Loading...
HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 05/13/2024 Page 1 of 37 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 fax fcgov.com/developmentrw May 13, 2024 Cathy Mathis 444 Mountain Avenue Berthoud, CO 80513 RE: Strauss Lakes, PDR240002, Round Number Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Strauss Lakes. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695 Topic: General Comment Number: 1 I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Comment Number: 2 The proposed project will be subject to the City of Fort Collins Annexation process. Given the size of this project, this would be a multi-phase project and would require either an Overall Development Plan or a Planned Unit Development Plan. A development plan can run concurrently with the annexation; however, no decision can be made on the development plan until after the effective date of the annexation. Page 2 of 37 Comment Number: 3 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. Comment Number: 4 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. Comment Number: 5 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. Comment Number: 6 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. Comment Number: 7 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]. Page 3 of 37 Comment Number: 8 Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen ts-and-file-naming-standards_v1_8-1-19.pdf?1703783275 File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 1_SITE PLAN_Project Name_PDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. Comment Number: 9 All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html Comment Number: 10 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. Comment Number: 11 Payments can be made by check, debit/credit card or eCheck. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the northwest side of the building. Please mark it to the attention of your Development Review Coordinator and reference the project it is associated with. If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess, select Planning/Development Review and search by inputting your project's information*. • Debit/Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. • ECheck payments include a convenience fee of $0.50 added to all payments between $0.00 $-99,999.99. Page 4 of 37 *Please advise your Development Review Coordinator as to which payment method will be used. If choosing to pay online, your Development Review Coordinator will provide you with the project information when the fees are available to be paid.  Comment Number: 12 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 secure 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. Comment Number: 13 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. Comment Number: 14 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. Department: Planning Services Contact: Kim Meyer kimeyer@fcgov.com Topic: General Comment Number: 1 LAND USE CODE: Please be aware that the City’s Land Use Code is in the process of being adopted, effective mid- May 2024, and any references within a development plan to code sections, especially for the purposes of identifying needed modifications for the proposal, should ensure proper references. The pending code is available on the city’s website to download and review. Response: We are aware of the new code and are using it to identify proposed deviations in the PUD Comprehensive Plan document. Comment Number: 4 ANNEXATION: Has there been any discussion or consideration of including the East Community Park and Rigden Reservoir in the annexation? These are City owned- parcels that exist in the GMA but are currently unannexed. Staff recommends having a conversation with Natural Areas and Parks on the pros Page 5 of 37 and cons of including those parcels as a relatively simple clean up item. Response: No, we have not had any discussions about annexing city-owned property, however, we do not object to the city annexing their property. Comment Number: 5 ZONING PATTERN: M-M-N zoning is typically within easy walking distance of an established N C zone, supported by transit, and serves as a transition and a link between surrounding neighborhoods and the commercial core. The central M-M-N area seems appropriately situated; while the northern M-M-N (Parcel A) is less connected overall. The northern parcel may also be challenging to develop at higher densities given some site constraints that may limit transportation and utility connections. Response: We believe the northern parcel is connected to the commercial area via the new community park. Also, there will be a bike / pedestrian path parallel to the Boxelder Ditch and the commercial area is less than ¼ - mile, which makes it very walkable. Comment Number: 6 ZONING PATTERN: The NC zone is intended to create a -mixed-use- commercial core anchored by a grocery store and transit stop. The main purpose of this N-C District is to meet consumer demands for frequently needed goods and services, with an emphasis on serving the surrounding residential neighborhoods. To establish the zoning as proposed, please consider appropriate uses as well as working with Transfort on potential bus routes/stops. As you contemplate uses and appropriate development within this N-C zone, please also consider the size of that zone, as currently the single 6.9 AC area is a fairly small site for successful commercial development. Is there an ability to apply that zoning to the southern portion of Wm. Neal as well and expand that viability of that commercial activity center – especially as the main gateway to the new City park? RESPONSE: The commercial area is more desirable along the north side of Wm. Neal, since the proposed potential buildings and uses can take advantage of frontage along Flatiron Pond Park and activate that area. We are not proposing any NC Zoning since the neighborhood center is allowed in both LMN and MMN. We are requesting a deviation from the maximum size of 5 acres and changing the code language to 7 acres maximum. Comment Number: 7 ZONING PATTERN: The proposed zone districts – L-M-N, M-M-N, N-C - are substantially in alignment with the Structure Plan as adopted in City Plan – which shows this area as Mixed Neighborhood. For the northernmost area that proposes a shift from the Structure Plan with the proposed zoning of M-M-N, please address how that proposed zone district on that portion of the site furthers the City’s adopted policies and plans. Response: While we understand that the north parcel is separated from the rest of the Strauss development, we still believe that it is appropriate to utilize for housing. The city’s Housing Needs Assessment indicates that more affordable and attainable housing is a big city priority. Comment Number: 13 COORDINATION: As this site is adjacent to an active railroad, has 2 ditches Page 6 of 37 adjacent and/or running through the property, and is located within an area of impact for the Poudre River corridor and likely wildlife habitat, please ensure early coordination with any additional/external parties that will may require permitting or otherwise need to review/approve any engineering plans or agreements for ultimate construction as these items commonly cause project delays. Response: Noted. Topic: Planning Objectives Comment Number: 2 PLANS AND POLICIES: The majority of this site currently sits in unincorporated Larimer County. Please ensure that the proposed annexation and zoning documents identify those portions of City Plan, and any other applicable City policy or plan, for which the site and development may be in alignment or otherwise impact. Response: Applicable portions of City Plan are discussed in the Narrative and Cover Letter. Comment Number: 3 METRO DISTRICT ALIGNMENT: Based on the pre-application discussions with the City, the proposed development is anticipated to submit a concurrent proposal for a metropolitan district. As it relates to required public benefits as well as the additional elements required of districts that include residential area, please ensure that those benefits and requirements are clearly stated for the metro district, and appropriately and fully reflected in your proposed development plans. Response: The justification for the Metro District will be addressed in the application materials for the Metro District. Everything that is appropriate is shown in the PUD document. Comment Number: 8 PUD STANDARDS: The general purpose of a PUD Overlay is to “provide an avenue for property owners with larger and more complex development projects to achieve flexibility in site design in return for significant public benefits not available through traditional development procedures.” At the December 21, 2023, Planning and Zoning Commission (PZC) hearing, Vice Chair Stackhouse requested that the modifications sought for the project through the PUD process be justified through clearly identifying what design or public benefits such modifications achieves, and in what areas/circumstances those modifications would apply. Staff encourages further evaluation of potential public benefits that the neighborhood can provide for unique placemaking and social health. Response: The proposed deviations are identified on Sheets 6 and 7 in the PUD Comprehensive Plan document, and we have added justifications for each deviation. Topic: Site Plan Comment Number: 9 DEVELOPMENT PATTERN: The LOI for the