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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 12/04/2024 MEMORANDUM December 4, 2024 Re: 2601 S College, PDR230009 (SWC Drake/College) Dear Ms. Bethurem Harras, Thanks to you, and to the staff who took time to review our PDR materials. Please find responses to the PDR comments included in the following pages. We look forward to continuing to coordinate with Staff as this project progresses. Please feel free to reach out if you have any questions or if you need additional information. Sincerely, Norris Design Ryan F. McBreen, Principal Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744 Topic: General Comment Number: 1 08/14/2023: 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! Response: Thank you for your review, we’ll be sure to coordinate moving forward. Comment Number: 2 08/14/2023: 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 to 6 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Response: The project team understands that the ODP will be subject to public hearing with the site plan/infrastructure plan following the BDR process. Comment Number: 3 08/14/2023: PRE-SUBMITTAL: A neighborhood meeting is required at least 10 days prior to formal submittal of your development review application. For the neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal way to get feedback from surrounding neighbors, identify any potential concerns prior to the formal hearing, and are an opportunity for you to share your development proposal. The City’s Development Review Liaison will facilitate the meeting. As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the meeting date with your team. Please reach out to me when you are ready to schedule this meeting. Allow 4-8 weeks prior to the desired meeting date to accommodate scheduling and notice requirements. Response: A neighborhood meeting was held on November 6, 2024. A summary of the neighborhood meeting is included in the ODP narrative. Comment Number: 4 08/14/2023: INFORMATION: I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: Noted, thank you for providing this reference information. Comment Number: 5 08/14/2023: SUBMITTAL: I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. Response: Noted, thank you for providing this reference information. Comment Number: 6 08/14/2023: SUBMITTAL: As part of your submittal, 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: Noted, please find complete responses provided, as requested, within this letter. Comment Number: 7 08/14/2023: 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-requirements-and-file-naming-standards_v 1_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. Response: Noted, we believe we have followed this standard when making this application. Comment Number: 8 08/14/2023: 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/sfdcarticles/sfdcarticles/Drawing-text-ap pears-as-Comments-in-a-PDF-created-by-AutoCAD.html Response: Noted, we believe we have followed this standard when making this application. Comment Number: 9 08/14/2023: FEES: The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. Response: Noted, thank you for providing this reference information. Fees will be paid at the time of formal submittal. Comment Number: 10 08/14/2023: FEES: Payments can be made by check or credit card. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the west side of the building. Please mark it to my attention and reference the project it is associated with. If paying by credit card, I can process the payment over the phone with you. Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. Response: Noted, thank you for providing this information. Comment Number: 11 08/14/2023: SUBMITTAL: Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Response: Noted, thank you for providing this information. Comment Number: 12 08/14/2023: NOTICE: Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. Response: Noted, thank you for providing this information. Please inform our team if you need any assistance. Comment Number: 13 08/14/2023: 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: Noted and understood, thank you for providing this reference information. Department: Planning Services Contact: Kai Kleer kkleer@fcgov.com 970-416-4284 Topic: General Comment Number: 1 08/14/2023: COLLEGE & DRAKE URA This site is located within the College and Drake Urban Renewal Plan boundary. The objective of the URA is to implement relevant provisions contained within the Midtown Plan, Midtown in Motion, City Plan, Master Street Plan, Transportation Master Plan, and Active Modes Plan. Public investment can be utilized toward a wide array of objectives further described in approved Resolution here, https://records.fcgov.com/laserfiche/Docview.aspx?db=FortCollins&docid=3250357#?openmode=PDF (Resolution 2020-013). Response: Noted, thank you for providing this reference information. The development team met with the URA on October 14, 2024 to determine if opportunities exist and it was determined that ongoing discussions are likely to occur during the review process to determine if there are future opportunities with the URA. Comment Number: 2 08/14/2023: MIDTOWN PLAN, 2013 The Midtown Plan envisions for redevelopment projects such as this to be urban, transit-oriented, and an enhanced level of design. The multi-family with structured parking is precisely what is envisioned for the Midtown Corridor, auto-oriented land uses such as the fuel station and bank w/ drive-thru are not. The community envisions commercial uses such as retail, entertainment, dining, professional offices, research and development, and incubator spaces, please reconsider the proposed land uses. The Midtown Plan Framework Map (p. 13) identifies- a few key elements that will need to be incorporated and considered as part of the development. These elements include: 1. Privately developed plaza and open space along the south side of the site. This space would serve the property as outdoor use areas, such as for dining and outdoor displays, as well as sitting areas and passive parks. Other plazas and open space around the site should be linked together by sidewalks, internal paths and walkways. Response: Per e-mail correspondence with Kai Kleer on 10/11/24, it was determined that the privately developed plaza and open space as denoted on the Midtown plan is actually located on another property and this development is not subject to providing this feature to be in conformance with the Midtown Plan. 2. 2. A key circulation concept is to develop a “grand promenade” along the western edge of the this site, abutting the MAX line. This would be constructed to accommodate bikes and pedestrians. It envisions courtyards and gardens to open onto the promenade. The promenade is envisioned as an elaborate space, with high quality materials and a double row of trees as a buffer between McClelland Street/MAX line and the pedestrian/bike realm. URA funding may be available to help achieve this community vision. This will likely require some modification to the standard street cross section to be a more urban and similar to the depiction that is represented on the cover of the Midtown Plan. Response: Per discussions with Staff, based on the location and precedent set in the area by recent development, an enhanced section is proposed along McClelland that creates an elevated experience including a 10’ street lawn and 10’ multi-modal walk. Additional enhancements are proposed central to the project which will include a 12’ walk on the west side of the internal access drive with trees planted in tree grates at 30’-40’ spacing. 