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HomeMy WebLinkAboutVILLAS ON MAIN - FDP240006 - SUBMITTAL DOCUMENTS - ROUND 1 - Responses 1 Villas on Main Response To Conceptual Review Comments Concept Review Meeting was 5/5/2023 Project was called “Main and Lindenmeier” Responses: 4/11/2024 Re: Main and Lindenmeier Single Family Description of project: This is a request to develop a new residential subdivision at the NW corner of Main St and Lindenmeier Rd (parcel # 9701400032). The applicant is proposing to subdivide the existing 0.64 acre lot into four lots for single family detached dwellings. Access is taken from Main St to the south. The site is approximately 0.13 miles north of E Vine Dr. and approximately 0.17 miles west of N Lemay Ave. The property is within the Low Density Residential District (R-L) zone district and the project would be subject to Administrative (Type 1) Review. Please see the following summary of comments regarding Main and Lindenmeier Single Family. 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, Marissa Pomerleau via phone at (970) 416-8082 or via email at mpomerleau@fcgov.com. Response: Acknowledged. Comment Summary Development Review Coordinator Contact: Marissa Pomerleau, (970) 416-8082, mpomerleau@fcgov.com 1. INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Acknowledged. 2. INFORMATION: The proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer at a public hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 6 weeks prior to a hearing date to accommodate scheduling and notice requirements. For the hearing, we will formally notify surrounding property owners within 800 - 1,000 feet (excluding public right-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. 2 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. Response: Acknowledged. 3. INFORMATION: I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: Acknowledged. 4. INFORMATION: I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. Response: Acknowledged. 5. INFORMATION - FOR SUBMITTAL: As part of your submittal, you will respond to the comments provided in this letter. The final letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Response: Acknowledged. 6. INFORMATION - FOR SUBMITTAL: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms 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. 3 Response: Acknowledged. 7. INFORMATION - FOR SUBMITTAL: All plans must be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcart icles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Response: Acknowledged. 8. INFORMATION - FEES: The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. Response: Acknowledged. 9. INFORMATION - FEES: Payments can be made by check or credit card. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the west side of the building. Please mark it to my attention and reference the project it is associated with. If paying by credit card, I can process the payment over the phone with you. Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. Response: Two checks have been mailed to the Development Review center this week. One made out to the city of Fort Collins for $___ and one made out to Poudre Fire Authority for $____. 10. INFORMATION - FOR SUBMITTAL: Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a 4 completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Response: Email sent to you on 4/10/2024 11. INFORMATION: Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. Response: Acknowledged. 12. INFORMATION: Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Response: Acknowledged. Planning Services Contact: Arlo Schumann, 970-221-6599, aschumann@fcgov.com 1. FOR PDP: Lots shown meet the 6000sf minimum. Please include dimensions for the lot width. Min lot width is 60ft. Response: Done. Please see submittal. 2. FOR PDP: Site, Landscape, utility, grading, and drainage plans should be included in the plan set. Please summarize main project and site metrics. Response: Done. Please see submittal. 3. 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: Acknowledged. 5 4. 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: Acknowledged. 5. 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. Response: We don’t anticipate the need for any code modifications. Department: Engineering Development Review Contact: Tim Dinger, tdinger@fcgov.com 1. INFORMATION: Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due prior to issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php. Response: Acknowledged. 2. INFORMATION: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Response: Acknowledged. 3. INFORMATION: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. Response: Done. Please see submittal. 4. INFORMATION: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/urban-area-street-standards-2021 Response: Done. Please see submittal. 6 5. 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 Response: Done. Please see submittal. 6. INFORMATION: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Please see submittal for utility plans. Are you sure you’d need a development agreement for such a simple project? If so we will cooperate. 7. INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Acknowledged. 8. INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: Acknowledged. 9. 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: Acknowledged. 10. 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: See the submitted drainage report and grading and utility plan set. 11. INFORMATION: 7 Doors are not allowed to open out into the right-of-way. Response: Acknowledged. 12. 