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HomeMy WebLinkAboutSONDERS VILLAGE - PDP230012 - SUBMITTAL DOCUMENTS - ROUND 2 - Responses (2) Page 1 of 27 . 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 September 22, 2023 Dan Nickless Waters Edge Investments, LLLP 5340 S Quebec St, Suite 340S Greenwood Village, CO 80111 RE: Sonders Village, PDP230012, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Sonders Village. 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 phone at 970-221-6695 or 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 I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Acknowledged Comment Number: 2 FOR HEARING: The proposed development project is subject to a Type 2 Review. The decision makers for your project will be the Planning & Zoning Commission at a public hearing. 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). Staff will need to agree the project is ready for Hearing approximately 4 Page 2 of 27 to 6 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Response: Acknowledged Comment Number: 3 SUBMITTAL: As part of your resubmittal, you will respond to the comments provided in this letter. The final letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Response: Acknowledged Comment Number: 4 SUBMITTAL: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: 4_UTILITY_PROJECT NAME_PDP_RD2.pdf File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. Response: Acknowledged Comment Number: 5 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-Aut oCAD.html Response: Acknowledged Comment Number: 6 SUBMITTAL: Resubmittals 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 Page 3 of 27 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. Response: Acknowledged Comment Number: 7 INFORMATION: Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Response: Acknowledged Comment Number: 8 INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Response: Acknowledged Department: Planning Services Contact: Kai Kleer kkleer@fcgov.com 970-416-4284 Topic: General Comment Number: 1 09/19/2023: FOR HEARING It appears that a portion of the site is planned to develop outside of City Limits and the Growth Management Area Boundary (GMA). It will be required to annex and zone all areas of the development into City Limits prior to review by the Planning and Zoning Commission. Response: There is no portion of the site as planned and submitted that will include any lots to be developed outside of the city limits or the GMA. We plan to have a relatively small area of offsite detention that will be on the adjacent parcel to the east. However, there will be a recorded perpetual access easement provided to the City. The design, review and engineering, and all ongoing maintenance, will stay clearly in the City’s purview. The detention design will be compliant with all City design requirements (as opposed to County standards), as well as the ongoing oversite of the detention area for any future City inspection and or maintenance. The maintenance, however, will be the responsibility of the Water’s Edge Metropolitan District. The applicant views this plan as typical offsite improvements with a control easement similar to many developments historically throughout the City. Therefore, we respectfully do not believe any annexation is required. The annexation area should match the limits of development for the site, however, is not clear what portions of Douglas Road will need to be included but please coordinate with City Staff regarding this topic. Response: The applicant will not be annexing any additional land into the City, nor do we believe we have any responsibility for improvements offsite. Our traffic study shows no measurable impact from Sonders Village off site, which we believe is the Page 4 of 27 only legal basis for the City to require improvements offsite. Notwithstanding, we will cooperate with extensions of the bicycle side path and limited paving along Turnberry and related impacts TBD, all subject to repays, to plot provide the City with continuity of the Active Mode side path to the north of our site to a Turnberry Road pedestrian crossing near or at the intersection of the Country Club Reserve entry, as discussed with staff. Based on the conservation easement city staff recommends zoning the annexation area Public Open Lands (POL). Response: This is not necessary in light of the easement to be provided by the adjacent property owners (Waters Edge Sod Farm LLC) and we would prefer to avoid the potential cost and time commitment needed to rezone, entitle, plan and engineer than and subdivide the adjacent Sod Farm property to identify separate legal tract/lots or blocks that is which are not needed for Sonders Village community at this time. Comment Number: 2 09/19/2023: FOR HEARING Provide elevation view of trash enclosure. Also make sure there is a concrete service pad depicted in front of the enclosure. Response: Elevations of the trash enclosures have been provided and they do depict concrete service pads in front. Comment Number: 3 09/19/2023: FOR HEARING There are several areas of the lighting plan that exceed both the maximum horizonal illuminance and fixture glares limits of lighting standards. Please revise the plan accordingly. We've also developed a new table to allow applicants to double check their work which can be found here, https://www.fcgov.com/developmentreview/files/cofc_lighting_compliance_calcu lator.xlsx?1693246653 Response: These comments have been addressed. Please reference the lighting plan. Comment Number: 4 09/19/2023: FOR HEARING For street tree calculations (3.2.1(D)(2)(a)), it's rather challenging to measure a block face because the project is split across several pages. For the next round of review could additional information or an exhibit be provided that provides the block face size and tree planting count for each block face and side? Response: A new sheet has been included in the landscape plan that has a table showing the tree requirements and what has been provided for each bock face. This may change as street lights are located. Comment Number: 5 09/19/2023: FOR HEARING It appears that there are landscape beds proposed around the edges of parking areas, however, the plan lacks any detail of what a typical design of these spaces would be. Please provide either a more detailed landscape plan or a parking lot landscape typical for both interior and perimeter landscaping. Response: For the parking lot for the affordable housing, we are now showing a 6’ concrete and ornamental iron fence between the parking lot and Turnberry Road. A typical landscape detail has been provided for the neighborhood center parking lot. Page 5 of 27 Comment Number: 6 09/19/2023: FOR HEARING Thinking about the requirements for fencing and parking lot screening comprehensively along Turnberry Road, has there been any thought or consideration in creating a unified screening, wall and fencing design along the arterial? Standards will require that landscaping and wall/fence design be arranged in a way to provide screening and create a visually interesting edge to