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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 02/19/2025 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview January 17, 2025 Carl Szanton The Szanton Company 720 S Colorado Rd Denver, CO 80246 RE: Conifer Affordable Housing, BDR240019, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Conifer Affordable Housing. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Marissa Pomerleau via phone at (970) 416-8082 or via email at mpomerleau@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082 Topic: General Comment Number: 1 01/14/2025: INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! SANTULAN RESPONSE: Look forward to collaborating through the end of the permitting process. 2 Comment Number: 2 01/14/2025: SUBMITTAL: As part of your Round 2 resubmittal, a response to the comments provided in this letter and a response to plan markups is required. The final letter is provided to you in Microsoft Word format. Please use this letter to insert responses to each comment for your submittal, using a different font color. Please use the markups to insert responses to each comment on plans. Please do not flatten markup responses. Provide a detailed response for any comment asking a question or requiring an action. Any comment requesting a response or requiring action by you with a response of noted, acknowledged etc. will be considered not addressed. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. SANTULAN RESPONSE: Santulan has responded and commented on the markups and comments below. Comment Number: 3 01/14/2025: SUBMITTAL: As part of your Round 2 resubmittal, please follow the Electronic Submittal Requirements and File Naming Standards found here: https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen ts-and-file-naming-standards_v1_8-1-19.pdf?1703783275 File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 1_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. SANTULAN RESPONSE: Will continue to use file naming standards noted above for Round 2. Comment Number: 4 01/14/2025: SUBMITTAL: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html SANTULAN RESPONSE: Will coordinate as appropriate to ensure files are “cleaned” 3 Comment Number: 5 01/14/2025: SUBMITTAL: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are preparing to resubmit your plans, please notify me with an expected submittal date with as much advanced notice as possible. SANTULAN RESPONSE: Understand the submittal and completeness review process. Comment Number: 6 01/14/2025: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. SZANTON RESPONSE: Owner acknowledges resubmittal timelines to avoid expiration of said project. Comment Number: 7 01/14/2025: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. SZANTON RESPONSE: Owner acknowledges more than 3 rounds of review will require an additional fee. Comment Number: 8 01/14/2025: NOTICE: A Development Review sign has been 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. SZANTON RESPONSE: Acknowledged that signs have been posted on the property and will be onsite through the development review process. We will coordinate with the Development Review Coordinator to request the removal of the signs at the appropriate time. Comment Number: 9 01/14/2025: FOR FINAL APPROVAL – PLANNING SET: Please add the required signature blocks to the Site Plan. When making this update, under the City signature blocks instead of using "this _______ day of ______A.D., 20____," could you opt for "on this day, ____________" for the date? This alternative format facilitates smoother date input with digital signatures. Additionally, kindly ensure there is sufficient space between the signature line and the title line to accommodate the digital signature. When the project gets to the recording stage, the Site, Landscape, Photometric, Architectural etc. plans are required to be combined into one "Planning Set" - these signature blocks should only be on the site plan sheet itself. SANTULAN RESPONSE: Added Signature Block to Site Plan Sheets 4 Comment Number: 10 01/14/2025: FOR FINAL APPROVAL: The Director shall issue a written decision to approve, approve with conditions, or deny the development application based on compliance with the standards referenced in Step 8 of the Common Development Review Procedures (Section 2.2.8). The written decision shall be mailed to the applicant, to any person who provided comments during the comment period and to the abutting property owners and shall also be posted on the City's website at www.fcgov.com. SZANTON RESPONSE: Owner acknowledges city process for determination of development application by written decision via mail. Comment Number: 11 01/14/2025: FOR FINAL APPROVAL: If the project is approved by the Director, there is a two-week appeal period from the date of the decision. The project is not able to be recorded until it is confirmed there are no appeals. SZANTON RESPONSE: Owner has an acknowledged appeal process and recordation period. Comment Number: 12 01/14/2025: FOR FINAL APPROVAL: All "For Final Approval / For Approval" comments need to be addressed and resolved prior to moving forward with the final documents and recording of this project. I will provide a recording checklist and process information when we are closer to this step. SANTULAN RESPONSE: Noted. To coordinate with design team to ensure all “For Final Approval / For Approval Comments are responded to prior to moving forward with recording. Comment Number: 13 01/14/2025: INFORMATION: When your basic development review gets approved, you have up to three (3) years to finish all the necessary engineering work like water, sewer, streets, and lighting. This time frame is called the 'term of the vested property right.' If you don't finish these improvements within this time, you'll lose your right to develop the property without starting the approval process again. Also, any land dedications mentioned in the approved plans stay valid unless the law says otherwise. SZANTON