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Home My WebLink AboutSupporting Documentation - Response to Comments - 01/17/20251 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 Polestar Gardens, Inc. Att: Michael Gornik P.O. Box 211582 Fort Collins, CO 80521 RE: Polestar Village, FDP240010, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Polestar Village. 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 07/02/2024: INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! JR Response: Noted. Comment Number: 2 07/02/2024: SUBMITTAL: As part of your 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. 2 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]. JR Response: Noted. Comment Number: 3 01/13/2025: FOR RESUBMITTAL: Please be sure to correctly title all documents when resubmitting using our File Naming Standards guide: https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen ts-and-file-naming-standards_v1_8-1-19.pdf?1736535064. The documents submitted for Round 2 did not follow these standards. JR Response: Noted, see updated file naming 07/02/2024: SUBMITTAL: Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen ts-and-file-naming-standards_v1_8-1-19.pdf?1736535064 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. JR Response: Noted. Comment Number: 4 07/02/2024: SUBMITTAL: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html JR Response: Noted. Comment Number: 5 07/02/2024: SUBMITTAL: Resubmittals are accepted any day of the week, with Wednesday at noon being 3 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. JR Response: Noted. Comment Number: 6 07/02/2024: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. JR Response: Noted. Comment Number: 7 07/02/2024: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Comment Number: 8 01/13/2025: FOR RECORDING - SITE PLAN: Thank you for updating the plat's signature block. I did not realize the Site Plan had the same iteration of the date. Please update the site plan as well. 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. 07/02/2024: FOR RECORDING - PLAT: Could you please update the City signature blocks on the plat? Instead of using "this _______ day of ______A.D., 20____," could you opt for "on this day, _____________" for the date? This alternative format facilitates smoother date input with digital signatures. Additionally, kindly ensure there is sufficient space between the signature line and the title line to accommodate the digital signature. JR Response: Updated on Site Plan Cover Sheet. Comment Number: 9 07/02/2024: 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. JR Response: Noted. Comment Number: 10 07/02/2024: INFORMATION: When your final plan or site-specific development plan gets approved, you have up to three (3) years to finish all the necessary engineering work like water, sewer, streets, and lighting, following city rules. 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. 4 Also, any land dedications mentioned in the final plan stay valid unless the law says otherwise. JR Response: Noted Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com Topic: General Comment Number: 4 01/07/2025: INFORMATION - UPDATED: No comments on the cost estimate for the PIL for walkway construction connecting to W. Elizabeth. This amount will be written into the DA, and will be due before the first building permit is issued for the site. \ JR Response: Noted. 07/17/2024: FOR FINAL APPROVAL: A payment-in-lieu (PIL) will be required for the construction of the 6-ft width walkway, if the walkway is not constructed as a part of the Polestar Village project. Please submit a cost estimate for the walkway. The PIL amount will be written into the DA, and will be due prior to the first building permit being issued onsite. The PIL estimate should include the sidewalk construction cost, as well as items such as removals of existing structures/walls/trees, grading, etc. JR Response: Noted Comment Number: 7 12/17/2024: FOR DEVELOPMENT CONSTRUCTION PERMIT: You may apply for a DCP permit at your convenience. The application can be found here: https://www.fcgov.com/engineering/devrev. In order to get your DCP issued, you must have all plans approved, the plat and DA must be recorded at the County, and all fees must be paid with escrows posted. Once the plans are nearing approval, we can schedule a DCP meeting with your team and your contractors. This meeting must be held prior to the issuance of the DCP. JR Response: Noted Comment Number: 8 01/08/2025: FOR FINAL APPROVAL: A temporary construction easement is going to be required to construct the pedestrian connection through the Stenson property. Please submit the appropriate deed of dedication, easement exhibit, legal description, and closure report for the TCE. This will need to be recorded along with the plans and plat. Easement dedication forms can be found here: https://www.fcgov.com/engineering/devrev. JR Response: The Easement has been Submitted