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HomeMy WebLinkAboutBLOOM FILING SIX - PDP230017 - SUBMITTAL DOCUMENTS - ROUND 4 - Responses (7) 1 Community Development and Neighb orhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221. 6689 970.224. 6134 - fax fcgov.co m/developmentreview September 20, 2024 RE: Bloom Filing Six, PDP230017, Round Number 3 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Bloom Filing Six. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744 Topic: General Comment Number: 1 INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Comment Number: 2 01/16/2024: SUBMITTAL: As part of your resubmittal, you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. 2 When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Comment Number: 3 01/16/2024: SUBMITTAL: Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen ts-and-file-naming-standards_v1_8-1-19.pdf?1680306305. File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 1_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. Comment Number: 4 01/16/2024: SUBMITTAL: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, 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 Comment Number: 5 01/16/2024: SUBMITTAL: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are preparing to resubmit your plans, please notify me with an expected submittal date with as much advanced notice as possible. Comment Number: 6 01/16/2024: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Comment Number: 7 01/16/2024: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Comment Number: 8 01/16/2024: NOTICE: 3 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. Comment Number: 9 01/16/2024: FOR HEARING: All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 8 weeks prior to the hearing. Comment Number: 10 01/16/2024: FOR HEARING: This proposed project is processing as a Type 2 Development Plan. The decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). Comment Number: 11 05/28/2024: FOR RECORDING - PLAT: Could you please update the City signature blocks on the plat? Instead of using "this _______ day of ______A.D., 20____," could you opt for "on this day, _____________" for the date? This alternative format facilitates smoother date input with digital signatures. Additionally, kindly ensure there is sufficient space between the signature line and the title line to accommodate the digital signature. Department: Planning Services Contact: Kai Kleer kkleer@fcgov.com 970-416-4284 Topic: General Comment Number: 4 09/17/2024 INFORMATION ONLY: Had a few comments within the site plan and plat. Most are 'FOR FINAL'. The 'FOR HEARING' comments are mostly minor text edits with the exception of Lot 2. Response: We have addressed the redline comments. Comment Number: 5 09/17/2024 FOR HEARING: Regarding Lot 2, the configuration makes it challenging to meet any type of build-to line requirements of 3.5.3(C). For the plat, 3.3.1(B) - Lots, requires, "The general layout of lots, roads, driveways, utilities, drainage facilities and other services within the proposed development shall be designed in a way that enhances an interconnected street system within and between neighborhoods, preserves natural areas and features, and otherwise accomplishes the purposes and intent of this Land Use Code. Applicants shall refer to the development standards set forth in Articles 3 and 4 of this Land Use Code and shall apply them in the layout of the development in order to avoid creating lots or patterns of lots that will make compliance with such development standards difficult or infeasible." 4 Most of the discussion needed is regarding the last sentence, "...Applicants shall refer to the development standards set forth in Article 3... and shall apply them in the layout of the development in order to avoid creating lots or patterns of lots that will make compliance with such development standards difficult or infeasible." Response: In response to feedback and code requirements, we have made significant adjustments to Lot 2 to better align with the intended design standards and improve overall functionality. Specifically, we have introduced a build-to line and reoriented the conceptual building toward the street with parking now situated at the rear. This adjustment has also allowed us to eliminate the previously planned hammerhead, streamlining the design and enhancing connectivity among all lots. The interconnected layout now facilitates a cohesive flow throughout the site, supporting both pedestrian access and vehicular movement while meeting the referenced code requirements. We believe this design not only complies with current standards but also provides potential end users with an adaptable framework to further enhance design elements, ensuring compliance with additional design standards if needed. Department: Engineering Development Review Contact: John Gerwel jgerwel@fcgov.com Topic: General Comment Number: 2 09/04/2024: FOR HEARING - UNRESOLVED: The addition of a public access easement along the frontage does not sufficiently address this comment. The proposed frontage improvements do not incorporate what the plans mentioned below call for. Having a sidepath will even reduce the amount of frontage infrastructure that would