RESPONSE: Owner recognizes upon development review approval they will have three years to finish 5 Department: Planning Services Contact: Kayla Redd kredd@fcgov.com 970-224-6086 Topic: General Comment Number: 1 1/14/2024: FOR APPROVAL- LANDSCAPING TREE SPACING Please ensure minimum spacing dimensions are met per tree type to ensure maturity with street trees to the south (LUC 5.10.1(D)). UPDATE 1/16/2025 Please work with Forestry on tree configuration and spacing if you pursue clustering. STUDIO TERRA: tree spacing has been updated per staff comments and subsequent meetings with thefire marshal. An area identified for ladder truck set up on conifer has clear access to the building without trees. The number of trees provided remains the same but with clustering as suggested by staff. Comment Number: 2 1/14/2024: FOR APPROVAL- PARKING LOT INTERIOR LANDSCAPING Please demonstrate that the plan provides a minimum of 6 percent of interior space of the parking lot for landscaping This is required for parking lots with less than 100 spaces (LUC 5.10.1(E)5). STUDIO TERRA: a diagram has been added demonstrating compliance. There is 9% of interior parking lot landscape provided. Comment Number: 3 1/14/2024: FOR APPROVAL- TREES AND LIGHT POLES Shade trees shall be forty (40) feet from streetlights and ornamental trees shall be fifteen (15) feet from streetlights. Please review tree and light pole locations for compliance (LUC 5.10.1(K)1). UPDATE 1/16/2025 Light poles interior to site are okay. STUDIO TERRA RESPONSE: Thank you for the update. STUDIO LIGHTING: Acknowledged. Comment Number: 4 1/14/2024: FOR APPROVAL- TRASH AND RECYCLING ENCLOSURE Plans shall demonstrate that the trash collection system is adequate and functional through a demonstrated access route for trash and recycling haulers. Additionally, dimensions, capacity, and labels shall be included in development plans. Please review the Enclosure Design Considerations and Guidance Document for more guidance on what to include on plans (LUC 5.11.1(C)). SANTULAN RESPONSE: Sheet A3.2 has included a floor plan to describe requirements outlined in LUC 5.11.1(C). STRATEGIC LAND SOLUTIONS RESPONSE: A trash truck access exhibit is included with this submittal. 6 Comment Number: 5 1/14/2024: FOR APPROVAL- LIGHTING PLAN An overall lumen budget will need to be included as part of the lighting data (LUC 5.12.1(J)). STUDIO LIGHTING: Total lumens for site added to lighting details. Comment Number: 6 1/14/2024: FOR APPROVAL- SHADOW ANALYSIS Plans that are greater than 40 feet in height require submittal of a shadow analysis. Please provide a shadow analysis with the next submittal. The proposed height of the building and the shadows should not negatively impact adjacent residential lots (LUC 5.15(G)1(b)). SANTULAN RESPONSE: Shadow analysis provided for Spring/Fall Equinoxes as well as Winter and Summer Solstices for times 0900am, 12:00pm, 3:00pm. Comment Number: 7 1/14/2024: FOR APPROVAL- ROOFTOP EQUIPMENT Building elevations show rooftop mechanical that is visible in the straight elevation views. Please provide an exhibit that shows the mechanical units will not be visible from the ROW or adjacent properties (LUC 3.1.2). SANTULAN RESPONSE: See newly incorporated A3.3 Site Cross Section that communicates and average 5’-8” person viewing the building from the sidewalk across the Conifer Street not able to see the mechanical condensers. Comment Number: 8 1/14/2024: FOR APPROVAL- WALKWAYS Walkways that link street sidewalks with building entries are required to be a minimum of 6 feet in width. There are measured areas on these walkway connections that are less than 6 feet in width. Please adjust on plans accordingly (LUC 5.9.1(C)5(a)). SANTULAN RESPONSE: Blue Spruce Drive Building Entry has been removed. However, in general all walkways linking to Blue Spruce Drive and Conifer Street to the building to be minimum 6’-0” wide. UPDATE 1/16/2025 Walkway connecting from west sidewalk is okay. Comment Number: 9 1/14/2024: FOR APPROVAL- CONNECTIVITY There is no safe pedestrian connectivity throughout the site due to the walkway cutoff northeast of the building. Consider removing the 3 parking stalls west of the trash and recycling enclosure for pedestrian connection around the building (LUC 5.9.1(B)). SANTULAN RESPONSE: Building Design has been revised to allow for pedestrian connectivity around building. STRATEGIC LAND SOLUTIONS RESPONSE: the building and parking have been revised to allow for pedestrian connectivity around the building. 7 Comment Number: 10 1/14/2024: FOR APPROVAL- BIKE PARKING In addition to connectivity, removing the 3 parking stalls would allow fixed bike parking to be interior to the site for increased safety and incentive to utilize outdoor bike racks. Staff recommends moving a number of racks interior to the site. SANTULAN RESPONSE: Building is required to provide 53 bike stalls in a bike room. As discussed if a tenant has a long-term guest to the site. Then there is an opportunity for visitors to use the bike room. STUDIO TERRA RESPONSE: All short-term bike parking is provided exterior to the secured, fenced area. This ensures that visitor and short-term bike park is accessible at all times. Comment Number: 11 1/14/2024: FOR APPROVAL- SITE DESIGN- INTERIOR PLAZA Staff recommends an interior shared space for future residents with accompanying landscaping. Consider using the space with the 3 parking stalls previously mentioned. SANTULAN RESPONSE: Developer would like to maintain as much parking as possible. We’re revising the parking stalls to provide compact parking and provide pedestrian connectivity around the building per comment 9. STUDIO TERRA RESPONSE: The project shared amenity space occurs in the interior amenity areas and on the roof deck. The north side of the building, at grade, is not an ideal location for this use. Comment Number: 12 1/14/2024: FOR APPROVAL- VEHICULAR PARKING With the project proposing more than the required amount, the compact nature of the site, and the surrounding opportunities for street