for the TCE. Polestar is waiting for City review as to the Form of the TCE Comment Number: 9 01/08/2025: FOR FINAL APPROVAL: What is the "specialty pavement" that is marked on the Site Plan sheet 4? Is it a special type of materials, a special cross section, or something else? JR Response: Scored pavement as shown on site plan Comment Number: 10 01/16/2025: FOR FINAL APPROVAL: 5 Please add more detail around the walkway construction for the connection to W. Elizabeth. Grading/proposed contours should be added, and a sidewalk cross section should be shown (6" thick concrete sidewalk would suffice). Show all removals needed for trees/walls on the Stenson property. Show the limits of the TCE on the plans. TCE should have enough room for all grading, removals, and construction to be completed. All of this can be labeled as "by others" on the plans. JR Response: Sheet 27 has been added showing the grading of the future walk and cross section of the pedestrian walk. The demo plan has also been updated accordingly. Department: Stormwater Engineering – Erosion Control Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Erosion Control Comment Number: 1 01/14/2025: FOR FINAL APPROVAL: Please address redlined comments provided on the Utility Plans. 07/19/2024: FOR FINAL APPROVAL: This project disturbs 5 or more acres so erosion control phasing materials will need to be provided in the erosion control plans, reports and escrow. Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCSCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5) (Include Initial, Interim and Final ESC Plans) JR Response: Plans updated per comments, see markup comment responses. Department: Stormwater Engineering – Water Utilities Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 1 01/14/2025: FOR FINAL APPROVAL: **I need to verify with Taryn CLOMR and variance are approved prior to resolving.** 07/23/2024: I understand Floodplain review and proposed CLOMR are still in review. Please note Stormwater variance to criteria including spillway design and proposed slopes steeper than 4:1 will need to be approved as a part of this process. JR Response: CLOMR has been approved. Comment Number: 2 01/14/2025: FOR FINAL APPROVAL - UPDATED: Please see redlines for some locations sand filter is still referenced and update accordingly. 07/23/2024: Please consider replacing the proposed sand filter with the previously proposed rain garden. A rain garden allows for seeding/planting whereas the proposed sand filter does not. Please note rain garden and sand filters do not require the 1.2 factor to account for sedimentation as an extended 6 detention basin does. JR Response: Updated. Comment Number: 3 01/17/2025: FOR FINAL APPROVAL - UPDATED: Please see updated redlines re: clarifying maintenance responsibilities around these areas. JR Response: Updated. 07/23/2024: Please contact me to discuss proposed sidewalk chases configurations adjacent to mid-block cross pan on Orchard Place and on east end of side on Plum Street. Please see redlines for additional details. Comment Number: 6 01/14/2025: DEVELOPMENT AGREEMENT: Draft language is in process. 07/23/2024: DA language is required and draft language will be included in the draft DA next round. Is any phasing of infrastructure proposed? JR Response: Understood Comment Number: 7 01/14/2025: FOR FINAL APPROVAL - UPDATED: Please see updated redlines. 07/23/2024: Please see redlines. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so. JR Response: Comments Addressed, see markup comment responses. Comment Number: 8 01/14/2025: FOR FINAL APPROVAL: Please see redlined plans regarding landscape separations. JR Response: updated Department: Water-Wastewater Engineering Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 1 01/14/2025: FOR FINAL APPROVAL - UPDATED: Please see updated redlines regarding configuration and valving. There are several questions in the redlines and discussion would be helpful to work thru the service configuration issues with the water and sewer being at similar depths in many areas. Please contact me to discuss. Please pothole to determine depths of proposed connections. 07/23/2024: Updates and clarifications are needed on the submitted plan and profile sheet. Full profiles of the water system in particular are needed to understand the overall layout including the lowerings that have been shown. Please provide full profiles to facilitate discussion of proposed crossings/lowerings and valving on the site. Please see redlines for additional details. JR Response: Updated per coordination efforts. 7 Comment Number: 2 01/14/2025: FOR FINAL APPROVAL - UPDATED: There are many locations where landscape separations are not being met. Please see standard note and review separations. Note, while many locations are called out as not meeting separations, all building services should be reviewed. 