otherwise be required by LCUASS because an on-street bike lane would not be needed. Connectivity standards can be further addressed with Planning and Traffic, but incorporating a sidepath also allows for having a separated bike/ped bridge that would be easier to build than expanding the current culvert. Utilizing the sidepath allows for 22 feet of unused ROW along the neighboring property, which is more than enough width to connect to the main Bloom development. Response: We have added a 10-foot sidepath which is designed to connect to a future extension both to the east and west when those lots are developed, and we removed the bike lane from the street cross section per direction of the City. This sidepath will ensue seamless pedestrian connectivity and meeting the specified requirements in the future. Developer agreed to provide a concept feasibility study to the City showing a potential alignment of the 10’ path to the east and across the ditch, along 5 with a list of constraints and a conceptual cost estimate. 06/11/2024: FOR HEARING - UNRESOLVED, UPDATED: Bike facilities are shown, but they do not meet LCUASS standards, and the improvements do not incorporate what the Active Modes Plan or the East Mulberry Plan envisioned for this street. The lack of connectivity has been discussed and seems to be a concern in regards to the requirements of several departments. So it will be important to consider the Active Modes Plan and East Mulberry Plan when thinking about connectivity. The minimum requirements of a collector street shown in LCUASS Figure 7-4F should also within public ROW. Additional infrastructure required by the Active Modes Plan and East Mulberry Plan would be preferred to be in ROW, but a public access easement would be acceptable as well. 01/16/2024: FOR HEARING - REVISED: The ultimate design for the Mulberry Frontage Road needs to include bike facilities. The current design does not show bike facilities, so the design will need to be updated. City staff recognizes that there may be some discrepancies between the improvements envisioned by the Active Modes Plan, which calls for a separated ten-foot multi-use path, and the East Mulberry Plan versus the LCUASS collector cross-section in Figure 7-4F. We would like to work with you to determine the ideal design for this location. Comment Number: 7 09/17/2024: FOR HEARING – UNRESOLVED (REVISED): I apologize for not being clear. The sidewalks should be a part of Tract A. Private streets are defined in the LUC as a parcel of land and sidewalks are part of streets. Having it all within the tract helps with maintenance obligation for the future property owner's association. The utility easements along the private street should be outside of the proposed sidewalks. Response: We respectfully request that we are allowed to maintain the sidewalks and landscape areas outside of the Tract A. Being a private road, we have already provided the tract to include the street which was the initial request of the City. If we were to include the landscape area and sidewalk in the Tract A, we would lose significant lot areas which have a material financial impact on the project as the Developer will sell lots based upon s.f. The Developer has commitments from users to purchase the sites as shown on our current plat and changing those site sizes will impact the viability of Developer to complete those lot sales. The Developer will ensure through the creation of an association, and will also memorialize this commitment in the Development Agreement, that the sidewalks and landscape areas adjacent to the private street will be maintained adequately. As for the utility easements, it is standard practice to have the utility easements in the landscape area between the sidewalk and the 6 curb/gutter. To place them on the back of the sidewalk would again further negatively impact the individual lot owners and make the overall site materially less developable. With the water and sewer being in the private drive, and most of the dry utilities serving the sites providing service to the sites along Mulberry, there will be minimal dry utilities extended into the site via these easements along Tract A. Therefore, as it does not seem to be required, we would request for us to be allowed to minimize the size of the tract, and to locate the utility easements adjacent to the road, as neither of these will impact the overall quality of the development. In addition, our goal is to avoid additional encumbrances on the lots that could limit future owners' ability to install their own infrastructure or required landscaping. The current design minimizes the burden on future end users by reducing the overlap of utility easements with individual lots, ensuring that they retain maximum flexibility for personal improvements. With this approach, we believe the private street design aligns with the intent of LCUASS standards to the greatest extent possible, while balancing both functionality and future owners interests. 