the neighborhood. Response: We are now showing a design for a concrete and ornamental iron fence along Turnberry and Richards Lake Road. This is the same fence that was constructed with Waters Edge across Turnberry. Please refer to the site plan for additional details. Comment Number: 7 09/19/2023: FOR HEARING With respect to the public benefit agreement in creating a community that is pedestrian-friendly, walkable, and interconnected. There seems to be a big opportunity to create more enhanced pedestrian walkway along Turnberry that creates a loop trail system with the regional trail to the east. What have been some of the thoughts around this space? Have you considered an undulating sidewalk, berming and landscaping? This dovetails with the comment related to creating a visually interesting edge to the neighborhood. Response: Now that we are doing the side path along Turnberry, we won’t be creating any undulations in the walkway. Also due to grading, a natural drop in elevation, and the Baker Lateral,, berming won’t be able to be created. Comment Number: 8 09/19/2023: FOR HEARING For parking areas that are visible from a public or private street, a low architectural wall, berming, and/or dense landscaping that will provide year-round screening. Response: This is similar to comment 5 above. For the parking lot for the affordable housing, we are now showing a 6’ concrete and ornamental iron fence between the parking lot and Turnberry Road. A typical landscape detail has been provided for the neighborhood center parking lot. Comment Number: 9 09/19/2023: FOR HEARING Regarding the Neighborhood Center, the non-traditional arrangement seems to leave a lot of leftover outdoor space that could be better utilized as a public plaza space on the east side of the buildings (think Jessup Farm neighborhood center). Size, arrangement of buildings, and sense of enclosure are all important elements when considering the design of space. Please also see redlines on the site plan related to architecture. Neighborhood Centers should continue the architectural theme and character of nearby neighborhoods. Significant discussion is needed on this topic. Please also review the nonresidential building design standards of the LMN zone district. Notable standards that are currently out of compliance are related to roof form and building orientation. Response: Building elevations have been revised to provide a more residential character. Comment Number: 10 09/19/2023: FOR HEARING Page 6 of 27 Please provide an exhibit demonstrating that at least 90% of the units within the site are within 3/4 miles of the neighborhood center. The measurement must be along the street frontage (door to door along a sidewalk). Response: A sheet has been added to the site plan addressing this comment All lots are within ¾ mile of the neighborhood center. Comment Number: 11 09/19/2023: FOR HEARING Regarding the design standards under 4.5 - Low Density Mixed Use Neighborhood District and 3.8.30 - Multi-family standards, and the requirement around requiring human scaled proportions, have you considered a 'mansion apartment' design approach? Staff has added several example pictures to the redlines of the site plan. Additionally, there are examples of this approach in the City's 2019 Comprehensive Plan starting on pages 108-117. Response: We have revised the affordable building footprint and architecture with input from outside sources. We did not follow the mansion concept but have created a wider variety of building elevations. With the new footprints we have been provided, we are using smaller units, and therefore we can achieve the required affordable housing units in the northern parcel adjacent to the community center. Comment Number: 12 09/19/2023: FOR HEARING There are several staff redlines that relate to bicycle parking, architecture, landscaping, trail connections, street sidewalk continuation to Douglas Road, walkway connections for multi-family and townhome buildings, and lighting plan details. Response: These have been addressed. 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: Acknowledged Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 1 09/19/2023: FOR HEARING Thank you for submitting a diverse planting list. There are trees with no quantities listed--will these trees not be planted? Response: The planting list provided serves as a guideline. As the project proceeds and the landscape plans are refined, the plant list will be updated. At this point I do not want to delete varieties off the plant list, only to add them back in later. Comment Number: 2 09/19/2023: FOR HEARING Please consider adding two additional shade tree species: Ohio buckeye and Turkish filbert. Page 7 of 27 Response: I personally have not had good luck in specifying these two species. Comment Number: 3 09/20/2023: FOR FINAL PLAN: All utility and tree separations will be reviewed at FDP. Response: Acknowledged Department: Park Planning and Parks Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 09/19/2023: INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077 Response: Acknowledged Comment Number: 2 09/19/2023: FOR HEARING: Please submit the overall area trail map exhibit. This map should include the recreational trails and spurs in the area outside the boundaries of the Sonders Village Development as well. Response: A sheet has been added to the site plan showing the trail connections including the regional trail easement. Comment Number: 3 09/19/2023: FOR HEARING: Please show the 50' trail easement and 10' recreational trail on all drawing sets (utility, site, landscape). On the Plat, please show the easement and label "50' Public Access and Trail Easement." Response: This has been completed. Comment Number: 4 09/19/2023: FOR HEARING: Please provide thoughtful connections to the paved recreational trail. Per the design charrette earlier this month, the trail will be on the west side of the ditch. This will provide better connectivity for your community and the surrounding existing communities. If the trail ends up on the east side of the ditch, there will need to be 2 pedestrian bridge crossings/ditch crossing agreements. Response: The trail has been located on the west side of the ditch with numerous connections to the regional trail easement.. Comment Number: 5 09/19/2023: FOR HEARING: As mentioned in the Conceptual Review, crossing agreements will be required for all areas where the sidewalk crosses the Baker Lateral's irrigation easement. There are also a few encroachments into the easement (see redlines); are they permitted encroachments? Response: This coordination with the Baker Lateral will be done closer to hearing as locations of connections become more finalized. Comment Number: 6 09/19/2023: FOR FINAL PLAN:: (per conceptual comment #4): Please add note to landscape plans in the General Landscape Notes section: "Adjacent property owner shall, in perpetuity, be responsible for irrigation and maintenance Page 8 of 27 of public right-of-way landscaping along Richards Lake Road and Turnberry Road (the arterial streets)." Response: This note has been added. Comment