parking, Staff is willing to explore removing some on-site parking in order to prioritize architecture and building design, community amenities, and the industrial buffer north of the site. project proposes more than the required amount of vehicular parking for the site. This would be to enhance the over design and configuration of the site. Other considerations could include a one-way lane and diagonal parking. SANTULAN RESPONSE: At this time, the design team would like to maximize parking for Residents and non-residents onsite. Comment Number: 13 1/14/2024: FOR APPROVAL- INDUSTRIAL BUFFER With the industrial use directly north of the site as well as marginal space for the parking overhang, there is an operational need for a high quality fence or wall. Metal such as steel is a more durable material in this case. Staff suggests exploring landscape buffering techniques in conjunction with the privacy fence as well. (LUC 5.10.2). STUDIO TERRA RESPONSE: The fence along the north property line has been modified from aluminum to steel, which is a more durable material. The fences on the east and west remain open rail fencing – which is acceptable to city staff in the nhbz. 8 Comment Number: 14 1/14/2024: FOR INFORMATION - MODIFICATION TO INDUSTRIAL BUFFER City Staff acknowledges the modification request to the industrial buffer requirement and will support the request on the condition of a high quality fence. STRATEGIC LAND SOLUTIONS RESPONSE: See response to above #13 STUDIO TERRA RESPONSE: See response above #13 Comment Number: 15 1/14/2024: FOR APPROVAL- LAND USE TRANSITION When land uses with significantly different visual character are proposed abutting each other and where gradual transitions are not possible or not in the best interest of the community, the development plan shall, to the maximum extent feasible, achieve compatibility through the provision of buffer yards and passive open space in order to enhance the separation between uses. Consider compatible design elements that relate to the surrounding context (i.e., the residential properties to the south) to demonstrate the land use transition to residential (LUC 5.15.1(H)). SANTULAN RESPONSE: The design team discussed Community College North as a transition neighborhood during a meeting with Planning Team. It was agreed that the vernacular architecture and site design elements appropriately related to the surrounding context and eased the transition between a more urban downtown and suburban residential neighborhood zones. Comment Number: 16 1/14/2024: FOR APPROVAL- BUILDING DESIGN- ENTRANCES All entrances to the building shall be clearly visible from the street and public areas through the use of architectural elements and landscaping. The proposed architecture does not emphasize the entrances to the building. Please provide additional architectural elements such as overhangs, boulders, signage, etc. at the entrance to achieve a greater presence and relationship to the street. With the scale of the buildings, the entrances should be distinct from the ground level porches and corner. SANTULAN RESPONSE: Revision to building design to better communicate where building entrances are located. Residential Patios will receive an eyebrow canopy to convey this notion of pedestrian scale and create a “eyes on the street” outlined in best urban design practices. Main Building Entrance to have an enlarged canopy with canopy mounted building signage. Comment Number: 17 1/14/2024: FOR APPROVAL- SITE PLAN Refer to Planning Redlines on the Site Plan for additional comments to be addressed. SANTULAN RESPONSE: We have provided comments to the initial comments by planning, incorporated provided in submittal for your records. 9 Comment Number: 18 1/14/2024: FOR APPROVAL- LANDSCAPING PLAN: Refer to Planning Redlines on the Landscaping Plan for additional comments to be addressed. STUDIO TERRA RESPONSE: All redline comments have been addressed and have also been noted in this document. Comment Number: 19 1/14/2024: FOR APPROVAL- LIGHTING PLAN: Refer to Planning Redlines on the Lighting Plan for additional comments to be addressed. STUDIO LIGHTING REPONSE: Acknowledged. Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com Topic: General Comment Number: 1 01/06/2025: FOR FINAL APPROVAL: Please address all redlines on the plans. There are several parts of this plan that seem like they were copy-pasted from a plan outside of Larimer County. This plan needs to be designed in accordance with LCUASS standards (Utility plan checklist in Appendix E: https://www.larimer.gov/engineering/standards-and-guides/urban-area-street-st andards). There shouldn't be references to the City of Denver or any other municipalities outside of Larimer County or the City of Fort Collins. STRATEGIC LAND SOLUTIONS RESPONSE: The utility plans have been updated per the LCUASS standards. Comment Number: 2 01/06/2025: FOR DEVELOPMENT AGREEMENT: The "Lender Information" section of your DA info form was left blank. Will you be needing a construction loan for this project, does one already exist, or is no loan needed? This is necessary information for a certain part of the DA. The owner name you provided on the DA info form does not match the County assessor records. Will you be purchasing this property prior to recording the plans and other documents? We will begin drafting the DA once you submit final-level design plans with the round 2 BDR submittal. SZANTON RESPONSE: We do have an equity partner for the project. We intend to acquire property. Owner acknowledges the Development agreement draft occurring after round 2 BDR Submittal. 