05/31/2024: FOR HEARING: The sidewalks on the private drive are now outside of an access easement. Is that intentional? If so, it should be clear that those sidewalks are for private use. But given the proposed commercial uses, it might be good for pedestrians have a legal means of accessing these businesses. Comment Number: 11 09/17/2024: FOR HEARING: The plat note referencing the metro district should be removed since this is not a part of the metro district. The cross access easement locations could reference the Notice since that seems to cover the maintenance obligations. Response: Metro district reference removed and replaced with HOA. Comment Number: 12 09/05/2024: FOR FINAL PLAN: The soils report should be referenced on the cover sheet of the utility plans. Response: Noted. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 3 09/16/2024: FOR HEARING - UPDATED: In order to accommodate the inability to meet the Adequate Public Facilities minimum level 7 of service standards, off-site improvements will be needed and include a sidewalk and bridge over the canal that will eventually tie into the extension of the sidewalk system within the greater Bloom development. The Minimum Requirements for Adequate Public Facilities are outlined in the section 3.7.3(E) of the Transitional Land Use Code. Mitigation measures are detailed in chapter 4.6 Mitigation Measures of the Larimer County Urban Area Street Standards. Response: In response to the city's request for a sidewalk and bridge crossing over the canal, we have discussed with the City and mutually agreed that the developer would be allowed to provide a cash-in-lieu contribution instead of constructing any offsite sidewalks which will be memorialized in the Development Agreement. The City and the Developer agreed there are too many constraints outside of the Developer’s control. The Developer did agree to provide a concept feasibility study showing a potential layout of the sidewalk, identify all known constraints, and provide a conceptual cost estimate Providing the cash-in-lieu option enables the City to take a comprehensive approach in designing and implementing this feature when timing and resources align, ensuring a solution that best serves the community and addresses the needs of all stakeholders. 06/10/2024: FOR HEARING UPDATED: This was not addressed in the updates to the TIS or within any of the plans for your development. While potions of your development are vehicle based, bike and pedestrian accessibility is still required and the level of service standards still apply. An alternative mitigation strategy will be needed to address the lack of connectivity to this site for bikes and pedestrians. 01/16/2024: FOR HEARING: The Transportation Impact Study details an unacceptable lack of sidewalks and continuity to all bike and pedestrian destinations in this area. Further coordination will be needed to determine a mitigation strategy that will require some off site connectivity and improvements. The City preference would be a pedestrian bridge with connectivity to the north. Comment Number: 5 09/16/2024: FOR HEARING - UPDATED: After further coordination with our Engineering staff, the side path should be constructed within this project to meet the designs outlined in the Active Modes Plan. Response: Sidepath has been added. 06/10/2024: FOR HEARING UPDATED: The side path recommended in the Active Modes Plan will either need to be built according to the plan, or have associated right of way dedicated to accommodate it in the future, regardless of prioritization. This will need further coordination with our Engineering staff as well. 01/16/2024: FOR HEARING: In addition to the external coordination with CDOT, further conversations may be needed regarding the adjacent frontage improvements 8 along the frontage road in order to determine what will be required to meet the recommendations outlined in the City's Active Modes Plan. It currently calls for a side path along the frontage road, which may require a widened sidewalk to accommodate a multi use function. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 10 06/05/2024: FOR FINAL PLAN: Please see redlines on the Utility plan for key items missing from the Erosion Control Plan. We understand the fluid nature and anticipated changes to plans during the PDP process and that Erosion Control Submittals are not required for Hearing. A more formal review of Erosion Control Materials will occur during Final Development Plan please refer to the Fort Collins Stormwater Criteria Manual, Chapter 2 Section 6 for Erosion Submittal Requirements. Comment Number: 16 09/13/2024: FOR FINAL PLAN: Thank you for your acknowledgement of Erosion comments from the previous PDP round of review. We understand projects are subject to revisions during PDP reviews and it is not practical to submit Erosion Control Submittals at this time. We will expect Erosion Control submittals (Plan, Report, Escrow Calculation) at FDP round 1 for review and comments. Please refer to the City of Fort Collins Stormwater Criteria Manual, Chapter 2, Section 6 for the required Erosion Control Submittals for your project. This can be found at the following website. https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/erosion/ Department: Stormwater Floodplain Contact: Kevin Meyer kmeyer@fcgov.com Topic: Floodplain Comment Number: 1 09/17/2024: FOR INFORMATION: The gas station shown in the Traffic Impact Study is a Hazardous Materials Facility Critical Facility and appears to be in