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HomeMy WebLinkAboutTHE MARK - FDP240013 - SUBMITTAL DOCUMENTS - ROUND 1 - Responses Page 1 of 24 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 July 26, 2024 Hamilton Reynolds LCD Acquisitions, LLC 315 Oconee Street Athens, GA 30601 RE: Johnson Drive Apartments, PDR240006 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Johnson Drive Apartments. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Marissa Pomerleau via phone at (970) 416 -8082 or via email at mpomerleau@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082 Topic: General Comment Number: 1 07/19/2024: 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! Ripley Design Response: Noted. Thank you Marissa! Comment Number: 2 07/19/2024: 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 Page 2 of 24 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. 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. Ripley Design Response: Understood. Thank you, Marissa. Comment Number: 3 07/19/2024: 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. Ripley Design Response: Acknowledged. Comment Number: 4 07/19/2024: 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. Ripley Design Response: Acknowledged. Comment Number: 5 07/19/2024: As part of your submittal, a response to the comments provided in this letter is required. 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. Provide a detailed response for any comment asking a question or requiring an action. Any comment requesting a response or requiring action by you with a response of noted, acknowledged etc. will be considered not addressed. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Ripley Design Response: Understood. We have responded to the comments in the letter. Comment Number: 6 07/19/2024: Correct file naming is required as part of a complete submittal. Please follow Page 3 of 24 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. Ripley Design Response: The files have been named according to the file naming standards. Comment Number: 7 07/19/2024: 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 Mode3 Response: the Architectural PDF set complies with these standard s. EPS Response : PDFSHX has been set to 0 in autocad, all PDF’s will be flattened Russell + Mills Response : Landscape drawings have been optimized and flattened. Comment Number: 8 07/19/2024: 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. Landmark Response: Acknowledged. Comment Number: 9 07/19/2024: Payments can be made by check, debit/credit card or eCheck. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the northwest side of the building. Please mark it to the attention of your Development Review Coordinator and reference the project it is associated with. Page 4 of 24 If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess, select Planning/Development Review and search by inputting your project's information*. •Debit/Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. •ECheck payments include a convenience fee of $0.50 added to all payments between $0.00 - $99,999.99. *Please advise your Development Review Coordinator as to which payment method will be used. If choosing to pay online, your Development Review Coordinator will provide you with the project information when the fees are available to be paid. Landmark Response: We intend to pay by debit/credit card. Comment Number: 10 07/19/2024: Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a Completeness Review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Ripley Design Response: Understood. Thank you! Comment Number: 11 07/19/2024: 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. Ripley Design Response: Acknowledged. Comment Number: 12 07/19/2024: 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. Ripley Design Response: Understood. Thank you! Department: Planning Services Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599 Topic: General Page 5 of 24 Comment Number: 1 07/23/2024: Request for additional building height will need to be through the Modification of Standards process. Per our previous conversations staff is open to supporting a modification to the building height similar to the previous plan. Comment Number: 2 Ripley Design Response: Thank you for the coordination on this, Arlo. We have submitted a modification request for building height with this submittal package. 