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HomeMy WebLinkAboutTAPESTRY - FDP240016 - SUBMITTAL DOCUMENTS - ROUND 1 - Responses (4) 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview September 06, 2024 RE: Tapestry, PDP240001, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Tapestry. 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 05/14/2024: 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! RVi Response: Thank you Comment Number: 2 05/14/2024: SUBMITTAL: As part of your resubmittal, you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of 2 why comments have not been addressed [when applicable]. RVi Response: Thank you, comments below. Comment Number: 3 05/14/2024: 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?1703783275 File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 1_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. RVi Response: Files named as required. Comment Number: 4 08/21/2024: Drainage Report was not flattened, AutoCad SHX Text on Street Section Variance Request. 05/14/2024: AutoCad SHX Text on Street Section Variance Request 05/14/2024: 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". RVi Response: Files ae been flattened Comment Number: 5 05/14/2024: 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. RVi Response: Note on submittal as been given. Comment Number: 6 05/14/2024: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. RVi Response: Project submitted within timeframe. Comment Number: 8 05/14/2024: NOTICE: A Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. RVi Response: Thank you Comment Number: 9 05/14/2024: 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 3 (excluding public right-of-way and publicly owned open space). RVi Response: Project received P&Z approval. Comment Number: 10 05/14/2024: 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. RVi Response: Comments were addressed for hearing. Comment Number: 11 09/06/2024: INFORMATION: If the Project Development Plan is approved at hearing, please apply for Final Development Plan within three years of the date of approval to avoid the expiration of the PDP Approval. RVi Response: We are resubmitting within timeframe. Department: Planning Services Contact: Clark Mapes cmapes@fcgov.com 970-221-6225 Topic: General Comment Number: 22 09/06/2024: PLANNING IS READY FOR HEARING. RVi Response: Thank you Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 05/06/2024: INFORMATION – HISTORIC SURVEY: At conceptual review, staff noted that the project is proposed adjacent to the Buckingham neighborhood. Since contributing (i.e., historic) resources within that neighborhood have already been evaluated, no survey was required at conceptual review. For the purposes of applying design compatibility requirements related to nearby historic resources, staff has included the following properties in its analysis: 145 and 213 Third Streets. RVi Response: Thank you Comment Number: 2 05/06/2024: INFORMATION - CODE REQUIREMENTS FOR WHEN HISTORIC RESOURCES ARE NEAR DEVELOPMENT SITE (revised for clarity 8/27/2024): If no structures or other features on the development site are historic resources (based on the information provided by the surveyor), Historic Preservation review of your proposed development would be limited to section 5.8.1(F), which provides various standards regarding architectural compatibility with abutting and nearby historic properties within 200 feet. The purpose of the design compatibility standards is not to force derivative architecture, but rather to establish a few points of commonality and create a fundamental harmony between the old and the new. Those requirements are designed to create an appropriate design relationship between new construction and nearby historic 4 resources. They cover building massing and design features and, for larger developments, are applied only to the new construction that is closest to the identified historic structures, i.e. the “historic influence area.” This is illustrated in 5.8.1(C)(2). If an abutting property is a historic resource or there are historic resources on the development site, the design compatibility requirements are typically met relative to that property, even if there are other historic resources within the 200-foot boundary. RVi Response: Thank you Comment Number: 3 05/06/2024: FOR HEARING – DESIGN COMPATIBILITY IN LUC 5.8.1 (revised for clarity 8/27/2024): Design compatibility requirements in this code section in reference to 145 and 213 Third Street appear met. The modification of the site plan so that only one building fronts primarily to Third Street is a significant benefit to compatibility with the historic Buckingham neighborhood. Since this project is across the street from the Buckingham neighborhood, LUC 5.8.1(F)(1)(c), Table 1, Column B applies and only two of the six outlined aspects need to be met. At least two aspects are clearly met (#4 for predominant materials and #5 for similar window patter, proportion, or solid-to-void pattern). Options #1 for articulation and #3 for durable materials also appear met. This has been applied to both building types since both building types will be visible from Third Street and within 200ft of the reference properties. Visibility of Historic Resources: Met – no concerns. The new construction is on the opposite side of Third Street from the eligible historic district and two reference properties and will not impact visibility of those properties. RVi Response: Thank you Comment Number: 4 05/06/2024: FOR HEARING - HISTORIC PRESERVATION COMMISSION - WAIVED: Typically, the applicant is required to seek a recommendation to the decision maker from the HPC for development sites that contain historic resources or have historic resources within 200 feet. The recommendation addresses compliance of the development with Section 3.4.7 of the land use code. Staff has the discretion to waive that requirement and provide staff comments that note that all requirements have been met and the project has only minor or no impact on historic resources. Due to the Land Use Code requirements being apparently met, and in the interests of reducing applicant time related to an affordable housing project, staff will not refer this application to the HPC for review and will provide a staff-only recommendation. RVi Response: Thank you Comment Number: 5 09/06/2024: HISTORIC PRESERVATION IS READY FOR HEARING. RVi Response: Thank you Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 2 08/27/2024: INFORMATION: Unless required during PDP, a complete review of all plans will be done at FDP. 5 RVi Response: Noted. Topic: Plat Comment Number: 1 08/27/2024: FOR FINAL PLAN - 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 EPS Response: Redlines on the plat have been addressed and responded to. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 3 09/05/2024: FOR HEARING - UNRESOLVED: Letters of Intent must be submitted to the City before the hearing will be scheduled. This will not require another round of review. LOIs can be sent to the City via email at any time. Please reach out to myself and Brandy if you anticipate that the LOIs will not be delivered to the City by the materials deadline for the October Planning and Zoning Commission Hearing. RVi Response: LOIs were submitted to the City for hearing. 05/13/2024: FOR HEARING: The utility plan shows an off-site easements for drainage and the sanitary sewer connection. You will need to provide letters of intent from all impacted property owners, indicating that they intend to dedicate these easements. RVi Response: LOIs were submitted to the City for hearing. Comment Number: 4 09/05/2024: INFORMATION: Thank you for distinguishing between the existing and pre-project conditions. Please note that the erosion control escrow for the Odell North project will expire in November, after which the City will not permit grading activity on the property until the Tapestry Development Construction Permit is ultimately issued. We will need to revisit the discussion of the timing for the beet tailings removal. 05/14/2024: FOR HEARING: The existing and proposed grading linework needs to be consistent throughout the utility plan set. If the previously approved Odell North Beet Tailings grading work is going to be completed separately and ahead of Tapestry, then the existing conditions linework in the Tapestry utility plans should be based on the previously approved grading, not the actual existing condition. EPS Response: This was resolved with another existing conditions sheet with the Odell North grading added. The Odell North surface has been added to all applicable grading and profile sheets as well. Comment Number: 5 09/05/2024: INFORMATION: This variance request for modified street cross-sections has been approved by 6 the City Engineer on September 4, 2024. 05/14/2024: FOR HEARING: The variance request for modified street cross-sections is still being reviewed by several departments to confirm that it is consistent with the discussion at the design charette on March 1. Once the review is completed, I will let you know if any revisions have been requested or if the variance request is ready for me to forward to the City Engineer. My goal is to have the staff review of the variance request finished within a week after this round of review so that you can move forward with Round 2 in a timely manner. EPS Response: Approval was given prior to P&Z Hearing. Comment Number: 7 09/05/2024: FOR FINAL PLAN: Please review and address my redlines in the utility plan set for Round 1 FDP submittal. EPS Response: Redlines have been addressed and responded to. 05/14/2024: FOR HEARING: Please review and address my redlines in the utility plan set. EPS Response: Redlines have been addressed and responded to. Comment Number: 9 09/05/2024: FOR FINAL PLAN: This comment will remain active as a reminder for the first round of FDP. No action needed before Hearing. 05/14/2024: FOR FINAL: Please submit the legal descriptions for the off-site easements with the first round of FDP. If the easement locations are finalized earlier, you are welcome to submit the legal descriptions with a round of the PDP. EPS Response: Legal descriptions and exhibits are included in the FDP RD1 submittal. Comment Number: 10 09/05/2024: INFORMATION: Thank you for providing the updated soils report. No further information is needed at this time. EPS Response: Acknowledged. 05/14/2024: FOR FINAL PLAN: You will need to provide a new or updated soils report because the existing report is more than three years old. The timing for this requirement will depend on the timing of the grading work for removing the beet tailings. If the beet tailings removal is done separately from the Tapestry project, then a new soils report will need to be submitted based on the new site conditions after the beet tailings removal. If the beet tailings removal is done as part of the Tapestry project, then it would be sufficient for the geotechnical engineer to provide an updated version of the 2021 report or a letter stating that the 2021 report is still valid. Comment Number: 12 09/05/2024: ENGINEERING IS READY FOR HEARING AS SOON AS WE RECEIVE THE LETTERS OF INTENT. Engineering does not need another round of review before the Hearing. EPS Response: LOIs were sent prior to hearing. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 7 Topic: General Comment Number: 6 05/13/2024: FOR FINAL PLAN: Signing and Pavement marking details will be needed for the Final Development Plan. EPS Response: Applicable signs have been added. There is also a signing and striping plan included for Buckingham Street. Comment Number: 7 09/06/2024: TRAFFIC IS READY FOR HEARING. RVi Response: Thank you. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 08/29/2024: FOR FINAL PLAN: 05/14/2024: FOR FINAL PLAN: Thank you for acknowledgement erosion comments from the previous submittal. We will look for Erosion Control Submittals at FDP. EPS Response: Thank you 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 . Department: Stormwater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 1 09/03/2024: FOR HEARING: 05/14/2024: FOR HEARING: Letters of Intent (LOI), from adjacent property owners, are required for all offsite easements required for the construction of this project. Before final FDP approval, these easements must be executed and recorded. At final plan, please submit draft copies of these easements and deeds to the City for review prior to execution. EPS Response: This was addressed before the hearing. Draft copies of the easements are included in the FDP RD1 submittal. Comment Number: 4 09/03/2024: FOR HEARING - UPDATED: Review of the HEC-RAS hydraulic model, for the overflow path between Odell Brewery and Odell Wine Project, raise concerns that the level of impact to this flow path is not fully understood. Model refinement will be required to adequately show this impact. This will need to be addressed BEFORE HEARING. Please review the following comments, update the model and workmap, and send back Matt Simpson directly for further review. Modeling Comments: a. Boundary Conditions: 8 i. The downstream boundary condition (starting water surface elevation or WSEL) does not appear to be accurate or well represented in the model. Several specific questions: ii. The workmap indicates that the actual location of the downstream hydraulic control (boundary condition) is not at a model cross section location. Please add a cross section at the location of the downstream hydraulic control. iii. The WSEL at the downstream boundary condition needs to be revised or explained further. It appears that the “existing ground surface elevation” was used as the “known WSEL” in the model. Please explain or revise. I would suggest that critical depth at the downstream overtopping location would be a good assumption. b. “Flow blocks” (obstructions) used for detention pond water levels are unnecessary and can be removed. These would be effective flow areas in the event of an overtopping flow. c. Ineffective flow needs to be placed on the following XS: XS 15, XS 79, XS 167, XS 345. See workmap redlines for more information. d. The bridge or elevated sidewalk upstream of XS 167 is not modeled. This needs to be represented in the model in some manner. e. Check that cross section cut lines on the workmap match the model. XS 288 does not measure out to be the same length (model and map). f. At XS 288, flow to the left of ground point 66.02 should be permanent ineffective flow. g. What version of HEC-RAS was this modeling performed in? **See comments on the Workmap redlines in the Drainage Report for more information. 05/14/2024: FOR HEARING: Storm pond overflow: - The pond overflow route needs to be identified and shown on the drainage plan, until the confluence with a public ROW or ‘adequate public facility.’ - Provide capacity calculations for this flow path in the drainage report. - Provide discussion in the drainage report body about the pond overflow and downstream flow path. - ** An offsite drainage easement for surface flow will be required along this flow path. EPS Response: The pond overflow route has been identified using a HEC-RAS model. Offsite easements for this overflow path are proposed. See Final Drainage Report for the calculations and analysis requested. Comment Number: 10 09/03/2024: FOR FINAL PLAN: 05/14/2024: FOR FINAL PLAN: The diversion weirs in the pipe system can cause upstream capacity and HGL problems. For Final, you will need to include the stormtech WQ diversion weirs in the backwater analysis. You will need to show that the 100-yr HGL can be contained within the pipe system, per criteria. EPS Response: See Final Drainage Report for the calculations and analysis requested. Comment Number: 14 09/03/2024: FOR FINAL PLAN: 9 Provide sizing of the overflow spillway (per Ch 6 section 3.2 and Ch 8 sections 3.4 and 3.5 of the FCSCM). EPS Response: The calculations for the sizing of the pond overflow spillway have been included in the drainage report. Comment Number: 15 09/03/2024: FOR FINAL PLAN: Scour protection for the detention overflow will need to be provided. This will need to extend downstream through the “neck down” area to Design Point G2. Scour evaluation will need to use the 100-yr flow rate (non-attenuated) per criteria. Refer to the requirements in the FCSCM for more information. (see Ch 6 section 3.2 and Ch 8 sections 3.4 and 3.5 of the FCSCM). EPS