Number: 7 09/19/2023: FOR FINAL PLAN:: (per conceptual comment #4): As this is a part of the recreational trail system, the City is responsible for the long-term maintenance of the community trail within the development. Maintenance consists of snowplowing of the paved surface, occasional seasonal mowing 2-3’ adjacent to the trail surface, repairing/replacing surface damage of the trail. All other landscaping maintenance within the easement is the responsibility of the underlying property owner. Landscaping shall be designed in accordance with all applicable City codes and please coordinate with the City’s Parks Department. Spray irrigation, if required, shall be designed and maintained to avoid spray on the trail. Response: Acknowledged Comment Number: 8 09/19/2023: INFORMATION: INFORMATION: The construction schedule for the recreational paved trail has not yet been determined and typically will not occur until funding becomes available. Partnerships between PPD and the Developer may be an option to construct specific trail improvements concurrent with this phase’s site development. Park Planning & Development would be interested in further discussing a potential partnership to construct the trail with the Developer. Funding partnerships between Park Planning and Development and the Developer will be based on the timing and availability of City funds. If a funding and construction partnership can be established, this will be documented in the Development Agreement. Response: Acknowledged Comment Number: 9 09/19/2023: FOR FINAL PLAN:: It must be shown that site grading on or adjacent to the Public Access and Trail easements can accommodate, or be reasonably modified to accommodate, the future construction of the Paved Recreational Trails on the site: both south of the L&W ditch and west of Timberline Road. If future grading is required for construction of the trail, it cannot extend beyond the dedicated easement. The applicant should provide a projected grading plan for the trail easement showing how to tie to the site grading. Cross-sections of the trail easement must be provided at minimum 200' intervals to demonstrate the regional trail could be constructed in the allowable area, including areas of potential fill/cut that may be required for construction. For purposes of illustration, use a representative trail cross-section constructed within the dedicated easement. The design cross-section is approximately 24' wide and essentially level. The optimal cross-section includes 3'shoulders both sides, 10'paved surface, a 4' crusher fines path, and 4' of separation between paved and crusher fines paths. A vertical alignment of the trail easements must also be prepared and submitted to show maximum grades do not exceed 5-8%. The cross-sections should show planned sidewalks, and utility and/or drainage easement locations, infrastructure within or near the Public Access and Trail Easement. Please contact Park Planning & Development if additional Page 9 of 27 information is required regarding this requirement. Thank you. Response: Grading plans provide for adequate grades and slopes within the regional trail easement to accommodate the trail construction in the future, by others. Department: Engineering Development Review Contact: John Gerwel jgerwel@fcgov.com Topic: General Comment Number: 1 09/19/2023: FOR HEARING: We will want a signed Letter of Intent from the ditch company for the proposed work. Response: The developers and their attorney are working with the Ditch Company and their attorneys to try and come to agreement on any new improvements. This is ongoing, and once a letter of intent is executed, this will be provided. Comment Number: 2 09/19/2023: FOR HEARING: The parcel that extends up to the southeast of the intersection of Turnberry and Douglas will need frontage improvements along Turnberry. We might have to have additional coordination for an alternative cross section given the proximity to the ditch. I think this comment will have to be its own meeting with Planning, Stormwater, and Traffic. Response. As per several meetings with staff, we have agreed to provide a 10’ wide temporary asphalt path up to the entrance to Country Club Reserve. No additional offsite improvements will be provided, including roadway design, cross-sections, etc… Civil plans will demonstrate the temporary asphalt path matching existing grading in the offsite area to the north with minimal design required to accommodate the offsite, temporary asphalt path. Comment Number: 4 09/19/2023: FOR HEARING: We will want to see a variance for the southern part of Sternwheeler where the tangent between curves cannot be met. We previously discussed this spot, and we are okay with what you have. Just want to get the variance on record. Response: This has been completed and approved. Comment Number: 5 09/19/2023: FOR HEARING: There are a few spots missing the centerline curve radius. See redlines. Response: These have been added to the plan and profile sheets. Comment Number: 6 09/19/2023: FOR HEARING: I'm not seeing any drainage arrows on the grading sheets. This is from LCUASS Appendix E-4(II)(F). It's good to have on there for several reasons. They can make the plans more legible for laypeople who aren't used to looking at contours. I noticed lately that it compensates for any lower quality copy that is made from the plans. Response: Arrows have been added to the overall grading and drainage plan sheets. Arrows are not provided on the individual lot area grading plans for clarity and to keep from cluttering up the sheets and text overlap issues. Comment Number: 7 09/19/2023: FOR HEARING: Any affected parties with easements getting changed will need to sign off on the plat. Right now, that just looks like the ditch company. Page 10 of 27 Response: Acknowledged. Comment Number: 8 09/19/2023: FOR HEARING: There were a few smaller redlines that I marked up. The cul-de-sac was 49' and not 50' in radius. There were a few vertical curve redlines. Nothing major, but wanted to get those addressed now. Redlines that I don’t need to see addressed until the final plans have been marked, but I’d appreciate if those got taken care of now – they were small general notes items. Response: These have been corrected. Comment Number: 9 09/19/2023: FOR HEARING: We'll want to see the cross section on the proposed private streets included with those other cross sections. Response: Private drive street cross sections are shown on sheet C-014. Comment Number: 10 09/19/2023: FOR FINAL PLAN: Two of the general notes are missing. See redlines. The flooding note is note a big deal, but I'd like the wildfire note in there. It's unlikely, but if this area receives that designation when construction occurs, I'd like the mitigation resources to be known. Response: These notes have been added. Comment Number: 11 09/19/2023: FOR FINAL PLAN: There are a few other notes missing. See redlines. Refer to LCUASS Appendix E. Response: These notes have been added. Comment Number: 12 09/19/2023: FOR FINAL PLAN: Please provide a keymap for the plat. Response: This will be provided with the final plat. Comment Number: 13 09/20/2023: FOR FINAL PLAN: Cross sections every 50 feet will be needed for Turnberry and Richard's Lake. This will help us determine that the design is in the ultimate condition, which would make the Developer eligible for TCEF reimbursement. See LCUASS Appendix E-4.XXI for details on what we will need to see for those cross sections. Response: These will be provided in final design. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 09/19/2023: FOR HEARING: Page 11 of 27 The Transportation Impact Study has been received and is being reviewed. See subsequent comments. Response: Acknowledged Comment Number: 2 09/19/2023: FOR HEARING: The recommended improvements to convert the two intersections on Turnberry to multi-way stops is recognized but not considered a viable option. As development continues to occur in this area these will be monitored for a potential traffic signal, but it is highly unlikely that we would install a multi-way stop on an arterial. Response: Acknowledged. Comment Number: 3 09/19/2023: FOR HEARING: The recommended improvements at Lemay/Country Club Road and Timberline/Mountain Vista are consistent with recommendations from other developments in the area. A proportional contribution will be required if either of these project is not fully funded at this time. Larimer County will need to be routed with this study to help determine the proportional share for the Lemay and Country Club Road intersection as this is outside City Limits. Response: Acknowledged; please provide the revised traffic study to Larimer County through the proper channels. Comment Number: 4 09/19/2023: FOR HEARING: We would like to have the overall intersection level of service noted in the worksheets along with the individual movement level of service you provided. Response: Overall intersection LOS has been added to the LOS worksheets. Comment Number: 5 09/19/2023: FOR HEARING: Multi Modal Level of Service- Additional coordination may be needed to identify the connectivity within the development to the regional trail being proposed on the eastern portion of the property. This will need to be coordinated with our Park Planning staff. Additional evaluation may be needed with regard to any bike/pedestrian connectivity to the north to Douglas Road, and possibly connectivity to the Country Club Reserve neighborhood. Response: We are showing the proposed regional trail easement on our plans, as well as the internal trail connections. We have reached agreement with staff on a temporary 10’ asphalt path to the Country Club Reserve neighborhood. Comment Number: 6 09/19/2023: FOR FINAL PLAN: Thank you for providing the Signing and Pavement Marking sheets in the plan. We typically will review these within the Final Development Plan, but will start working on these before your next submittal. Response: Acknowledged. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Page 12 of 27 Topic: General Comment Number: 1 09/18/2023: FOR HEARING CUL-DE-SACS - IFC Figure D103.1, Table 103.5 Cul-de-sacs are required to have a minimum outside turning radius of 50 feet (100 foot diameter). The proposed cul-de-sac on Sternwheeler Ct does not meet the minimum requirement and shall be corrected. Response: This has been corrected Comment Number: 2 09/18/2023: FOR HEARING TURNING RADII - IFC 503.2.4 and Local Amendments: The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. The proposed corners are only 20 foot inside radius. This shall be corrected to meet the minimum requirements. As an alternative, an autoturn exhibit can be submitted for review. Response: Autorun exhibits have been provided for all fire access routes. Comment Number: 3 09/18/2023: FOR HEARING AERIAL FIRE APPARATUS ACCESS ROADS – IFC Appendix D105 Amendment Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the logistical needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue operations and roof access via ladder trucks when ground ladders cannot reach upper floors. Aerial access should therefore, be available on at least one entire long side of the building, located within a minimum of 15 feet and a maximum of 30 feet from the building. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Aerial access will need to be further reviewed once building footprint elevations are established. Response: This requirement has been taken into consideration during the design of the project, though additional dialog will need to be had regarding the multi-family elevations. Comment Number: 4 09/18/2023: FOR FINAL PLAN: 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 Page 13 of 27 road as required by Section D103.6.1 or D103.6.2. SIGN PLACEMENT - 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. - 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. -No parking fire lane signage shall be added on 20' road section of Fairwater Dr near the intersection at Brightwater Dr. - All hydrants shall have adequate striping or signage to prevent parking. -Corners at intersections shall be striped to prevent parking. Response: Acknowledged. See signage and striping plans. Comment Number: 5 09/19/2023: FOR FINAL PLAN: WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. - A fire hydrant capable of providing Fire Flow according to IFC B105.2 is required within 300 feet of any commercial/multifamily building as measured along an approved path of vehicle travel. -A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is required within 400 feet of any residential building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. -Please submit an overall hydrant plan for review. -Multiple hydrants are required along Turnberry Road for infill every 1000 feet. -Multifamily area has no hydrant coverage. - Many homes with only alley access appear to be beyond maximum distance from a hydrant when measured along an approved path of travel. Response: Acknowledged. See utility and water plans. Comment Number: 6 09/19/2023: FOR FINAL PLAN: 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. 09/20/2023: FOR FINAL PLAN: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section 505.1.1 amendment Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be Page 14 of 27 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. The address numbers for one- and two-family dwellings shall be a minimum of 4” in height with a minimum ½” stroke and shall be posted on a contrasting background. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi- building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. Please include generic address to scale on building elevations and show any monument or wayfinding signage on the site plan. Response: These will be added and coordinated at final. Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 08/29/2023: INFORMATION: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion . This project was evaluated based upon the submittal requirements of FCSCM. Based upon the provided materials we were able to determine a total disturbed area. The project contains slopes steeper than 3:1. Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required should be pulled before Construction Activities begin. Response: Acknowledged and will be tracked through design and into construction. Comment Number: 2 08/29/2023: FOR FINAL PLAN: Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other triggering criteria (sensitive area, steep slopes, or larger common development) that would require Erosion and Sediment Control Materials to be submitted. Please provide an erosion control plan for 'Final Plan or Approval Submittal'. 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) Based upon the supplied materials, site disturbs more than 1 acre or is part of a larger common development that requires Erosion and Sediment Control Report to be submitted. Please submit an Erosion Control Report to meet City Criteria (FCDCM Ch 2 Section 6.1.4) at time of Final Plan or Approval Submittal. Based upon the supplied materials, an Erosion Control Escrow Calculation will need to be provided. Page 15 of 27 Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.5) at time of Final Plan/Approval submittal. Response: Per coordination with City staff, this will be provided in final design. Topic: Fees Comment Number: 3 08/29/2023: Fees: 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 360 lots, 129.54 acres of disturbance, 4 years from demo through build out of construction and an additional 3.00 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $16,568.19 . 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. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. 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 0 number of porous pavers, 2 number of bioretention/level spreaders, 2 number of extended detention basins, and 0 number of underground treatments, results in an estimate of the Stormwater LID/WQ Inspection fee to be $ $1,130.00 . 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. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. " Response: Acknowledged. Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 4 09/15/2023: FOR HEARING: The ditch is being relocated and grading (fill) is being proposed within the inadvertent detention area on the sod farm property. The detention volume in the inadvertent detention area, per the City's Stormwater Master Plan, needs to be preserved. Please provide documentation that all of the existing available volume within the inadvertent detention area is maintained or being replaced with additional volume due to the fill and lost detention volume within this area. Response: Inadvertent detention exhibits have been provided to Stormwater. Aspen is also working with the Ditch Company’s review engineer to confirm separation distance from the relocated ditch to any inadvertent storage areas. Page 16 of 27 Comment Number: 5 09/15/2023: FOR HEARING: Due to changes on how the ditch will spill into the inadvertent detention area with the relocation of the ditch, please provide a controlled spill structure (weir) from the ditch into the inadvertent detention area. This should ensure the defined drainage overflow spills, per the City's Stormwater Drainage Master Plan, will safely spill without causing erosive damage to the ditch embankment. Response: Aspen Engineering understands the City’s previous masterplan drainage study is no longer valid, as the Ditch Company will not allow the City to use their ditch for City stormwater conveyance, as shown in the previous masterplan. Aspen has demonstrated where spill could occur from the inadvertent detention area, as may be applicable. Please refer to previously provided exhibit. Comment Number: 6 09/15/2023: FOR HEARING: The development site's overall release rate is determined by City of Fort Collins Stormwater Criteria for each basin. In the Cooper Slough Basin, Master Plan states the release rate for the site must be equal to or less than the 2-year historic rate. The drainage report states the allowable release rate is much higher due to the existing SWMM model in the Master Plan. The model looks at existing conditions and does not dictate release rates for development sites. Please adjust the release rate, if needed, to meet these requirements and provide documentation the proposed release rate is at or less than the 2-year historic rate. Also, please make changes to paragraph B on page 9 to be consistent with the requirements. Response: The site is releasing at less than the allowable 2-year historic rate. Please refer to the drainage report for details. Comment Number: 7 09/15/2023: FOR HEARING: Please provide documentation that the groundwater table is at least 2 feet below the proposed inverts of the two new detention ponds. Response: Groundwater has been confirmed via geotechnical engineering to be greater than 2’ below the inverts of the two ponds. Comment Number: 8 09/15/2023: FOR HEARING: The LID Table on Page 106 in the drainage report needs to be revised with the actual impervious area treatment percent for LID treatment. The table states 95% of the 65%, this should be the actual percent which looks to be around 61%. Response: This has been corrected. Comment Number: 9 09/15/2023: FOR HEARING: Please provide an exhibit and/or table showing the required area of treatment for LID. Due to some of the site being multi-family and some single-family, the percent amount is unknown. The exhibit should also document that the required percent is actually draining to an LID device. Response: Multifamily and single family areas have been broken out separately to demonstrate the percentages for each, and that all LID requirements are met for the development. Page 17 of 27 Comment Number: 10 09/15/2023: FOR HEARING: The irrigation ditch needs to have a capacity of 1025 cfs upstream of the spill location into the inadvertent detention area. I did notice the cross-sections in the drainage report documenting what is needed to carry this flow and want to make sure that the entire stretch upstream of the spill has this capacity. Response: See previous comment about City stormwater not allowed in the Ditch Company’s No. 8 Ditch. This is no longer valid. Comment Number: 11 09/15/2023: FOR FINAL PLAN: The placement if riprap in residential areas has been a problem with maintenance and sustainability. Please prove a TRM alternative, like scour stop, for all pipe outlets. Response: Aspen Engineering will work with stormwaterstaff during final design for sizing and specs of the riprap measures. Department: Light And Power Contact: Luke Unruh lunruh@fcgov.com 970-416-2724 Topic: General Comment Number: 1 09/19/2023 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 to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Response: Acknowledged. Comment Number: 2 09/19/2023: INFORMATION: Any existing electric infrastructure that needs to be relocated as part of this project will be at the expense of the developer. Please coordinate relocations with Light and Power Engineering. Response: Per coordination with Luke Unrah, Aspen Engineering will coordinate electrical line layout during final design, and once the site plan is confirmed to not be changing. Comment Number: 3 09/19/2023: INFORMATION: Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. The utility easement for the transformer shall extent 3 feet past all sides of the transformer pad. Response: Noted and will be provided as directed. Comment Number: 4 09/19/2023: INFORMATION: During utility infrastructure design, please provide adequate space of all service Page 18 of 27 and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Response: Noted and will be provided as directed. Per discussion with Luke Unruh, Aspen Engineering will work with light and power during final design to incorporate the electrical linework for the site into the cadd drawings. Comment Number: 5 09/19/2023: FOR FIRST FDP SUBMITTAL: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Response: Noted and will be provided as directed. Comment Number: 6 09/19/2023: FOR FIRST FDP SUBMITTAL: Streetlights will be placed along public streets. 