07/23/2024: We will need to review the lighting based on the current code and potentially make changes as needed. Motion sensors would still be a viable option for alternative compliance. Russell + Mills Response : Lighting Fixture Schedule has been updated to provide additional information on the proposed lighting solutions. Ripley Design Response: Our team plans to continue with the motion sensors on the south side of the building along the pathway. The alternative compliance request for Lighting has been submitted as a separate document with this submittal package. Comment Number: 3 07/23/2024: Occupancy. You may not need to make an extra occupancy request in light of the passage of the state law on occupancy limits. I will need to confirm when that will go into effect. Ripley Design Response: Thank you. It appears that HB24 -1007 went into effect on July 1, 2024 and subsequent local ordinances have been adopted to remove occupancy limits from the code, therefore we have not submitted an occupancy limits request because it no longer applies. Comment Number: 4 07/23/2024: Multi-Unit Dwellings in the CG is a Type 1 (Administrative) review. Ripley Design Response: Thank you, we will proceed with a Type 1 review. Comment Number: 5 07/23/2024: A water Adequacy application will need to be submitted with the project. EPS Response : This has been provided with this submittal Comment Number: 6 07/23/2024: Planning does not have any special requirements for documenting the existing conditions. Ripley Design Response: Understood. Thank you, Arlo! Comment Number: 7 07/23/2024: Planning staff would be open to allowing Plan Review Only but would want to see what comments are provided at the first round and if any major issues would need to be addressed. We would likely be supportive of plan review if project is ready to go to hearing. Ripley Design Response: Thank you for this information, we will track this as the project moves forward to see when the best time would be to apply for Plan Review Only. Page 6 of 24 Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 07/15/2024: Appear to be same plans as approved for construction previously. Preservation design compatibility resolved. Unless there are significant changes to building elevations, no further Preservation concerns. Ripley Design Response: Noted, thank you Jim! Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com Topic: General Comment Number: 1 07/10/2024: INFORMATION: The following INFORMATION comments are general comments that are added to every conceptual review. Not all the comments will necessarily apply to every project. Please contact engineering if further clarification is needed. EPS Response : Acknowledged thank you Comment Number: 2 07/10/2024: 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 . EPS Response : Acknowledged Comment Number: 3 07/10/2024: 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. Landmark Response: Acknowledged Comment Number: 4 07/10/2024: 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. EPS Response : Acknowledged Comment Number: 5 07/10/2024: INFORMATION: Location and design of bicycle improvements are determined by the Active Page 7 of 24 Modes Plan, adopted by City Council in December 2022. Various designs are designated by street as outlined on the following map: https://fcgov.maps.arcgis.com/apps/webappviewer/index.html? id=21f8371afffd4b339ce7bcbdb6b27585. Any frontages not shown should default to LCUASS standards. EPS Response : Acknowledged Comment Number: 6 07/10/2024: 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. Some designs outlined in the Active Modes Plan and the Master Street Plan have not yet been added to the LCUASS. Please inquire with staff if the specific frontage or intersection you are developing is not in LCUASS. EPS Response : A variance request has been submitted for the LCUASS street section based on existing conditions. Comment Number: 7 07/10/2024: 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 EPS Response : Easements and additional right of way were granted with the previously recorded plat for this project site. Comment Number: 8 07/10/2024: INFORMATION: Utility plans and a development agreement may be required, and would be recorded once the project is finalized. If civil construction plans (utility plans) are required, please use LCUASS Appendix E as a reference for what needs to be included. EPS Response : Acknowledged Comment Number: 9 07/10/2024: INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Landmark Response: Acknowledged. Comment Number: 10 07/10/2024: INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. EPS Response : Noted, thank you. Page 8 of 24 Comment Number: 11 07/10/2024: 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. Landmark Response: Acknowledged. Our construction team will reach out to the Engineering Department to further discuss this permit and its requirements. Comment Number: 12 07/10/2024: INFORMATION: The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. EPS Response : This development does not propose any LID within the ROW Comment Number: 13 07/10/2024: INFORMATION: Doors are not allowed to open out into the right-of-way-. Russell + Mills Response : Doors have been set back so they are clear from opening into the right of way. Comment Number: 14 07/10/2024: 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. Russell + Mills Response : All bike parking pads are 6’-0” deep. Bike racks are detailed so that bike dimensions when park in each stall are clear of the right of way. Comment Number: 15 07/10/2024: 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. Landmark Response: Acknowledged. Our construction team will reach out to the Engineering Department to further discuss this permit and its requirements. Comment