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: Acknowledged. 13. INFORMATION: In regard to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Response: Acknowledged. 14. SITE SPECIFIC: If there will be no detention provided within the current limits of the property, where do you plan to provide stormwater management? Will it be on each individual lot? There is no guarantee that the detention pond at the north can be used by these four potential lots. Response: See the submitted drainage report and grading and utility plan set. 15. SITE SPECIFIC: Since this project will be a PDP, you will need to provide full utility plans. We want to see how utilities will be brought onto this site. We are trying to avoid a situation where lots are created but their use/construction is unreasonable or unlikely. Response: See the submitted drainage report and grading and utility plan set. 16. SITE SPECIFIC: The north side of main street must be improved to meet LCUASS Standards for a residential local street. This includes dedicating any necessary ROW and utility easements, and constructing sidewalk, parkway, and curb and gutter per LCUASS Figure 7-9F. Response: Done. Please see submittal. 17. SITE SPECIFIC: 8 There will be some frontage improvements required along this property's frontage with Lindenmeier. Sidewalk will be required to connect to the sidewalk to the north around the detention pond. Some reimbursement to the City may be required for the frontage already constructed by the City. Contact the City's Transportation Capital Expansion Fee (TCEF) Program Manager Marc Virata (mvirata@fcgov.com) for more information on possible reimbursements. Response: Done. Please see submittal. Department: Historic Preservation Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com 1. INFORMATION – AREA OF ADJACENCY: This subdivision sits next to the Alta Vista neighborhood, which has been determined Eligible for designation as a Landmark District, primarily for association with Hispanic/Mexican-American history in Fort Collins from the 1920s-1970s. 7 contributing resources are within 200ft (734 Alta Vista, 738 Alta Vista, 742 Alta Vista, 748 Alta Vista, 749 Alta Vista, 803 Alta Vista, 805 N. Lindenmeier). A further 8 resources that are undetermined (awaiting updated research about the neighborhood’s more recent history). Response: Acknowledged. 2. INFORMATION – DESIGN COMPATIBILITY: (Revised 5-4-2023) For lot split, no Historic Preservation concerns. For future reference, since these would be single-family lots, the design compatibility requirements in LUC 3.4.7 would likely not apply (if your future permitting is limited to New Single Family Residence). If a development permit is needed based on how you structure the development, LUC 3.4.7 would apply, specifically design compatibility. Since the historic resources in the Area of Adjacency are either across Main Street or across the rear alley, elevations for the proposed single-family homes will need to meet the requirements of 3.4.7(E), Table 1, Column B. Preservation staff can help identify key typologies – these are generally a combination of low-slung frame and adobe dwellings with gable roofs. Response: Acknowledged. Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com 1. FOR INFORMAITON: Based on information within the Institute of Transportation Engineers- Trip Generation Manual, the development of 4 single family lots (5 peak hour, 52 daily trips) would not meet the threshold (20 peak hour trips or 200 daily trips,) required for a Transportation Impact Study within Chapter 4 of the Larimer County Urban Area Street Standards unless significant concern arises due to the expected traffic impacts. TIS waived- conditionally. Response: Acknowledged. 2. FOR INFORMAITION: Access locations/driveways will be reviewed upon submittal of a 9 formal project and may be affected by overall site plan, design, and adjacent frontage improvements that will be required with this project. Response: Done. Please see submittal. Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca, acrecca@fcgov.com 1. Based upon this project type, Basic Development Reviews (BDRs) w/ only lot line changes, alone does not trigger erosion control requirements. Please be aware that future projects or planned work may trigger erosion control requirements. Response: Acknowledged. Department: Stormwater Engineering – Floodplain Contact: Kevin Meyer, kmeyer@fcgov.com 2. INFORMATION ONLY: A portion of this property is currently located in the FEMA-regulated, 500-year Poudre River floodplain and must comply with the safety regulations of Chapter 10 of City Municipal Code. A FEMA Flood Risk map is attached. Response: Done. Please see submittal. 3. INFORMATION ONLY: New residential construction is allowed in the 500-yr floodplain. However, due to the known flood risk it is highly recommended that all structures and associated systems (HVAC, electrical, fire suppression, etc.) be elevated as much as possible. Response: Acknowledged. Department: Stormwater Engineering – Water Utilities Contact: Water Utilities, (970)224-6191, WaterUtilitiesEng@fcgov.com 4. 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 Response: Done. Please see submittal. 5. 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: Done. Please see submittal. 6. Stormwater outfall 10 To use the detention pond to the north as the outfall for the site, it would 1) require the permission of the Northfield Development and 2) show that there is negligible impact on the storage of the detention pond. Please reach out to Highland Development Services for more information on the detention pond. Response: Done. We have verbally worked out a tentative agreement with the Northfield Development to use their detention pond excess capacity for our project, and connect through their pond to achieve an outfall. Please see submittal. 