10 Comment Number: 3 01/06/2025: FOR FINAL APPROVAL: In your response to comments letter, you stated under #17 that the variance request for driveway/intersection spacing along Blue Spruce Drive was "...to be reviewed and incorporated." I do not see the variance request in the submittal documents. Please be sure to submit this with round 2. STRATEGIC LAND SOLUTIONS RESPONSE: A driveway spacing variance is included with this submittal. Comment Number: 4 01/06/2025: FOR FINAL APPROVAL: Per the most recent plat, there are currently only 6-ft utility easements adjacent to the ROW of Blue Spruce Drive and Conifer Street. Both streets require a 9-ft width utility easement, per LCUASS standards. Please submit the easement dedication documents in the next round. These easements must be dedicated and recorded prior to final project approval. Easement dedication documents can be found here: https://www.fcgov.com/engineering/devrev. STRATEGIC LAND SOLUTIONS RESPONSE: An easement exhibit and an easement legal description are included with this submittal. Comment Number: 5 01/13/2025: FOR FINAL APPROVAL: Your site plans reference a 6-ft ROW dedication along Conifer. I do not see any ROW dedication documents in the submittal. If you intend to dedicate ROW, please submit the proper application and intake documents, found here: https://www.fcgov.com/engineering/devrev. STRATEGIC LAND SOLUTIONS RESPONSE: The ROW dedication references have been removed based on our coordination call. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 12/16/2024: NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources, or resources that are at least 50 years old and would require evaluation, on the development site or within 200 feet of the development site. SANTULAN RESPONSE: We appreciate the confirmation that the project has no historic designated resources onsite. 11 Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 01/12/2025: INFORMATION: The Transportation Impact Study has been received and reviewed. The general conclusions have been accepted, but see subsequent comments regarding recommendations for the pedestrian crossing and monitoring. STRATEGIC LAND SOLUTIONS RESPONSE: There does not appear to be any additional pedestrian access comments on the traffic study. Comment Number: 2 01/12/2025: INFORMATION: The City will defer the recommendation for a dedicated pedestrian crossing in order to satisfy the pedestrian level of service until the City can determine the appropriate location for a crossing in this area that will be consistent with the Active Modes Plan and the North College Enhanced Travel corridor. The addition of a crossing will need to follow those plans, and will need to meet the warrants for a crossing based on the City's Pedestrian guidelines. STRATEGIC LAND SOLUTIONS RESPONSE: Noted. Comment Number: 3 01/12/2025: INFORMATION: The City will monitor the area with regard to the need for a pedestrian crossing, and will monitor parking and accidents to determine if parking restrictions are needed. STRATEGIC LAND SOLUTIONS RESPONSE: Noted Comment Number: 4 01/12/2025: FOR FINAL APPROVAL: The Utility Plans do not detail any proposed locations for signs and pavement markings. They should detail stop signs at the egress points, ADA signs and markings for parking spaces, and signs for the limited movement access on Conifer. It is also my understanding that there will be a fire lane on Conifer that will need to be signed. Traffic Signing and Pavement marking construction notes should also be included in the Utility Plans. STRATEGIC LAND SOLUTIONS RESPONSE: Comment Number: 5 01/12/2025: INFORMATION: Any existing signs and pavement marking damaged or removed during the construction of this project will be the responsibility of the developer to replace. Please contact our Signs and Pavement Marking Manager to coordinate. Rich Brewbaker 970-221-6792. STRATEGIC LAND SOLUTIONS RESPONSE: Noted. The expected signage has been added to the utility plans. 12 Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 01/10/2025: INFORMATION: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion. This project was evaluated based upon the submittal requirements of FCSCM. Based upon the provided materials we were able to determine a total disturbed area. Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required should be pulled before Construction Activities begin. STRATEGIC LAND SOLUTIONS RESPONSE: Noted, the contractor will need a CDPHE construction activities permit. Topic: General Comment Number: 2 01/10/2025: FOR FINAL APPROVAL: Please see redline comments on the Erosion Control Plan within the Utility Plan Set and the Redmine Comments On the Erosion Control Report. Please Reach Out to acrecca@fcgov.com with any questions. The Erosion Escrow Calculation is Accepted. STRATEGIC LAND SOLUTIONS RESPONSE: The erosion control comments have been addressed per the redline responses. Department: Stormwater Engineering – Water Utilities Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 3 01/14/2025: FOR FINAL APPROVAL: The City requires 75% of the proposed impervious area to be treated with a LID technique for water quality. As proposed, only an EDB is proposed, which does not meet LID requirements. STRATEGIC LAND SOLUTIONS RESPONSE: The drainage design, report, and plans are revised to utilize porous pavers for water quality treatment and detention. Comment Number: 4 01/14/2025: FOR FINAL APPROVAL: Please revise detention outlet structure to City of Fort Collins' detail. STRATEGIC LAND SOLUTIONS RESPONSE: The OCS detail is revised for the MHFD detail for porous pavers. The Fort Collins detail does not work for porous pavers. 