3. Multi-Modal circulation along S. College Avenue. Please work with the active nodes, engineering, capital projects and planning staff for the design of S. College Avenue frontage. Response: The application materials and plans included as part of these submittals reflect information as provided by the City for planned improvements along Drake and College. For landscape and hardscape design, this site is located within the Upper Midtown - Gardens Theme district. Projects within this district should take inspiration from the nearby Colorado State University's demonstration gardens and the spring Creek Trail by incorporating plazas and gardens that reflect a floral or natural theme to reinforce the connection to the university and its agrarian heritage. Response: Understood. This project includes ROW planting only; the rights of way along the south and west property lines of the site are predominantly planting beds which include naturalistic plantings with native materials. The architecture should evoke a 'sense of environmental awareness' and utilize sustainable local materials, consider solar access, and energy efficiency measures such as geo-thermal. Buildings should use materials that are durable and well detailed. Masonry, in the form of stone, brick and high quality architectural metals are encouraged. The design should be urban in nature with active street edges and ground-floor transparency to invite passersby and promote shopper viewing. Buildings are required to face on to public streets (no drive-thru lane between the building and street for the bank). Response: Thank you for this information, at this step in the process no buildings are proposed but as development in the future occurs the standards set for this area will be reviewed and applied as applicable. Comment Number: 3 08/14/2023: MIDTOWN IN MOTION Drake Road should be improved to the 4-lane arterial standard as shown in Larimer County Urban Area Street Standards. There is also an active capital project that is in the design phase that will affect this site. Please coordinate all proposed designs with City engineering staff. Response: The application materials and plans included as part of these submittals reflect information as provided by the City for planned improvements along Drake and College. Through redevelopment the Midtown Plan envisions a more urban environment with buildings closer to the street (per guidance in the Land Use Code) to maximize development area within the site. In order to ensure adequate space for pedestrian activity, wider sidewalks are encouraged where facing buildings are intended to open onto café patio seating space or other similar public space. Additional sidewalk width should be incorporated into additional ROW or access easements. Also in response to urban constraints, median widths may be adjusted, but for safety and aesthetics, a minimum of a 4-foot median at intersections will be required. Response: The application materials and plans included as part of these submittals reflect information as provided by the City for planned improvements along Drake and College. Please see the 10% design for S College Avenue. Response: The application materials and plans included as part of these submittals reflect information as provided by the City for planned improvements along Drake and College. Comment Number: 4 08/14/2023: ACTIVE MODES PLAN Please work with the active modes team to scope out improvements along Drake. The Active Modes Plan calls for separated bike lanes along the frontage. Response: The application materials and plans included as part of these submittals reflect information as provided by the City for planned improvements along Drake and College. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 08/14/2023: INFORMATION – 2601 S College: The 2601 S. College property does not have up-to-date historic survey. It was built in 1966. An historic survey under a previous code process was completed in 2017, initially finding the property Eligible. That finding was appealed to the Landmark Preservation Commission (now the Historic Preservation Commission), which upheld the finding, and appealed to Council. City Council overturned the finding, determining the property Not Eligible on April 3, 2018. That finding was valid for five years from the Council issuance on April 3, 2018. It expired on April 3, 2023 (see LUC 3.4.7(C)(1)). Based on staff assessment of the existing documentation, the evaluation form completed in 2017 warrants reconsideration – the analysis under the City’s Landmark standards in Municipal Code Chapter 14, Article II contain several flaws based on the professional standards required of historic survey under current, revised, code requirements. Response: Per email correspondence from Jim Bertolini dated June 5, 2024, a Council vote of 4-2 determined that the subject property at 2601 S College is Not Eligible, which resolves the comments from the PDR in regard to historic preservation. Under Section 5.8.1 of the Land Use Code, no historic review will be required. Comment Number: 2 08/14/2023: INFORMATION – 2627 S College & 132 W Thunderbird Dr: Neither property has an up-to-date historic survey. 2627 S College was built in 1966 and 132 W Thunderbird was built in 1969. Response: Per email correspondence from Jim Bertolini dated June 5, 2024, a Council vote of 4-2 determined that the subject property at 2601 S College is Not Eligible, which resolves the comments from the PDR in regard to historic preservation. Under Section 5.8.1 of the Land Use Code, no historic review will be required. Comment Number: 3 08/14/2023: PRESUBMITTAL – HISTORIC SURVEY: Historic survey will be required for all properties on the development site: 2601 S College, 2627 S. College, and 132 W Thunderbird Dr, (parcels 9726114001 and 9726100016, and 9726120002, respectively). The total fee will be $2550 ($850 per property). Response: Per email correspondence from Jim Bertolini dated June 5, 2024, a Council vote of 4-2 determined that the subject property at 2601 S College is Not Eligible, which resolves the comments from the PDR in regard to historic preservation. Under Section 5.8.1 of the Land Use Code, no historic review will be required. Comment Number: 4 08/14/2023: CODE REQUIREMENTS FOR HISTORIC RESOURCES ON THE DEVELOPMENT SITE: If any resources on the development site are identified as historic resources through the survey and records review process, the project must include a rehabilitation and adaptive reuse plan for those structures pursuant to Land Use Code Section 3.4.7(B), to the maximum extent feasible, or satisfactorily meet the requirements for a modification of standards following the requirements of Division 2.8 of the land use code. Response: Per email correspondence from Jim Bertolini dated June 5, 2024, a Council vote of 4-2 determined that the subject property at 2601 S College is Not Eligible, which resolves the comments from the PDR in regard to historic preservation. Under Section 5.8.1 of the Land Use Code, no historic review will be required. Comment Number: 5 HISTORIC PRESERVATION COMMISSION (added 8-17-2023): The applicant may be 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. Response: Per email correspondence from Jim Bertolini dated June 5, 2024, a Council vote of 4-2 determined that the subject property at 2601 S College is Not Eligible, which resolves the comments from the PDR in regard to historic preservation. Under Section 5.8.1 of the Land Use Code, no historic review will be required. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 1 08/14/2023: REVISED: The City is planning a capital improvement project at College and Drake. Please reach out to the project coordinator, Jin Wang, at jwang@fcgov.com. This development project will need to accurately depict the City's planned improvements. There are some potential conflicts with the proposed site plan and the City's planned stormwater infrastructure. The City design is currently at 30 percent and we are working on getting funding to proceed with final design. The City envisions the developer constructing a detention pond at the northeast corner of the site to serve this property's stormwater flows. This would not be a regional detention pond, so it would not be subject to an acquisition process. The developer may be required to contribute funding towards the capital project, depending on the scope of the development project's impact on the intersection. Response: Noted, thank you for providing this information. The project team has and will continue to coordinate with the Capital Improvements team. The application materials and plans included as part of these submittals reflect information as provided by the City for planned improvements along Drake and College. In general, the project plans to install the 12’ walk/trail that is proposed by the capital improvement project with the intention that