7. Detention requirements Due to this site being in the Dry Creek Stormwater Basin, detention is required for the runoff volume difference between the 100-year existing conditions 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: Note that we are proposing to utilize the excess capacity of the existing pond to the north. 8. 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. 3. LID – single family subdivision with public streets: 50% 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 remaining 50% will need to be treated by standard water quality methods. 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: Please see drainage report in our submittal. 9. Imperviousness documentation 11 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: Please see drainage report in our submittal. 10. 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: Please see drainage report in our submittal. 11. 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-dev elopment Response: Acknowledged. 12. Fees The 2023 city wide Stormwater development fee (PIF) is $11,019/acre ($0.253/ sq. ft.) of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. In addition, there are NECCO fees associated with this project. This site is located in Sub basin 414 of the NECCO Master Plan. Fees associated with that basin are $10,170/acre. Response: Acknowledged. 13. Offsite Stormwater Flows The development will need to accept and pass any existing offsite flows. 12 Response: Done. Please see submittal. Department: Water-Wastewater Engineering Contact: Water Utilities, (970)224-6191, WaterUtilitiesEng@fcgov.com 1. Existing Water Infrastructure There is an existing 8-inch water main in Main St just to the south of the proposed subdivision, with no existing water services to the site. Response: We intend to tie into that water main. Please see submittal. 2. Existing Sewer Infrastructure There is an existing 24-inch sanitary sewer main in between the proposed subdivision and the existing detention pond with no existing sanitary sewer service to the site. Response: We intend to tie into that sewer main. Please see submittal. 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: Done. Please see submittal. 4. Water conservation <applies to all development in Fort Collins, including outside of FC Water District> 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: Acknowledged. 5. 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: Acknowledged. 6. One building per service Separate water and sewer services, connecting to the City main, will be required to service each building. Response: Acknowledged. 13 7. Utility Separations For your reference, minimum water and sewer service separations are: > 10-ft min. between water and sewer services. > 6-ft min. between trees and water or sewer services. > 4-ft min. between shrubs and water or sewer services. > 10-ft min. between storm-drain pipes and other utilities. > Service lines of the same type may be joint trenched with 3-ft of separation Other utilities, such as gas, electric, and communications will also have spacing requirements and will need space on the site. Last, please remember that there may be service lines on the adjacent properties for which clearances also need to be maintained. Response: Done. Please see submittal. Department: Electric Engineering Contact: Luke Unruh, 970-416-2724, lunruh@fcgov.com 1. L&P has facilities in the area; however, system modification fees will apply to route electric facilities to the proposed development. You’re welcome to reach out to me for an estimate. Response: Acknowledged. 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-develo pment-fees Response: Acknowledged. 3. Per Light and Power’s Electric Service Standards: 8.1.10. The builder is required to install the electric meter socket(s) on the same side as the electric service ‘stub’. 8.1.11. Builders are also encouraged to install the natural gas meter(s) on the opposite side of the house from the electric service. 8.1.12. The electric service trench must be a minimum of 3 feet from the natural gas service trench, and the electric and gas services shall not cross each other. Response: Acknowledged. 4. Light and Power would like to remind you that all of our facilities must have a ten foot clearance away from all water, wastewater, and storm sewer facilities. We also require a three-foot clearance away from all other utilities with the exception of communication lines. Response: Acknowledged. 14 5. We are experiencing material shortages and long lead times on certain materials and unfortunately this is an industry wide issue. We typically have stock of our transformers, and we work on a first come, first service basis with our inventory stock. I know that this may be a bit unsettling, but we will have to see what is available when this project gains City approval and progresses to construction. I will add that our Standards Engineering group is working hard to secure materials, including transformers, and orders have been placed with our manufactures to replenish inventory. Response: Acknowledged. 6. You may contact Luke Unruh with project engineering if you have questions. (970) 416-2724. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1 645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Response: Acknowledged. 