proposed metro district, as well as the pre-app hearing with PZC for a PUD (Planned Unit Development) included references to taking the City’s desired development patterns based upon the design principles of new urbanist theory to the next level. Staff looks forward to reviewing plans that will include and promote distinctive, attractive, connected neighborhoods, with increased access to a range of housing options, in harmony with natural elements, and compatible with existing neighborhoods. As Page 7 of 37 development plans are prepared, please ensure the ability to demonstrate alignment with these and other City adopted principles and policies. Response: It is our intent to demonstrate the new urbanist neighborhood throughout the PUD Comprehensive Plan document. Sheet 12 has precedent images to demonstrate our intent. The Strauss Lakes neighborhood will be walkable, and will have a mixed-use component, access to public transportation, affordable housing and a mix of housing types. This is further explained in the Narrative and Cover Letter. Comment Number: 10 NEIGHBORHOOD DESIGN: At the January 20, 2022, Planning and Zoning Commission pre-application hearing, Commissioner Shepard discussed ensuring variation of housing types and the deliberate mixing of types to prevent isolated areas. Please keep this comment in mind as more detailed neighborhood plans are created to provide housing diversity and an intentional integration of housing types throughout. Response: As you can see from the materials, the PUD has a diverse mix of housing types that meet the minimum required by the code. We have several types of row houses and cottage courts, plus both detached suburban and detached urban homes, along with apartment products. It is our desire to plan for even greater diversity and if we are successful, this could end up being one of the most diverse communities in the city. Comment Number: 12 CONNECTIVITY STANDARDS: With the plans provided during the submittal process, Land Use Code connectivity standards should be addressed, which may require additional local connections across the FCRID. If spacing exceeds the standards such as the 660 ft. spacing, an Alternative Compliance request should be submitted. Response: Comment Acknowledged. Comment Number: 11 NEIGHBORHOOD DESIGN: The Planning & Zoning Commission also noted, at a pre-application hearing, that there is a desire to see more purposeful design and configuration of parks and open spaces, beyond identifying the leftover spaces from lots as open space; with greater attention to creating usable, functional spaces within blocks of homes. Response: We have 4 planned parks, each intentionally designed and located to be within a 5- minute walk from each residence. Each park will have usable open space, some will have playing fields, and some will be more passive. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 05/06/2024: FOR PERMIT/DA – HISTORIC SURVEY: At conceptual review, the applicant is responsible for working with City staff to determine if any structures on the development site and, when relevant, within 200 feet of the development site, are designated historic resources or are eligible for historic designation [LUC 3.4.7(B)(2) - new LUC 5.8.1(C)(2)]. Structures subject to this requirement must be at least 50 years old. This process involves ordering historic property surveys if no such documentation has been produced for the property in the last five years. Page 8 of 37 While there are no buildings on the development site of historic concern, the development site is in an area with higher--than--normal likelihood of significant archaeological or indigenous cultural sites, due to its proximity to other known important cultural sites to the southeast, and proximity to the Poudre River. Monitoring during site preparation/excavation may be required after further consultation with the Preservation staff (pending consideration of historic sand & gravel mining on site). Pedestrian survey prior to site prep is encouraged. Staff can assist in securing a qualified archaeologist for this work. RESPONSE: The site has been historically mined since 1978, and subsequently reclaimed and overlot graded, so we don’t believe any archaeological sites exist. Comment Number: 05/06/2024: INFORMATION - 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) [New LUC 5.8.1(C), 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. This would primarily apply to the preservation of important cultural sites discovered on the development site and/or responsible excavation with professional archaeologists of any significant archaeological sites discovered during monitored site preparation/excavation. RESPONSE: Noted. Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com Topic: General Comment Number: 1 04/25/2024: INFORMATION: The following INFORMATION comments are general comments that are added to every conceptual review. Not all the comments will necessarily apply to every project. Please contact engineering if further clarification is needed. Response: Comment acknowledged. Comment Number: 2 04/25/2024: INFORMATION: Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due prior to issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php. Response: Comment acknowledged. Comment Number: 3 04/25/2024: INFORMATION: Page 9 of 37 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: Comment acknowledged. Comment Number: 4 04/25/2024: INFORMATION: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. Response: Comment acknowledged. Details will be shown as part of future Construction Plans. Comment Number: 5 04/25/2024: INFORMATION: Location and design of bicycle improvements are determined by the Active Modes Plan, adopted by City Council in December 2022. Various designs are designated by street as outlined on the following map: https://fcgov.maps.arcgis.com/apps/webappviewer/index.html? id=21f8371afffd4b339ce7bcbdb6b27585. Any frontages not shown should default to LCUASS standards. Response: Comment acknowledged. The Active Modes Plan does not contemplate any improvemetns along new streets within or adjacent to the property. We anticipate that a signal will be installed at Ziegler and William Neal; the lane configuration at the intersection for a future “lane diet” can be incorporated into final design as part of future Construction Plans. Comment Number: 6 04/25/2024: INFORMATION: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/urban-area-street-standards-2021. Some designs outlined in the Active Modes Plan and the Master Street Plan have not yet been added to the LCUASS. Please inquire with staff if the specific frontage or intersection you are developing is not in LCUASS. Response: Comment acknowledged. No deviations from LCUASS are anticipated as part of the PUD master plan. Specific details will be shown as part of future Construction Plan sets. Comment Number: 7 04/25/2024: INFORMATION: This project is responsible for dedicating any right-of-way- and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right-of-way- (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process, as well as deed templates, can be found at: http://www.fcgov.com/engineering/devrev.php Response: ROW and easements will be dedicated on future subdivision plats for all internal streets and adjacent roadway ROW’s. The lot typical exhibits within the drawing set depict various Page 10 of 37 easements and right of way. All public streets are anticipated to meet LCUASS standards. Alleys (private) will be conveyed to the Metro District and therefore have dimensions and easements which may deviate from LCUASS but still accommodate various utility clearances and fire access requirements. Comment Number: 8 04/25/2024: INFORMATION: Utility plans and a development agreement may be required, and would be recorded once the project is finalized. If civil construction plans (utility plans) are required, please use LCUASS Appendix E as a reference for what needs to be included. Response: Utility plans and related development agreements will be addressed as part of future subdivision plat and development plan applications. Comment Number: 9 04/25/2024: INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Comment acknowledged. Comment Number: 10 04/25/2024: INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: Comment acknowledged. This will be addressed at the time of PDP. Comment Number: 11 04/25/2024: INFORMATION: All fences, barriers, posts or other encroachments within the public right-of---way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. Response: Comment acknowledged. This will be addressed at the time of PDP, if any encroachments are proposed. Comment Number: 12 04/25/2024: 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: The overall drainage report for this project addresses LID within project-wide on-site facilities, outside the street ROW. Comment Number: 13 04/25/2024: INFORMATION: Doors are not allowed to open out into the right-of-way-. Response: Comment acknowledged. This will be addressed at time of PDP Comment Number: 14 Page 11 of 37 04/25/2024: INFORMATION: Bike parking required for the project cannot be placed within the right-of-way-, and if placed just behind the right-of-way-, need to be placed so that when bikes are parked they do not extend into the right-of-way-. Response: Comment acknowledged. This will be addressed at time of PDP Comment Number: 15 04/25/2024: INFORMATION: In regard to construction of this site, the public right-of-way- shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Response: Comment acknowledged. Comment Number: 16 04/25/2024: INFORMATION: Developments often require review from other external agencies and property owners. If there is an affected canal, ditch, private easement/utility, HOA, railroad, state-maintained road, or offsite work that is anticipated- with the development of this site, it would be beneficial for the applicant to get those conversations started now. Signed Letter(s) of Intent (LOI) from affected entities must be accepted by the City prior to scheduling a public hearing, and these documents are part of the development review submittal requirements. The City will not approve projects that do not have the signed approval of affected entities. A full list of submittal requirements can be found here: https://www.fcgov.com/developmentreview/applications.php. Please submit all comments and comment responses between the external agencies to the City during the next round of review after they are received. Response: The applicant has been and will continue to work with external agencies, primarily the ditch companies and Larimer County, during this process. We will keep the City informed of all comments and correspondence as appropriate. Comment Number: 17 04/25/2024: SITE SPECIFIC: A traffic impact study will be required for this project. There may be required improvements to the roundabout at Horsetooth Road and Ziegler Road, or other offsite intersections, depending on the recommendations in the TIS. Response: a TIS is included with this submittal. Comment Number: 18 04/25/2024: SITE SPECIFIC: Ziegler Road is classified as a 2-lane- arterial per the City Master Street Plan. Therefore, you will be required to bring the east side of Ziegler Road to meet LCUASS figure 73F for a -2-lane- arterial. This includes constructing sidewalks, parkways, etc. You will also be required to dedicate a 42-foot- half ROW (measured from the centerline of the road), and a 15-foot- width utility easement Page 12 of 37 adjacent to the ROW line. Response: The various dedications required to provide the cross sections will be addressed as part of the subdivision plat and PDP. Comment Number: 19 04/25/2024: SITE SPECIFIC: Horsetooth Road is classified as a 2--lane arterial per the City Master Street Plan. Therefore, you will be required to bring the north side of the street to meet LCUASS figure 7-3F for a 2--lane arterial. This includes constructing sidewalks, parkways, etc. You will also be required to dedicate a 42-foot half ROW (measured from the centerline of the road), and a 15-foot width utility easement adjacent to the ROW line. Response: The various dedications required to provide the cross sections will be addressed as part of the subdivision plat and PDP. Comment Number: 20 04/25/2024: SITE SPECIFIC: All internal streets that are public right-of-way- (ROW) must meet LCUASS Standards unless an engineering variance has been approved. All necessary ROW and easements should be dedicated through the new plat. Response: The various dedications required to provide the cross sections will be addressed as part of the subdivision plat and PDP. We do not anticipate any variations from LCUASS for public streets. Alleys within the project will be owned by the Metro District. Refer to lot typical exhibits for alley and easement widths. Comment Number: 21 04/25/2024: SITE SPECIFIC: Any new ditch crossings will need to be coordinated with the ditch company. Any required structural plans should be submitted as soon as possible so we at the City can begin reviewing them early in the process. It looks like new crossing are proposed over Boxelder Ditch at William Neal Parkway and over Fossil Creek Inlet Ditch at Percheron Drive. Response: Roadways and utilities will cross both the FCRID and Box Elder. Details of the crossings are not part of the PUD master plan but will be included as part of future PDP submittals. The applicant will continue to coordinate these with the City and respective ditch companies. Comment Number: 22 05/07/2024: SITE SPECIFIC: Percheron Drive is not classified as a collector road on the City's Master Street Plan. It will not be eligible for TCEF reimbursements if constructed to LCUASS Collector -level standards. Response: Comment acknowledged. Comment Number: 23 05/07/2024: SITE SPECIFIC: To the east of Ziegler Road, William Neal Parkway is not classified as a collector road on the City's Master Street Plan. It will not be eligible for TCEF reimbursements if constructed to LCUASS Collector level- standards. Page 13 of 37 Response: Comment acknowledged. Comment Number: 24 05/08/2024: SITE SPECIFIC: A geotechnical report and a subsurface investigation report should be submitted to show the feasibility of a pedestrian underpass that would go beneath Ziegler Road. The standards and requirements for these reports can be found in LCUASS Chapter 5. Response: Two separate preliminary soils reports and a groundwater report have been included within the submittal. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 05/03/2024: PRE-SUBMITTAL: A Transportation Impact Study will be required with the submittal of this project according to the guidelines outlined in Chapter 4 of the Larimer County Urban Area Street Standards. With the size and potential phasing of this project a Master TIS will likely be needed. Please have your Traffic Engineer contact me to scope the study. Response: a TIS is included with this submittal. Comment Number: 2 05/03/2024: PRE-SUBMITTAL: An evaluation of the Multi Modal Level of Service will need to be included in the Transportation Impact Study. This will need to evaluate bike, pedestrian, and transit facilities existing and proposed, to and from this site. Consideration will also need to be given to meet the recommendations outlined in the City's Active Modes Plan and the Trails Master Plan. A map showing biked and pedestrian connectivity through the site would also be beneficial in identifying the locations where facilities might be needed. A grade separated crossing of Ziegler has also been discussed and should be evaluated for feasibility. Response: Noted. A Multi Modal LOS will be included in the Traffic Study Comment Number: 3 05/03/2024: SITE SPECIFIC: The Transportation Impact Study will need to include the analysis of potential off-site improvements such as the Ziegler and Horsetooth roundabout, and the adjacent frontage improvements that will be needed along Horsetooth. The evaluation will need to identify the mitigation that will be required based on the potential impacts from this development in order to meet the City's standards outlined in the Larimer County Urban Area Street Standards, and the Land Use (Development) Code. This will be coordinated with our Engineering department as well. Response: So noted. Comment Number: 4 05/03/2024: SITE SPECIFIC: The preliminary design details a collector roadway system connecting from Ziegler at William Neal and Percheron, but Page 14 of 37 nothing coming off of Horsetooth. While we want to try and minimize the ability to cut through this development, we would like coordinate further on these connections that can help disperse the overall traffic and provide accessibility to the overall development from the two arterial roadways. If these streets are going to be collectors, an update to the City's Master Street plan may be necessary. Response: So noted. Comment Number: 5 05/03/2024: SITE SPECIFIC: Further conversations will be needed regarding the limited access to the development from the corner lot at Ziegler and Horsetooth. At a minimum a bike/ped connection should be made. The TIS should also evaluate whether or not the access points onto Ziegler and Horsetooth will need to be restricted movements. Coordination with the ditch company will be needed for any new crossings and should begin early in the development process. Response: So noted. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 04/23/2024: "Information Only: 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 and may require Erosion Control Materials including Plans, Reports, Escrow Calculations and Inspection Fees. Response: Comment acknowledged. Department: Floodplain Contact: Kevin Meyer kmeyer@fcgov.com Topic: Floodplain Comment Number: 1 INFORMATION ONLY: A portion of this property is currently located in the FEMA regulated, -100-year Poudre River flood fringe and must comply with- the safety regulations of Chapter 10 of City Municipal Code. A FEMA Flood Risk map is attached. Response: Comment acknowledged. No specific development plan is proposed with this PUD, but this item will be evaluated at time of plat and PDP. Informational comment #3 (remapping) may make the 100-year floodplain issue irrelevant. Comment Number: 2 Page 15 of 37 INFORMATION ONLY: Any construction activities in the Poudre River 100-yr flood fringe (e.g. grading, structures, sidewalk or curb & gutter installation/replacement, roads, utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. Response: Comment acknowledged No specific development plan is proposed with this PUD, but this item will be evaluated at time of plat and PDP. Informational comment #3 (remapping) may make the 100-year floodplain issue irrelevant. Comment Number: 3 INFORMATION ONLY: The Poudre River floodplain is currently being remapped. This