the future project will only need to affect the roadway, curb and gutter. Comment Number: 2 08/14/2023: A subdivision plat will be required for this development project. Response: A plat is included as part of these submittal materials. Comment Number: 3 08/14/2023: There appears to be an existing alley right-of-way extending into the property from McClelland. If you intend to construct a building in the location where the is currently right-of-way, the right-of-way would need to be vacated. You would need to check for any utilities or other reasons why the right-of-way might not be able to be vacated. Response: KH: The existing alley right-of-way is planned to be vacated. The survey does not show any existing utilities within this area. Comment Number: 4 08/14/2023: Please dedicate the City's standard utility easements along public right-of-way. The easements will need to be 15 feet wide along College and Drake, and 9 feet wide along McClelland and Thunderbird. The easements can be dedicated on the plat. Response: KH/EPS: The utility easements have been updated and are shown within the provided Plat and Civil plans. Note that a 9’ utility easement is proposed along Drake Road and a variance letter has been provided for this location. Comment Number: 5 08/14/2023: The applicant asked if rightin -rightout access will be allowed onto Drake between McClelland and College. It would be feasible- to keep the existing midblock access point, although it does not quite meet the LCUASS minimum spacing of 460 feet. The existing access closer to College Ave will need to be closed due to conflicts with the -rightturn- lane and spacing issues. Response: KH: The site plan and access locations have been coordinated with City Staff. Comment Number: 6 08/14/2023: The applicant asked if right-in right-out access will be allowed onto College between Drake and Thunderbird. The CDOT access control permit would need to be updated for the existing access point. The Engineering Department would support relocating the College access point further south but not north, and CDOT would need to approve any new access points onto College. Response: Per email correspondence with Sophie Buckingham dated July 31, 2024, the proposed intersection location along College is supported by City staff and CDOT. Coordination with the City and CDOT regarding access to/from College will continue throughout the review process. The access location has also been coordinated with the City capital improvement project. Comment Number: 7 08/14/2023: The Streets Department is planning an overlay of Thunderbird Drive in 2025. The exact dates for the work have not been determined yet. If this project were to begin construction after the overlay, street cut fees would be tripled for impacts to new pavement. Response: Noted, thank you for this information. The team will remain in communication with the Streets Department regarding the Thunderbird Drive improvements. A curb/gutter is currently planned along the entire frontage, as well as a waterline connection, and it would be preferable to get those items installed ahead of the City project. Comment Number: 8 08/15/2023: This project is within the Midtown in Motion plan area. Any public improvements constructed by this project will need to comply with the Midtown in Motion plan. Response: The project team understands that this site is located within the Midtown in Motion Plan area and seeks to incorporate elements of this guiding document. Comment Number: 9 08/15/2023: Transfort will need a bus stop on the south side of Drake Road along this property. Please coordinate with Transfort, Traffic, and Engineering to accommodate a location for a bus shelter. Response: The team has received preliminary designs for the redesign of the right-of-way along Drake; we will continue to coordinate with Transportation and TransFort regarding the alignment and location of bus infrastructure throughout the design process. Comment Number: 10 08/15/2023: REVISED: The City paid $98,180 to acquire public right-of-way from this property for McClelland Drive in 2015. However, this acquisition was unrelated to the local street portion obligation for the property, so the developer will not be required to reimburse the City along with this development project. Response: Noted, thank you for sharing this information. Comment Number: 11 08/15/2023: My remaining comments are general information that is provided to every project at the conceptual stage. Depending on the ultimate scope of the project, some of these comments may not be relevant, and other information not included in this list may become relevant. If you have any questions about my site-specific comments above or my informational comments below, please contact me at sbuckingham@fcgov.com or 970-416-4344. Response: Noted, we look forward to continuing to collaborate as the design of this site proceeds. Comment Number: 12 08/15/2023: INFORMATION: Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due prior to issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php. Response: Noted, thank you for sharing this information. Comment Number: 13 08/15/2023: INFORMATION: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Response: Noted, thank you for sharing this information. Comment Number: 14 08/15/2023: INFORMATION: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. Response: The project has been designed to meet all applicable ADA standards. Comment Number: 15 08/15/2023: INFORMATION: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/urban-area-street-standards-2021 Response: The project has been designed to meet all applicable LCUASS standards, as applicable. Comment Number: 16 08/15/2023: INFORMATION: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process, as well as deed templates for dedication by separate document, can be found at: http://www.fcgov.com/engineering/devrev.php Response: KH/EPS: Noted. A 9’ utility easement is also shown along Drake and a variance letter has been provided for this location. Comment Number: 17 08/15/2023: INFORMATION: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Utility Plans are included as part of these submittal materials. The Applicant will work with the City to finalize the Development Agreement, as that typically occurs during the development review process. Comment Number: 18 08/15/2023: INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Understood. The DCP will be obtained at the appropriate time ahead of construction. Comment Number: 19 08/15/2023: INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: Understood and thank you for this information. These applications do not include detailed site design, including parking. Future site plan submittals will include parking design and conformance with LCUASS standards will be evaluated. Comment Number: 20 08/15/2023: INFORMATION: All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. Response: No public ROW encroachments are anticipated as part of these applications. Comment Number: 21 08/15/2023: INFORMATION: The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. Response: LID for the interior of the project is planned to be located onsite and outside of the public ROW. The perimeter sidewalks are treated by the landscape parkway, which is considered a grass buffer. Comment Number: 22 08/15/2023: INFORMATION: Doors are not allowed to open out into the right-of-way. Response: Understood. Thank you. No buildings are planned as part of these applications, but this information will be helpful to understand during future site plan applications. Comment Number: 23 08/15/2023: INFORMATION: Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Response: No bicycle parking is proposed with ROW as part of these application materials. Comment Number: 24 08/15/2023: INFORMATION: In regard to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Response: Noted, thank you for sharing this information. Details related to construction will be negotiated at the time of construction permit application and review. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 08/11/2023: PRE-SUBMITTAL: A Transportation Impact Study will be required with the submittal of this project according to Chapter 4 of the Larimer County Urban Area Street Standards. Please have your Traffic Engineer contact our department to scope the study. Response: A TIS is included as part of these application materials and it includes the TIS Base Assumptions Form. Comment Number: 2 08/11/2023: PRE-SUBMITTAL: CDOT- the Colorado Department of Transportation will need to be routed with this project considering College Avenue is a State Highway. A new or updated access permit will likely be required. Response: Understood. We appreciate the City having discussions with CDOT to this point of the project and the project team intends to continue discussions with CDOT as these applications progress. As an FYI, we anticipate needing an updated access permit for not only the access into our site, but also for the Thunderbird/College intersection due to the overall increase in traffic through that intersection. Comment Number: 3 08/11/2023: PRE-SUBMITTAL: Access locations and intersections improvements will need to be coordinated with the City of Fort Collins Capital Engineering group. A Capital project is currently being designed for the College and Drake intersection. The TIS will need to evaluate the potential need for dedicated right turn lanes into the site at all access locations which could affect the design of the Capital Project. Response: The application materials and plans included as part of these submittals reflect information as provided by the City for planned improvements along Drake and College. A TIS is included as part of this application. That study confirmed that an eastbound right turn is needed from Drake onto College due to existing background traffic. Comment Number: 4 08/11/2023: INFORMATION: The intersection of College and Drake is currently APF (Adequate Public Facilities) constrained and may require a proportional contribution to the project if it is not fully funded. Response: Noted, thank you for this information. Please advise if further discussion with the Applicant is required. Comment Number: 5 08/11/2023: INFORMATION: The closure of the Frontage road on the south side of your sight will need to be coordinated to determine how this fits within the plans for the Midtown/Midtown in Motion Sub Area Plans. Additional bike and pedestrian facilities will also need to be planned for the adjacent frontages to this site according to these planes Response: The project team has and will continue to coordinate with the Capital Improvements team to ensure that infrastructure improvements to the adjacent right-of-way will be incorporated with the on- site improvements. The application materials and plans included as part of these submittals reflect information as provided by the City for planned improvements along Drake and College. Department: Transportation Planning Contact: Seth Lorson slorson@fcgov.com 970-416-4320 Topic: General Comment Number: 1 08/14/2023: The bus stop on Drake will need to be upgraded to a Type III bus stop and designed with a new detached sidewalk. Transfort bus stop design standards can be found here: chrome-extension://efaidnbmnnnibpcajpcglclefindmkaj/http://ridetransfort.com/img/site_specific/uploads/Final_ Design_Standards.pdf Response: The application materials and plans included as part of these submittals reflect information as provided by the City for planned improvements along Drake and College and accommodates the future bus stop planned by the capital project. Comment Number: 2 08/14/2023: Please provide a bike and pedestrian circulation plan illustrating safe movement of bikes and pedestrians throughout the site. Response: Multi-modal circulation has been considered and illustrated within the ODP documents provided. Department: Stormwater Engineering Contact: Water Utilities WaterUtilitiesEng@fcgov.com (970)224-6191 Topic: General Comment Number: 1 08/15/2023: Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Foothills Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utility-development Response: KH: Noted, information for Foothills Master Drainage Plan requirements was incorporated into the drainage report. Comment Number: 2 08/15/2023: Documentation requirements A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the fourstep- process for selecting structural BMPs. Response: A drainage report and construction plans prepared by a Professional Engineer are included as part of these submittal materials. KH: The drainage report also includes the fourstep process. Comment Number: 3 08/15/2023: Stormwater outfall The stormwater outfall options for this site appear to be the public inlet at the SW corner of the Drake and College intersection. There is also a public stormwater main on the west side of college, directly adjacent to the site. The project will need to determine if the existing outfall is adequately sized for the flows of the site. Response: KH: Please see drainage report and exhibit for outfall information. The on-site storm sewer is being designed to convey the 100-YR storm event for the Project. The outfall pipe size is limited due to existing grading and cover requirements. Note that a proposed “overflow inlet” is being proposed to provide overflow relief for the excess flow for this connection. Comment Number: 4 08/15/2023: Detention requirements Due to the site’s existing impervious area, onsite detention is not required for this project. However, there are known flooding problems of this intersection, and Engineering Capital Project plans to install a detention pond on the NE corner of the property. We believe it would provide an amenity, and better serve the residents of this development if the site’s contribution to the flooding issues in the intersection were addressed. Please reach out to Jin Wang (-jwang@fcgov.com) in Engineering Capital Projects for more information on the intersection improvements. Response: KH: The team has been in contact with the City of Fort Collins staff (including Jin Wang) regarding the Drake/College Improvement project. At the time, the Capital Project does not have any detention for the existing flooding issues. Comment Number: 5 08/15/2023: Water Quality and Low Impact Development requirements All new or MODIFIED impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations/stor mwater-criteria Response: KH: Noted. The plans and report show an underground stormwater system that will provide LID and water quality treatment for the proposed roadway improvements. Individual lots are planned to provide their own LID and water quality treatment. Comment Number: 6 08/15/2023: Imperviousness documentation: The existing and proposed impervious areas need to be documented in the drainage report. Drainage requirements and development fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required with the first project submittal. Response: KH: Noted. A table and existing and proposed impervious area exhibit are shown within the Drainage Report. Comment Number: 7 08/15/2023: Detention drain times Per Colorado Revised Statute §37-92602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any -volumebased- stormwater storage, including extended detention basins. Response: KH: Noted. The proposed stormwater facility was designed based on the spreadsheet. This information has been included within the drainage report. Comment Number: 8 08/15/2023: Inspection and maintenance: There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for ongoing maintenance of all onsite drainage facilities will be included as part of the Development Agreement. -More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-development Response: KH: Noted, thank you for the information. Comment Number: 9 08/15/2023: Fees The 2023 city wide Stormwater development fee (PIF) is $11,019/acre ($0.253/ sq. ft.) of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. Response: Noted. Thank you for this information. If a fee is required, the Applicant will pay it at the appropriate time in the development process. Comment Number: 10 08/15/2023: Offsite Stormwater Flows The development will need to accept and pass any existing offsite flows. Response: KH: Noted, there are not any offsite flows that enter into the Project. Comment Number: 11 08/15/2023: Spill Control for Fuel Sales Spill control structures are required for all new and redeveloping gas stations and vehicle maintenance facilities. In addition to emergency spill response procedures, such as the use of absorbent booms, structural spill controls must be used to protect all areas downstream of the site including roadways, drainage channels, storm sewer systems, wetlands, creeks and tributaries from petroleum products and other pollutants that are stored and handled at gas stations and vehicle maintenance facilities. The spill control structure can be a belowgrade concrete vault and should be placed in a location on the site that allows for spills to be directed toward it. Low flows, both pollutant spills and runoff from small storms, should be able to be directed into the control structure.