7. The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact John Stark with Fort Collins Connexion at 970-207-7890 or jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements. Response: Acknowledged. 8. For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go renewable Response: Acknowledged. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com 1. 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 15 (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 will be provided with the comment letter for you to fill out. Response: There currently are no trees on the site. 2. FOR FINAL APPROVAL: Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. Response: See the landscape plan provided with this submittal. 3. INFORMATION ONLY: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-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: See the landscape plan provided with this submittal. 4. INFORMATION ONLY: The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on-site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php, contact Waste Reduction and Recycling Team at recycling@fcgov.com. 2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 3) Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 970-416-4251 or dsuckling@fcgov.com Response: Acknowledged. 16 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@fcgov.com) to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. Response: There currently are no trees on the site. 2. INFORMATION ONLY Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped Response: See the landscape plan provided with this submittal. 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 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. 17 (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. Response: Not Applicable. 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. Response: See the landscape plan provided with this submittal. 5. Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. Street Light/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. Driveway/Tree Separation: At least 8 feet from edges of driveways and alleys. Utility/Tree Separation: 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults 18 Response: See the landscape plan provided with this submittal. 6. Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. Response: See the landscape plan provided with this submittal. 7. Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). Response: See the landscape plan provided with this submittal. 8. Please adhere to the updated LUCASS standards and include proper parkway widths. 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. Main Street would be considered the access road and shall be dedicated as EAE if it is not a public street. Response: All portions of the site are within 150 feet of a public local street. 2. FIRE LANE SPECIFICATIONS If Main Street is considered a private drive, it must meet the following general requirements: -Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. -Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30 feet in height. Refer to Appendix D105 of the International Fire Code. -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end fire access roads used for aerial access shall be 30 feet in width -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. 19 -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: Main Street is considered a public local street. 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: These are lots only, for future single family residential homes. See the submittal for driveway locations. Exact front door locations won’t be determined until the time of building permit submittal. 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 buildings shall be placed at a height to be clearly visible from the street. 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: Acknowledged. 5. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing 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. The nearest existing hydrant is located at the Northwest corner of Main Street and Old 20 Lemay. Response: Yes the existing hydrant does satisfy this requirement. 6. 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-preventio n/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org Response: Acknowledged. Department: Building Code Review Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com 1. A permit is required for this project and construction shall comply with adopted codes as amended. Current adopted codes are: · 2021 International Residential Code (IRC) with local amendments · Colorado Plumbing Code (currently 2021 IPC) with local amendments · 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 · 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: · 5ft setback required from property line or provide fire rated walls & openings for non-fire sprinkled houses per chap 3 of the IRC. 3ft setback is required for fire sprinkled houses. · Fire separation of 10ft between dwellings is required. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · For buildings using electric heat, heat pump equipment is required. · A passing building air tightness (blower door) test is required for certificate of occupancy. 21 · 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. · 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. Response: Acknowledged. 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: See submitted plat. 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. Response: Ok, it is called “Villas on Main.” 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: See 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: See submittal.