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HomeMy WebLinkAboutBLOOM FILING SIX - PDP230017 - SUBMITTAL DOCUMENTS - ROUND 2 - Responses (2) 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/developmentreview January 19, 2024 RE: Bloom Filing Six, PDP230017, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Bloom Filing Six. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744 Topic: General Comment Number: 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. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Noted, thank you. Comment Number: 2 01/16/2024: SUBMITTAL: As part of your resubmittal, you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a 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 2 provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Noted, thank you. Comment Number: 3 01/16/2024: SUBMITTAL: 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-requiremen ts-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. Noted, thank you. Comment Number: 4 *AutoCad SHX Text on the Site Plan & the Landscape Plan 01/16/2024: SUBMITTAL: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, The default and these must be removed prior to submittal as they can cause issues with the PDF file. setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Noted, thank you. Comment Number: 5 01/16/2024: SUBMITTAL: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are preparing to resubmit your plans, please notify me with an expected submittal date with as much advanced notice as possible. Noted, thank you. Comment Number: 6 01/16/2024: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Noted, thank you. Comment Number: 7 01/16/2024: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Noted, thank you. Comment Number: 8 01/16/2024: NOTICE: 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. Noted, thank you. Comment Number: 9 01/16/2024: FOR HEARING: 3 All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 8 weeks prior to the hearing. Noted, thank you. Comment Number: 10 01/16/2024: FOR HEARING: This proposed project is processing as a Type 2 Development Plan. The decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For the hearing, we will formally notify surrounding property owners within 800 feet Noted, thank you. Department: Planning Services Contact: Kai Kleer kkleer@fcgov.com 970-416-4284 Topic: General Comment Number: 1 01/18/2024: FOR HEARING: Please see redlines and comments provided within the utility plan, landscape plan, architectural elevations, plat, and site plan. Most of the redlines on the site plan and landscape plan no longer apply do to the changes made to what is actually submitted. Comment Number: 2 01/18/2024: FOR HEARING: Add the following note to the site plan: " Lots One through Four, as shown on the Bloom Filing Six Project Development Plan, are designated as "Future Development" and eligible for any of the permitted uses as defined by District 4 of the Mulberry & Greenfields PUD. Subsequent development of each building will require City approval as a Minor or Major Amendment and site specific utility plans (prepared by a licensed engineer in the State of Colorado for the area surrounding each building). Said Amendment shall be considered in a separate but complete application including site plan, landscape plan, architectural elevations, lighting plan, drainage report, and any other plans or reports as may be required, individual pad development shall also include financial obligations such as application fees, erosion control deposits, and inspection fees. A Development Agreement between the City and the Parcel developer may be required on a per pad basis." "All building shall utilize a consistent architectural style, with different buildings, businesses or activities in the center distinguished by variations within the architectural style. Standardized architecture recognized as a prototype of a larger chain of establishments shall be customized as necessary to express a level of quality that enhances the distinctive character of the Mulberry & Greenfields PUD and the city as a whole." Let's also add specific uses to the site plan land use table. I suspect this could be even more narrow based on what you envision for development of the site. We would want to change the first note accordingly if the land use list was narrowed down. A Conceptual Site Plan has been provided in addition to the site plan to show possible uses for each lot. The above statements have been added to the conceptual site plan 4 Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 1 01/16/2024: FOR HEARING: Thank you for proposing 5-foot-wide sidewalk along the Mulberry Frontage Road. Along the proposed right turn lane, the sidewalk appears to be partially on private property. The entire sidewalk width needs to be within either public right-of-way or public access easement. Sidewalk and turn lane revised to keep sidewalk within proposed easement. Comment Number: 2 01/16/2024: FOR HEARING - REVISED: The ultimate design for the Mulberry Frontage Road needs to include bike facilities. The current design does not show bike facilities, so the design will need to be updated. City staff recognizes that there may be some discrepancies between the improvements envisioned by the Active Modes Plan, which calls for a separated ten-foot multi-use path, and the East Mulberry Plan versus the LCUASS collector