- Larger storm flows may be directed into the control structure but more likely will overtop a curb or bypass the spill structure and runoff toward the site detention basin. The spill control structure or vault must have a minimum capacity of 150 gallons. The vault should be covered for safety although ventilation should be provided to allow for evaporation between storms. Response: Noted. Thank you for this information. At this time, no fuel center is proposed as part of these applications. Department: Water-Wastewater Engineering Contact: Water Utilities WaterUtilitiesEng@fcgov.com (970)224-6191 Topic: General Comment Number: 1 08/15/2023: Existing Water Infrastructure There is an existing 24-inch water main in Drake Road and a 12-inch water main that runs through the eastern boundary of the property from north to south along the eastern boundary of the site. There is an existing 2-inch water service to the northern most building on site. The water service is tapped off the 12-inch water main in the eastern portion of the property. Response: KH: Noted, thank you for this information. Comment Number: 2 08/15/2023: Existing Sewer Infrastructure There is an existing 18-inch sanitary sewer main in Drake Road and a 10-inch water main that runs through the property, north to south along the eastern boundary of the site. There is an existing service to the northern most building on property. The sewer service is tapped off the 10-inch sanitary sewer main in the northeast corner of the site. Response: KH: Noted, thank you for this information. Comment Number: 3 08/15/2023: Service separation Separate water and sewer services will be required to service the residential and commercial uses of any mixed-use buildings. Since there is a pool for the multi-family and most likely recreational space, this would be considered a mixed-use of water which would require a separate water tap. Response: KH: Noted, thank you for this information. Comment Number: 4 08/15/2023: Service abandonment Any existing water and sewer services that are not planned to be reused with this project will be required to be abandoned at the main. Response: KH: Noted. The service removals are shown within Sheet C1.0 within the Civil Utility Planset. Comment Number: 5 08/15/2023: Service sizing The water service and meter for this project site will need to be sized based on he AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. Response: KH: Noted, thank you for this information. Comment Number: 6 08/15/2023: Water conservation The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: https://www.fcgov.com/utilities/watercode Response: Noted. Comment Number: 7 08/15/2023: Separate Irrigation Tap Since the site is scraping and rebuilding the site irrigation service requirements are triggered under Section 26-94. A separate irrigation tap will be required to service this site unless it can be proven that this site uses less than 30,000 gallons of water for irrigation annually. Response: Noted. Please refer to the PIP provided as part of this submittal. Comment Number: 8 08/15/2023: Landscape Plan and Hydrozone Table For final plan, the Landscape Plan will need to include a hydrozone table for outdoor irrigation that is broken out per tap. This is used to document the outdoor water budget and determine water allotment requirements. For more information, please see this webpage: www.fcgov.com/wsr-update Response: Noted. A hydrozone plan and table has been included as part of the landscape set. Comment Number: 9 08/15/2023: Fees Development and water supply requirement (WSR) fees and will be due at the time the building permit is issued. Please contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: www.fcgov.com/development-fees Response: Understood thank you for this information. Development and water supply requirement (WSR) fees, if required, will be paid at the time of building permit, as required. Comment Number: 10 08/15/2023: One building per service Separate water and sewer services, connecting to the City main, will be required to service each building. Response: KH: Noted. Thank you for this information. Comment Number: 11 08/15/2023: Utility Separations For your reference, minimum water and sewer service separations are: > 10-ft min. between water and sewer services. > 6-ft min. between trees and water or sewer services. > 4-ft min. between shrubs and water or sewer services. > 10-ft min. between storm-drain pipes and other utilities. > Service lines of the same type may be joint trenched with 3-ft of separation Other utilities, such as gas, electric, and communications will also have spacing requirements and will need space on the site. Last, please remember that there may be service lines on the adjacent properties for which clearances also need to be maintained. Response: KH: Noted. Thank you for this information. Comment Number: 12 08/15/2023: Sand/Oil Interceptor The parking garage on this site will require that all floor drains are connected to an appropriately sized sand oil separator before discharge to city sewer. Response: At this time, no parking garage is proposed as part of these applications. Department: Light And Power Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772 Topic: General Comment Number: 1 08/14/2023: SITE SPECIFIC: Light and Power has (2) 3-phase transformers existing on the site. 3-phase facilities exist along Mcclelland Dr and Thunderbird Dr that can be intercepted to feed the site. Response: KH: Noted, thank you for this information. Comment Number: 2 08/14/2023: SITE SPECIFIC: Light and Power has an existing duct bank that runs along the east side of Mcclelland Dr. adjacent to the site. Please be aware of this duct bank when designing the utility layout for the site. Duct banks are extremely difficult and very costly to relocate. There is an existing duct bank along Drake Rd as well. Maps indicate that this duct bank runs along the north edge of Drake Rd but crosses to the southwest corner of Drake/College intersection. Response: KH: Noted, thank you for this information. Our plans do not anticipate affecting either duct bank. Comment Number: 3 08/14/2023: 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: KH: Noted, thank you for this information. At this time, we do not anticipate removing existing infrastructure. Comment Number: 4 08/14/2023: INFORMATION: Any existing and 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. Response: KH: Noted, thank you for this information. Comment Number: 5 08/14/2023: 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. Response: KH: Noted, thank you for this information. Please see Civil Utility Plans for the proposed utility layout that follows this information. Comment Number: 6 08/14/2023: INFORMATION: 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: KH: Noted. The transformer locations will be coordinated for each individual lot as part of future development plans. Comment Number: 7 08/14/2023: 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 developer. Response: KH: Noted, thank you for this information. Comment Number: 8 08/14/2023: FOR SUBMITTAL: Meter location(s) will need to be coordinated with Light and Power. Please show proposed meter location on the utility plan. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2016_A mendment.pdf Response: KH: Noted. No buildings are being proposed as a part of this development. Comment Number: 9 08/14/2023: INFORMATION: Please document the size of the electrical service(s) that feeds the existing property prior to demolition of the building to receive capacity fee credits. Response: KH: Noted. No buildings are being proposed as a part of this development. Comment Number: 10 08/14/2023: FOR FINAL PLAN: A customer service information form (C-1 form) and a one line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review. A C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations Response: KH Noted. No buildings are being proposed as a part of this development and a C1 will be completed for each individual lot as part of future development plans. Comment Number: 11 08/14/2023: FOR FINAL PLAN:: Multi family buildings are 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 Response: KH Noted. No buildings are being proposed as a part of this development and a C1 will be completed for each individual lot as part of future development plans. Comment Number: 12 08/14/2023: 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-investment-development-fees Response: KH Noted. No buildings are being proposed as a part of this development and impact fees will be paid for each individual lot as part of future development plans. Comment Number: 13 08/14/2023: INFORMATION: The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact John Stark with Fort Collins Connexion at 970-207-7890 or jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements. Response: Thank you for this information. The Applicant will reach out as needed in the future on this matter. Comment Number: 14 08/14/2023: 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 Response: Thank you for sharing these materials. The Applicant will review and reach out with questions. Comment Number: 15 08/14/2023: 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. Response: Thank you for this information. We will reach out as needed as development progresses. Comment Number: 16 08/16/2023: SITE SPECIFIC: It appears that there is an existing electric vault in the proposed access off of Thunderbird Dr that will need to be relocated as part of the project. This vault feeds the properties to the south. Any relocations of existing electric infrastructure will be an expense to this development. Please contact me if you would like to discuss in detail. Response: KH: The access to Thunderbird has been shifted to the east and should now avoid this facility. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 08/07/2023: FIRE APPARATUS ACCESS – IFC 503.1.1: Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. If the building is equipped with an approved automatic fire sprinkler system, this distance can be extended to 300 feet. For the purposes of this section, fire access cannot be measured from an arterial road (Drake Road, College Ave). Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. Response: Thank you for this information. No buildings are proposed as part of these current applications but during future site plan submittals these standards will be considered and applied as applicable. Comment Number: 2 08/07/2023: 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. Dead end access roads shall have a minimum width of 30 ft. Parapet heights greater than 4' in height do not support ladder truck operations. If the building is classified as a High-Rise, aerial access requirements are no longer required and IBC Section 403 high-rise requirements will apply. Response: Thank you for this information. No buildings are proposed as part of these current applications but during future site plan submittals these standards will be considered and applied as applicable. Comment Number: 3 08/07/2023: BUILDINGS FOUR OR MORE STORIES IN HEIGHT: - ROOF ACCESS: New buildings four or more stories above grade plane, except those with a roof slope greater than four units vertical in 12 units horizontal (33.3 percent slope), shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1011.12. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. Where roofs are used for roof gardens or for other purposes, stairways shall be provided as required for such occupancy classification (IFC 504.3). -FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 of the 2021 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system shall be capable of supplying a minimum of 100 psi to the top habitable floor. An approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection (IFC Sections 905 and 913). -HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant capable of providing Fire Flow according to IFC B105.2, located within 100 feet of the fire department connections. Response: Thank you for this information. No buildings are proposed as part of these current applications but during future site plan submittals these standards will be considered and applied as applicable. Comment Number: 4 08/07/2023: FIRE LANE SPECIFICATIONS: A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: -Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. -Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30 feet in height. Refer to Appendix D105 of the International Fire Code. -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end fire access roads used for aerial access shall be 30 feet in width -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. -Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. -Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. -Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Response: Thank you for this information. No buildings are proposed as part of these current applications but during future site plan submittals these standards will be considered and applied as applicable. The current proposed road network does contemplate future access requirements so that these standards can be met once additional development occurs. Comment Number: 5 08/07/2023: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section 505.1.1 amendment: Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi- building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. Response: Thank you for this information. No buildings are proposed as part of these current applications but during future site plan submittals these standards will be considered and applied as applicable. Comment Number: 6 08/07/2023: FIRE ALARM AND DETECTION SYSTEMS: Fire alarm systems and smoke detection shall be installed as required by IFC Section 907.2.1 through 907.2.23. and provide occupant notification in accordance with IFC Section 907.5 Response: Thank you for this information. No buildings are proposed as part of these current applications but during future site plan submittals these standards will be considered and applied as applicable. Comment Number: 7 08/07/2023: GROUP R SPRINKLER SYSTEMS: New multi-family buildings above 4 stories or with floor levels 30 feet above fire department vehicle access shall be provided with NFPA13 fire suppression systems. AUTOMATIC FIRE SPRINKLER SYSTEM - Group M Occupancy - IFC 903.2.7 Amendments: An automatic sprinkler system shall be provided for Group M occupancies where one of the following conditions exists: 1. The fire area exceeds 5,000 SF; 2. The fire area is located more than three stories above grade plane. 