Number: 16 07/10/2024: INFORMATION: Developments often require review from other external agencies and property Page 9 of 24 owners. If there is an affected canal, ditch, private easement/utility, HOA, railroad, state-maintained road, or offsite work that is anticipated with the development of this site, it would be beneficial for the applicant to get those conversations started now. Signed Letter(s) of Intent (LOI) from affected entities must be accepted by the City prior to scheduling a public hearing, and these documents are part of the development review submittal requirements. The City will not approve projects that do not have the signed approval of affected entities. A full list of submittal requirements can be found here: https://www.fcgov.com/developmentreview/applications.php. Please submit all comments and comment responses between the external agencies to the City during the next round of review after they are received. Ripley Design Response: Thank you, Tim. We will plan to address any comments received by outside entities as the review progresses. Comment Number: 17 07/10/2024: SITE SPECIFIC: Since this project and the vested rights have expired, this project must be designed to the current LCUASS. The standards have been updated since the first time this project went through the development review process. If current LCUASS cannot be met due to site constraints, then an engineering variance must be submitted and approved prior to this project going to hearing. All variances approved during the previous project's review must be resubmitted. EPS Response : New variances will be provided where necessary and old will be resubmitted. Comment Number: 18 07/10/2024: SITE SPECIFIC: All improvements that have already been constructed as part of the previous project's vesting must be repaired or replaced, if damaged. If the improvements do not meet current LCUASS, then they must be replaced with new improvements that meet the standards. Landmark Response: Acknowledged. Our team will work with the Engineering Department to confirm what areas will need to be replaced. Comment Number: 19 07/10/2024: SITE SPECIFIC: Since Johnson Drive is public ROW and it does not meet any current LCUASS road cross section standards, an engineering variance must be submitted. EPS Response : A variance will be submitted for the roadway section Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 07/23/2024: PRE-SUBMITTAL: A Transportation Impact Study will be required with the submittal of this projects according to Chapter 4 of the Larimer County Urban Area Street Standards. This will need to include an evaluation of the Multi Modal Level of Service for bike and pedestrian traffic. Please have your Page 10 of 24 Traffic Engineer contact me to scope the study. Preliminary scoping will be based on the previous study for this site but will need to include additional elements. Landmark Response: Delich Associates will reach out to schedule the scoping meeting. TIS to be included in a future submittal. Comment Number: 2 07/23/2024: FOR HEARING: The connectivity for bikes and pedestrians to access the City's Max transit system is a major concern with this development, now and in the past. The City and the Midtown Urban Renewal Authority are looking for opportunities to provide more direct connectivity than was approved in the past. This could require off site improvements to meet the minimum level of service requirements and may require further coordination. Ripley Design Response: We are working on setting up a meeting to discuss connectivity further with the URA and City staff in the near future. We look forward to coordinating further on this. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 07/01/2024: This Project has been accepted for Erosion Control in 2019. Current Erosion Control Plans are still acceptable at this time but may be subject to review with any significant changes. A new Erosion Control Escrow Calculation will be needed at FDP. Inspection fees to be assessed at Final. EPS Response : Erosion control plans and escrow calculation will be provided with submittal Landmark Response: Acknowledged that new escrow calculation and inspection fees are to be assessed. Department: Floodplain Contact: Kevin Meyer kmeyer@fcgov.com Topic: Floodplain Comment Number: 1 07/23/2024: INFORMATION ONLY: A portion of this property is currently located in the FEMA regulated -, 100-year Spring Creek flood fringe and must comply with the safety regulations of Chapter 10 of City Municipal Code. EPS Response : Acknowledged Comment Number: 2 07/23/2024: INFORMATION ONLY: Any construction activities in the Spring Creek 100 -yr flood fringe and floodway (e.g. grading, structures, sidewalk or curb & gutter installation/replacement, roads, utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. Landmark Response: Acknowledged. Page 11 of 24 Comment Number: 3 07/23/2024: INFORMATION ONLY: If any construction activities will take place in the floodplain, please utilize the development review checklist for floodplain requirements when preparing your plans for