Response: Permanent Turf Reinforcement Mats have been designed downstream of the detention overflow. Please see drainage report for calculations. Comment Number: 16 09/03/2024: FOR FINAL PLAN: The Drainage Report should include sizing of storm inlets. For the public inlets in the ROW, provide a table in the report body showing sizing results and compliance with roadway depth & spread criteria. EPS Response: All inlet calculations and analysis have been provided in the drainage report. Comment Number: 17 09/03/2024: FOR FINAL PLAN: Add a discussion to the Drainage Report about the ultimate outfall location/ connection for the G1, G2, and G3 basins. EPS Response: The ultimate outfall locations for basins G1, G2, & G3 are described in Section IV.A.3 of the Drainage Report. Comment Number: 18 09/03/2024: FOR INFORMATION: Have you considered any multi-use opportunities within the detention pond? EPS Response: Not at this time. Comment Number: 19 09/03/2024: FOR FINAL PLAN: Follow up on Comment 3 – An agreement with the private drainage system owner will be required for this storm drain connection. The nature of this agreement will need to be discussed further. EPS Response: Acknowledged. Comment Number: 20 09/03/2024: FOR FINAL PLAN: See redlines on utility plan and drainage report. Most of these relate to FDP, however, there is clarification of “For Hearing” comments. EPS Response: The redlines on the drainage report and the utility plans have been addressed and responded to. Department: Water-Wastewater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 1 09/03/2024: FOR HEARING: 05/14/2024: FOR HEARING: 10 Letters of Intent (LOI), from adjacent property owners, are required for all offsite easements required for the construction of this project. Before final FDP approval, these easements must be executed and recorded. At final plan, please submit draft copies of these easements and deeds to the City for review prior to execution. EPS Response: This was addressed before hearing. Comment Number: 2 09/03/2024: FOR FINAL PLAN - UPDATED: We are in agreement to approve these variances; I will get edits on the forms back to you next week. A) Water Main and Face of Curb to be 4-ft Minimum along Buckingham Street. (pending approval) B) Water Main and Trees to be 8-ft Minimum along Buckingham Street. (pending approval) C) Water Main and Electric to be 8-ft Minimum along Buckingham Street. (pending approval) D) Water Main and Light Poles to be 7-ft Minimum along Buckingham Street. (pending approval) E) New: Offsite sewer main to have 3.0-feet of cover, under adjacent detention pond. Concrete casing will be required. (Pending Approval) 05/14/2024: : Variances – let’s take care of separation variances at PDP. Please make a list of all water separation or spacing variances needed. I am only aware of these along Buckingham Street. These should be included in a general note on the UT Plans and a plan leader where applicable. An approved variance form for these will need to be filled out also. EPS Response: The variance requests have been revised and added to the general notes page. Comment Number: 8 09/03/2024: FOR FINAL PLAN: 05/14/2024: FOR FINAL PLAN: Each water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. Provide a sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows for each water service. EPS Response: Comment Number: 9 09/03/2024: FOR FINAL PLAN: 05/14/2024: FOR FINAL PLAN: For final plan, provide a hydrozone plan and preliminary irrigation plan (PIP). The Landscape Plan will need to include a hydrozone table for outdoor irrigation that is broken out per tap. This is used to document the outdoor water budget and determine water allotment requirements. For more information, please see this webpage: www.fcgov.com/wsr-update RVi Response: An irrigation plan has been submitted. Hydrozone chart shown on irrigation and landscape plan. Comment Number: 12 09/06/2024: Pending the LOIs for offsite easements, Water & Wastewater is ready for Hearing. RVi Response: Thank you. Department: Light And Power 11 Contact: Austin Kreager akreager@fcgov.com 970-224-6152 Topic: General Comment Number: 1 05/14/2024: INFORMATION: Thank you for providing proposed transformer locations. Most of these appear to meet our separation requirements. Once I see your power requirements for the site, we can work together to determine if the number of transformers is appropriate. EPS Response: Acknowledged. We will send you our cad files shortly after FDP RD1 is submitted. Comment Number: 2 05/14/2024: FOR FINAL PLAN: Multifamily 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-forms-guidelines-regulations DTJ/Hartford Response: Comment Number: 4 05/14/2024: 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-investment-development-fees Hartford Response: Noted. Comment Number: 5 05/14/2024: 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. It is understood that the pre-discussed portions on the outer edges of your development will be able to encroach closer than these separations. EPS Response: Acknowledged. All utility separations are met on and offsite with the exception of the variances for 3rd Street and Buckingham Street. Comment Number: 7 08/29/2024: INFORMATION: Three phase transformers are limited to a maximum of 12 runs of secondary, not to exceed a wire size of 500KCMIL. EPS Response: Acknowledged. 