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HomeMy WebLinkAboutUNION PARK - FDP240004 - SUBMITTAL DOCUMENTS - ROUND 2 - Responses (4)Page 1 of 22 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 RESPONSES: Union Park, FDP240004, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Union Park. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Todd Sullivan via email at tsullivan@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695 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! Comment Number: 2 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 provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Comment Number: 3 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?1703783275 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. Page 2 of 22 Comment Number: 4 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, 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/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Comment Number: 5 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. Comment Number: 6 INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Comment Number: 7 INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Comment Number: 8 FOR FINAL APPROVAL: All "For Final Approval / For Approval" comments need to be addressed and resolved prior to moving forward with the final documents and recording of this project. I will provide a recording checklist and process information when we are closer to this step. Comment Number: 9 INFORMATION: LUC 2.211 Lapse, Term of Vested Right: Within a maximum of three (3) years following the approval of a final plan or other site-specific development plan, the applicant must undertake, install and complete all engineering improvements (water, sewer, streets, curb, gutter, streetlights, fire hydrants and storm drainage) in accordance with city codes, rules and regulations. The period of time shall constitute the "term of the vested property right." Failure to undertake and complete such engineering improvements within the term of the vested property right shall cause a forfeiture of the vested property right and shall require resubmission of all materials and reapproval of the same to be processed as required by this Code. All dedications as contained on the final plat shall remain valid unless vacated in accordance with law. Response: Thank you Todd Page 3 of 22 Department: Planning Services Contact: Ryan Mounce rmounce@fcgov.com 970-224-6186 Topic: General Comment Number: 1 05/03/2024: FOR APPROVAL: Please review redlines for several recommended changes to the site plan, including centralizing all of the approved modifications and commitments for the project. Response: Updated as suggested Comment Number: 2 05/03/2024: FOR APPROVAL: The landscaping plan indicates a large reduction in trees, especially in front of the larger multifamily buildings and in parking lot islands. These trees were providing compliance with interior parking lot and tree stocking standards and will need to be revisited or alternative designs are needed. Response: Light poles have been relocated, which has allowed for placement of trees in parking lot islands. We have also added columnar trees along the larger multi-family buildings due to limited space. See several redlines on the landscape plan identifying locations on the southern property boundary where shrubs or trees are needed to meet parking lot screening standards in conjunction with the new rows of parking. Response: Trees and shrubs have been added to provide screening for southern parking lots. Comment Number: 3 05/03/2024: FOR APPROVAL: The landscape plan shows new/replacement landscaping on the Front Range Village site. Has there been more communication and formal documentation from FRV agreeing to these changes, or is there a plan for you or FRV to submit a minor amendment? Response: We will not be placing any new trees on the Front Range Village site. A note clarifying off-site landscaping and any roles/responsibilities should be added to the landscape plan. Response: We will not be placing any new trees on the Front Range Village site A call-out note regarding the off-site landscaping would be helpful on the landscape plan. Response: We will not be placing any new trees on the Front Range Village site. Comment Number: 4 05/03/2024: FOR APPROVAL: Addressing comments from hearing, please provide a 'typical' SFA lot exhibit that identifies the front yard space with fencing and general location/screening for utility equipment. Response: This exhibit will be added to the landscape plan. Page 4 of 22 Comment Number: 5 05/06/2024: FOR APPROVAL: Sheet SP11 includes a fence detail. Can you please annotate or clarify if this is the fencing to be used for the front yards of the SFA lots. Response: Fence Types are provided on Sheet SP 12 Comment Number: 6 05/06/2024: INFORMATION: Repeat comment from PDP rounds on the vesting period (3 years + possibility of two one-year extensions) that all infrastructure must be in place in order for the full build out of the project over multiple phases to occur. If your construction timeline has changed at all we need to revisit a phasing plan for the proposal. Response: Understood Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources, or resources that are at least 50 years old and