submittal. https://www.fcgov.com/utilities/img/site_specific/uploads/fp-checklist100-2018-update.pdf?1522697905 Landmark Response: Acknowledged Comment Number: 4 07/23/2024: INFORMATION ONLY: The Spring Creek Floodplain is being remapped. This new mapping goes effective on July 24, 2024 and shows an increase in Base Flood Elevations of 0.2 ft on the proposed structure. This updated floodplain will be regulatory and all structure elevation requirements will need to meet Regulatory Flood Protection Elevations based on the updated mapping. Please show the boundaries and Base Flood Elevations of the updated floodplain on site drawings as applicable. Contact floodplains@fcgov.com for floodplain CAD line work. EPS Response : Floodplain exhibit has been updated with new info. Thank you for your assistance with this Comment Number: 5 07/23/2024: INFORMATION ONLY: Construction of a residential structure is allowed in a FEMA Regulated 100 -year flood fringe, as long as the lowest finished floor of the building, and all duct work, heating, ventilation, electrical systems, etc. are elevated 18 -inches above the Base Flood Elevation (BFE). This elevation is known as the Regulatory Flood Protection Elevation (RFPE). RFPE = BFE + 18-inches. An approved FEMA Elevation Certificate, completed by a licensed surveyor or civil engineer and showing that the structure is constructed to the required elevation, is required post-construction prior to a Certificate of Occupancy (CO) being issued. EPS Response : Acknowledged Comment Number: 6 07/23/2024: INFORMATION ONLY: It is highly recommended that elevations of existing structural elements are surveyed to ensure that regulatory floodplain elevation requirements can be met. EPS Response : Survey has been done for most of the existing building pad and we will make updates where necessary to bring the building above RFPE Comment Number: 7 07/23/2024: INFORMATION ONLY: The stormwater outfall will require excavations in the floodway. No -Rise tencertifications are required for any work in the floodway. EPS Response : This storm pipe has been constructed, but the end has been buried. The creek bank will need to be pulled back to the outfall location, boulders set in place, and grouted rip rap installed. Comment Number: 8 07/23/2024: INFORMATION ONLY: For floodplain purposes, the underground detention is considered a basement. Basements are allowed in new mixeduse structures, but - are prohibited in new residential. EPS Response : This building will be viewed as mixed-use since there are no residences on the first floor. Therefore, Page 12 of 24 the detention will not be considered a basement. Thank you for your assistance with this. Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 2 07/22/2024: Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Spring Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utility -development AND The Johnson Drive Apartments drainage design of the approved development plans. EPS Response : Acknowledged Comment Number: 3 07/22/2024: Documentation requirements (site specific comment): 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. EPS Response : Both will be provided. Comment Number: 4 07/22/2024: Stormwater outfall (site specific comment): The stormwater outfall for this site is the partially built storm sewer to Spring Creek. EPS Response : Stormwater outfall appears to be constructed to the previously proposed endpoint. Grouted rip rap is proposed with this project to complete the outfall Comment Number: 5 07/22/2024: Detention requirements (site specific comment): Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. EPS Response : As previously discussed, Detention is being provided for the difference between the 100yr developed and the 100yr historic for all impervious area, as well as the 2yr historic for all existing landscape areas Comment Number: 6 07/22/2024: Water Quality and Low Impact Development requirements (standard comment): All 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% Page 13 of 24 of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2.LID without Pavers: 75% of all new or modified - impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations/stormwater-criteria EPS Response : Internal detention/sand filter vault is providing adequate LID for the site Comment Number: 7 07/22/2024: Detention drain times (standard comment): 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. EPS Response : Spreadsheet will be provided with next round of submittal Comment Number: 8 07/22/2024: Inspection and maintenance (standard comment): 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-wedo/stormwater/-stormwaterquality/-low-impact-development EPS Response : Acknowledged Comment Number: 9 07/22/2024: Fees (standard comment): The 2024 city wide Stormwater development fee (PIF) is $11,834/acre ($0.2717/ 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-anddevelopers/-plant-investment-developmentfees- or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. Monthly fees - http://www.fcgov.com/utilities/business/rates Landmark Response: Acknowledged