05/14/2024: INFORMATION: Single phase transformers are limited to a maximum of 8 runs of secondary, not to exceed a wire size of 350KCMIL. EPS Response: Acknowledged. Comment Number: 8 12 05/14/2024: INFORMATION: You may contact Austin Kreager with project engineering if you have questions. (970) 224-6152. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.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. EPS Response: Acknowledged. Comment Number: 9 08/29/2024: INFORMATION: Light and Power is experiencing material shortages and long lead times on certain materials and unfortunately this is an industry wide issue. Light and Power typically has stock of our materials, including transformers, and we work on a first come, first service basis with our inventory stock. We will assess what we have available when this project gains City approval and progresses to construction. Light and Power is working hard to secure materials, transformers, and orders have been placed with our manufactures to replenish inventory. We hope this will not cause delays for your development, but we cannot guarantee we will have the transformers needed when your project intends to begin construction. EPS Response: Acknowledged. Comment Number: 10 09/04/2024: FOR FINAL PLAN: Thank you for providing a preliminary C-1 form. We will need to see more complete and accurate information in a C-1 form and one-line diagram as you move forward to FDP. DTJ/Hartford Response: Comment Number: 11 09/04/2024: FOR FINAL PLAN: Light & Power will need AutoCAD files of the site plan, utility plans, and landscape drawings once this project moves to final review. RVi Response: Noted, thank you. Comment Number: 12 09/06/2024: LIGHT & POWER IS READY FOR HEARING. RVi Response: Thank you. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 3 09/03/2024: FOR FINAL PLAN: Refer to redlines on landscape plan about species selection. RVi Response: Comments on tree quantities and species have been addressed. Comment Number: 4 09/03/2024: FOR FINAL PLAN: Cobble with weed fabric is not a preferred land cover in right of way spaces contributing significantly to heat island effects and preventing proper infiltration of water. Because this can be damaging to trees, please at a minimum show that no weed fabric or rock is used within 4 feet of proposed trees. A preferred 13 groundcover is wood mulch. RVi Response: Legend changed for no weed barrier for ROW rock mulch. Note has been added to plans for wood mulch ring around all plants. Comment Number: 5 09/06/2024: FORESTRY IS READY FOR HEARING. RVi Response: Thank you. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 3 05/13/2024: 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 road as required by Section D103.6.1 or D103.6.2. - IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as specified in Section D103.6 shall be posted on both sides of fire apparatus 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. Please add the fire lane signage details and locations to the civil plans. Comment Number: 5 09/06/2024: PFA IS READY FOR HEARING. RVi Response: Thank you. Department: Water Conservation Contact: Eric Olson eolson@fcgov.com 970-221-6704 Topic: General Comment Number: 1 05/07/2024: FOR FINAL PLAN: Preliminary irrigation plans that include a hydrozone map and water use budget are due at Final Development Plan (FDP). Final irrigation plans are due at building permit application, but we encourage you to submit irrigation plans earlier to improve the process. Direct questions concerning irrigation requirements to irrigationdr@fcgov.com or Eric Olson eolson@fcgov.com RVi Response: Thank you. 14 Department: Building Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 05/06/2024: BUILDING PERMIT: Multi-family Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code (currently on the 2021 IPC) 2023 National Electrical Code (NEC) as amended by the State of Colorado Projects shall comply with the current adopted building codes, local amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes New 2024 building codes will be adopted in 2025. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Live Load: Ground Snow Load 35 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): • 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: • Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter. • Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: • Electric vehicle charging parking spaces are required per local IBC amendment 3604, which requires 70% of parking spaces provide 3 types of EV charging. • This building is located within 250ft of a 4-lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. • R-2 occupancies must provide 10ft to 30ft of fire separation distance (setback) from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. • All multi-family buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. • Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. • If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. • A City licensed commercial general contractor is required to construct any new multi-family structure. • Energy code requires short hot water supply lines by showing plumbing compactness. 15 • For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email their development review coordinator to schedule a pre-submittal meeting. Stock Plans: When the exact same residential building will be built more than once with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. DTJ Response: Noted, thank you for this information. A building permit pre-submittal meeting will be scheduled to ensure compliance with all applicable codes.