07/23/2024: Please show all curb stop and external meter locations on utility plans, as well as landscape plans to verify landscape separation requirements are met. Please see landscape plan redlines for some locations where proposed storm does not meet separations. Please note that 3/4” meters can be located inside building, and any larger meters must be located exterior. Please see questions in redlines. JR Response: Landscape plans have been revised per service line updates. See landscape plans for additional detail. Comment Number: 3 01/14/2025: FOR FINAL APPROVAL - UPDATED: Noting - No irrigation meters proposed, and all common/commercial areas to be irrigated with ditch water. Single family lots are not included in the requirements for separate irrigation meter. Please see redlines on PIP regarding water supply requirements for some areas that were not included in the calculations. 07/23/2024: I understand ditch water is proposed to be used for irrigation on at least a portion of this site; however, all details do not appear to be clear at this point. What areas will use ditch water, and what areas will require separate irrigation service? Details need to be clarified to show where irrigation services are, or are not, needed, in order to verify irrigation needs are met for the entire site. JR Response: In order to supplement the ditch fed irrigation system the existing 1” Commercial Irrigation water service will remain and be integrated in to the irrigation design. Comment Number: 4 01/14/2025: FOR FINAL APPROVAL - UPDATED: Please see updated redlines. 07/23/2024: Please see redlines. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so. JR Response: Noted Comment Number: 5 07/23/2024: INFORMATION: Please note that all City construction detail drawings are to be used in their original, unaltered state. ANY modification(s) must be clearly distinguished and all City logos/identifiers must be removed from the modified detail. Detail drawings can be found in both .pdf and .dwg formats through the links to “Construction Drawings” on www.fcgov.com/utility-development. JR Response: Noted Comment Number: 6 07/23/2024: INFORMATION: Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 8 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. JR Response: Noted. Department: Light And Power Contact: Luke Unruh lunruh@fcgov.com 970-416-2724 Topic: General Comment Number: 3 01/14/2025: FOR FINAL APPROVAL - UPDATED: I need correct C-1 forms and one-line diagrams before we can finalize meter locations. Please coordinate meter locations with Light and Power and show on the utility plans during Final Design. These locations will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Residential units will need to be individually metered. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf 07/23/2024: FOR FINAL PLAN: Please coordinate meter locations with Light and Power and show on the utility plans during Final Design. These locations will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Residential units will need to be individually metered. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf JR Response: The C1 Forms and One-Lines were previously submitted prior to the City Redesigning the Site Electrical System Comment Number: 4 07/23/2024: FOR FINAL APPROVAL UPDATED: The C-1 forms and one-line diagrams submitted were only for half of the buildings. Please submit the forms for every building type. I would like to see the C-1 forms labeled in a way that makes it easy to understand which set of forms are for which building. Lets set up a meeting to discuss this. Also, our transformers have a conductor size limit of 350KCMIL. Some of the forms call for 400 & 500KCMIL. Please recalculate the service size and submit the new forms. This must be completed before I can review another submittal. A commercial service information form (C-1 form) will need to be completed 9 and submitted to Light & Power Engineering for review prior to Final Plan for all single-family attached, multi-family and commercial buildings. A link to the C-1 form is below: https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?159767 7310 JR Response: Previously Submitted for Electrical Review Comment Number: 5 07/23/2024: FOR FINAL APPROVAL: A one-line diagram is required for all multi-family and commercial buildings. On the one-line diagram, please show the main disconnect size and meter sequencing. A copy of our meter sequencing can be found in our electric policies practices and procedures below. http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations JR Response: JR Response: Previously Submitted for Electrical Review Comment Number: 6 07/23/2024: FOR DCP: Please document the size of the electrical service(s) that feeds the existing property prior to demolition of the building to receive capacity fee credits. An on-site meeting will need to take place for this. JR Response: Noted Comment Number: 7 07/23/2024: 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 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 JR Response: Noted Comment Number: 8 01/14/2025: FOR FINAL APPROVAL: Since last round it was determined 3 phase was no longer needed and the site is going to proceed with 1 phase power, I will need to add additional vaults and electric lines that will need to be shown on the plan for the next round of review. Please reach out to me to set up a meeting JR Response: Revised electrical configuration has been received and integrated in to the construction plans Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 6 12/12/2024: FOR FINAL APPROVAL: Please make the following changes to the NHBZ estimate sheet: 10 1) The dirt work for the concrete path does not need to be included in the NHBZ estimate. 