13 Comment Number: 5 01/14/2025: FOR FINAL APPROVAL: Storm pipe outlet stabilization is needed for the outfall into the channel. TRM or riprap can be used. Riprap is required to be buried with 6 inches of topsoil. STRATEGIC LAND SOLUTIONS RESPONSE: Soil riprap has been added at the outfall. Comment Number: 6 01/14/2025: FOR FINAL APPROVAL: This site is within the Northeast College Corridor (NECCO) basin. This basin has additional fees for stormwater infrastructure, including the drainage outfall and standard water quality treatment. The fees are $36,575 per acre and due at time of building permit. STRATEGIC LAND SOLUTIONS RESPONSE: The fee is noted. Comment Number: 7 01/14/2025: FOR FINAL APPROVAL: The drainage report states runoff coefficients were taken from MHFD, these need to be taken form the City's Stormwater Criteria Manual as well. STRATEGIC LAND SOLUTIONS RESPONSE: The report and calculations are revised per the Fort Collins manual. Comment Number: 8 01/14/2025: FOR FINAL APPROVAL: The detention pond sizing needs to be per the City of Fort Collins Stormwater Criteria Manual. The amount of quantity detention required should be around 8,600 cubic feet. STRATEGIC LAND SOLUTIONS RESPONSE: The detention sizing is revised per the Fort Collins Manual. Note that the current MHFD design forms allow for input of local rainfall volumes. Comment Number: 9 01/14/2025: FOR FINAL APPROVAL: The underground detention system needs to be within a drainage easement. STRATEGIC LAND SOLUTIONS RESPONSE: The underground detention system has been replaced with porous pavers. I have reached out for discussion if an easement is still required. Comment Number: 10 01/14/2025: FOR FINAL APPROVAL: There is a conflict with the electrical transformer and the storm sewer. 10 feet of separation is the standard for a storm sewer this size. Also, since this storm sewer acts more than just a "roof drain" and takes parking lot flows, it needs to be 10-15 feet from the building. STRATEGIC LAND SOLUTIONS RESPONSE: The transformer and electrical layout is revised per our coordination meeting with Light and Power. 14 Department: Water-Wastewater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 1 01/14/2025: FOR FINAL APPROVAL: Please specify wet tap for domestic water and irrigation taps. STRATEGIC LAND SOLUTIONS RESPONSE: The callout is revised to show a wet tap. Comment Number: 2 01/14/2025: FOR FINAL APPROVAL: Please relocate all curb stops 1-foot north of the sidewalk. STRATEGIC LAND SOLUTIONS RESPONSE: The curb stops are relocated. Comment Number: 3 01/14/2025: FOR FINAL APPROVAL: Please relocate gate valve to just north of tapping sleave for fire service. Gate valve north of ROW is not needed. STRATEGIC LAND SOLUTIONS RESPONSE: The vavling layout is revised per the comment. Comment Number: 4 01/14/2025: FOR FINAL APPROVAL: A hydrazone table is required to be included with the Landscape Plans to document annual water use. STUDIO TERRA RESPONSE: Hydrazone table provided on sheet L1.0. Comment Number: 5 01/14/2025: FOR FINAL APPROVAL: Please label hydrant to be 2 feet north of sidewalk and 3 feet east of drive to center of hydrant. STRATEGIC LAND SOLUTIONS RESPONSE: Fire Hydrant Labeled. Department: Light And Power Contact: Austin Kreager akreager@fcgov.com 970-224-6152 Topic: General Comment Number: 1 01/07/2025: FOR FINAL APPROVAL: Thank you for submitting a preliminary C-1 form. I will need to see a matching one-line diagram to go with this form for approval. What is currently shown on the C-1 form would necessitate a second transformer on site. STUDIO LIGHTING RESPONSE: One Line Diagram has been included in set, see sheet E1.0. We are also including an updated C-1 Form. 15 Comment Number: 2 01/07/2025: INFORMATION: Three phase transformers are limited to a maximum of 12 runs of secondary, not to exceed a wire size of 500KCMIL. STUDIO LIGHTING RESPONSE: A secondary connection cabinet has been added to the one line diagram to allow the connection of greater than 12 runs. 11 runs will be connected to the transformer, between the transformer and secondary connection cabinet. Comment Number: 3 01/07/2025: FOR FINAL APPROVAL: Please ensure that proper utility separations are met. The transformer is proposed far too close to the proposed storm line. All of our facilities must have a ten foot clearance away from all water, wastewater, and storm sewer facilities. We also require a three foot clearance away from all other utilities with the exception of communication lines. STRATEGIC LAND SOLUTIONS: The utility layout is revised per our coordination meeting with Light and Power Comment Number: 4 01/07/2025: FOR FINAL APPROVAL: The proposed electric line running from Conifer to the new transformer location cannot originate from the middle of the drive aisle. We will need to install a vault either east or west of the drive aisle and route to the new transformer(s) from there. STRATEGIC LAND SOLUTIONS: The electrical line and vault are revised per ur coordination meeting with Light and Power. Comment Number: 5 01/07/2025: INFORMATION: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees SZANTON RESPONSE: Owner to coordinate with Utility Entity to determine estimate of fees and charges for related to this project. Comment Number: 6 01/07/2025: INFORMATION: Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. STRATEGIC LAND SOLUTIONS: Noted. 16 Comment Number: 7 01/07/2025: INFORMATION: You may contact Austin Kreager with project engineering if you have questions. (970) 224-6152. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar ds.pdf?1645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. STUDIO LIGHTING/FREE: Acknowledged. SZANTON RESPONSE: Owner to review fee estimator on the utility entity website. Comment Number: 8 01/07/2025: INFORMATION: City of Fort Collins Light and Power will be your electricity provider, not Xcel Energy as it states in your utility plans. STUDIO LIGHTING/FREE: The callout is revised. Comment Number: 9 01/15/2025: FOR FINAL APPROVAL: Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. Please show the primary wire and transformer in an easement for your next submittal. STRATEGIC LAND SOLUTIONS(?): The electrical line is shown on the plan for review. If the location is acceptable, an easement will be submitted. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 1 12/18/2024: FOR FINAL APPROVAL: The presence of natural features on the project site necessitates a process for the creation of a Natural Habitat Buffer Zone (50 feet from top of bank of irrigation ditch) to protect that natural feature. For the public hearing, the project must demonstrate adequate space to satisfy buffering requirements and that any mitigation is feasible. For final approval, the details and specifics of restoration and/or mitigation must be created. For permitting phase, development agreement language will be created to memorialize the buffer and clarify requirements, and a security will need to be provided prior to the issuance of a Development Construction Permit that accounts for the installation and establishment of the Natural Habitat Buffer Zone. STUDIO TERRA: the nhbz is shown on the plans. A diagram has been added that shows the buffer zone, the areas to be mitigated, and the mitigation areas. A restoration and mitigation plan will be submitted. Please note this project will not have a public hearing 17 Comment Number: 2 12/18/2024: FOR FINAL APPROVAL: The top of bank and the Natural Habitat Buffer Zone needs to be delineated and labeled on the site, grading, utility, photometric, and landscape plan. STRATEGIC LAND SOLUTIONS:-The landscape buffer is redesign to be in several locations. It does not show well on the civil plans. STUDIO TERRA: Is shown on the landscape plan sheet L1.1 SANTULAN: To be provided on A1.0 SITE PLAN STUDIO LIGHTING: Top of bank and NHBZ added to photometric plans. Comment Number: 3 12/18/2024: FOR FINAL APPROVAL: Please add the following note on all sheets of the site, landscape and utility plans that show the Habitat Buffer: "The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. Please see Section 5.6 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone." This will help preserve the intention behind the buffer zones and the natural features into the future. STRATEGIC LAND SOLUTIONS: The buffer area is not shown on the civil plans as noted above. STUDIO TERRA: note added to the landscape plan sheet L1.1 and sheet L3.0 NHBZ SANTULAN: Provided in general notes on all Site Plan Sheets STUDIO LIGHTING: Note added to photometric plan. Comment Number: 4 12/18/2024: FOR FINAL APPROVAL: A restoration plan based on adaptive management principles will be required that addresses weed management, seedbed preparation, seeding, and outlines the reference area-based success criteria, general timeline, and monitoring methods. An abbreviated version containing the key points of the plan will be required on the site/landscape plan. SANTULAN: The environmental consultant is current in the process of drafting this plan. Comment Number: 5 12/18/2024: FOR FINAL APPROVAL: A prairie dog removal memo will be required since presence of prairie dogs on site was very recent. This should be a memo that addresses how prairie dogs will be relocated or humanely eradicated if found back on site if needed. SZANTON RESPONSE: Prairie Dog Removal Memo provided in this BDR 2 Submittal. 18 Comment Number: 6 12/18/2024: FOR FINAL APPROVAL: Include a NHBZ Sheet with the Landscape Plan that maps out the existing NHBZ area, area to be mitigated, and NHBZ mitigation. In addition, include a table with the following: NHBZ to be mitigated, NHBZ mitigation, existing NHBZ, and proposed NHBZ. Please consult with Environmental Planning on details of this sheet. STUDIO TERRA: This sheet has been added Comment Number: 7 12/18/2024: FOR FINAL APPROVAL: Please change #9 of the Tree Protection Notes to read: NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY 5-7 DAYS BEFORE TREE REMOVAL OR TRIMMING TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY. STUDIO TERRA: This note has been added. Please note that there are no existing trees on the property. Comment Number: 8 12/18/2024: FOR FINAL APPROVAL: Fencing both within and adjacent to the site, shall be designed to preserve or enhance the existence of wildlife movement corridors between natural habitats and features per Fort Collins Land Use Code, 5.6.1(E)(1)(b). Fencing associated with the project shall be designed to be compatible with the ecological character and wildlife use of the natural habitat or feature. STUDIO TERRA: Fencing was discussed with staff and open rail fencing as proposed, and shown on the plans, is acceptable to staff. 19 Comment Number: 9 12/18/2024: FOR FINAL APPROVAL: Please update the NATIVE SEED MIX NOTES: 1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE NOVEMBER THROUGH EARLY MAY. 2. PRE-SEEDING INSPECTIONS TO EVALUATE FINAL SEEDBED PREP ARE REQUIRED PRIOR TO SEEDING. COORDINATE WITH SR. INSPECTOR, NATURAL RESOURCES ZONING OR THE ENVIRONMENTAL PLANNER FOR INSPECTIONS. 3. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGH LOOSENING AND ADDITION OF AMENDMENTS THAT PROMOTE WATER ABSORPTION AND RELEASE. REMOVE LARGE ROCKS, DEBRIS, OR LARGE CLUMPS, THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS. 4. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER. 5. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED). 6. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. IF BROADCAST SEEDING INSTEAD OF DRILL SEEDING DOUBLE SPECIFIED APPLICATION RATE AND RAKE IN SEEDS TO ENSURE SEED TO SOIL CONTACT. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES. 7. PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS ARE PROPERLY MANAGED BEFORE, DURING AND AFTER SEEDING ACTIVITIES. 8. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, HYDROMULCH, OR OTHER APPROPRIATE METHODS. PLASTIC-BASED EROSION CONTROL MATERIALS (I.E., PLASTIC-WELDED BLANKETS) SHALL NOT BE USED WITHOUT EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT ISSUES. IF HYDROMULCH IS USED, DO NOT MIX SEED IN WITH HYDROMUCLH BUT APPLY IN TWO STAGES: DRILL SEED FIRST, THEN HYDROMULCH OVER SEEDED AREA. 9. WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED UNTIL SEED IS GERMINATED THEN WEEN THE SEED FROM IRRIGATION. IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL ENSURE 100% HEAD-TO-HEAD COVERAGE OVER ALL SEEDED AREAS. ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION PLAN SHALL BE FOLLOWED. 10. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS 20 NEEDED TO ESTABLISH COVER. 11. THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT MOW DURING HOT, DRY PERIODS. DO NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. 