Page 14 of 24 Comment Number: 10 07/22/2024: Offsite Stormwater Flows (standard comment): The development will need to accept and pass any existing offsite flows. EPS Response : No offsite flows are found to pass through the property. The Sherwood Lateral passes through the site southwestern corner. That irrigation flow will continue undisturbed. Department: Water-Wastewater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 1 07/22/2024: Existing Water Infrastructure (site specific comment): The is existing water and sewer mains in the vicinity include a 24 -inch water main in Johnson Dr, a 6-inch water main in Spring Ct. EPS Response : Acknowledged Comment Number: 2 07/22/2024: Existing Sewer Infrastructure (site specific comment): There is an existing 30-inch sewer main in Johnson Dr and an 8-inch sewer main in Spring Ct. The 30-inch sewer main may not be used for direct service connection, but connection to any of the other adjacent mains is acceptable. EPS Response : No direct connections are proposed to the 30” pipe itself. Connection will be made through an existing manhole. Comment Number: 3 07/22/2024: Service separation (standard comment): Separate water and sewer services will be required to service the residential and commercial uses of any mixed use- buildings. EPS Response : No commercial uses are proposed with this project. Only one residential water meter is proposed. Comment Number: 4 07/22/2024: Service abandonment (standard comment): Any existing water and sewer services that are not planned to be reused with this project will be required to be abandoned at the main. EPS Response : All historic water services have been abandoned at the main, per FC. Comment Number: 5 07/22/2024: Service sizing (standard comment): 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. EPS Response : The MEP will reconfirm that the previous water meter size is still sufficient Comment Number: 6 07/22/2024: Sewer discharge (site specific comment) Page 15 of 24 Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26-306 Wastewater Discharge Permit Requirements and Section 26 -332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970) 221-6900, to discuss these requirements and how they apply to this development. EPS Response : Noted, thank you Comment Number: 7 07/22/2024: Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: https://www.fcgov.com/utilities/watercode Russell + Mills Response : The proposed plant palette and plan provide approx 94% of low water use landscaping, and our irrigation plan utilizes high efficiency drip, spray and rotary sprinkler heads. Comment Number: 8 07/22/2024: Separate Irrigation Tap (site specific comment) The site irrigation service requirements are triggered under Section 26 -94. A separate irrigation tap will be required to service this site unless it can be proven this site uses less than 30,000 gallons of water for irrigation annually. EPS Response : Acknowledged, irrigation tap will remain as proposed on this site. Thank you Comment Number: 9 07/22/2024: Landscape Plan and Hydrozone Table (standard comment): For final plan, the Landscape Plan will need to include a hydrozone table for outdoor irrigation that is broken out per tap. This is used to document the outdoor water budget and determine water allotment requirements. For more information, please see this webpage: www.fcgov.com/wsr-update Russell + Mills Response : Hydrozone Table is located on LP101. A hydrozone Table per irrigation zone will be located on the irrigation plans. Comment Number: 10 07/22/2024: Fees (standard comment): 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 Landmark Response: Acknowledged Comment Number: 11 07/22/2024: Utility Separations (standard comment): Based on the proposed site plan and the available space, utility services and required separations may be problematic on this site. 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. Page 16 of 24 > 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. EPS Response : Acknowledged Department: Light And Power Contact: Rob Irish rirish@fcgov.com 970-224-6167 Topic: General Comment Number: 1 07/18/2024: INFORMATION: Light & Power previously installed primary electric and 2 - 500kva 120/208v pad mount transformers to feed the site. Only temporary power was hooked up to one of the transformers and has since been removed. It is believed the secondary conduits were at least stubbed out from under the pad but not sure how far they go. EPS Response : Acknowledged. We show the transformers as existing and we have provided recommended routing for power Comment Number: 2 07/18/2024: INFORMATION: Light & Power is still needing to install 2 streetlights along Spring Court. This will be done in coordination with the contractor to avoid being in the way during construction. Landmark Response: Acknowledged Comment Number: 3 07/18/2024: INFORMATION: Relocations or modifications to existing electric facilities will be at the expense of the owner/developer. Any existing and/or proposed Light & Power electric facilities that will remain within the limits of the project