2) The $2,310 for monitoring and weed management for 3 years seems low. This is almost the typical price for one year of monitoring/weed management. This cost should cover 3 years (plus potentially longer if needed). 3) The approved security to collect will be 125% of the total amount prior to the issuance of a Development Construction Permit. Please show the 125% total on the estimate as well. JR Response: Revisions have been made per meetings with AloTerra Comment Number: 7 12/12/2024: FOR FINAL APPROVAL: Please make the following changes to the Adaptive Management and Mitigation Plan: 1) The success criteria within the adaptive management plan will need to match those in the Development Agreement: reference area-based vegetation cover criteria per habitat type, ≤5% noxious weeds, 80% woody plant survival, and no bare spots of significant size. The Adaptive Management and Mitigation Plan still notes 70% total vegetation cover and 10% weed cover on page 4. This should be updated and consistent with Development Agreement language to our new standard of 80% total vegetation cover and 5% weed cover. 2) Please make a note in The Adaptive Management and Mitigation Plan on sharing reports annually of progress with Environmental Planning. 3) Please describe any updates to the intended methodology for eliminating the existing noxious vegetation along the ditch bank and establishing the proposed native vegetation. Is the plan still layering carboard? Soil removal, or some other organic approach? The specifics for the organic methodology should be noted in the Adaptive Management and Mitigation Plan. I believe this is noted in the Site Plan, but should also be included in the weed management section of the Adaptive Management and Mitigation Plan. 4) The plan should account for management strategies for both upland and wetland seed mix and areas. JR Response: Revisions have been made per meetings with AloTerra Comment Number: 8 12/13/2024: FOR FINAL APPROVAL: If feasible with stormwater requirements, please replace the proposed sand filter with the previously proposed rain garden. A rain garden allows for seeding/planting whereas the proposed sand filter does not. The habitat benefits of a rain garden are preferred in the middle of a Natural Habitat Buffer Zone (NHBZ). JR Response: updated Comment Number: 10 12/13/2024: FOR FINAL APPROVAL: Irrigation of seed within the NHBZ is allowed for two years after installation as 11 noted in the Development Agreement. Please note this on the plan. JR Response: added to notes on plan Comment Number: 11 12/13/2024: FOR FINAL APPROVAL: Please update the NATIVE SEED MIX NOTES:1.THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER 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. 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 AREAISSU 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 NEEDED TO ESTABLISH COVER. 11. THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT 12 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. JR Response: updated Comment Number: 12 12/13/2024: FOR FINAL APPROVAL: All plantings within the NHBZ should be native plantings. Note Northern Hackberry, Chinkapin Oak, and Burr Oak are not native to our area. JR Response: updated Comment Number: 13 12/16/2024: FOR FINAL APPROVAL: The Natural Habitat Buffer Zone needs to be delineated and labeled on the site, grading, utility, tree mitigation, and landscape plan. JR Response: updated on plans Comment Number: 14 12/16/2024: 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. JR Response: updated on plans Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 1 01/13/2025: FOR FINAL APPROVAL - UPDATED: 13 Thank you for shifting the trees closer together along W. Orchard Place--since there is more space now, please add a few more trees to meet the street tree requirements. Please either create groups (less spacing between trees) or add more trees at the required spacing. 