12. NATIVE SEED AREAS OUTSIDE OF THE NHBZ WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT VEGETATIVE COVER IS REACHED WITH LESS THAN TEN PERCENT OF COVER CONSISTING OF NOXIOUS WEEDS, NO BARE SPOTS LARGER THAN ONE FOOT SQUARE, AND/OR UNTIL DEEMED ESTABLISHED BY EROSION CONTROL. NHBZ-SPECIFIC REVEGETATION SUCCESS CRITERIA TO BE CONSIDERED ESTABLISHED INCLUDE MEETING THE REFERENCE AREA COVER STANDARD, LESS THAN FIVE PERCENT NOXIOUS WEEDS, EIGHTY PERCENT SURVIVAL OF WOODY SPECIES, NO SIGNIFICANT BARE SPOTS, AND/OR DEEMED ACCEPTABLE BY ENVIRONMENTAL PLANNING. 13. THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE AND GROWTH AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE REQUIREMENTS FOR CLOSEOUT. STUDIO TERRA: Old notes have been removed and these notes have been added to the landscape plans. Comment Number: 10 12/18/2024: FOR FINAL APPROVAL: Thank you for providing a photometric plan with this PDP submittal. Current plans illustrate light spillage into the potential natural habitat buffer zone. With respect to lighting, the City of Fort Collins Land Use Code, in Article 5.12.1(C) (4) requires "no light trespass onto Natural Areas, Natural Habitat Buffer Zones or River Landscape Buffers." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. Please update the lighting fixtures and photometric plan to remove this light spillage. STUDIO LIGHTING: Lighting revised to remove light spillage into NHBZ. 21 Department: Forestry Contact: Malesa Plumley mplumley@fcgov.com Topic: General Comment Number: 1 01/14/2025: FOR FINAL APPROVAL: 2.0" and 2.5" tree sizes are ideal planting sizes but because this is an Affordable Housing development, the minimum tree size requirements are as follows: Required tree sizes and method of transplant for Affordable Housing developments: Canopy Shade Tree: 1.0” caliper container or equivalent Evergreen tree: 4.0’ height container or equivalent Ornamental tree: 1” caliper container or equivalent Canopy Shade Tree as a street tree on a Local or Collector street only: 1.25” caliper container or equivalent STUDIO TERRA: Comment noted. Comment Number: 2 01/14/2025: FOR FINAL APPROVAL: Please include a species percentage breakdown on the landscape plan: The LUC 5.10.1 standard for Tree Species Diversity states that 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 5.10.1(D)(c)(II), canopy shade trees shall constitute at least (50%) of all tree plantings. STUDIO TERRA: Tree diversity chart added. Canopy shade trees represent 76% of all tree plantings. Comment Number: 3 01/14/2025: FOR FINAL APPROVAL: Red maples don't do well in this area due to alkaline soils, other upright ornamental considerations are Japanese Tree Lilac, Callery Pear (Chanticleer, Autumn Blaze, Redspire), some varieties of crabapple (Red Baron) STUDIO TERRA: Malus gladiator has been substituted for the armstrong maples 22 Comment Number: 4 01/14/2025: FOR FINAL APPROVAL: Please add a note to each page of the landscape plan: "FORESTRY STREET TREE NOTES: A permit must be obtained from the city forester before any trees or shrubs as noted on this plan are planted, pruned, or removed in the public right-of-way. This includes zones between the sidewalk and curb, medians and other city property. This permit shall approve the location and species to be planted. Failure to obtain this permit is a violation of the City of Fort Collins code subject to citation (Section 27-31) and may also result in replacing or relocating trees and a hold on certificate of occupancy." STUDIO TERRA: There are not any street trees in the row on this project. However, this note has still been added to the landscape plan. Comment Number: 5 01/14/2025: FOR FINAL APPROVAL: Although Forestry's standards recommend 30'-40' spacing between shade trees, please consider clustering trees (grouping trees with 15-25' spacing) rather than omitting shade trees from the plan. This will create larger gaps in the canopy for improved roof access for PFA, while also maintaining the tree canopy onsite. I have included redlines indicating areas for potential tree shifts. STUDIO TERRA: Trees have been adjusted for better fire access, coinciding with an agreed upon fire staging/ fire lane location. Quantity of trees remains the same. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 01/07/2025: No comments from Parks or Park Planning & Development. Thank you. STUDIO TERRA: Noted. 23 Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 01/10/2025: FIRE LANE SIGNS The limits of the fire lane shall be fully defined and fire lane sign locations should be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided below. - IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. In order to meet aerial access requirements, fire lane signage will be required along Conifer Street in front of the entire building. Please add sign locations to the site plan. STRATEGIC LAND SOLUTIONS RESPONSE: The driveway is not used for fire access. The fire access is from the adjacent street, and the signage is shown on the fire access exhibit. Comment Number: 2 01/10/2025: LANDSCAPE PLAN The proposed Landscape Plan indicates that tree canopy diameters may encroach on the fire lane over time along with obstructing possible aerial apparatus access/ aerial ladder placement. PFA would like to ensure that no obstruction occurs in the EAE and in aerial ladder areas as trees mature and a canopy develops. This comment is aimed at preserving both trees and fire apparatus. Please be mindful when selecting tree species. The large trees along the front of the building will block aerial ladder placement once the trees have matured. In order to preserve trees and maintain quick response times, I would recommend columnar type species or ornamental species with smaller height and diameter. Another option would be spacing the trees further apart to provide access between. STUDIO TERRA: Trees selected and coordinated with forestry. 