40 ft separation on both sides of the light is required between canopy trees and streetlights. 15 ft separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement with Light & Power. Please reach out to me before the first round of the Final Development Plan so I can provide a streetlight layout. The City of Fort Collins street lighting requirements can be found at: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf Response: Noted and will be provided as directed. Comment Number: 7 09/19/2023: INFORMATION: Due to having private drives/alleys, we would encourage a Utility Coordination meeting very early in the process to ensure the widths will provide adequate separation for all utilities required for this project. Please coordinate with us to get a design for our facilities in your private drives/alleys so that it can be ensured that all utilities can fit into your proposed development Response: Noted and will be provided as directed. Comment Number: 8 09/19/2023: INFORMATION: Per Light and Power’s Electric Service Standards: 8.1.10. The builder is required to install the electric meter socket(s) on the same side as the electric service ‘stub’. 8.1.11. Builders are also encouraged to install the natural gas meter(s) on the opposite side of the house from the electric service. 8.1.12. The electric service trench must be a minimum of 3 feet from the natural gas service trench, and the electric and gas services shall not cross each other. Response: Noted and will be provided as directed. Page 19 of 27 Comment Number: 9 09/19/2023:FOR FIRST FDP SUBMITTAL: Please work with me to meet the following milestones as your project progresses: For PDP reviews I would like to see an electric line shown on both sides of the public streets in the parkway. During later stages of PDP we will need to begin to place transformer locations and streetlights. For the first round of FDP I will need to see the electric design shown. I will provide the electric design that shows vaults, transformers, and streetlights. Response: Noted and will be provided as directed. Comment Number: 10 09/19/2023: FOR FIRST FDP SUBMITTAL: Light & Power will need to know if three phase power will be needed for any buildings i.e. Club house, pool etc. Response: This will be determined at final Comment Number: 11 09/19/2023: FOR FIRST FDP SUBMITTAL: Multi family buildings and duplexes are treated as customer owned services; therefore a C-1 form and one-line diagram must be filled out and submitted to Light & Power Engineering for each building. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. A C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations Response: This will be determined at final Comment Number: 12 09/19/2023: INFORMATION: 11) You may contact Luke Unruh with project engineering if you have questions. (970) 416-2724 or lunruh@fcgov.com. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar ds.pdf?1645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Response: Acknowledged. Comment Number: 13 09/19/2023: 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. Residential units will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided here: https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Response: Noted and will be provided as directed. Page 20 of 27 Comment Number: 14 09/19/2023: INFORMATION: All units other than single family detached at 200 amps or less are considered customer owned service; therefore, the applicant is responsible for installing the secondary service from the transformer to the meter(s) and will be owned and maintained by the individual unit owner or building owner. Response: Noted and will be provided as directed. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 1 08/28/2023: FOR HEARING: The presence of natural features (No. 8 Canal and wetlands) on the project site necessitates a process for the creation of a Natural Habitat Buffer Zone to protect that natural feature. For the public hearing, the project must demonstrate adequate space to satisfy buffering requirements and that any mitigation is feasible. For final approval, the details and specifics of restoration and/or mitigation must be created. For permitting phase, development agreement language will be created to memorialize the buffer and clarify requirements, and a security will need to be provided prior to the issuance of a Development Construction Permit that accounts for the installation and establishment of the Natural Habitat Buffer Zone. Response: A sheet has been added to the site plan showing the buffer zone that would be required if the ditch were to remain in place, and our proposed habitat buffer zone that extends from the back of lots to the east edge of the regional trail easement. Comment Number: 2 08/28/2023: FOR HEARING: The Natural Habitat Buffer Zone needs to be delineated and labeled on the site, grading, utility, photometric, and landscape plan. Response: Once the location is agreed too, we will show this on all plans. Comment Number: 3 08/28/2023: FOR FINAL PLAN: Please add the following note on all sheets of the site, landscape and utility plans that show the Habitat Buffer: "The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone." This will help preserve the intention behind the buffer zones and the natural features into the future. Response: Acknowledged Comment Number: 4 08/29/2023: FOR HEARING: Please add a table to the site plan and landscape plan that includes the following: - amount of buffer area that would be required by a 50' buffer from the ditch - amount of buffer area provided on these plans - minimum buffer distance Page 21 of 27 - maximum buffer distance - average buffer distance Additionally, please ensure that there is a map on the site plan as well showing: - amount of buffer area that would be required by a 50' buffer from the ditch - actual mitigated Natural Habitat Buffer Zone area - disturbed Natural Habitat Buffer area Response: A sheet has been added to the site plan showing the buffer zone that would be required if the ditch were to remain in place, and our proposed habitat buffer zone that extends from the back of lots to the east edge of the regional trail easement. Comment Number: 5 08/29/2023: FOR HEARING: Applicant must submit a weed management plan for NHBZ. in consultation with Environmental Planning team, the applicant may consider starting weed management prior to DCP and consistent with the property's existing/approved use. applicant may consider using small livestock grazing regime as an alternative to mechanical or chemical weed management. https://sam.extension.colostate.edu/wp-content/uploads/sites/2/2018/06/goats- weeds.pdf Response: This will be provided prior to hearing. Comment Number: 6 08/29/2023: FOR FINAL PLAN: Please change the Native Seed Mix Notes on the landscape plan to read: NATIVE SEED MIX NOTES 1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER THROUGH EARLY MAY. 2. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGH LOOSENING AND ADDITION OF AMENDMENTS THAT PROMOTE WATER ABSORPTION AND RELEASE, THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS. 3. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER. 4. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED). 5. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES. 6. PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS ARE PROPERLY MANAGED BEFORE, DURING AND AFTER SEEDING ACTIVITIES. 7. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS. PLASTIC-BASED EROSION CONTROL MATERIALS (I.E., PLASTIC-WELDED BLANKETS) SHALL NOT BE USED WITHOUT EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT ISSUES. 8. WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED Page 22 of 27 UNTIL SEED IS GERMINATED THEN WEEN THE SEED FROM IRRIGATION. IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL ENSURE 100% HEAD-TO-HEAD COVERAGE OVER ALL SEEDED AREAS. ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION PLAN SHALL BE FOLLOWED. 9. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. 10. THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT MOW DURING HOT, DRY PERIODS. DO NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. 11. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT VEGETATIVE COVER IS REACHED WITH LESS THAN TEN PERCENT OF COVER CONSISTING OF NOXIOUS WEEDS, NO BARE SPOTS LARGER THAN ONE FOOT SQUARE, AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES AND EROSION CONTROL. 12. THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE AND GROWTH AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE REQUIREMENTS FOR CLOSEOUT. Response: These have been added to the plans. Comment Number: 7 08/29/2023: FOR FINAL PLAN: Rain gardens typically utilize a designed soil mixture with a high proportion of sand. A standard detention basin seed mix would not perform ideally for those edaphic conditions; a tailored seed mix is more appropriate. There are several options: Mile High Flood District rain garden mix, a mix specific to this site, etc. Although not required by City code, rain gardens are excellent opportunities to plant as pollinator resources with a high diversity of species to promote bloom times across the growing season. The rain garden could use a seed mix or could be vegetated with perennials. Please coordinate with myself and Stormwater. Response: Acknowledged, we will provide landscapes plans for this area at final. Comment Number: 8 08/29/2023: FOR HEARING: Prior to hearing, please provide documentation of coordination with City of Fort Collins Natural Areas Department and Environmental Planning to ensure the project aligns with the terms and conditions of the Conservation Easement. Response: In past meetings with natural areas staff, the applicant has confirmed that the proposed improvements are consistent with the terms fo the recorded conservation easement. Page 23 of 27 Comment Number: 9 08/29/2023: FOR HEARING: Prior to hearing, please provide documentation of coordination with the ditch company to determine whether any easements or restrictions apply for the ditch. Response: The developers and their attorney are working with the Ditch Company and their attorneys to try and come to agreement on any new improvements, easements, etc…. This is ongoing, and once confirmed, this will be provided. Comment Number: 10 08/30/2023: FOR HEARING: The Land Use Code requires that whenever a project abuts a Natural Area, then compatibility with and reasonable public access to that Natural Area is required. This project must also comply with the following standard, as it is adjacent to a conservation easement, Section3.4.1(L) Compatibility with Public Natural Areas or Conserved Land. If the project contains or abuts a publicly owned natural area or conserved land, the development plan shall be designed so that it will be compatible with the management of such natural area or conserved land. In order to achieve this, the development plan shall include measures such as barriers or landscaping measures to minimize wildlife conflicts, setbacks or open space tracts to provide a transition between the development and the publicly owned natural area or conserved land, and educational signage or printed information regarding the natural values, management needs and potential conflicts associated with living in close proximity to such natural area or conserved land. One suggested approach to meet this code requirement is incorporating a pollinator plan/gardens. A great opportunity to include a pollinator plan/gardens exists throughout the project. A pollinator garden can provide habitat for pollinators, reduce the heat island effect in a city, and improve air quality. These gardens can also provide corridors for pollinators as they move to an area. This is a great opportunity to maximize bloom times and colors throughout your site. Included is a resource for design ideas supporting Nature in the City program efforts when considering a pollinator garden: Attracting Native Pollinators, The Xerces Society, 2011 Response: No resources were provided. We will provide a detailed landscape plan at final. Comment Number: 11 08/30/2023: FOR HEARING: This project is within 0.25-0.5mi of a future park and/or trail as shown on the City of Fort Collins Trails Master Plan and as such the project must comply with LUC Section 3.4.8(C): development plans shall provide for, accommodate or otherwise connect to, either on-site or off-site, the parks and trails identified in the Trails Master Plan. Please contact assigned Development Review Coordinator directly at 970-221-6689 or email DRCoord@fcgov.com to be connected with appropriate Parks Planning staff prior to submittal. Response: This has been coordinated, please reference comments by parks department and responses Comment Number: 13 Page 24 of 27 09/20/2023: FOR HEARING: Natural Areas Department: Natural Areas' staff will work with the developer to site stormwater detention ponds and the re-aligned No. 8 Ditch in a location/manner that minimizes impact to the conservation values of the Sod Farm conservation easement property. Enhancements to the ditch and detention ponds that naturalize their look and feel (similar to Red Fox Meadows Natural Area) are encouraged. Response: We have worked with the No. 8 ditch company on relocation and are showing the detention ponds. Department: Building Services Contact: Katy Hand khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 4 09/18/2023: FOR BUILDING PERMIT (all structures). 