07/23/2024: FOR FINAL APPROVAL: There are multiple locations in the ROW where trees are spaced 50 feet or more apart--along Polaris St., and the north side of W. Orchard Pl. Please keep in mind that full tree stocking is defined by trees at 30-40ft spacing along streets. JR Response: updated Comment Number: 2 01/13/2025: FOR FINAL APPROVAL - UPDATED: There are few more separation issues--see forestry redlines. Most of these can be adjusted by shifting trees - there is no need to remove them altogether from the plans. JR Response: Plans have been updated 07/23/2024: FOR FINAL APPROVAL: Please see forestry redlines for separation issues--these redlines are not exhaustive. JR Response: updated Comment Number: 3 01/14/2025: FOR FINAL APPROVAL - UPDATED Thank you for acknowledging the below comment and fixing the separation issues around the community garden. I have added some redlines indicating locations where trees could be added back along the eastern edge of the garden. JR Response: Updated 07/23/2024: FOR FINAL APPROVAL: There appears to be a storm sewer line all around the community garden. There are tree locations proposed directly above this line. Almost all of the trees around the garden do not meet separation requirements from the proposed utility. JR Response: updated Comment Number: 5 01/15/2025: FOR INFORMATION There are some further species notes to keep in mind for your plant schedule: Front yard linden - not a variety I have heard of, and most likely you will not be able to source them. Imperial honey locust - tend to become chlorotic. I would stick with skyline and shademaster. Snowcloud serviceberry - this tree is listed as a "tree of potential" on the Front Range Tree Recommendation list. I am looking forward to seeing how it does! JR Response: I have used Front Yard American Linden and have been able to source them with no issue. Also have used Snowcloud Serviceberry in the Boulder area. I have revised Imperial Honeylocust to Skyline as suggested. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General 14 Comment Number: 1 01/14/2025: Thank you for addressing PDP comments! JR Response: Noted Department: GIS Contact: Dylan Lewan dlewan@fcgov.com Topic: General Comment Number: 07/10/2024: FOR FINAL APPROVAL: The proposed street, Polaris St will need to be changed. Polaris Dr already exists in Fort Collins. It is possible the county will want a change to Happy Heart Way because there are several Happy **** street names. Once they submit the proposed streets to the county to reserve they will know. JR Response: Street name was revised to Polestar Way Department: Building Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 07/15/2024: 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. 15 INFORMATIONAL ITEMS: Electric vehicle charging parking spaces are required per local IBC amendment 3604, which requires 70% of parking spaces provide 3 types of EV charging. This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. R-2 occupancies must provide 10ft to 30ft of fire separation distance (setback) from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. All multi-famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. A City licensed commercial general contractor is required to construct any new multi-family structure. Energy code requires short hot water supply lines by showing plumbing compactness. For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email 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. Comment Number: 2 07/15/2024: A permit is required for single family house construction and shall comply with adopted codes as amended. Current adopted codes are: 2021 International Residential Code (IRC) with local amendments Colorado Plumbing Code (currently 2021 IPC) with local amendments 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 buildings codes will be adopted in 2015. 16 Please read the residential permit application submittal checklist for complete requirements. Snow Live Load: Ground Snow Load 35 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: 2021 IECC residential chapter INFORMATIONAL ITEMS: 5ft setback required from property line or provide fire rated walls & openings for non-fire sprinkled houses per chap 3 of the IRC. 3ft setback is required for fire sprinkled houses. Fire separation of 10ft between dwellings is required. Bedroom egress windows (emergency escape openings) required in all bedrooms. For buildings using electric heat, heat pump equipment is required. A passing building air tightness (blower door) test is required for certificate of occupancy. 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. New IRC code amendment R320 requires dwellings with habitable space on the 1st floor must provide a visitable bathroom and path to such. The roof must be provided with solar-ready zones at outlined in IRC appendix RB. Energy code requires short hot water supply lines by showing plumbing compactness. Stock Plans: When the same residential buildings will be built more than once, 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. Comment Number: 3 07/15/2024: Townhome and duplex construction shall comply with adopted codes as amended. Current adopted codes are (this applies to property line townhomes, if no PL then it would be multi-family R-2 occupancy under the adopted IBC code): 2021 International Residential Code (IRC) with local amendments 2021 International Plumbing Code (IPC) as amended by the State of Colorado 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 Please read the residential permit application submittal checklist for complete requirements. 