the Cooper Slough 100-year Floodplain. Critical Facilities are not allowed in the 100-year floodplain. While the LOMR is planned to remove this site from the floodplain, FDP cannot be approved while this structure is non-conforming to effective floodplain requirements, and any continuation of planning with the planned gas station is at your own risk. Response: We understand the information provided, at this stage the gas station is simply a conceptual idea. Further emails between Kevin and the Developer after these comments were proposed have been exchanged that added clarity to the requirements of the City. Comment Number: 2 09/17/2024: FOR FINAL PLAN: 9 If the gas station will remain as part of this project, please include it in applicable plans outside the Traffic Impact Study clearly indicating the floodplain line work. Please also add a note under the floodplain sections of the plat, site plan, drainage report, and grading plan indicating the following: The gas station is a Hazardous Materials Facility Critical Facility and is non-conforming to regulatory requirements for the effective 100-year floodplain. Continued planning for the gas station is at the applicants own risk and FDP approval will not be granted while still in the floodplain. Response: We understand the information provided, at this stage the gas station is simply a conceptual idea. See response above to Comment 1. Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 6 09/16/2024: FOR HEARING - REMINDER: 06/10/2024: FOR HEARING - REMINDER: 01/16/2024: FOR HEARING: Irrigation ditch permission to drain into their ditch is required for the outfall of this site. A "Letter of Intent" is required before a public hearing can be scheduled. Response: The letter of intent has been provided. Department: Light And Power Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772 Topic: General Comment Number: 1 01/16/2024: SITE SPECIFIC: Light and Power does not have existing electric facilities near the site. Light and Power is currently installing facilities for Bloom Filing 1 to the frontage road. We will need to extend electric from the frontage road to the site as part of this project. Electric facilities are to be installed in the parkway, in-between curb/gutter and sidewalk. Comment Number: 4 06/12/2024: INFORMATION: Electric facilities are typically installed in the parkway (between back of curb and sidewalk). 01/16/2024: INFORMATION: During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Comment Number: 5 01/16/2024: INFORMATION: All utility easements and required permits (crossing agreements, flood plain, etc.) needed for the development will need to be obtained and paid for by the 10 developer. Light and Power will need to bore the ditch to provide electric to the site Comment Number: 6 01/16/2024: FEES: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Building site charges will apply for all electric installation interior to the site. Comment Number: 8 01/16/2024: INFORMATION: For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go renewable Comment Number: 9 01/16/2024: INFORMATION: Please contact Tyler Siegmund with electric project engineering if you have any questions at (970) 416-2772. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar ds.pdf?1645038437 Reference our policies, development charge processes, and use our fee estimator at: http://www.fcgov.com/utilities/business/builders-and-developers. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 Topic: General Comment Number: 1 09/10/2024: INFORMATION ONLY (REPEAT): The presence of natural features on the project site necessitates a process for the creation of a Natural Habitat Buffer Zone to protect that natural feature. For the public hearing, the project must demonstrate adequate space to satisfy buffering requirements and that any mitigation is feasible. For final approval, the details and specifics of restoration and/or mitigation must be created. For permitting phase, development agreement language will be created to memorialize the buffer and clarify requirements, and a security will need to be provided prior to the issuance of a Development Construction Permit that accounts for the installation and establishment of the Natural Habitat Buffer Zone. Response: Comment has been reviewed and acknowledged. 11 Comment Number: 13 09/10/2024: FOR HEARING (UPDATED): Please continue the NHBZ line to the property boundary on all plan sets. The NHBZ line has not been extended to the property boundaries – please note the northwest corner. Additionally, once the line has been extended, please update the NHBZ table. Response: NHBZ line has been extended. Comment Number: 14 09/10/2024: FOR FINAL PLAN: Please replace native seed mix note #11 with the following text: “NATIVE SEED AREAS OUTSIDE OF THE NHBZ 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 EROSION CONTROL. NHBZ-SPECIFIC REVEGETATION SUCCESS CRITERIA TO BE CONSIDERED ESTABLISHED INCLUDE MEETING THE REFERENCE AREA COVER STANDARD, LESS THAN FIVE PERCENT NOXIOUS WEEDS, EIGHTY PERCENT SURVIVAL OF WOODY SPECIES, NO SIGNIFICANT BARE SPOTS, AND/OR DEEMED ACCEPTABLE BY ENVIRONMENTAL PLANNING.” Response: Note has been added. Comment Number: 15 09/10/2024: FOR FINAL PLAN: Please include the following seed mix notes specific to the rain garden pollinator resources: RAIN GARDEN/POLLINATOR GARDEN SEED MIX NOTES 1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE NOVEMBER 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 12 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. DO NOT USE CHEMICAL HERBICIDES OR PESTICIDES IN POLLINATOR RESOURCE AREAS. 7. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS. PLASTIC-BASED EROSION CONTROL MATERIALS (I.E., PLASTIC-WELDED BLANKETS) SHALL NOT BE USED WITHOUT EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT ISSUES. 8. WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED UNTIL SEED IS GERMINATED THEN WEEN THE SEED FROM IRRIGATION. IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL ENSURE 100% HEAD-TO-HEAD COVERAGE OVER ALL SEEDED AREAS. ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION PLAN SHALL BE FOLLOWED. 9. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. 10. THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT MOW DURING HOT, DRY PERIODS. IF AND WHEN MOWING OCCURS IN NATIVE SEED AREAS, DO NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. NATIVE SEED SHOULD BE MOWED AT MOST TWICE A YEAR, BUT TYPICALLY ONLY ONCE IN THE FALL AFTER SEED HAS HARDENED. DO NOT TRIM PERENNIALS OR GRASSES EARLIER THAN MID-APRIL. 11. LEAVE SMALL BUNCHES OF CUT STEMS WITHIN POLLINATOR BEDS AFTER TRIMMING. STEMS TO BE PLACED IN THE BACK OF PLANTING BED OR DISPERSED IN BETWEEN PLANTINGS. LEAVE ANY FALLEN LEAVES WITHIN POLLINATOR BEDS THROUGH THE NEXT GROWING SEASON. COLLECTED LEAVES CAN ALSO BE PLACED IN SMALL PILES IN DESIGNATED OPEN SPACE TO PROVIDE ADDITIONAL OVER-WINTERING HABITAT. 12. NATIVE SEED AREAS OUTSIDE OF THE NHBZ 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 EROSION CONTROL. NHBZ-SPECIFIC REVEGETATION SUCCESS CRITERIA TO BE CONSIDERED ESTABLISHED INCLUDE MEETING THE REFERENCE AREA COVER STANDARD, LESS THAN FIVE PERCENT NOXIOUS WEEDS, EIGHTY PERCENT SURVIVAL OF WOODY SPECIES, NO SIGNIFICANT BARE SPOTS, AND/OR DEEMED ACCEPTABLE BY 13 ENVIRONMENTAL PLANNING. 13. 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 notes have been added. Comment Number: 16 09/10/2024: FOR FINAL PLAN: Please indicate the use of the rain garden pollinator seed mix in the ‘Plant Legend’. Response: The legend has been updated. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 6 9/17/2024: FOR FINAL PLAN: Please include specifics about tree quantities on plan. Response: This will be updated on the FDP. Comment Number: 7 09/17/2024: FOR INFORMATION Fastigiate English oak has show to have a number of issues in Fort Collins in the past ten years please consider planting a different species. Response: This species has been replaced. Department: Water Conservation Contact: Eric Olson eolson@fcgov.com 970-221-6704 Topic: General Comment Number: 1 06/10/2024: INFORMATION: Preliminary irrigation plans are due at FDP should include a landscape plan, a water budget and hydrozone map. 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 Department: Building Services 14 Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 Commercial 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 & state amendments (currently 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 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: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: Commercial occupancies must provide 10ft to 30ft of fire separation (setback) from property lines and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. City of Fort Collins adopted International Fire Code (IFC) and amendments to the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements). Buildings using electric heat, must use heat pump equipment. A City licensed commercial general contractor is required to construct any new commercial structure. Plans must be signed and stamped by a Colorado licensed architect or engineer and must be included in the permit application. Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604. 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. Department: Technical Services 15 Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 2 09/17/2024: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Topic: Plat Comment Number: 1 09/17/2024: FOR HEARING-UPDATED: Please make changes as marked in the Technical Services (TS) markup PDF. 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: The redlines have been responded to. Department: Outside Agencies Contact: Cheryl Smith, Larimer County Assessor, smithcl@co.larimer.co.us Topic: General Comment Number: 1 09/17/2024: FOR FINAL PLAN: We have the current owner as: MIC TDC MULBERRY ST FORT COLLINS LLC The Prelim signature block still does not match. Response: The ownership has been updated. Contact: Randy Siddens, East Larimer County Water District, randys@elcowater.org Topic: General Comment Number: 1 09/17/2024: FOR FINAL PLAN: Please See Markups. In addition to the comments on the attached markups, the owner/developer will be required to install backflow prevention assemblies on all commercial water services. ELCO should be contacted to discuss the specifics of backflow requirements. Response: Redlines have been addressed. The owner is aware and in contact with ELCO.