1. Each detached structure requires a separate permit. (including covered bike structures, shade covers, etc.) 2. The structure shall comply with the current adopted code at the time of permit submittal. Current codes, local amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes NOTICE: the next code cycle adoption will likely occur 2024-2025 timeframe. 3. Stock Plans: A stock plan is a building design that can be submitted for review and used for replicated buildings. The approved design is stocked and can be referenced on future or concurrent 'lot specific' permit submittals. More information can be found here: https://www.fcgov.com/building/stockplans Response: Acknowledged Comment Number: 5 09/18/2023: Accessibility comments (may impact site plan): a. Multi-family, and Townhome buildings are subject to CRS9-5 State accessibility. Accessible units shall be dispersed across the site and no clustered in a single building or building type. A site-wide accessibility site plan is required showing the types of accessible units how points will be implemented across the site. Provide this at the pre-submittal meeting and with each permit or stock plan application. This may impact grading. b. multi-family buildings require accessible parking per building and need to include van accessible parking. Accessible parking shall be located as close to the building entry as possible. c. All ground floor units in multi-family buildings shall be type B accessible (some type A's will need to be provided per the current IBC code). d. Single family homes shall provide a visitable bathroom (per IRC local amendment R320). Response: Acknowledged Comment Number: 6 09/18/2023: INFORMATION (Townhome and duplex): For a fire-sprinkled building, 3ft setback required from property line or provide fire rated walls with limited openings per chap 3 of the IRC. · Emergency escape and rescue openings are required in every bedroom. · For buildings using electric heat, a cold climate heat pump equipment is required. · Attached single-family townhomes and duplexes are required to be fire Page 25 of 27 sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. This fire sprinkler system usually requires a ¾” or 1” water line and meter to meet all P2904 requirements. · New homes must provide electric vehicle ready wiring if garages are attached, see local amendment. · Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. · New IRC code amendment R320 requires dwellings with habitable space on the 1st floor must provide a visitable bathroom and path to such. · The roof must be provided with solar-ready zones at outlined in IRC appendix RB. · Energy code requires short hot water supply lines by showing plumbing compactness. · For projects located in Metro Districts, if there are special additional requirements for new buildings, Please contact the plan review team to obtain the requirements for each district. Response: Acknowledged Comment Number: 7 09/18/2023: Multi-family comments: a. Electric vehicle charging parking spaces are required, including an 11ft wide accessible charging space. (local amendment). b. 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 limited openings per chapter 6 and 7 of the IBC. c. Buildings 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. d. 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. e. If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. f. Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. g. A City licensed commercial general contractor is required to construct any new multi-family structure. h. Energy code requires short hot water supply lines by showing plumbing compactness. i· 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 work with their Development Review Coordinator to schedule a pre-submittal meeting. Comment Number: 8 09/18/2023: Single family detached house comments: Exterior walls closer than 5ft from the property line or 10ft between other dwellings on the same lot shall be fire rated with limited openings (doors and windows). If the houses are fire sprinkled, 3ft setback allowed (or 6ft between Page 26 of 27 houses on the same lot). · Roof overhangs closer than 5ft to the property line are required to be fire protected in non-sprinkled homes. · Bedroom egress windows (emergency escape openings) required in every bedroom. · For buildings using electric heat, heat pump equipment is required (for cold climates). · A passing building air tightness (blower door) test is required for certificate of occupancy. · 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. · The roof must be provided with solar-ready zones at outlined in IRC appendix RB. · Energy code requires short hot water supply lines by showing plumbing compactness or recirculation pumps. Response: Acknowledged Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 2 09/19/2023: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Response: Acknowledged Topic: Plat Comment Number: 1 09/19/2023: 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: These have been completed Department: Water Conservation Contact: Emma Pett epett@fcgov.com Topic: General Comment Number: 1 09/19/2023: FOR FINAL PLAN: Preliminary irrigation plans are due at FDP should include a landscape plan, a water budget and hydrozone map. Your water budget must be under 15 gallons/square foot for the property annually. Final irrigation plans are due at building permit application, but we encourage you to submit them earlier in case changes need to be made. Detailed irrigation submittal requirements can be found here: https://www.fcgov.com/utilities//img/site_specific/uploads/irrigation-plan-submitt al-reqs.pdf?1649260267 Response: Acknowledged Department: Outside Agencies Contact: Baker Lateral Company - Melissa Buick, 970-686-7126, Page 27 of 27 melissahbuick@gmail.com Topic: General Comment Number: 2 09/22/2023: Please see letter related to Baker Lateral Company. Response: Received. Contact: Boxelder Sanitation District - Heidi Jenson, 970-498-0604, heidij@boxeldersanitation.com Topic: General Comment Number: 4 09/22/2023: Please see review comments from Boxelder Sanitation District. They have also provided an Easement Template for a stand-along easement they are requesting. Response: We will continue to work directly with Boxelder on their comments. Please see responses in PDF’s. Contact: Larimer & Weld Irrigation Companies - Autumn Penfold, 970-454-3377, apenfold@eatonditch.com Topic: General Comment Number: 3 09/22/2023: The No. 8 Ditch Company (WRCC, INC.) will be completing a review of this by October 20, 2023. A copy of a letter previously provided on August 15, 2023 has been included. Response: The developers are currently working with their attorney and the Ditch Company and their attorney to resolve items that need to be addressed. Contact: Xcel Energy - Donna George, 303-571-3306, Donna.L.George@xcelenergy.com Topic: General Comment Number: 1 09/12/2023: Please see letter from Xcel Energy as a separate document. Response: Received.