will need to be located within a dedicated easement or the public right-of-way. Please coordinate relocations with Light & Power Engineering. Landmark Response: Acknowledged Comment Number: 4 07/18/2024: INFORMATION: The secondary services to the buildings will be considered commercial; therefore, the service line from the transformer to the meter is required to be installed, owned and maintained by the property owner. Landmark Response: Acknowledged Comment Number: 5 07/18/2024: INFORMATION: This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Reference Section 8 of our Electric Page 17 of 24 Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2 016_Amendment.pdf Mode3 Response: Acknowledged Comment Number: 6 07/18/2024: INFORMATION: If the applicant determines additional transformers will be necessary, transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 feet of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 feet and side/rear clearance of 4 feet minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Mode3 Response: Understood. The current evaluation of power needs (underway) is to try and leave the existing (2) transformers in place as is. We will keep in contact with you as we determine the final loads on the C -1 form prior to Final Plan approval. EPS Response : Acknowledged Comment Number: 7 07/18/2024: FOR APPROVAL: A Customer Information Form (C-1 Form) and a One-line diagram, for any proposed electric changes and/or additions, will need to be submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-anddevelopers/-development-forms-guidelines-regulations Mode3 Response: A C-1 form and one-line diagram for electrical revisions is in progress as we evaluate loads on the revised electrical design. Understood C-1 and One Line must be submitted and approved prior to Final Plan approval. Comment Number: 8 07/18/2024: FOR APPROVAL: This site still has an outstanding invoice due for the installation of the electric primary and transformers. Please coordinate with me. Landmark Response: Acknowledged. Please forward the invoice to our team for coordination. Comment Number: 9 07/18/2024: FOR APPROVAL: Electric Capacity Fee, Building Site charges, and any system modification charges necessary will apply to this development. Please contact Light & Power Engineering at ElectricProjectEngineering@fcgov.com. Please reference our Electric Service Standards, development charges and fee estimator at the following link: http://www.fcgov.com/utilities/business/builders-anddevelopers/-plant-investment-development-fees Landmark Response: Acknowledged Page 18 of 24 Comment Number: 10 07/18/2024: INFORMATION: Light & Power typically stocks all transformers and material necessary, and works on a first come, first serve basis with inventory. Unfortunately, as is the industry, we are experiencing material shortages and long lead times on transformers. We will assess what we have available when this project gains City approval and progresses to construction. Orders have been placed with our manufacturer and we are working hard to secure transformers and materials. Landmark Response: Acknowledged Comment Number: 11 07/18/2024: INFORMATION: “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.” Landmark Response: Thank you. We have been in contact with John Stark regarding this item. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 Topic: General Comment Number: 1 07/10/2024: FOR SUBMITTAL: An update to the ECS is required. Please address changes to vegetation resulting from the construction disturbance and neglect, specifically weeds, both on and offsite (including on Creekside Park property). Ripley Design Response: An updated ECS completed by Cedar Creek was submitted on 7/17/2024 to address the site changes. Comment Number: 2 07/10/2024: FOR SUBMITTAL: We would like some more information regarding the detention area on the south side of ditch - what is the relationship between the southern property and the project property? From a restoration success and security release perspective, it will be troublesome if the area is not managed as a whole. A separate easement or agreement might be needed. An offsite easement may be needed to obtain the necessary management authority. EPS Response : The recorded easement agreement and maintenance agreement information is provided with this submittal to clarify the expectations of maintenance. Per the agreements the southern property owner is responsible for maintenance of their detention pond (both onsite and offsite of their property boundary) Comment Number: 3 07/10/2024: FOR FINAL APPROVAL: Please confirm if a nationwide permit is needed or not or the Spring Creek outfall. EPS Response : This will be confirmed after the first round submittal goes in. Comment Number: 4 07/10/2024: FOR FINAL APPROVAL: Page 19 of 24 The amount of the security will need to be updated; a new security will need to be received prior to releasing the old one. Landmark Response: Acknowledged Comment Number: 5 07/10/2024: FOR FINAL APPROVAL: Updates to restoration plan to bring up to current best practices. Please