effort is known as RiskMAP. Floodplain/floodway boundaries on the subject property have the possibility of changing. It is currently anticipated that the 100-year floodplain will be removed from the property when RiskMAP becomes effective. Any development is subject to floodplain requirements based on effective floodplain mapping at the time of building permit issuance. Response: Comment acknowledged. Comment Number: 4 INFORMATION ONLY: Hazardous materials are not permitted in the 100-year floodplain. This includes flammable, explosive, toxic and/or water reactive- materials, liquids, gases or solids. Response: Comment acknowledged. The land uses proposed within this PUD are not anticipated to utilize or generate any significant amounts of hazardous materials. Comment Number: 5 INFORMATION ONLY: Construction of residential and mixed-use- structures is prohibited in the Poudre River 100-year flood fringe. Per chapter 10 of City Municipal Code: “Residential structure shall mean any structure that is used for, or designed as and capable of being used for, the temporary or permanent domicile of persons, including without limitation a dwelling, a boarding house, a hotel, a motel and similarly used structure and a manufactured home. Response: Comment acknowledged. No specific development plan is proposed with this PUD, but this item will be evaluated at time of plat and PDP. Informational comment #3 (remapping) may make the 100-year floodplain issue irrelevant. Comment Number: 6 INFORMATION ONLY: Construction of a non-residential structure is allowed in the FEMA Regulated Poudre River 100-year- flood fringe, as long as the lowest finished floor of the building, and all duct work, heating, ventilation, electrical systems, etc. are elevated 24-inches above the Base Flood Elevation (BFE). This elevation is known as the Regulatory Flood Protection Elevation (RFPE). RFPE = BFE + 24-inches. An approved FEMA Elevation Certificate, completed by a licensed surveyor or civil engineer and showing that the structure is constructed to the required elevation, is required post-construction prior to a Certificate of Occupancy (CO) being issued. Response: Comment acknowledged. No specific development plan is proposed with this PUD, and no non-residential structures are currently contemplated within the 100-year flood fringe. Page 16 of 37 Comment Number: 7 INFORMATION ONLY: In lieu of elevating structures, it may be possible to floodproof the structures. When more detail regarding this project is available, we can determine if floodproofing is a feasible option. If that option is available, all the requirements of Section 10-38 of City Code must be met. Floodproofing Guidelines as well as a FEMA Floodproofing Certificate (which will be required before construction begins, and again after construction is complete and prior to issuing a Certificate of Occupancy) can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents . FEMA Technical Bulletin 3, “Nonresidential- Floodproofing – Requirements and Certification” can be found at https://www.fema.gov/sites/default/files/202007/nfip_t3_04011993_0.pdf-. Response: Comment acknowledged. No specific development plan is proposed with this PUD, but this item will be evaluated at time of plat and PDP. Informational comment #3 (remapping) may make the 100-year floodplain issue irrelevant. Comment Number: 8 INFORMATION ONLY: Floatable materials including trash dumpsters, vehicles, trailers, equipment, supplies, outdoor furniture (i.e. benches, tables), etc. related to non-residential uses are prohibited in the 100-year floodplain. All floatable materials, must be stored inside a building, be anchored per an approved engineered design (i.e. the dumpster) or be located outside of the 100-year floodplain. This restriction does not apply to employee and customer vehicles parked on the site during business hours with an owner onsite to move the vehicle. No overnight parking of vehicles is allowed. Response: Comment acknowledged. No specific development plan is proposed with this PUD, and no non-residential structures are currently contemplated within the 100-year flood fringe. Comment Number: 9 INFORMATION ONLY: Critical Facilities for At-Risk- Populations (schools, nursing homes, daycares, etc.) and Essential Services (police, fire, hospitals, etc.) are not allowed within the Poudre River 500-year floodplain. Response: Comment acknowledged. The area north of the Boxelder may remain in the 500-year floodplain after the re-mapping is completed. The PUD does not contemplate any critical or essential facilities within this area. Comment Number: 10 INFORMATION ONLY: If any construction activities will take place in the floodplain, please utilize the development review checklist for floodplain requirements when preparing your plans for submittal. -https://www.fcgov.com/utilities/img/site_specific/uploads/fpchecklist1002018update.pdf?15226979 05 Response: Comment acknowledged. This will be addressed as part of future submittals. Comment Number: 11 INFORMATION ONLY: Please show the boundaries of the floodplain on site drawings as applicable. Contact floodplains@fcgov.com for floodplain CAD line work. Response: Floodplain boundaries are shown on the plans. Page 17 of 37 Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 12 Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Poudre River 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/utilitydevelopment Response: These documents have been referenced in the preliminary drainage design. Per the approved Fox Meadows Master Plan, this site has been identified as a location for a regional water quality feature that would provide water quality treatment for upstream developments that were constructed prior to the City requiring water quality treatment. The location of this feature is flexible and can be worked into the development site plan. The cost for land and construction of this feature would be reimbursable to the developer. Response: The development does not have space to accommodate a regional water quality facility which serves previously developed offsite areas while still meeting the goals of providing a vibrant residential community with a mix of housing types, parks and trails. The project will provide water quality areas per the FCSCM for areas developed by this project only. Early coordination with City Stormwater master planning staff to understand requirements for off-site flows, FCRID crossings, discharge into the Foothills Channel, previous agreements, etc. will be important. Ted Bender will be your main point of contact for this coordination. Ted can be reached at tbender@fcgov.com or 970-221-6503. Response: The preliminary drainage report addresses these issues. The applicant team will continue to work with the City over the course of the project. Comment Number: 13 Documentation requirements (site specific comment): A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four step- process for selecting structural BMPs. Response: The preliminary drainage report included with the PUD has been prepared under the direction of a Colorado PE and will be stamped after the City has no further comments. Comment Number: 14 Stormwater outfall (site specific comment): The primary stormwater outfall for this site appears to be the Foothills Outfall Channel, subject to City review and approval. Other outfall locations may be needed for some portions of the site. Early coordination with staff will be needed to assess the design and suitability of all site outfall locations. Response: Yes, the Foothills Outfall channel is the primary outfall for the area south of the Boxelder Ditch. The area north of the Boxelder ditch will drain east towards the Rigden outfall drain parallel to the railroad tracks. Refer to the preliminary drainage report for additional discussion. Page 18 of 37 Comment Number: 15 Detention requirements (site specific comment): Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. Response: Per previous agreements with the City, this site can utilize the excess capacity of the Foothills Outfall Channel which is well in excess of the 2-year historic rate. Refer to the preliminary drainage report for additional discussion. Comment Number: 16 Detention drain times (standard comment): Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume-based- stormwater storage, including extended detention basins. Response: Comment acknowledged. This will be addressed as part of the final drainage report(s). It is anticipated that the developer will need to acquire a water right to address groundwater which may be exposed and to compensate for the consumptive (evaporative) use of the internal channel and constructed wetland basin. Comment Number: 17 Water Quality and Low Impact Development requirements (standard comment): 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-fo rms-guidelines-regulations/stormwater-criteria Response: The overall LID compliance concept includes option 2 utilizing a vegetated channel and constructed wetlands pond. Refer to the preliminary drainage report for additional discussion. Page 19 of 37 Comment Number: 18 Inspection and maintenance (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-wedo/stormwater/-stormwaterquality/-low-impact-development Response: Comment acknowledged, to be addressed during construction. Comment Number: 19 Fees (standard comment): The 2024 city wide Stormwater development fee (PIF) is $11,834/acre ($0.2717/ sq. ft.) of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-anddevelopers/-plant-investment-developmentfees - or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. Monthly fees - http://www.fcgov.com/utilities/business/rates Response: Comment acknowledged, to be addressed during Plat and PDP. Department: Water/Wastewater- Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 1 Existing Water & Sanitary Sewer Infrastructure (site specific comment): Existing water mains in the vicinity include a 24-inch water main in Ziegler Rd near north of the intersection with Horsetooth Road and a 24-inch sanitary sewer on the east side of Ziegler Road north of Horsetooth Road. This area has limited water and sanitary sewer infrastructure available. Off-site improvements will likely be required to provide water and sanitary sewer service to the development. It is the responsibility of the developer to design and construct any improvements that may be required to provide adequate utility service to the development. Response: Thank you for providing utility mapping for the general area. We have also obtained utility locates and survey. Additional analysis and design will occur as part of platting and PDP. Comment Number: 2 Service separation (standard comment): Separate water and sewer services will be required to service the residential and commercial uses of any mixed-use- buildings. Response: Comment acknowledged. This will be addressed as part of a future PDP and/or building permit submittal Comment Number: 3 Page 20 of 37 Service abandonment (standard comment): Any existing water and sewer services that are not planned to be reused with this project will be required to be abandoned at the main. Response: Comment acknowledged. We do not anticipate the need to abandon any existing services. Comment Number: 4 Service sizing (standard comment): The water services and meters for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. Response: Comment acknowledged. This will be addressed as part of a future PDP and/or building permit submittal Comment Number: 5 Sewer discharge (site specific comment) Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26-306 Wastewater Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970) 221-6900, to discuss these requirements and how they apply to this development. Response: Comment acknowledged. This will be addressed as part of a future PDP and/or building permit submittal Comment Number: 6 Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: https://www.fcgov.com/utilities/watercode Response: Comment acknowledged. This will be addressed as part of a future PDP and/or building permit submittal. Comment Number: 7 Separate Irrigation Tap (site specific comment) Since the site is a greenfield development, 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: Comment acknowledged. This will be addressed as part of a future PDP and/or building permit submittal. We anticipate that a separate tap or taps will be required unless a separate, privately owned raw water delivery and storage system is provided for common area landscaping. Comment Number: 8 Page 21 of 37 Landscape Plan and Hydrozone Table (standard comment): For final plan, the Landscape Plan will need to include a hydrozone table for outdoor irrigation that is broken out per tap. This is used to document the outdoor water budget and determine water allotment requirements. For more information, please see this webpage: www.fcgov.com/wsr-update Response: Comment acknowledged. This will be addressed as part of a future PDP and/or building permit submittal Comment Number: 9 Fees (standard comment): Development and water supply requirement (WSR) fees and will be due at the time the building permit is issued. Please contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: www.fcgov.com/development-fees Response: Comment acknowledged. This will be addressed as part of a future building permit submittal Comment Number: 10 Sanitary Sewer Lift Station (site specific comment): A sanitary sewer lift station is needed to serve this area and will be allowed. The lift station will be required to meet all City of Fort Collins criteria and specifications and will need to serve the entire area determined by City Utilities. Please contact City Utilities to discuss further. Response: A lift station is proposed. The applicant is participating in ongoing discussions with the Ciry regarding the location of the lift station, Department: Light And Power Contact: Austin Kreager akreager@fcgov.com 970-224-6152 Topic: General Comment Number: 1 05/06/2024: INFORMATION: Light and Power has existing three phase power along the west side of Ziegler Rd that we can access to supply power to your proposed project. Response: Thank you for this information. Comment Number: 2 05/06/2024: INFORMATION: During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Response: As part of the PUD, we anticipate meeting all standard LCUASS standard separations between utilities. Please refer to the Lot Typical diagrams for proposed utility locations at non- standard housing types and private alleys. Detailed utility plans will be developed as part of a future PDP application. Comment Number: 3 Page 22 of 37 05/06/2024: INFORMATION: All utility easements and required permits (crossing agreements, flood plain, etc.) needed for the development will need to be obtained and paid for by the developer. Response: Comment acknowledged, to be addressed during Plat and PDP. Comment Number: 4 05/06/2024: INFORMATION: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-anddevelopers/-plant-investment-development-fee s Response: Comment acknowledged, to be addressed during Plat and PDP or building permit. Comment Number: 5 05/06/2024: INFORMATION: Streetlights will be placed along public streets. 40 ft separation on both sides of the light is required between canopy trees and streetlights. 15 ft separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement with Light & Power. Please reach out to me before the first round of the Final Development Plan so I can provide a streetlight layout. The City of Fort Collins street lighting requirements can be found at: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf Response: Comment acknowledged, to be addressed during PDP. Comment Number: 6 05/06/2024: INFORMATION: The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact John Stark with Fort Collins Connexion at 970-207-7890 or jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements. Response: Comment acknowledged, to be addressed during Plat and PDP or building permit. Comment Number: 7 05/06/2024: INFORMATION: If the private drives/alleys are proposed to be illuminated, the streetlights are considered private and will need to be privately metered. Please show all private streetlights and private meters on the plans. Response: Comment acknowledged, to be addressed during PDP. Comment Number: 8 05/07/2024: INFORMATION: You may contact Austin Kreager with project engineering if you have questions. (970) 2246152. -You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Page 23 of 37 Response: Thank you for the contact and information. Department: Environmental Planning Contact: Kirk Longstein klongstein@fcgov.com 970-416-4325 Topic: General Comment Number: 1 05/01/2024: FOR NEXT SUBMITTAL 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. The ECS is due a minimum of 10 working days prior to a PDP submittal. Although an ECS has not been submitted with the PDR application, Staff has reviewed publicly available data to provide the applicant with known natural habitat features within the area. The following features are expected to be present and buffered during subsequent development applications. If the following features are not present during subsequent applications, additional submittal documentation and subsequent studies are required. •Wetlands less than 1/3 acre – 50’ buffer •Naturalized irrigation ditches that serve as wildlife corridors – 50’ buffer •Naturalized irrigation ponds – 50’ buffer •Isolated patches of native upland or riparian forest – 50’ buffer •Naturalized storm drainage channels – 50’ buffer •Lakes or reservoirs – 100’ buffer •Migratory waterfowl concentration areas – 300’ buffer •Nesting Raptors The Development site’s proximity to the Poudre River, adjacent surface water, and riparian forest provides a habitat complex critical to migratory waterfowl in addition to nesting raptors. City staff define migratory waterfowl concentration areas with the following definition and require further analysis to be submitted with the Ecological Characterization study and consultation with Colorado Parks and Wildlife. Migratory waterfowl concentration areas shall mean habitat complexes (several adjacent habitat types close together rather than one specific habitat type) hosting Colorado priority habitat species. Food availability, habitat diversity, and sanctuary are keys to retaining waterfowl in an area during winter. Frequent disturbance (e.g., mining) reduces waterfowl use and therefore requires a greater buffer than other buffer distances defined by the land use code. Response: An initial ECS has been prepared and submitted to the City. Comments provided by the City on the ECS, including those listed above, are being incorporated into a revised ECS Comment Number: 2 05/01/2024: PRIOR TO DEVELOPMENT CONSTRUCTION PERMIT Staff