3. The combined area of all group M fire areas on all floors, including any mezzanines, exceeds 24,000 SF. AUTOMATIC FIRE SPRINKLER SYSTEM -Group S-2 Occupancy An automatic sprinkler system shall be provided for Group S-2 occupancies where any of the following conditions exists: 1. A Group S-2 fire area exceeds 5,000 SF; 2. Where the enclose parking garage in accordance with IBC 406.6 is located beneath other groups (EXCEPTION- enclosed parking garges located beneath group R-3); 3. Where the fire area of the open parking garage in accordance with IBC 406.5 exceeds 48,000 SF 4. A Group S-2 fire area is located more than three stories above grade plane. FIRE DEPARTMENT HOSE CONNECTION - IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC will be reviewed at construction and the sprinkler system permit. An underground fire line permit is required by the Poudre Fire Authority. As per Colorado state law (8 CRR 1507-11), individuals or companies installing underground supply lines from public water supplies to fire sprinkler system risers, standpipes, and other fire protection systems must be registered with the State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit applications should include a current business name and registration number. As per DFPC records, currently registered individuals and companies can be found here: https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Registrations.pdf Additional information regarding requirements of Colorado state law can be found here: https://dfpc.colorado.gov/fire-suppression-system-contractors Response: Thank you for this information. No buildings are proposed as part of these current applications but during future site plan submittals these standards will be considered and applied as applicable. Comment Number: 8 08/08/2023: KEY BOXES REQUIRED - IFC 506.1 and Poudre Fire Authority Bureau Policy P-13-8.11: Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 6 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size, number, and location(s) to be determined at building permit and/or by time of final CO. All new or existing Knox Boxes must contain the following keys as they apply to the building: - Exterior Master - Riser room - Fire panel - Elevator key if equipped with an elevator The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. - Single story buildings must have 1 of each key - 2-3 story buildings must have 2 of each key - 4+ story buildings must have 3 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority. Response: Thank you for this information. No buildings are proposed as part of these current applications but during future site plan submittals these standards will be considered and applied as applicable. Comment Number: 9 08/08/2023: 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. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. An exception to this rule pertains to buildings equipped with a standpipe system which require a hydrant within 100 feet of any Fire Department Connection (FDC). The nearest hydrants are located along the south side of Thunderbird Dr. Response: KH: Noted. Two hydrants are proposed as shown within the Overall Utility Plan within the Civil Utility Planset. Comment Number: 10 08/08/2023: EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST: New and existing buildings require a fire department emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by Poudre Fire Authority. The installation of required ERRC systems shall be reviewed and approved under a separate permit process through PFA. LOCAL EXCEPTION: PFA will waive the testing requirement and system installation in all buildings less than 10,000 sq. ft. and any Type V construction building less than 15,000 sq. ft. PFA policy P15-510.1 Response: Thank you for this information. No buildings are proposed as part of these current applications but during future site plan submittals these standards will be considered and applied as applicable. Comment Number: 11 08/08/2023: PLAN REVIEW SUBMITTAL: When you submit for your building permit though the City of Fort Collins please be advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permits/new-building-plan-review-appl ication. Response: Noted, thank you for this information. Future building permit applications will follow this prescribed process. Comment Number: 12 08/08/2023: INFORMATION – CODES AND LOCAL AMENDMENTS: Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development plans and building plan reviews shall be designed according to the adopted version of the fire code as amended. - Copies of our current local amendments can be found here: https://www.poudre-fire.org /programs-services/community-safety-services-fire-p revention/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org Response: Noted, thank you for this information. No buildings are proposed as part of these current applications but during future site plan submittals these standards will be considered and applied as applicable. Comment Number: 13 08/16/2023: BUILDING DEMOLITION Poudre Fire Authority is interested in various training opportunities in buildings to be demolished. Please contact Aaron Kerst - aaron.kerst@poudre-fire.org to initiate structure training in any proposed structures. Response: Noted, thank you for this information. The project team will be sure to coordinate with Poudre Fire Authority if and when demolition is pursued. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 1 07/31/2023: INFORMATION: When it’s a commercial/multi-family conceptual review The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on-site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php, contact Waste Reduction and Recycling Team at recycling@fcgov.com. 2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 3) Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 970-416-4251 or dsuckling@fcgov.com Response: Noted, thank you for this information as development progresses the Applicant team will coordinate with Mr. Suckling about these opportunities, as needed. Comment Number: 2 07/31/2023: INFORMATION: Generally an Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats and features (Larimer County Canal). However, as there is an intervening parcel, road, and railroad track between the Canal and this property, and the standard buffer would not extend to this proposed project’s parcel, the ECS is waived for this site. However, please consider the use of native plants to complement the natural feature. Please refer to the City of Fort Collins Vegetation Database (https://www.fcgov.com/vegetation/) and the Natural Areas Department list of native plants (http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf). Response: Thank you. An ECS is not included as part of this submittal. Plantings proposed include a mix of native and adapted plantings that will thrive in the Colorado climate. Comment Number: 3 07/31/2023: FOR SUBMITTAL: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Response: Water conservation techniques and materials have been used to the extent possible. See responses to comments 6 and 7 this section. Comment Number: 4 07/31/2023: FOR SUBMITTAL: The City of Fort Collins is designated as a bird sanctuary for the refuge of wild birds (Municipal Code Chapter 4, Division 8 - Wild Birds: https://library.municode.com/co/fort_collins/codes/municipal_code?nodeId=CH4ANIN_ARTIIAN_DIV8WIBI) and in order to satisfy the federal Migratory Bird Treaty Act requirements, it is prohibited for any person at any time in the City to abuse or injure any wild bird or damage a nest with eggs or injure the young of any such bird. A professional ecologist or wildlife biologist is required to complete the nesting survey linked below 5-7 days before conducting tree removal or trimming. If tree removal or trimming is planned, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY 5-7 DAYS BEFORE TREE REMOVAL OR TRIMMING TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." The Songbird Nesting Survey document: https://www.fcgov.com/developmentreview/files/songbird-nesting-survey.pdf?1689286309 Response: This note is included in the landscape set. Comment Number: 5 07/31/2023: INFORMATION: All lighting shall have a nominal correlated color temperature (CCT) of no greater than three thousand (3,000) degrees Kelvin [see LUC 3.2.4(D)(11)] and light sources shall be fully shielded and down-directional to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property. Please also consider fixtures with motion-sensing or dimming capabilities so that light levels can be adjusted as needed. Regarding outdoor lighting, cooler color temperatures are harsher at night and cause more disruption to biological rhythms for humans and wildlife. The American Medical Association (AMA) and International Dark-Sky Association (IDA) both recommend using lighting that has a CCT of no more than 3000K to limit the amount of blue light in the night environment. Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Response: KH: No lighting is being proposed as a part of this development. The lighting design will be completed for each individual lot as part of future development plans. Comment Number: 6 07/31/2023: INFORMATION: Please consider areas for a pollinator garden as well. Large connected habitats are better than small patchy ones. It is important to have a variety of flowering species planted as groups/swaths in the landscape rather than as single plants. 