cross-section in Figure 7-4F. We would like to work with you to determine the ideal design for this location. The frontage road in front of this development is designed to match the recently buildt road just east of this property including a bike lane Comment Number: 3 01/16/2024: FOR FINAL PLAN: Existing overhead utilities will need to be undergrounded along with this project. There appears to be an overhead electric line along the south property line. Please coordinate with the utility provider in order to underground this line. This will be shown on final plan Comment Number: 4 01/16/2024: FOR FINAL PLAN - REVISED: Since the Frontage Road right-of-way has not been annexed into Fort Collins yet, the public street improvements will need to be coordinated with Larimer County. Additional, because this is CDOT right-of-way, CDOT will need to be on board with the planned improvements. The City of Fort Collins routes external agencies during our development review process, but we recommend reaching out directly to these external agencies to ensure that they are on board with the planned improvements. I do not believe that a payment in lieu of construction would be an option for this project, so please plan to construct the improvements to the Frontage Road. Improvements are shown and adhere to LUCAS standards Comment Number: 5 01/16/2024: FOR FINAL PLAN: Please provide a complete street design for the private street with Final Plan. The design will not be required to meet LCUASS criteria, but we will need to have a record of the design in the Final Plans that the City Engineer will keep on file. Street layout updated. 5 Comment Number: 6 01/16/2024: FOR HEARING: Please provide additional survey information about Lake Canal. The plans should show the centerline of the ditch and the top of embankment. Ditch centerline and top of bank shown and labeled in plans. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 01/16/2024: FOR HEARING: The Transportation Impact Study has been received and is being reviewed. See subsequent comments. Noted Comment Number: 2 01/16/2024: FOR HEARING: In coordination with CDOT (Colorado Department of Transportation) the access from the frontage road to the highway will need to be closed with the development of this property given the anticipated trips that will be generated. The US 287-SH 14 Access Management Report calls for the closure of the median at Dawn Court and the elimination of movements to and from the highway. This will change the overall scope of the TIS with this access being closed. We will need to continue to coordinate with CDOT on this and any adjacent frontage improvements that they will require. Addressed in the revised TIS Comment Number: 3 01/16/2024: FOR HEARING: The Transportation Impact Study details an unacceptable lack of sidewalks and continuity to all bike and pedestrian destinations in this area. Further coordination will be needed to determine a mitigation strategy that will require some off site connectivity and improvements. The City preference would be a pedestrian bridge with connectivity to the north. Master Developer (Hartford) has reached agreement with the City of Fort Collins that there will not be pedestrian bridge / access to the property to the north. There will be pedestrian facilities within the site and along the site frontage. There are no pedestrian facilities on adjacent properties to connect to.There will be pedestrian facilities within the site and along the site frontage. There are no pedestrian facilities on adjacent properties to connect to. Comment Number: 4 01/16/2024: FOR HEARING: Additional conversations will be needed regarding the queuing analysis provided. While the study indicates this site will be able to accommodate the minimum standard, past experience with these two types of businesses has resulted in the stacking of vehicles from drive through lanes extending out onto City streets. A better understanding of how this will be mitigated if issues arise will likely be needed. Emergency access will need to be maintained for the remaining sites. Was queuing evaluated for the car wash at all? Queuing is addressed in the revised TIS. Adequate queuing is provided 6 Comment Number: 5 01/16/2024: FOR HEARING: In addition to the external coordination with CDOT, further conversations may be needed regarding the adjacent frontage improvements along the frontage road in order to determine what will be required to meet the recommendations outlined in the City's Active Modes Plan. It currently calls for a side path along the frontage road, which may require widened sidewalk to accommodate a multi use function. A bike lane is recommended/provided along the North Frontage Road. In the Active Modes Plan, a sidepath along the site frontage is shown as a “low priority/readiness project” to be implemented at an unknown future date. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Plat Comment Number: 1 01/16/2024: FOR HEARING: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the markups, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com Noted, thank you. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 01/04/2024: INFORMATION: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion . This project was evaluated based upon the submittal requirements of FCSCM. Based upon the provided materials we were able to determine a total disturbed area. This project is part of a larger common development The project contains slopes steeper than 3:1. Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required should be pulled before Construction Activities begin. Noted, thank you. Comment Number: 2 01/04/2024: FOR FINAL PLAN: Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other triggering criteria (sensitive area, steep slopes, or larger common development) that would require Erosion and Sediment Control Materials to be submitted. Please provide an erosion control plan for 'Final Plan or Approval Submittal'. 7 This project disturbs under 3 acres so only a sequence chart needs to be provided on the erosion control plans. Please ensure that the Erosion Control Plans provided include a sequence chart in accordance with (FCSCM Ch 2 Section 6.1.3.2) Based upon the supplied materials, site disturbs more than 1 acre or is part of a larger common development that requires Erosion and Sediment Control Report to be submitted. Please submit an Erosion Control Report to meet City Criteria (FCDCM Ch 2 Section 6.1.4) at time of Final Plan or Approval Submittal. Based upon the supplied materials, an Erosion Control Escrow Calculation will need to be provided. Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.5) at time of Final Plan or Approval Submittal. (This has been received but please include with subsequent rounds of review and incorporate into Erosion Control Report) Erosion Control Plan is provided, and the sequence chart and materials are included. Report will be submitted at time of Final Plan Approval. Escrow Calculation provided with resubmittal. Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 3 01/16/2024: FOR HEARING: The proposed detention ponds need to meet the City's "Detention Pond Landscape Standards". The pond grading with Filing 1 was an interim condition and not meant to be permanent. The regrading proposed for Filing 6 still does not meet these standards. The City suggests a meeting to go over the requirements. Pond grading has been varied along the perimeter to add more interest. Comment Number: 4 01/16/2024: FOR HEARING: The report mentions LID treatment for parts of the entry drive and sidewalks, however no LID is proposed with this Filing 6. Extended detention is "standard water quality" and does not qualify as LID treatment. The City would be OK with postponing the LID requirement for the entry drive and sidewalks proposed with Filing 6 and have these areas included with the future lot developments within Filing 6. Rain gardens have been added to provide LID for the developed property. Comment Number: 5 01/16/2024: FOR HEARING: LID treatment will be required for each Lot once it develops. Each lot will be required to treat 75% of the lot's impervious area with a LID mitigation device. Also, each lot will be required to treat there proportional share of the entry road and sidewalks built with Filing 6. Rain gardens have been added to provide LID for the developed site. Comment Number: 6 01/16/2024: FOR HEARING: Irrigation ditch permission to drain into their ditch is required for the outfall of this site. A "Letter of Intent" is required before a public hearing can be scheduled. Noted, thank you. A letter will be obtained from the ditch company. 8 Comment Number: 7 01/16/2024: FOR HEARING: A drainage easement is required for the limits of the detention pond and the outfall pipe. An outlot for the pond is proposed, that will be a drainage and utility eaesment. The outfall pipe will be within the ditch property, therefore the letter of intent or letter of approval from the ditch company will serve as permission to install the pipe. Comment Number: 8 01/19/2024: FOR HEARING: Additional clarification is needed on when the LID mitigation for the future lots will be designed and constructed. As the Utility Plans now show, this will be postponed until the individual lots are developed. This will create additional design and coordination in the future. Also, it may be challenging to direct the storm water to the detention pond with everyone designing their particular lot independently. The City recommends doing the full storm water design with this initial PDP Filing 6 development. Rain gardens have been added to provide LID for the developed property. Comment Number: 9 01/19/2024: FOR HEARING: The Site Plan shows full lot development on all four lots, but the Utility Plans do not include all this site design. These two different sets of Development Plans need to match and be consistent on the degree of development. Site Plan does not include conceptual uses therefore only show stubs to each lot. The conceptual site plan is only for reference of possible use and layout and utilities are not designed to accommodate the conceptual plans. Utilities will be designed at amended site plan application. Department: Light And Power Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772 Topic: General Comment Number: 1 01/16/2024: SITE SPECIFIC: Light and Power does not have existing electric facilities near the site. Light and Power is currently installing facilities for Bloom Filing 1 to the frontage road. We will need to extend electric from the frontage road to the site as part of this project. Electric facilities are to be installed in the parkway, in-between curb/gutter and sidewalk. Noted, thank you. Comment Number: 2 01/16/2024: FOR HEARING: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show proposed transformer locations for each lot on the Utility Plans. Transformers will be proposed with designs for each individual lot. 9 Comment Number: 3 01/16/2024: FOR HEARING: Meter locations will need to be coordinated with Light and Power. Please show proposed meter locations on each lot on the utility plan. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Meter locations will be proposed with designs for each individual lot. Comment Number: 4 01/16/2024: FOR HEARING: During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Electrical services, transformer, and pull box shown. Comment Number: 5 01/16/2024: INFORMATION: All utility easements and required permits (crossing agreements, flood plain, etc.) needed for the development will need to be obtained and paid for by the developer. Light and Power will need to bore the ditch to provide electric to the site Noted, thank you. Comment Number: 6 01/16/2024: FEES: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees Building site charges will apply for all electric installation interior to the site. Noted, thank you. Comment Number: 7 01/16/2024: FOR FINAL PLAN: A customer service information form (C-1 form) and preliminary one line diagrams for all commercial meters will need to be completed and submitted to Light & Power Engineering for review. A C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations Noted, thank you. Comment Number: 8 01/16/2024: INFORMATION: 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 Noted, thank you. Comment Number: 9 01/16/2024: INFORMATION: Please contact Tyler Siegmund with electric project engineering if you have any 10 questions at (970) 416-2772. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar ds.pdf?1645038437 Reference our policies, development charge processes, and use our fee estimator at: http://www.fcgov.com/utilities/business/builders-and-developers. Noted, thank you. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 Topic: General Comment Number: 1 01/16/2024: INFORMATION: The presence of natural features on the project site necessitates a process for the creation of a Natural Habitat Buffer Zone to protect that natural feature. For the public hearing, the project must demonstrate adequate space to satisfy buffering requirements and that any mitigation is feasible. For final approval, the details and specifics of restoration and/or mitigation must be created. For permitting phase, development agreement language will be created to memorialize the buffer and clarify requirements, and a security will need to be provided prior to the issuance of a Development Construction Permit that accounts for the installation and establishment of the Natural Habitat Buffer Zone. The Natural Habitat Buffer Zone is designated on the site plan and landscape plan. Detaial and specifics for restoration will be included with final plans. There are currently no plans to remove existing trees. Comment Number: 2 01/16/2024: FOR HEARING: The Natural Habitat Buffer Zone needs to be delineated and labeled on the site, grading, utility, photometric, and landscape plan. Line has been added to plan and legend Comment Number: 3 01/16/2024: FOR HEARING: Please add the following note on all sheets of the site, landscape and utility plans that show the Habitat Buffer: "The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone." This will help preserve the intention behind the buffer zones and the natural features into the future. Note has been added Comment Number: 4 01/16/2024: FOR HEARING: Please add a table to the site plan that includes the following: - amount of buffer area that would be required by a 50' buffer from the ditch or riparian forest dripline (whichever is greater) - amount of buffer area provided on these plans - minimum buffer distance - maximum buffer distance - average buffer distance Table added to landscape plan 11 Comment Number: 5 01/16/2024: FOR HEARING: The current interim stormwater detention basin design will need to be altered to reflect a more naturalistic design in order to meet NHBZ and Stormwater Engineering requirements. Pond grading has been varied along the perimeter to add more interest. Comment Number: 6 01/16/2024: FOR FINAL PLAN: A restoration plan based on adaptive management principles will be required that addresses weed management, seedbed preparation, seeding, and outlines the reference area-based success criteria, general timeline, and monitoring methods. An abbreviated version containing the key points of the plan will be required on the site/landscape plan. Plan will be inclusive of final plan Comment Number: 7 01/16/2024: FOR HEARING: Please indicate on the landscape plan where pollinator resources will be located to satisfy the Bloom Pollinator Master Plan. For final development plan phase - particular species can be determined at that point, and the two Pollinator Master Plan from Bloom Filing 1 must be included. Areas have been indicated by hatch on the landscape plan and separate pollinator plan list has been included Comment Number: 8 01/16/2024: FOR HEARING: Please provide a photometric plan and other necessary documents needed to illustrate that there is no light spillage into the delineated NHBZ. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off-site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. Please update the lighting fixtures and photometric plan to remove this light spillage. Photometric plan has been added to the set. Only three streetlights are proposed at this time and are far reaching of Natural Habitat Zone Comment Number: 9 01/16/2024: FOR FINAL PLAN: Several seed mixes will be needed for this site. All seed mixes should be tailored to the site’s edaphic conditions, anticipated moisture level, desired aesthetics, ecological goals, and expected level of traffic. Seed mixes used in Natural Habitat Buffer Zones (NHBZs) are required to be composed entirely of species native to Fort Collins. Contact the Environmental Planner to discuss appropriate seed mix(es) and rate(s). Noted, thank you. Comment Number: 10 01/16/2024: FOR FINAL PLAN: Please ensure that all tree and shrub species depicted within the NHBZ are native. Only trees are proposed with this plan and are of native species Comment Number: 11 01/16/2024: FOR FINAL PLAN:: Please include the following standard Native Seed Mix Notes: 12 NATIVE SEED MIX NOTES 1.THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER THROUGH EARLY MAY. 2.PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGH LOOSENING AND ADDITION OF AMENDMENTS THAT PROMOTE WATER ABSORPTION AND RELEASE, THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS. 3.IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER. 4.APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED). 5.DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES. 6.PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS ARE PROPERLY MANAGED BEFORE, DURING AND AFTER SEEDING ACTIVITIES. 7.AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS. PLASTIC-BASED EROSION CONTROL MATERIALS (I.E., PLASTIC-WELDED BLANKETS) SHALL NOT BE USED WITHOUT EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT ISSUES. 8.WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED UNTIL SEED IS GERMINATED THEN WEEN THE SEED FROM IRRIGATION. IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL ENSURE 100% HEAD-TO-HEAD COVERAGE OVER ALL SEEDED AREAS. ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION PLAN SHALL BE FOLLOWED. 9.CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. 10.THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT MOW DURING HOT, DRY PERIODS. DO NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. 11.NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT VEGETATIVE COVER IS REACHED WITH LESS THAN TEN PERCENT OF COVER CONSISTING OF NOXIOUS WEEDS, NO BARE SPOTS LARGER THAN ONE FOOT SQUARE, AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES AND EROSION CONTROL. 12.THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE AND GROWTH AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE 13 SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE REQUIREMENTS FOR CLOSEOUT. These notes will be added to landscape plan for final submittal Comment Number: 12 01/16/2024: FOR FINAL PLAN: Please include a water budget chart and hydrozone diagram with the next submittal that identifies all hydrozones and total annual water use on the site, per LUC section 3.2.1(E)(3). Total annual water use should not exceed 15 gallons/square foot over the site, including all hydrozones used on the landscape plan. Limited amount of water is needed for this landscape plan. A water budget chart has been added to the landscape plan Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 1 01/12/2024: FOR HEARING: There is a location on site (indicated on the redlines) where the parkway is less than the required LCUASS Standard (8-ft width). Please widen the parkway in this area to provide adequate room for the street trees to grow. We understand that this may be a private street but this will still be a maintenance problem. There is limited space for development on this site so the private drive maintains a 5’ teree lawn as opposed to the requested 8’. Ornamental trees have been proposed to help with the lack of adequate room for shade trees Comment Number: 2 01/12/2024: FOR HEARING: 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. Streetlight/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 Utilities have been added and separations have been maintained Comment Number: 3 01/12/2024: FOR HEARING: 14 Please do not include the following species because they have shown not to be reliable in the Colorado Front Range. •Acer x Freemannii 'Autumn Blaze' - Poor soil tolerance •Quercus robur - Has been impacted by gambel oak borer The following trees have been overplanted and should only be used in less than 3% of total plantings. •Quercus macrocarpa •Gleditsia triacanthos •Pyrus calleryanna The following species listed on the planting plan should be reserved for protected sites and they have shown hardiness issues in Fort Collins. •Cercis canadensis •Aesculus hippocastanum please clarify if Acer ginnala - Amur maple or Acer glabrum - Rocky mountain maple is intended for use on the plan. Acer glabrum would not be considered a tree as it is usually only a multistem shrub. These species have been removed from plan. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 01/16/2024: INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | 970.416.8077 Noted, thank you. Comment Number: 2 01/16/2024: FOR HEARING: Please add public access easement for trail along the east side. The trail along the east side of the site is no longer required. Comment Number: 3 01/16/2024: FOR HEARING: Please continue to coordinate with Planning, Traffic, Transportation Planning and Park Planning regarding trail connection across the ditch. As stated in previous comment: Master Developer (Hartford) has reached agreement with the City of Fort Collins that there will not be pedestrian bridge / access to the property to the north. There will be pedestrian facilities within the site and along the site frontage. There are no pedestrian facilities on adjacent properties to connect to.There will be pedestrian facilities within the site and along the site frontage. There are no pedestrian facilities on adjacent properties to connect to. Department: Water Conservation Contact: Eric Olson eolson@fcgov.com 970-221-6704 Topic: General Comment Number: 1 01/08/2024: FOR FINAL PLAN: Preliminary Irrigation Plans are required with your Final Plan submittal. Full 15 Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Irrigation plans will be provide for final Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 01/16/2024: FOR HEARING: 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. 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. Any of the private roads to be used for emergency access will need to be dedicated as EAE on the Plat. This access will also need to meet all fire lane requirements found below. Access easement added. Comment Number: 2 01/16/2024: FOR HEARING: FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: -Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. -Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30 feet in height. Refer to Appendix D105 of the International Fire Code. -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end fire access roads used for aerial access shall be 30 feet in width -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. -Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. -Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. -Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. 16 The corners and roundabout proposed are assumed to be fire apparatus access. They do not meet the minimum turning radius requirements. A note shall be added to the civil plans indicating all areas dedicated as EAE are capable of supporting 80,000 pounds. Please indicate how dead end fire apparatus is provided turnaround. Any drive through stacking will need to allow of the unobstructed width required for fire apparatus. Please refer to the updated roadway as part of this resubmittal. Comment Number: 3 01/16/2024: FOR FINAL PLAN: ACCESS TO BUILDING OPENINGS – IFC 504.1 An approved access walkway leading from fire apparatus access roads to the main egress doors of the buildings shall be provided on this site. The walkway shall be capable of providing access for emergency personnel and equipment. Please provide details on site plan for the access walkway. An access walkway is missing from the fast food building. A conceptual plan has been provided with this submitle with a note that individual lots will provided an amended plan for review and development. Comment Number: 4 01/16/2024: FOR FINAL PLAN: WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing Fire Flow according to IFC B105.2 is required within 300 feet of any commercial building as measured along an approved path of vehicle travel. Infill hydrants are required every 1,000 feet along streets for transportation hazards. For arterial streets with medians, the spacing for infill hydrants shall be 500 feet alternating on each side. The proposed hydrant is within the distance to the structures but you need to verify adequate flow is possible for 1 hydrant. A hydrant will be required along Mulberry for Infill as well. Fire hydrant is included that meets this criteria. Comment Number: 5 01/16/2024: FOR FINAL PLAN: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section 505.1.1 amendment Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. 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 17 street name on each side that fronts the fire lane. Please add generic address to building elevations and update note 17 on the site plan to show 8-inch numerals. Additional wayfinding signage may be required at the entrance. This will be provided during the amended site plan process. Comment Number: 6 01/16/2024: FOR HEARING: FIRE DEPARTMENT HOSE CONNECTION - IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC will be reviewed at construction and the sprinkler system permit. An underground fire line permit is required by the Poudre Fire Authority. As per Colorado state law (8 CRR 1507-11), individuals or companies installing underground supply lines from public water supplies to fire sprinkler system risers, standpipes, and other fire protection systems must be registered with the State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit applications should include a current business name and registration number. As per DFPC records, currently registered individuals and companies can be found here: https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Registrations.pdf Additional information regarding requirements of Colorado state law can be found here: https://dfpc.colorado.gov/fire-suppression-system-contractors No fire line is shown on the utility plans. Buildings over 5,000 sq ft will require a fire sprinkler system. Noted, thank you. Individual users/lot owners will be responsible for fire lines to those particular lots.