is aware of reclamation work that is ongoing at the site. If this work will continue after annexation, a note should be added to the annexation indicating the nature of the permit and the work that will be done on the site. Page 24 of 37 Reclamation associated with the active mining permit open with the Colorado Division of Reclamation Mining and Safety must be complete and closed prior to a Development Construction Permit and prior to issuing any building permits. Response: So noted. The active mine is north of the railroad track and is not a part of this project. Comment Number: 3 05/01/2024: FOR SUBMITTAL The project must conform with LUC Section 3.4.2(B)(2)(e); including Setbacks from adjacent mechanical plants: one thousand (1,000) feet to Habitable Structures. Response: 1,000’ buffer has been considered for the north parcel. Comment Number: 4 05/01/2024: FOR SUBMITTAL Projects in the vicinity of large natural habitats must comply with Section 3.4.1(I) (1) of the Land Use Code. To meet this standard, the following should be addressed in the site, landscape, utility plans and project objectives: Manmade facilities and building façade must blend with the visual character of the area. Significant attention needs to be paid to the building materials, colors, etc. Staff recommend reviewing the AIA guidelines for designing for ecosystems services. To meet this requirement, staff will also be looking at landscape plans. for example: for the purpose of promoting bird habitat, we would like to see a landscape plan that provides areas for Food, Shelter, and Nesting. From the literature, this generally includes a planting pallet that focuses on various vertical plant structures and heterogeneous habitat (e.g., grasses, forbs, trees). The following online references has a few images showing site design ideas - https://dirt.asla.org/ Response: So noted. The buildings will be provided by the homebuilders. A landscape plan will be included as part of a future PDP submittal, Comment Number: 5 05/01/2024: FOR SUBMITTAL Projects in the vicinity of large natural habitats must comply with Section 3.4.1(L) & (M) of the Land Use Code. Staff recommend including the district locations for educational signage and access points to public natural areas and conserved lands. Additionally, adaptive management plans must be managed pursuant to natural areas department best practices and shall not conflict with ongoing restoration activities of adjacent conserved lands. management of natural habitat buffer zones is a requirement of the development agreement. Coordination with the City’s natural areas Department is required to meet this standard. Response: The ECS is being revised to incorporate natural habitat zone buffers, as appropriate Comment Number: 6 05/01/2024: FOR SUBMITTAL Page 25 of 37 Please clarify your intent with Boxelder Ditch. The narrative describes the piping of Boxelder Ditch yet the diagram depicts a site design that protects this resource through open channel and buffering. Policy LU6 in the Nature in the City Strategic Plan specifies that the multiple values of the City’s ditch system, including wildlife habitat and ecological functions, should be supported and protected. This includes keeping ditches daylighted when appropriate, removing barriers to wildlife movement along ditches, enhancing habitat, and improving connectivity for people and wildlife where appropriate. In some cases, re-alignment of ditches to achieve the goals outlined in this policy and the specific site development goals can be considered when the ecological value on the site can either be protected or enhanced. As such, the City recommends leaving the ditch open, incorporating it into the site design as an amenity, and enhancing it as part of a connected corridor for people and wildlife. See the Nature in the City Executive Summary for reference. https://www.fcgov.com/natureinthecity/pdf/nature-in-the-city-executivesummary-.Pdf Response: The development team shares the City’s desire to keep the ditch open to the extent feasible, but ultimately this decision is made by the ditch company. Details of this will be determined as part of future PDP applications. Comment Number: 7 05/01/2024: FOR INFORMATION Pedestrian and recreational features are allowable uses within a buffer zone, provided they are compatible with the ecological character of the site. The common areas should be quiet, contemplative, and designed to encourage a connection with nature. These should not be used as patios for specific commercial tenants and should instead be accessible to all residents and users. Response: The development team feels strongly that patios should be allowed within the buffer. The commercial area is valuable as a sale tax resource for the city as well as an amenity to the Strauss community. There will be a trail around the lake that all residents and users can take advantage of. Comment Number: 8 05/01/2024: FOR INFORMATION Staff encourage the applicant team to explore public benefits related to natural habitat. The plans currently show a pollinator park that would not be considered an “enhanced habitat” for the purposes of the Metro District Policy; however, environmental planning looks forward to the opportunity to explore elements of a Pollinator master plan for enhanced habitat consideration, including the following: •The Plan must identify locations for linear pollinator corridors and site-specific- design nodes for pollinators of varied species and flight distances. •Plant species that provide both year-round- and seasonal habitat for pollinator species. •Integrate wetland features and stormwater pond edges to create additional opportunities for riparian pollinator species within the interior of the community. The Bloom Pollinator Plan is an example of a plan that meets the city’s policy intent. Page 26 of 37 Additionally, the plan may consider multiuse stormwater basins that meet the water quality, stormwater detention, and innovation in Natural Environment Protection as an enhanced public benefit. These stormwater and NHBZ design elements must include: •The primary design should intend to attenuate flows and mimic the former riparian complex of riparian corridor, and wetlands, within the NHBZ zones. •Increase the pervious surface area across the basin’s bottom. •Slow water flow and dissipate flow concentration. •Emphasize sinuous edges and an undulating bottom in order to maximize heterogeneity of edge habitats and provide more resistance to flow through small islands, oxbow channel mimics, and mini floodplains. •Minimize Edge Slope: The terrestrial facultative plant boundary should have- a very gradual slope. Facultative plants mean plants that are equally likely to occur in wetlands and non--wetlands •Persistent Emergent Vegetation: Persistent emergent vegetation has stems which persist even after the growing season. This provides year-round resistance to water flow. •Create a heterogeneous moisture regime with hydric, mesic, and upland communities. Sharing the following resources for design ideas supporting Nature in the City program efforts. a. Making Urban Nature / Stads Natuur Maken , J. Vink, P. Vollaard, N. de Swarte b. Planting in a PostWild World, T. Rainer and C. West c. Habitat Network, Bat Houses, TNC/Cornell d. Toward an Urban Ecology, SCAPE, 2018 e. Attracting Native Pollinators, The Xerces Society, 2011 f. Restorative Commons: Creating Health and Wellbeing through Urban Landscapes, USDA, USFS, Northern Research Station, Meristem, 2009 Response: The primary stormwater feature for this development will include a stormwater channel and constructed wetland basin. The wetland basin will be designed in accordance with applicable portions of the FCSCM and Mile High Flood District Criteria manual, along with other related best management and design practices. Details of this will be included as part of a future PDP submittal, but the above Natural Environment Protection goals are generally consistent with the design intent for a constructed wetland pond. Refer to the Preliminary Drainage Report included with this PUD submittal. Comment Number: 9 05/01/2024: Section 2.3.2(H)(3)(5) of the Land Use Code, requires any overall development plan show the general location and approximate size of all natural areas, habitats and features within its boundaries and shall indicate the applicant's proposed rough estimate of the natural area buffer zones as required pursuant to Section 3.4.1(E)." Response: This is shown in the PUD document. The revised ECS natural area buffers consistent with the PUD document. Department: Forestry Page 27 of 37 Contact: Malesa Plumley mplumley@fcgov.com Topic: General Comment Number: 1 05/06/2024: PRE-SUBMITTAL FORESTRY INVENTORY There only a few existing trees onsite, many of which are significant, large canopied trees please- schedule an on-site meeting with City Forestry (mplumley@fcgov.com) to obtain tree inventory and mitigation information. Please note that these existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to the next round of review. Forestry recommends scheduling the on-site tree inventory as early in the design process as possible. Response: This is a process for a zoning document; we feel that a site tree inventory walk on the entire site is more appropriate at time of PDP. Some of the guidance we are trying to adhere to is to keep this document at a high-level detail at this point, as instructed by some members of the planning and zoning commission. Comment Number: 2 05/06/2024: An “Existing Tree Removal Feasibility Letter” must be provided detailing justification for all proposed existing tree removals on the development site. The purpose of this letter is 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. 