Power typically has stock of our materials, including transformers, and we work on a first come, first service basis with our inventory stock. We will assess what we have available when this project gains City approval and progresses to construction. Light and Power is working hard to secure materials, transformers, and orders have been placed with our manufactures to replenish inventory. Response – Civil Engineer: Noted 8. Multi family buildings and duplexes are treated as customer owned services; therefore a C-1 form and one line diagram must be filled out and submitted to Light & Power Engineering for each building. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. A C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gu idelines-regulations Response – Electrical Engineer: Noted 9. 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. 10. 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 11. 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. 16 Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com 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 – Landscape Architect: this plan incorporates low water conservation materials with bluegrass limited to the 5’ tree lawn strip along Blondel which matches tree lawn on the east side of the street 17 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 – Landscape Architect: Statement has been added to the Tree Mitigation sheet 3. INFORMATION: 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 4. INFORMATION: This area would be great to incorporate some green infrastructure that has many benefits. Green roofs can help regulate a building’s internal temperature, reduce stormwater runoff, and mitigate the urban heat island effect. Green roofs offer significant 18 economic benefits, including a longer roof life and heating and cooling energy savings. Green roofs also provide an opportunity for urban food production, and increasing urban biodiversity. If well-designed and cared for, green roofs can offer people the psychological benefits of nature. Additionally, there may be opportunities to include pollinator gardens on this site. A pollinator garden can provide habitat for pollinators, reduce the heat island effect in a city, and improve air quality. These gardens can also provide corridors for pollinators as they move to an area. This is a great opportunity to maximize bloom times and colors throughout your site. Included is a resource for design ideas supporting Nature in the City program efforts when considering a pollinator garden: Attracting Native Pollinators, The Xerces Society, 2011 Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com 1. INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077 2. Along E. Suniga Rd., south of the sidewalk, a temporary irrigation line was installed. This development will need to coordinate with Parks to disconnect, and install private irrigation. At this point, the parkway area will remain under Parks maintenance (*will confirm for Friday's final letter). Response – Landscape Architect: irrigation extension will be added to irrigation plan upon approval of landscape plan Department: Forestry Contact: Christine Holtz choltz@fcgov.com 1. PRE-SUBMITTAL: FORESTRY INVENTORY There are existing trees on site, please schedule an onsite inventory with City Forestry (choltz@fcgov.com) to obtain inventory and mitigation information. This meeting should 19 occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. Response – Landscape Architect: I met with city forester to evaluate existing trees and mitigation plan is based on the results of that meeting 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 Architect: Provided 3. Please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for each tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings, and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. 20 Response – Landscape Architect: Letter is included 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% Planting of ash trees within city limits is prohibited due to the presence of the emerald ash borer. The City of Fort Collins’ urban forest has reached the maximum percentage of the following species: Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please keep these species at 2% or less of the development tree plantings. Response – Landscape Architect: Tree Counts are limited and below 50% of one species 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 – Landscape Architect: All required separation have been maintained 6. Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. Response – Landscape Architect: Shade trees make up 75% of non ROW trees. ROW trees are 100% shade trees 21 7. Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. Response – Landscape Architect: Included except where there is a conflict with utilities 8. Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1). Response – Landscape Architect: This pertains more to the site plan designer but does meet requirements Department: Fire Authority Contact: Faith Wood faith.wood@poudre-fire.org 1. - 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. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. Access can not be considered from Suniga unless a fire suppression system is installed per NFPA 13. Response –Architect: The proposed project is considered Multifamily and will have a NFPA 13R fire suppression system installed and fire access to roofs will be at a maximum of 30’. Access is intended to be from Blondel and Suniga. 2. If we consider Blondel for access through the proposed alley we will require these constraints to be met as well as a turn around be provided for the apparatus: A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: -Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. -Maintain the required 20-foot minimum unobstructed width & 14-foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30 feet in 22 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 –Architect: Access is intended to be from Blondel and Suniga with fire apparatus access distance at 300’. A fire lane will be provided on Blondel. 