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 in this section of your plan. 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: This is a “infrastructure” project, therefore the only planting that is occurring is in the ROW, so the primary focus was designing to reduce turftype grass and consider snow removal and salt/mag chloride conditions. Flowering shrubs are however part of the design and will add color and texture along with the ornamental grasses provided. Comment Number: 7 07/31/2023: INFORMATION: Consider planting native plants consistent with the landscaping and streetscape standards for alternatives to turf-type grass. https://www.fcgov.com/planning/streetscapedesign.php Response: This approach has been taken to the extent possible. Due to Drake and College being arterials, turftype grass was used as it stands up well to snow/winter conditions, including the use of salt and mag-chloride. The design approach on McClelland and Thunderbird is predominantly planting bed area with native plant materials that are low water use, drought tolerant and can withstand being adjacent to roads while significantly reducing turftype grass. Comment Number: 8 07/31/2023: INFORMATION: We appreciate that you are bringing natural features back to this landscape. Green infrastructure is another item that could be considered in this planning stage that has many benefits. Green roofs can help regulate a building’s internal temperature, reduce stormwater runoff, and mitigate the urban heat island effect. Green roofs offer significant economic benefits, including a longer roof life and heating and cooling energy savings. Green roofs also provide an opportunity for urban food production, and increasing urban biodiversity. If well-designed and cared for, green roofs can offer people the psychological benefits of nature. Green walls would be another innovative approach for this project and provide similar benefits to green roofs, but also include: aesthetic appeal, improved air quality, reduced energy consumption, noise reduction, increased biodiversity, improved mental health, and improved indoor air quality. Response: Thank you for this information. No buildings are proposed as part of these applications, but this information will be considered during future applications. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 1 08/08/2023: PRE-SUBMITTAL - Forestry Tree Inventory: If there are existing trees on site, please schedule an onsite inventory with City Forestry fhaberecht@fcgov.com) to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. Response: There are seven existing trees on site; Norris Design met with City Forestry on site on October 29th to do the needed tree inventory and obtain the mitigation information and this information has been provided as part of the landscape set. Comment Number: 2 08/08/2023: SUBMITTAL: Please include the information on your plan set that details the responsibility of the metro district to plant and maintain the trees to establishment prior to tree permitting. Also, all trees will need to be tagged by City Forestry prior to installation at a local nursery for proper species and tree quality inspection before they are planted. Please plan on this for your future landscaping phasing. Response: Tree planting required for this BDR (in ROW areas) will be completed by the developer. Once lots are sold, the trees will be maintained by the property owner. As noted on the plan, street tree species and layout for the internal access drive will be determined at the time of development for those lots. Comment Number: 3 08/08/2023: SUBMITTAL: Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped Response: A landscape plan meeting LUC section 3.2.1 requirements is included, as required, as a part of these submittal materials. Comment Number: 4 08/08/2023: SUBMITTAL: If applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. Response: This letter has been provided with this submittal. Comment Number: 5 08/08/2023: SUBMITTAL: Standard LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process. Response: Noted. Percentage of each tree species has been provided on the plant schedule. Comment Number: 6 08/08/2023: SUBMITTAL: Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. Street Light/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. Driveway/Tree Separation: At least 8 feet from edges of driveways and alleys. Utility/Tree Separation: 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults Response: The required separations have been provided. Comment Number: 7 08/08/2023: SUBMITTAL: Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. Response: Understood. The only planting taking place for this submittla is in ROW areas, so they are all canopy shade trees. Comment Number: 8 08/08/2023: SUBMITTAL: Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. Response: This spacing has been provided. Comment Number: 9 08/08/2023: SUBMITTAL: Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). Response: Noted. There are no islands in this project. Comment Number: 10 08/08/2023: SUBMITTAL: Please adhere to the updated LUCASS standards and include proper parkway widths. Response: The plans provided meet the required standards. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 07/31/2023: 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 Based upon this project type, Conceptual Development Reviews (CDRs) & Preliminary Design Reviews (PDRs) alone do not trigger erosion control requirements. Please be aware that future submittals or planned work will be evaluated based upon the submittal requirements of FCSCM may trigger erosion control requirements. Response: KH: Noted, thank you for this information. A erosion control report was included as a part of this submittal. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 1 08/11/2023: All development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office if you need up to date Benchmark Statement format and City Vertical Control Network information. Response: KH: Noted. Additional information regarding the benchmark is included within the cover sheet of the Civil Utility Planset. Comment Number: 2 08/11/2023: If submitting a Subdivision Plat is required for this property/project, the title/name may not begin with addresses in numeral form. Address numbers must be spelled out. Please contact our office with any questions. Response: KH/EPS: Noted, thank you. Comment Number: 3 08/11/2023: If a Subdivision Plat is required and aliquot corners are shown, current acceptable Monument Records will be required. These are required with Round 1 submittal. Response: KH/EPS: Noted, thank you. Comment Number: 4 08/11/2023: Closure reports will be required for all Subdivision Plats, Easements, and any other document requiring a legal description & sketch being submitted for review. These are required with Round 1 submittal. Response: KH/EPS: Noted, thank you. Department: Building Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 08/14/2023: 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) 2020 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: • 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, see local amendment. · 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-famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. · If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. · A City licensed commercial general contractor is required to construct any new multi-family structure. · Energy code requires short hot water supply lines by showing plumbing compactness. · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email their Coordinator to schedule a pre-submittal meeting. Stock Plans: When the exact same residential building will be built more then once with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Response: Noted, thank you for this information. No buildings are proposed at this time. Comment Number: 2 08/14/2023: 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) 2020 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. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting for any new commercial or multi-family building 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. Response: Noted, thank you for this information. No buildings are proposed at this time.