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 will be addressed as part of future PDP submittals. Comment Number: 3 05/06/2024: Please provide a landscape plan that meets the Land Use Code (LUC) 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted, a detail outlining the critical root zones of each existing tree on the landscape plans, and any proposed tree plantings (including species, size, quantity, and method of transplant). The critical root zone is defined as 12 inches in radius per one inch in tree diameter measured at 4.5 ft above the ground. The plans should also include the following City of Fort Collins notes: 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 Page 28 of 37 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: This will be addressed as part of future PDP submittals. Comment Number: 4 05/06/2024: 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. 10’ from public water, sanitary, and storm sewer main lines 6’ from water or sewer service lines 4’ from gas lines 10’ from electric vaults 40’ between shade trees and arterial streetlights 15’ between ornamental trees and arterial streetlights 50’ from stop signs Response: This will be addressed in detail as part of future PDP submittals; however, please refer to the Lot Typical exhibits depicting the location of street trees vs. Utility services. Comment Number: 5 05/06/2024: The LUC 3.2.1 standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility 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% According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. Response: This will be addressed as part of future PDP submittals. Comment Number: 6 05/06/2024: Planting of ash trees (Fraxinus spp.) within city limits is prohibited due to the presence of the emerald ash borer. Additionally, The City of Fort Collins’ urban Page 29 of 37 forest has reached the maximum percentage of the following species: Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc.), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please keep these species at 2% or less of the development tree plantings. The following trees are not recommended in Fort Collins: Autumn blaze maple, Northern red oak, English oak, pin oak, red maple, scotch pine. Response: This will be addressed as part of future PDP submittals. Comment Number: 7 05/06/2024: Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) in the ROW along street frontages. Response: This will be addressed in detail as part of future PDP submittals; however, please refer to the Lot Typical exhibits depicting the location of street trees vs. Utility services. In some cases, it is not possible to provide street trees while maintaining utility separations at townhome buildings. Comment Number: 8 05/06/2024: Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1). Response: This will be addressed as part of future PDP submittals. Comment Number: 9 05/06/2024: Please adhere to the updated LCUASS standards, including 8’ minimum parkway widths. Response: A minimum 8’ parkway width is depicted on the Lot Typical exhibits. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 05/07/2024: Both Park Planning & Development (PPD) and Parks Maintenance (Parks) departments comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077. Please reach out to the Development Review Coordinator if you would like to set up a separate meeting to discuss any of the following comments. Please note, the following comments are based on the assumption that this Development will be a PUD and part of a Metro District(s). Response: Noted. Comment Number: 2 05/07/2024: The City of Fort Collins owns the parcel immediately adjacent to and east of the project. The parcel was purchased for the future development of the 50+ acre East Community Park. Two points of access to the park will be required, as well as on-street parking along the two access roads. -See Redline mark-ups for general locations. Park Planning and Development is available to review the park conceptual plan with the Applicant and determine appropriate access drives and entrances to the park. Page 30 of 37 Response: These are shown on the PUD documents. Comment Number: 3 05/07/2024: Please provide at least one pedestrian access to the park, towards the southern end. See Redlines Markups. Response: These are shown on the PUD documents. Comment Number: 4 05/07/2024: There are several trails and trail connections per the approved Recreational Paved Trail Policy Plan. Both Trails will connect to and/or through the future Community Park. It is the expectation of the City that this PUD Development and/or Metro District dedicates the required Public Access Trail Easements and designs and constructs the trails/pedestrian crossings (per and trail standards or as otherwise approved by PPD), at sole cost of the Development and/or Metro District(s). The alignment of the future Poudre Trail crosses the northwest boundary of the site, roughly paralleling the Great West Railroad. Connection to the Rendezvous Trail crossing Ziegler Road to the west of the Development. For the PUD submittal, please provide a Trail Exhibit showing how this Development will connect to existing and future trails, connect to the future Community Park, and safely cross Ziegler Road. Please provide a feasibility study of a grade separated crossing. Response: We have performed a schematic evaluation of an underpass under Zeigler north of William Neal. It may be technically feasible to construct a new box culvert parallel to the existing storm culvert; however, there will be significant challenges with short and long-term management of groundwater and separation of storm flows from the pedestrian access way. Construction of the culvert would require a full or partial closure of Ziegler Road and overall will be very expensive. This is a regional issue that is beyond the scope of this PUD, or the budget of the development, to address. Comment Number: 5 INFORMATION: The City of Fort Collins Land Use Code (LUC) Section 3.4.8 “Parks and Trails” addresses compliance with the Parks and Recreation Policy Plan (“Master Plan”). The Master Plan indicates the general location of future regional recreational paved trails, neighborhood parks and community parks. Parcels adjacent to or including facilities shall comply with the Policy Plan. Comment Number: 6 05/07/2024: INFORMATION: The 2013 Paved Recreational Trail Master Plan (“Trail Master Plan”) was adopted by City Council and provides conceptual alignments and general trail design guidelines for future regional recreational trails. The current Trail Policy Plan is available at https://www.fcgov.com/parkplanning/plans-and-policies. Page 31 of 37 Comment Number: 7 05/07/2024: INFORMATION: The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle Facilities provide additional design guidelines for multi-use regional recreational trails. Comment Number: 8 05/07/2024: INFORMATION: The Public Access Trail easement standard width is 50’. The minimum easement width of 30’ may be acceptable for short distances upon approval by PPD. The location of the easement must be approved by PPD. Comment Number: 9 05/07/2024: INFORMATION: Recreational Paved Trails do not function as widened sidewalks adjacent or within street rights-of-way-, do not function as internal pedestrian circulation and cannot provide direct access to buildings. Access to the Trail from the internal bike/pedestrian system should be provided at limited and defined access points. These connections to the Trail from within the proposed development must be approved by PPD. Comment Number: 10 05/07/2024: INFORMATION: Privately maintained and owned parks and trails, with public access, shall be labeled as such. Comment Number: 11 05/07/2024: INFORMATION: The trail easement may co-exist within a Natural Habitat Buffer Zone if approval is obtained from Environmental Planning. Comment Number: 12 05/07/2024: INFORMATION: A trail easement may not be located within a ditch easement unless the applicant provides written approval for the trail easement within the ditch easement from the ditch company. The paved trail surface cannot function as a ditch access road if heavy equipment will use or cross the trail to maintain the ditch. All Ditch Crossing Agreements must be finalized prior to approval of the Final Development Plan. Comment Number: 13 05/07/2024: INFORMATION: Grading within the designated Trail easement should be completed along with overall site grading. Plans must indicate that the final grade within the easement can provide a trail alignment that meets the American Disabilities Act (ADA) standards for cross slopes no greater than 1.5% and a maximum centerline profile grade of 5%. Construction documents shall include trail centerline profiles and cross sections must be provided to demonstrate the ability to meet ADA standards. Response: These items will be addressed as part of future PDP submittals. Note that there are provisions within the ADA Outdoor Developed Areas guide for the running slope of trails to exceed 5%. This may be necessary in the SW corner of the site. Comment