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 17 Structural Engineer's Association of Colorado Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: 2021 IECC residential chapter. INFORMATIONAL ITEMS: For a fire-sprinkled building, 3ft setback required from property line or provide fire rated walls & openings per chap 3 of the IRC. Bedroom egress windows (emergency escape openings) required in all bedrooms. For buildings using electric heat, heat pump equipment is required. 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. This fire sprinkler system usually requires a ¾” or 1” water line and meter to meet all P2904 requirements. New homes must provide electric vehicle ready wiring if garages are attached, see local amendment. Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. New IRC code amendment R320 requires dwellings with habitable space on the 1st floor must provide a visitable bathroom and path to such. The roof must be provided with solar-ready zones at outlined in IRC appendix RB. 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. Stock Plans: When residential buildings will be built at least three times 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. JR Response: Noted Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Construction Drawings Comment Number: 7 01/14/2025: FOR FINAL APPROVAL-UNRESOLVED: This is still not addressed. 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: 18 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’. 07/23/2024: FOR FINAL APPROVAL: There is no Benchmark Statement on the cover. 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’. JR Response: Updated. Comment Number: 8 01/14/2025: FOR FINAL APPROVAL-UPDATED: Some of the sheets in the sheet index are out of order. See markups. JR Response: Updated 07/23/2024: FOR FINAL APPROVAL: Some of the sheet titles & sheet numbers in the sheet index do not match the noted sheets. See markups. JR Response: updated Topic: Plat Comment Number: 1 01/14/2025: FOR FINAL APPROVAL-UPDATED: Please make changes as marked in the Technical Services (TS) markup PDF. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the markups, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com JR Response: Noted 19 07/23/2024: FOR FINAL APPROVAL: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the markups, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com JR Response: noted Topic: Site Plan Comment Number: 4 01/14/2025: FOR FINAL APPROVAL-UNRESOLVED: Some of the sheet numbers in the sheet index do not match the noted sheets. JR Response: Updated 07/23/2024: FOR FINAL APPROVAL: Some of the sheet numbers in the sheet index do not match the noted sheets. JR Response: updated Department: Outside Agencies Contact: Marcus Petty, Comcast Topic: General Comment Number: 1 07/02/2024: INFORMATION: Comcast will be able to service this location. JR Response: Noted Contact: Alex Hendricks, Poudre School District Topic: General Comment Number: 2 12/16/2024: INFORMATION: Poudre School District does not have any comments for Round 2. JR Response: Noted 07/09/2024: INFORMATION: PSD currently does not have any comments. Contact: Danielle Reimanis and Jacy McNulty, Larimer County Planning Topic: General Comment Number: 3 01/07/2025: INFORMATION: Larimer County does not have any comments on this referral. JR Response: Noted 07/15/2024: INFORMATION: Larimer County does not have any comments. Contact: Melissa Buick, Pleasant Valley Topic: General Comment Number: 4 20 07/25/2024: FOR APPROVAL: Pleasant Valley would be to include the width of the PVLCC ditch easement on the final plans and the grading plans JR Response: Easement has been added to the Plat Contact: Traci Shambo, Larimer County Engineering Topic: General Comment Number: 5 12/17/2024: INFORMATION: Larimer County Engineering does not have any comments on this referral. JR Response: Noted = Department: Water Conservation Contact: Emma Pett epett@fcgov.com Topic: General Comment Number: 2 01/09/2025: INFORMATION: Detailed irrigation submittal requirements can be found here: https://www.fcgov.com/utilities//img/site_specific/uploads/irrigation-plan-submitt al-reqs.pdf?1649260267 JR Response: Final Irrigation Plans have been Submitted along with this FDP and Engineeirng Submittal Contact: Eric Olson eolson@fcgov.com 970-221-6704 Topic: General Comment Number: 1 07/22/2024: FOR BUILDING PERMIT: Irrigation plans are required no later than at the time of building permit. 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 or Eric Olson at eolson@fcgov.com JR Response: Noted. Irrigation Plans have been submitted with this FDP Resubmittal