24 Comment Number: 3 01/10/2025: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section 505.1.1 amendment Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi- building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. Please add a note to the site plan indicating the address will comply. Also add a generic address to the building elevations. SANTULAN RESPONSE: Building Signage to be under separate permit. It has been determined by GIS department that 302 Conifer Street is an address unlikely to change and Development Team would like to proceed with using that name for the duration of the project and as its official building name. Building Signage to be provided on the building main entrance canopy adjacent to the fire lane required to be lined along Conifer Street. Comment Number: 4 01/10/2025: -FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 of the 2021 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system shall be capable of supplying a minimum of 100 psi to the top habitable floor. An approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection (IFC Sections 905 and 913). Please add general location of proposed FDC to verify it is within 100 feet of a hydrant. SANTULAN RESPONSE: Fire Sprinkler system to be delegated design. However, we understand this project may have an NFPA 13 Fire Sprinkler System. The design team is still determining if the a fire pump will be needed to supply the minimum psi required at the top habitable floor. FDC provided on East side of building within 100’-0” of proposed hydrant. STRATEGIC LAND SOLUTIONS: The FDC is shown within 100-feet of a fire hydrant. 25 Department: Building Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 01/06/2025: Multi-family Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code (currently on the 2021 IPC) 2023 National Electrical Code (NEC) as amended by the State of Colorado Projects shall comply with the current adopted building codes, local amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes New 2024 building codes will be adopted in 2025. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Live Load: Ground Snow Load 35 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): • 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: • Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter. • Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: • Electric vehicle charging parking spaces are required per local IBC amendment 3604, which requires 70% of parking spaces provide 3 types of EV charging. For affordable housing these number are reduced. • If the building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. • R-2 occupancies must provide 10ft to 30ft of fire separation distance (setback) from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. • All multi-famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. • Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. • If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. • A City licensed commercial general contractor is required to construct any 26 new multi-family structure. • Energy code requires short hot water supply lines by showing plumbing compactness. • For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a pre-submittal meeting. Stock Plans: When the exact same residential building will be built more then once with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. SANTULAN RESPONSE: Building Pre-submittal Meeting occurred on February 6th, 2025 at 11am via Microsoft Teams. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Building Elevations Comment Number: 5 01/13/2025: FOR FINAL APPROVAL: Please revise the legal descriptions as marked. See markups. SANTULAN RESPONSE: Revised legal description per markup provided on Site Plan and Elevations. Topic: Construction Drawings Comment Number: 7 01/13/2025: FOR FINAL APPROVAL: Please revise the legal descriptions as marked. See markups. STRATEGIC LAND SERVICES:The legal is revised. STUDIO TERRA: Legal description revised on landscape sheets. 27 Comment Number: 8 01/13/2025: FOR FINAL APPROVAL: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’. STRATEGIC LAND SERVICES: The benchmark is revised as provided by the surveyor. Comment Number: 9 01/13/2025: FOR FINAL APPROVAL: There are misspelled street names in the vicinity map. See markups. STRATEGIC LAND SERVICES: The vicinity map is revised. Comment Number: 10 01/13/2025: FOR FINAL APPROVAL: Some of the sheet titles & sheet numbers in the sheet index do not match the noted sheets. See markups. STRATEGIC LAND SOLUTIONS: The title and numbers are updated. Comment Number: 11 01/13/2025: FOR FINAL APPROVAL: There are line over text issues. See markups. STRATEGIC LAND SOLUTIONS: Text overlapping is reised. Topic: Landscape Plans Comment Number: 3 01/13/2025: FOR FINAL APPROVAL: Please revise the legal descriptions as marked. See markups. STUDIO TERRA: Legal descriptions revised. Comment Number: 4 01/13/2025: FOR FINAL APPROVAL: IRRIGATION PLANS: Please revise the legal descriptions as marked. See markups. STUDIO TERRA: Legal descriptions revised. 28 Topic: Lighting Plan Comment Number: 6 01/13/2025: FOR FINAL APPROVAL: Please revise the legal descriptions as marked. See markups. STUDIO LIGHTING: Titleblock updated. Topic: Site Plan Comment Number: 1 01/13/2025: FOR FINAL APPROVAL: Please revise the legal descriptions as marked. See markups. SANTULAN: Revised legal description per markup provided on Site Plan and Elevations. Comment Number: 2 01/13/2025: FOR FINAL APPROVAL: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See markups. SANTULAN: To be updated accordingly at time of BDR Submittal 2. STUDIO TERRA: Sheet titles confirmed to match sheet index. STRATEGIC LAND SOLUTIONS: The titles and names are revised. STUDIO LIGHTING: Sheet titles confirmed to match sheet index. Department: Water Conservation Contact: Eric Olson eolson@fcgov.com 970-221-6704 Topic: General Comment Number: 1 01/06/2025: INFORMATION: An irrigation plan and a hydrozone map with a water use budget chart are due at building permit application. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to irrigationdr@fcgov.com STUDIO TERRA: A hydrozone plan has been provided in the BDR initial submittal. Irrigation plans will be prepared and submitted at the appropriate time (building permit application).