3. IFC 503.4: Fire apparatus access roads shall not be obstructed in any manner, including the parking of vehicles. The minimum widths and clearances established in Section 503.2.1 shall be maintained at all times. Blondel St is only 30' in width so fire lane signage will be required on at least one side of the street. Response –Architect: A fire lane will be provided on Blondel and signage installed per requirements. 4. - IFC Appendix D105 Amendment: Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the logistical needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue operations and roof access via ladder trucks when ground ladders cannot reach upper floors. Aerial access should therefore be available on at least one entire long side of the building, located within a minimum of 15 feet and a maximum of 30 feet from the building. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Dead end access roads shall have a minimum width of 30 ft. Parapet heights greater than 4' in height do not support ladder truck operations. Response –Architect: The buildings will provide fire ladder access of no more than 30’ in height to top of parapet wall from grade at each unit. 5. 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 (1000 gpm at 20 psi residual pressure) is required within 400 feet of any residential building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. An exception to this rule pertains to buildings equipped with a standpipe system which require a hydrant within 100 feet of any Fire Department Connection (FDC). Currently my runbook shows two hydrants close to the property, however, the only hydrant seen in google is on the Southeast corner of Osiander St & Blondel St. This is an inadequate distance from the proposed building, and we would require a new fire hydrant to be placed within our distance constraints stated above. 23 Response –Architect: Acknowledged. 6. - 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. Refer to Table 505.1.3 of the 2021 IFC as amended. The address numbers for one- and two-family dwellings shall be a minimum of 4” in height with a minimum ½” stroke and shall be posted on a contrasting background. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi- building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. Response –Architect: Acknowledged. Project is permitted under IBC and will provide addressing as required per IBC and all applicable Fort Collins adopted codes. Future addressing for site will be coordinated with city in future submittals. 7. - IFC 506.1 and Poudre Fire Authority Bureau Policy P-13-8.11 Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 6 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size, number, and location(s) to be determined at building permit and/or by time of final CO. All new or existing Knox Boxes must contain the following keys as they apply to the building: - Exterior Master - Riser room - Fire panel - Elevator key if equipped with an elevator The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. - Single story buildings must have 1 of each key - 2-3 story buildings must have 2 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority Response –Architect: Please see architectural site plan for knox box locations. Final location to be coordinated with Fire Authority. 8. 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: 24 https://www.poudre-fire.org/programs-services/community-safety-services-fire-preventio n/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org Response –Architect: Acknowledged. 9. When you submit for your building permit though the City of Fort Collins, please be advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permits/new-b uilding-plan-review-application. Response –Architect: Acknowledged. 25 Department: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 1. BUILDING PERMIT: Townhome and duplex construction shall comply with adopted codes as amended. Current adopted codes are (this applies to property line townhomes, if no PL then it would be multi-family R-2 occupancy under the adopted IBC code): 2021 International Residential Code (IRC) with local amendments 2021 International Plumbing Code (IPC) as amended by the State of Colorado 2023 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 Please read the residential permit application submittal checklist for complete requirements. · Snow Live Load: Ground Snow Load 35 PSF. · Frost Depth: 30 inches. · Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 IECC residential chapter. INFORMATIONAL ITEMS: · For a fire-sprinkled building, 3ft setback required from property line or provide fire rated walls & openings per chap 3 of the IRC. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · For buildings using electric heat, heat pump equipment is required. · Attached single-family townhomes and duplexes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. This fire sprinkler system usually requires a ¾” or 1” water line and meter to meet all P2904 requirements. · New homes must provide electric vehicle ready wiring if garages are attached, see local amendment. · Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. · New IRC code amendment R320 requires dwellings with habitable space on the 1st floor must provide a visitable bathroom and path to such. · The roof must be provided with solar-ready zones at outlined in IRC appendix RB. · Energy code requires short hot water supply lines by showing plumbing compactness. · 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. 26 Stock Plans: When residential buildings will be built at least three times with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Response –Architect: This for rent townhome project will not have property lines and will fall under Multi-family R-2 occupancy under IBC codes. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 1. If development plans are required, they will need 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. 2. If submitting a Subdivision Plat is required for this property/project, the title/name may not begin with addresses in numeral form. Address numbers must be spelled out. Please contact our office with any questions. 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. 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 –Architect: Property will not be subdivided, Subdivision Plat not applicable.