provide a restoration plan that addresses soil handling, weed management, and monitoring utilizing an adaptive management approach. An abbreviated version of the plan will be required on the landscape plan. Ripley Design Response: We will continue working with staff on the approach and will provide an updated restoration plan with the next submittal. Comment Number: 6 07/10/2024: FOR FINAL APPROVAL: Other possible updates to landscape plan include: possibly pollinator resources (especially the northwest corner), seedmix alterations, updated native seed mix notes, etc. The area south of the new buildings and north of the Sherwood Lateral will require special attention to ensure vegetation will establish due to fill being placing to bring to the proposed grade. Soil amendments and possibly decompaction will be needed in the rooting zone to facilitate good growing conditions. Forage radishes may be a good choice for this area as a cover crop, nutrient cycling kick-starter, and decompaction agent. Russell + Mills Response : Notes have been added to the Native Seed Mix notes to suggest the use of a decompaction agent. Comment Number: 7 07/10/2024: INFORMATION: Environmental Planning still supports the lighting variance entailing the use of Motion sensor- lights. Ripley Design Response: Thank you. We have submitted a separate lighting variance as part of our submittal package. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 1 07/15/2024: FOR INFORMATION Since previous approval parkway width standards have been extended to a 8 foot minimum width. EPS Response : A variance request will be provided with this submittal – the site constraints do not allow us to provide a parkway of this width. Comment Number: 2 07/15/2024: FOR INFORMATION Several trees were removed with the initial project we need to verify that the needed mitigation is met on site or payment in lieu has been made. Russell + Mills Response : Tree inventory and mitigation has been updated based on current site conditions. Page 20 of 24 Comment Number: 3 07/15/2024: FOR INFORMATION For the remaining trees on site we will need to make a new updated inventory with updated mitigation values. Please reach out to forestry (fhaberecht@fcgov.com) to schedule an onsite inventory meeting before the ext submittal. Russell + Mills Response : Tree inventory and mitigation has been updated based on current site conditions. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 07/23/2024: INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com 970.416.8077 Comment Number: 2 07/23/2024: Please provide a memo listing, in detail, all proposed utilities, outfalls, easements, demolitions, construction, etc. within or through the Creekside Park property and/or the West Spring Creek Trail. This memo shall include why this work needs to be on Park property as well as include alternative analyses. Will there still be offsite work to connect the Stormwater outfall into Spring Creek within Creekside Park? What work was done previously and what work is there still to be done? Otherwise, all offsite work, outfall, utilities, drainage, stockpiling, erosion control, etc. will need to be within an easement or temporary construction easement; subject to review, appraisal and approval. A revegetation plan will also be required. Prior to submittal of the next round, it would be in your best interest to create this memo document and share with me so I can better guide you on what we will be looking for at time of submittal. Otherwise, it will be reviewed during the next round. Thank you! EPS Response : A memo is provided with the submittal. Comment Number: 3 07/26/2024: Notes will be provided for both Park and Trail protection at the time of PDP/FDP. Russell + Mills Response : Acknowledged Comment Number: 4 07/26/2024: Parks requires a minimum of 3' grass shoulder adjacent to the Trail. Trees shall be planted no closer than 8' from trail edge. Russell + Mills Response : Shrubs are proposed along the trail to restrict movement onto the trail through the plantng area. We are proposing to protect the existing trees next to the trail, and do not have any proposed trees along the trail. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Page 21 of 24 Comment Number: 1 07/22/2024: ALTERNATIVE MATERIALS, MODIFICATIONS AND METHODS Where a project conflicts with fire code compliance, the intent of the fire code may be met via alternative materials, modifications, or methods, where approved by the fire code official. As per Sections 104.8, 104.9 and 104.10 of the 2021 International Fire Code (IFC), the fire code official has the authority to review alternatives proposed in accordance with these sections and consider them for approval. An alternative methods request letter and any supporting documentation must be submitted to the Fire Marshal for review and approval, prior to final development plan approval. The letter and supporting documentation must include language that supports the requirements of the previously mentioned sections. If alternatives are approved by the Fire Marshal, this approval must become a