would require evaluation, on the development site or within 200 feet of the development site. Response: Thank you Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 1 05/06/2024: FOR FINAL APPROVAL - REVISED: Is Tract O overlapping with the roadway or sidewalk for Union Park Avenue? If so, then Tract O, or the overlapping portion of Tract O, will need to be a public access easement, not a private access easement. All sidewalks along Corbett Drive, Union Park Ave, Sentry Lane, the northern portion of Junction Drive, and the east side of Infantry Terrace Drive should be in public access easement, since these streets serve as connections along the more public facing portions of the development. Ideally, all sidewalks through the development would be in public access easement. Please see my corresponding redlines on the utility plan and the plat. Response: Public Access Easements are dedicated along Corbett Dr, Union Park Ave, and Junction Drive to accommodate the adjacent sidewalks. The remaining tracts are dedicated as private access easements to accommodate residents, owners, and patrons. Page 5 of 22 Comment Number: 2 05/06/2024: FOR FINAL APPROVAL: Please label all pedestrian ramp slopes to show that the slopes comply with ADA standards. See my redlines on the utility plans for more information. Response: Ramps are corrected and labeled. Comment Number: 3 05/06/2024: FOR FINAL APPROVAL: The DA information sheet lists four owner entities for this property, but the plat only shows a signature block for one of these owner entities. Please clarify who will be the owners at the time of final approval of the FDP. The owners listed on the plat will need to match the owners listed in the DA. See my corresponding redline on the plat. Response: The plat signers have been updated. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 05/06/2024: FOR FINAL RECORDING: Thank you for providing the final compliance statement. In addition, the signed and stamped copies of the final Transportation Impact Studies and associated addendums will be required for final recording. Please resubmit all finalized TIS documents for next round to be recorded in the final project documentation. Response: Thank you. Submitted this next round Comment Number: 2 05/06/2024: FOR FINAL APPROVAL: All private street within the development will need to be signed with the Privately Maintained street name signs. Details provided on the Horizontal Control page of the Utility Plans. Each intersection should include the associated Street Name signs. Response: Private drive signage included in HC plan Comment Number: 3 05/06/2024: INFORMATION: All existing signs and pavement markings removed during construction or utility connections are the sole responsibility of the developer to replace even if not full depicted on these plans. Response: Acknowledged Page 6 of 22 Comment Number: 4 05/06/2024: FOR FINAL APPROVAL: The pavement markings/stencils depicted on the plans for internal roadway should be detailed in the legend for the appropriate size and color. Stencils will need to be detailed on the Ziegler plans. Response: Notes added directing to CoFC & MUTCD standards. Locations of stencils have been adjusted and stencil dimensions added. Comment Number: 5 05/06/2024: FOR FINAL APPROVAL: End of roadway object markers (OM4-3) will be needed where "Junction Drive" ends at the north property line. The sidewalks that end there will need Type III barricades to be ADA compliant. Response: Added. Comment Number: 6 05/06/2024: FOR FINAL APPROVAL: Page 7 Horizontal Control Plan details an ADA spot on the south side of Fort Sumter Way on the east end that does not have an ADA ramp. Response: HC stall location adjustment to be adjacent to ramp. Comment Number: 7 05/06/2024: FOR FINAL APPROVAL: It looks like additional Fire Lane signs are needed. PFA may have similar comments. See redlines. On Infantry Terrace Drive and Locomotive Drive I would remove parking on one side as a fire lane with this only 30 feet wide. The 20 foot Emergency Access will be impeded if you allow parking on both sides as there would only be 5 feet, which will not fit most vehicles. Response: Fire lane signage updated and EAE adjusted to be on one side of the road, allowing parking on the opposite side of the street while maintaining 20’ EAE Comment Number: 8 05/06/2024: FOR FINAL APPROVAL: The pedestrian ramp at Locomotive Way and Golden Grove just dumps into the street with no receiving ramp on the north side. Should this be an east/west ramp? The east west ramps between Tract B and D on Junction and Locomotive will be a concern if parking is allowed as these could be blocked by parked vehicles. Response: walk updated to be access to unit only and ramp removed. Comment Number: 9 05/06/2024: FOR FINAL APPROVAL: Trees should not be planted within 50 feet on the approach to a stop signs. It looks like there are a few that will encroach into this area. Please adjust so stop signs remain visible to the motoring public. Response: Trees within 50 feet of stop sign have been removed. Page 7 of 22 Comment Number: 10 05/07/2024: DEVELOPMENT AGREEMENT: A cost estimate has been provided for the eventual pedestrian signal at Ziegler and Paddington. The 25 percent proportional share will need to be detailed in the DA language as agreed to previously. Response: Understood Department: Erosion Control Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Erosion Control Comment Number: 1 05/02/2024: FOR APPROVAL: Please provide a Erosion Control Plans that are at a viewable scale for review and construction purposes. Response: Linework and presentation has been updated to make more legible. We believe that the scale is reasonable. Comment Number: 3 05/02/2024: FOR APPROVAL: This project disturbs 5 or more acres so erosion control phasing materials will need to be provided in the erosion control plans, reports and escrow. Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCSCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5) Response: Previously and also included in this submittal. Comment Number: 4 05/02/2024: FOR APPROVAL: The erosion control escrow calculations did not account for the cost of seeding and mulching. Please revise. Response: The escrow is updated to include the cost of seeding and mulching. Comment Number: 5 05/02/2024: FOR APPROVAL: Will the site be constructed in phases? If so, please prove phasing for the Erosion Control Plans and escrows. Response: Phased escrow is included in report. The sequence of phasing is generally known but may be taken down in multiple phases at a time and is to be determined. The phased escrow accounts perimeter controls, a VTC and CWA, and inlet protections (per EC plan) for each phase. Page 8 of 22 Comment Number: 6 05/02/2024: FOR APPROVAL: Please address all redlines provided on the Erosion Control Plans. Response: HDS Topic: Fees Comment Number: 2 05/02/2024: INFORMATION: The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active. Based on the proposed site construction associated with this project we are assuming 47 lots, 32.78 acres of disturbance, 5 years from demo through build out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $6,489.24. Response: Understood The Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the plans we identified 4 extended detention basins and 3 number of underground treatments systems which results in an estimate of the Stormwater LID/WQ Inspection fee of $2,245.00. Response: Understood Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. Response: Acknowledged The fee will need to be paid prior to the issuance of a building permit. Response: Understood Topic: Landscape Plans Comment Number: 7 05/02/2024: FOR APPROVAL: Please use the City's Detention Pond Seed Mix in detention pond areas. I included a copy of the mix for so that it is easier to find. Response: Detention Pond Seed Mix has been updated. Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Page 9 of 22 Topic: General Comment Number: 8 05/08/2024: FOR FINAL APPROVAL: Please submit an electronic version of the SWMM model for review after it has been revised. Response: We will send model directly to you. Comment Number: 9 05/10/2024: FOR FINAL APPROVAL: Please label all storm sewer on the ST-sewer profiles as public or private. I believe all storm sewers are private, so just a note on the Storm Sewer Plan & Profile sheets should suffice. Response: Note added Comment Number: 10 05/10/2024: FOR FINAL APPROVAL: Please provide a more detailed drainage phasing plan that outlines start/stopping points for the drainage infrastructure and if any interim conditions are necessary. Response: In general, the main trunk line will be constructed with Phase A with stubs provided to the subsequent phases Comment Number: 11 05/10/2024: FOR FINAL APPROVAL: Please make sure all spot elevations are included on the grading plan and add contours. On Fort Sumter Way, a couple HPs are missing for the drainage pan. Also, please label as HP. Response: Grading plans have been updated. Comment Number: 12 05/10/2024: FOR FINAL APPROVAL: The 24-inch outlet pipe for the detention system crosses many dry utilities and is very close to the existing 24-inch storm line. Potholing needs to take place to ensure the feasibility of this connection. Also, discussion on best tie-in point due to multiple storm manholes in the area is needed. Response: Potholes have been completed and elevations shown on existing conditions sheet. In general, the pipe size and alignment are the same as the existing. The existing manhole and pipe are being removed to maintain the manhole outside of the proposed curb and gutter. Comment Number: 13 05/10/2024: FOR FINAL APPROVAL: The storm sewers which cross a lower storm sewer have minimal vertical separation distances. Discussion needs to take place on what backfill technique should be proposed for these conditions. Flowfill may be the best option in these locations. Page 10 of 22 Response: SD-15 is noted to need flowable backfill due to the congestion of pipes/structures, and areas with limited pipe separations. Comment Number: 14 05/10/2024: FOR FINAL APPROVAL: On Sheet 3.14, inlet-07 also has a direct pipe connection to the major spine. Is this needed? The flows will go through the Stormtech system and any flows greater than the WQ storm will overtop at the other outlet. Removing this pipe will also eliminate a watermain lowering. Please revise. Response: That area has been reconfigured. Comment Number: 15 05/10/2024: FOR FINAL APPROVAL: The raising of outlet pipes to achieve the water quality volume in the Stormtech chambers