Number: 14 05/07/2024: INFORMATION: The typical paved recreational trail cross section- is constructed as a 10’ wide concrete trail, widened to 12’ in areas of high traffic or other areas of potential user conflicts. A 4’ wide soft (gravel) path is located parallel to the paved surface, separated by 3-5’ of vegetated area; there shall be 3’ wide level shoulders on both sides of the trail, providing 3’ of horizontal clearance from vertical obstructions such as trees, transformers, fences and/or Page 32 of 37 walls. Modifications of the typical cross section must be approved by -PPD. The trail standard detail shall be provided as part of the final Construction documents for the Trail. Response: Noted. The 35’ separation between the paved trail and soft surface trail may not be possible in all locations along ditches, but specific designs will be prepared as part of future PDP submittals. Comment Number: 15 05/07/2024: The Parks Department will maintain future recreational trails. Maintenance consists of snowplowing of the paved surface, occasional seasonal mowing 2-3’ adjacent to the trail surface and repairing/replacing surface damage of the trail. Please add this note to the Site and Landscape Plans. Response: This will be addressed as part of future PDP submittals. Comment Number: 16 05/07/2024: Landscaping within the recreational trail easement shall be provided in accordance with all applicable City codes and will remain the responsibility of the underlying landowner. Landscaping must provide acceptable clearances from the trail surfaces as specified in the Trail Master Plan and per the Trail detail. Spray irrigation, if required, shall be designed and maintained to avoid spray on the trail. Please add this note to the Site and Landscape Plans. Response: Noted. Comment Number: 17 05/07/2024: Please stub utilities to the future Community Park (water, sewer and electric). Response: Noted, this will be documented in future PDP submittals. Comment Number: 18 05/07/2024: Please add note to the Final Landscape Plans: The Developer, or its successor(s) in interest, shall be responsible for the ongoing irrigation and maintenance of the landscaping located within the public rights-of-way along the portion- of Ziegler Road and East Horsetooth Road that abuts the Property as shown on the Final Development Plan Documents. This obligation may be assigned to a homeowner’s association duly constituted pursuant to Colorado state law, however, should such homeowner’s association be dissolved, the obligation shall become that of the Developer or its successor(s) in interest. Otherwise, any right-of-way- landscaping, taps/irrigation will need to be reviewed and approved by the Parks Department at the time of Final Plan. These areas will require a separate tap, and water allotments and water budgets will need to be provided. Irrigation plans will need to be reviewed and comply with Parks irrigation standards. Standards available upon request. Response: Noted, these will be added to final landscape plans Comment Number: 19 05/07/2024: Please make sure private parks and trails within public access easements are noted that they are privately owned and maintained. Response: Noted. The Metro District will own and maintain parks within the development. Easements will be noted on future Plats. Page 33 of 37 Comment Number: 20 05/07/2024: Please add note to all plan sets: "There shall be no encroachment onto Park property. This includes any related construction activity, staging of equipment, storage of materials, etc." Any other impact to Park site must be detailed clearly and precisely in a memo. Response: Note has been added to the PUD document. Comment Number: 21 05/07/2024: Per Natural Areas Department (NAD), please provide a pedestrian connection to Rigden Reservoir soft trail at the southeast corner of the development. Please coordinate with NAD regarding specific location and approvals. Response: Noted. We will explore opportunities to make this trail connection with future submittals. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 05/07/2024: 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. 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. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. Access will need to be provided within 150 feet of all proposed structures or within the building envelope. Response: Noted. Conformance to these requirements will be documented on future PDP submissions. Comment Number: 2 05/07/2024: FIRE LANE SPECIFICATIONS – IFC Appendix D Amendment 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 Page 34 of 37 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: Noted. Conformance to these requirements will be documented on future PDP submissions. Comment Number: 3 05/07/2024: ONE- OR TWO-FAMILY RESIDENTIAL DEVELOPMENTS ADDITIONAL ACCESS POINTS - IFC D107.1 Amendment Developments of one or -two-family- dwellings where the number of dwelling units exceeds 30 shall be provided with two separate and approved fire apparatus access roads. Exception: where there are more than 30 dwelling units on a single public or private emergency access road not exceeding 1320 feet in length and all dwelling units are equipped throughout with an approved automatic sprinkler system. REMOTENESS ¬- IFC D107.2 Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half- of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. It appears that multiple points of access will need to be provided. Please ensure that these points of access meet the separation requirement. RESPONSE: Noted. The PUD depicts multiple access points to the existing roadway network. Comment Number: 4 05/07/2024: WATER SUPPLY – Commercial/Multi-family 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 building and 600 feet OC 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. WATER SUPPLY - Residential Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing 1000 gpm at 20 psi residual pressure is required within 400 feet of any residential building and every 800 feet on Center 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. Hydrants will also be required every 1000 feet along Zeigler and Horsetooth in Page 35 of 37 order to provide for transportation hazards. Response: Noted. Conformance to these requirements will be documented on future PDP submissions. Comment Number: 5 05/07/2024: 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. Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Residential Code (IRC) 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 the 2021 International Plumbing Code adopted by State of Colorado) 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 New 2024 building codes will be adopted in 2025. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. 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 SEAC. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: 2021 IECC and local amendments. 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 Page 36 of 37 railway, must provide exterior composite sound transmission of 39 STC min. • Buildings must provide 10ft to 30ft of fire separation 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 multifamily- 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. • 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. • 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. • City of Fort Collins amendments to the 2021 IFC require a full NFPA-13 sprinkler system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where the building is divided by a 2 hour fire barrier with no more than 6 dwelling units on each side). • A City licensed commercial general contractor is required to construct any new multi-family structure. • Attached single-f-amily provide 3 ft setback to property line or provide fire rated walls & openings per chap 3 of the IRC. • Attached single family townhomes and duplexes are required- to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. • New homes must provide EV/PV ready conduit, see local amendment. • Electric vehicle charging parking spaces are required, see local amendment. • Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. This requirement includes single family attached homes if more than 6 units. Response: Comments acknowledged. These items will be addressed in future PDP or building permit submittals. • Building Permit Pre-Submittal Meeting: 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. This submittal does not include any building permits. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 1 05/07/2024: All development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office if you need up to date Benchmark Page 37 of 37 Statement format and City Vertical Control Network information. Response: The project survey is on NAVD88. Comment Number: 2 05/07/2024: 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: Noted. This submittal does not include a plat. Comment Number: 3 05/07/2024: If a Subdivision Plat is required and aliquot corners are shown, current acceptable Monument Records will be required. These are required with Round 1 submittal. Response: Noted. This submittal does not include a plat. Comment Number: 4 05/07/2024: Closure reports will be required for all Subdivision Plats, Easements, and any other document requiring a legal description & sketch being submitted for review. These are required with Round 1 submittal. Response: Noted. This submittal does not include a plat.