part of the permanent record of the final development plan and must be included in the code analysis of any design construction documents. This previous project had an alternative method of compliance approved. This must be resubmitted according to 2021 IFC for approval. Once approved, the alternative method shall be noted on the site plans. Mode3 Response: Acknowledged. An alternative methods request letter and supporting building plans will be submitted to the Fire Marshal for review and approval, prior to final development plan approval. We are in the process of updating the code references to 2021. Comment Number: 2 07/22/2024: 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. Parking appears to be allowed in the cul-de-sac turnaround. This area need to provide no-parking/fire lane signage in order to preserve the full turnaround space. EPS Response : Signage added to this area and “parking” section removed on street sections at frontage of property Comment Number: 3 07/22/2024: 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. - 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 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. - 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 Page 22 of 24 access roads that are 20 to 26 feet wide. - 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. EPS Response : Fire lane sign details added to plans and called out in sheets. Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 Multifamily 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. 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. • 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. • 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. • All multi-family 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. Page 23 of 24 • Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. • If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. • A City licensed commercial general contractor is required to construct any new multi -family structure. • Energy code requires short hot water supply lines by showing plumbing compactness. • For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a pre-submittal meeting. 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. Mode3 Response: Acknowledged on all code and informational items. Thank you. The A/E team will keep in contact as plans are developed and I expect some upcoming calls/meetings with you and your review team as we progress. Stock Plans not applicable to this project. Comment Number: 2 07/15/2024: Since 2 elec transformers were installed under the original permit (2018 code) and are energized, we will consider them existing therefore the exception in the new 2021 IBC EV amendment 3604 exception #3 can be used if those transformers must be upgraded to meet those EV requirements. Mode3 Response: Understood. Thank you Russ. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 1 07/09/2024: 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. EPS Response : The project datum is on NAVD88 and tie to existing FC benchmarks Comment Number: 2 Page 24 of 24 07/09/2024: If submitting a replat is required for this property/project, the title/name may not begin with addresses in numeral form. Address numbers must be spelled out. Please contact our office with any questions. EPS Response : No plat is proposed with this project. All ROW and easements have been dedicated with the previously recorded plat. Comment Number: 3 07/09/2024: 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. EPS Response : No plat is proposed with this project. All ROW and easements have been dedicated with the previously recorded plat. Comment Number: 4 07/09/2024: 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. EPS Response : No plat is proposed with this project. All ROW and easements have been dedicated with the previously recorded plat. As of now, no easements are proposed. Department: Transportation Planning Contact: Seth Lorson slorson@fcgov.com 970-416-4320 Topic: General Comment Number: 1 07/23/2024: This site, future residence of 400 students, it located approximately 300 feet from the Spring Creek MAX Station. The current method to access the station is more than 4 times further requiring walking on an attached sidewalk on College Avenue, effectively dissuading use. Guiding documents for the area including the Midtown Plan, TOD Overlay, and the URA all prioritize direct connections to MAX stations. There is a public access easement abutting your site and providing access up the hill to the MAX Station. Please look at design solutions to create more direct access to the MAX Station. The URA has expressed interest in partnering for this effort. Please contact Andy Smith (asmith@fcgov.com) to discuss opportunities. These improvements will contribute to the project's ability to meet multi -modal level of service and any necessary public benefit to approve modifications and variances proposed. Ripley Design Response: Thank you, Seth. Our team is planning to set up a meeting to discuss connectivity in the near future. We look forward to coordinating further on this.