is acceptable, however it does require the construction of these pipes to be very precise. If the pipes are not placed at the proper elevation, than a WQ weir may still have to be placed after final inspection. Response: Acknowledged and note added Department: Water-Wastewater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 1 05/08/2024: FOR FINAL APPROVAL: The sanitary sewer main heading south to serve Tract N & Block 29 needs to be a service since it is serving just one (1) building. Response: updated to be a service line Comment Number: 2 05/08/2024: FOR FINAL APPROVAL: The utility layout along Union Park Avenue where the 48 x 76 HERCP storm sewer is proposed is having separation issues with the water & sewer lines. On pipes this large, the requirement is 10 feet from the edge of the storm sewer to water and sewer mains. Response: Separations have been coordinated. Comment Number: 3 05/08/2024: FOR FINAL APPROVAL: For Blocks 27 & 28, it appears there may be the possibility of reducing some water main. Block 27could be served for water from the west and Block 28 could be served by a combo water service. Lets discuss this more in a separate meeting. Response: Due to the length of dead end line to service all 6 lots, it is still proposed to loop the water main. Page 11 of 22 Comment Number: 4 05/08/2024: FOR FINAL APPROVAL: Also at Block 28 and Lot MU2 at Block 26, these two buildings can be served by either a combo sewer service or a longer single sewer service. Response: A sewer main is still proposed within Citadel PL and will service Blocks 26 and 28. A shared service is proposed to service Block 28, eliminating that section of main. Comment Number: 5 05/09/2024: FOR FINAL APPROVAL: Please replace the 90 degree bend at the west end of Union Park Avenue with two (2) 45 degree bends. Response: Updated accordingly Comment Number: 6 05/09/2024: FOR FINAL APPROVAL: The spacing requirement from a hydrant to a meter vault/pit is 10 feet. Please revise. One example is the domestic water service at Bldg. A7. Response: separation corrected Comment Number: 7 05/09/2024: FOR FINAL APPROVAL: Please revise the 90 degree bend just west of Bldg. A7 with two (2) 45 degree bends if possible. Please check if this is feasible while still maintaining at least 5 ft. from each bend to the hydrant tee and the sewer crossing. Response: unable to introduce 45° due to vicinity of other fittings Comment Number: 8 05/09/2024: FOR FINAL APPROVAL: The City suggests a meeting the week of May 13th to discuss the water utility comments. Response: Meeting occurred. Thank you! Comment Number: 9 05/09/2024: FOR FINAL APPROVAL: Please revise Tract E & Block 25 sanitary sewer configuration with removing the main proposed and replacing it with a main heading east from SSMH-17. This will reduce the number of manholes. Response: This area was reconfigured. Please review proposed layout. Comment Number: 10 05/09/2024: FOR FINAL APPROVAL: Please label water services on the utility plan. Response: A general note has been added for water services Page 12 of 22 Comment Number: 11 05/09/2024: FOR FINAL APPROVAL: The northern half of the project has separation issues with water/sewer services and the dry utilities. The proposed dual service configuration will not allow for proper spacing with curb stops and gas/electric. One combo service for each building is recommended and may be the only feasible option with the layout as shown. Response: Please see revised layout Comment Number: 12 05/09/2024: FOR FINAL APPROVAL: Also, in relation to comment 11, there is not enough spacing between water services. Five (5) feet of separation is the standard between each tap whether it be fire or domestic. Combo services will help resolve this issue. Response: fire services have been condensed and relieved majority of the separation issues. Comment Number: 13 05/09/2024: FOR FINAL APPROVAL: Please provide 30 inches from any hydrant to the back of curb. Response: Center of hydrants are placed 36” from back of curb. Comment Number: 14 05/09/2024: FOR FINAL APPROVAL: Once water distribution layout is finalized, the City will review water valve placement. Response: Ready for your review Comment Number: 15 05/09/2024: FOR FINAL APPROVAL: A separate utility phasing plan is needed to document exact locations of phase start/stop and if any temporary infrastructure is needed. Response: additional phasing detail is still needed. Comment Number: 16 05/10/2024: FOR FINAL APPROVAL: Separate irrigation services are required for all landscaping. Please show and label all irrigation services on the utility plan. Response: irrigation meters are now shown. Page 13 of 22 Comment Number: 17 05/10/2024: FOR FINAL APPROVAL: The City wants to discuss any possibilities of reducing the amount of watermain lowerings. Response: discussed during our meeting in may and reflected on plans Comment Number: 18 05/10/2024: FOR FINAL APPROVAL: The watermain lowering at the east end of the site under the 48 x 76 HERCP storm sewer will require additional requirements that will be determined per Water Field Operations. Response: Please reference the updated layout and provided additional requirements. Department: Light And Power Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306 Topic: General Comment Number: 1 05/07/2024: FOR APPROVAL: The overall electric layout looks good and looks like it will work with the overall phasing plan. Also, thank you for providing the One-Line Diagrams and C-1 Forms. I would like to setup an offline meeting to go over each building and ensure I am matching them with the right C-1 Form to finalize the design. Response: Thank you. Updated One Line and C-1 documents have been submitted as part of this next round Comment Number: 2 05/07/2024: FOR INFORMATION: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the DCP Meeting. Response: HDS please coordinate and provide the CAD files. TBG will send over landscape file when ready Comment Number: 3 05/07/2024: FOR INFORMATION: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees Page 14 of 22 Response: Understood Comment Number: 4 05/07/2024: FOR INFORMATION: Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Response: Understood Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 Topic: General Comment Number: 1 05/06/2024: FOR FINAL APPROVAL: Crested wheatgrass is not permitted to be seeded; the Non-Irrigated Detention Basin Mix will need to be revised. Response: Detention Basin Mix has been updated. Comment Number: 2 05/06/2024: FOR FINAL APPROVAL: To clarify - will temporary irrigation be used for establishment of the Upland and Detention Basin mixes? Response: Temporary irrigation note added in Native Seed Mix Notes. Comment Number: 3 05/06/2024: FOR FINAL APPROVAL: Please provide the details of the buffalograss that will be used - variety/cultivar, seeding rate if seeded, plugs? Note that it's irrigation needs are different than other turf grasses in order to capitalize on the water conservation benefits. Response: Buffalograss notes will be added to landscape cover sheet. Comment Number: 4 05/06/2024: INFORMATION ONLY: The City's preference would be to have more native species and fewer introduced species in the 'Rocky Mountain Wildflower Mix' included in the Detention Basin mix. Response: Detention Basin Mix has been updated. Page 15 of 22 Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 2 05/07/2024: FOR APPROVAL There are approximately 150 fewer trees proposed on this round then the last round of PDP. There are locations where trees were removed that can still accommodate them. Please look closely at the LP and add as many trees back as possible including in the detention areas (see Forestry redlines). Response: Trees were added in detention areas. Columnar trees were also added next to the large multi- family buildings. Will add as many trees as possible without coming into conflict with utilities. Comment Number: 3 05/07/2024: FOR APPROVAL Please adjust the tree locations to the appropriate distance from stop signs. Response: Trees within 50 feet of stop sign have been removed. Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 1 05/03/2024: FOR INFORMATION It appears that there may be utility conflicts with the trees along Ziegler. Please review the current utility layout and confirm that tree utility separations are compliant with city standards. Response: These trees that are in conflict with utilities have been removed. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 05/07/2024: INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077 Response: Thank you Missy Comment Number: 2 Page 16 of 22 05/07/2024: FOR FINAL APPROVAL: Please add PUBLIC access to Tract A's description in order to provide public access through the development to English Ranch park, located just to the northwest. Response: Public access is added to tract description. Comment Number: 3 05/07/2024: FOR FINAL APPROVAL: Please add to the General Landscape Notes: The Developer, or its successor(s) in interest, shall be responsible for the ongoing irrigation and maintenance of the landscaping located within the public right-of-way along the portion of Ziegler Road that abuts the Property as shown on the Final Development Plan Documents. This obligation may be assigned to a homeowner’s association duly constituted pursuant to Colorado state law, however, should such homeowner’s association be dissolved, the obligation shall become that of the Developer or its successor(s) in interest. Response: Note added. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 05/07/2024: OBSTRUCTION OF FIRE APPARATUS ACCESS ROADS - IFC503.4 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. It appears there is a possibility of street parking on the 30 foot streets. At least 1 side of the street will require fire lane signage in order to prevent obstruction of the EAE. Response: EAEs have been adjusted to be on one side of the street, allowing parking along the opposite side of the street. Comment Number: 2 05/07/2024: FIRE LANE SIGNS The limits of the fire lane shall be fully defined and fire lane sign locations should be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided below. Response: Please review updated sign locations. - IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 Page 17 of 22 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. Response: Included. - IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as specified in Section D103.6 shall be posted on both sides of fire apparatus access roads that are 20 to 26 feet wide. Response: Please review updated sign locations. - IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as specified in Section D103.6 shall be posted on one side of fire apparatus access roads more than 26 feet wide and less than 32 feet wide. Please add additional fire lane signage according to the placement requirements. Response: Please review updated sign locations. Comment Number: 3 05/07/2024: FIRE LANE LOADING - IFC Appendix D102.1 amendment Fire lanes shall be designed as a flat, hard, all-weather driving surface capable of supporting 80,000 pounds. Private drives used for fire lanes shall provide information confirming the design can handle fire truck loading. A note shall be added to the civil plans indicating all areas dedicated as EAE are capable of supporting 80,000 pounds. Please add a note to the civil plans indicating the loading within the EAE. Response: Note added Comment Number: 4 05/07/2024: 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 Page 18 of 22 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: Understood. Address numbers have been labeled to be 8” on building elevations. The note on the site plan indicates 6 inch numerals. This will need to be corrected to 8 inch. Response: Address numbers have been labeled to be 8” on building elevations. Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 04/30/2024: Multi-family Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code (currently on the 2021 IPC) 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 New 2024 building codes will be adopted in 2025. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Live Load: Ground Snow Load 35 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): • 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: • Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter. • Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter. Response: Understood INFORMATIONAL ITEMS: • Electric vehicle charging parking spaces are required per local IBC amendment 3604, which requires 70% of parking spaces provide 3 types of EV charging. . Response: Understood and included Page 19 of 22 • This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. . Response: Understood • R-2 occupancies must provide 10ft to 30ft of fire separation distance (setback) from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. . Response: Understood • All multi-famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. . Response: Understood • Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. . Response: Understood • If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. . Response: Understood • A City licensed commercial general contractor is required to construct any new multi-family structure. . Response: Understood • Energy code requires short hot water supply lines by showing plumbing compactness. . Response: Understood • 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. . Response: Understood, this project is not within a metro district. Stock Plans: When the exact same residential building will be built more then once 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. . Page 20 of 22 Response: Understood Comment Number: 2 04/30/2024: 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): . Response: Understood 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 . Response: Understood Please read the residential permit application submittal checklist for complete requirements. . Response: Understood • 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. . Response: Understood 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. . Response: Understood • Bedroom egress windows (emergency escape openings) required in all bedrooms. . Response: Understood Page 21 of 22 • For buildings using electric heat, heat pump equipment is required. . Response: Understood • 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. . Response: Understood • 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. . Response: Understood • New IRC code amendment R320 requires dwellings with habitable space on the 1st floor must provide a visitable bathroom and path to such. . Response Understood: • The roof must be provided with solar-ready zones at outlined in IRC appendix RB. . Response: Understood • Energy code requires short hot water supply lines by showing plumbing compactness. . Response: Understood • 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. . Response: Understood, this project is not within a metro district. 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: Understood Page 22 of 22 Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Construction Drawings Comment Number: 2 05/07/2024: FOR FINAL APPROVAL: Some of the sheet titles & sheet numbers in the sheet index do not match the noted sheets. See markups. Response: Understood. Thank you for the review Topic: Plat Comment Number: 1 05/07/2024: FOR FINAL APPROVAL: 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. Response: All redlines have been addressed with updates Department: Water Conservation Contact: Emma Pett epett@fcgov.com Topic: General Comment Number: 1 05/06/2024: Thank you for submitting your hydrozone and landscape plans. Please submit your final irrigation plans by the time of building permit application. . Response: Preliminary / Mani Line Irrigation plans and hydrozone plans are included with this submittal.