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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 03/07/2025 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 March 07, 2025 RE: Touchmark Fort Collins, PDP250001, Round Number Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Touchmark Fort Collins. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Seth Goldstein via email at sgoldstein@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Seth Goldstein sgoldstein@fcgov.com Topic: General Comment Number: 1 I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Ripley Design Response: Noted, thank you Seth! Comment Number: 2 The proposed development project is subject to a Type 2 Review. The decision makers for your project will be the Planning & Zoning Commission at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 – 1,000 feet (excluding public right-of-way and publicly owned open space). Staff will need to agree the project is ready for Hearing approximately 4 to 6 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Ripley Design Response: Noted, thank you. Comment Number: 3 A neighborhood meeting is required at least 10 days prior to formal submittal of your development review application. For the neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal way to get feedback from surrounding neighbors, identify any potential concerns prior to the formal hearing, and are an 2 opportunity for you to share your development proposal. The City’s Development Review Liaison will facilitate the meeting. As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the meeting date with your team. Please reach out to me when you are ready to schedule this meeting. Allow 4 -8 weeks prior to the desired meeting date to accommodate scheduling and notice requirements. Ripley Design Response: Noted, thank you. Comment Number: 4 I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Ripley Design Response: Noted, thank you. Comment Number: 5 I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. Ripley Design Response: Noted, thank you. Comment Number: 6 As part of your submittal, a response to the comments provided in this letter is required. The final letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. 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]. Ripley Design Response: Noted, thank you. Comment Number: 7 Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: https://www.fcgov.com/developmentreview/files/electronic -submittal-requiremen ts-and-file-naming-standards_v1_8-1-19.pdf?1703783275 File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 1_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. 3 Ripley Design Response: Noted, thank you. Comment Number: 8 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-AutoCAD.html Ripley Design Response: Noted, thank you. Comment Number: 9 The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. Ripley Design Response: Noted, thank you. Comment Number: 10 Payments can be made by check, debit/credit card or eCheck. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the northwest side of the building. Please mark it to the attention of your Development Review Coordinator and reference the project it is associated with. If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess, select Planning/Development Review and search by inputting your project's information*. • Debit/Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. • ECheck payments include a convenience fee of $0.50 added to all payments between $0.00 - $99,999.99. *Please advise your Development Review Coordinator as to which payment method will be used. If choosing to pay online, your Development Review Coordinator will provide you with the project information when the fees are available to be paid. Ripley Design Response: Noted, thank you. Comment Number: 11 Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a Completeness Review. Staff has until noon that Friday to determine 4 if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Ripley Design Response: Noted, thank you. Comment Number: 12 Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. Ripley Design Response: Noted, thank you. Comment Number: 13 Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Ripley Design Response: Noted, thank you. Comment Number: 14 As agreed upon with the applicant, the Mineral Rights form has been deferred and will be due upon the submittal of the second round of review. Ripley Design Response: The mineral rights form has been included with this submittal Department: Planning Services Contact: Kai Kleer kkleer@fcgov.com 970-416-4284 Topic: General Comment Number: 5 03/04/2025: Overall great first round submittal. Staff has redlined the plan which include: Replace "SLPDs" with "private street" per updated land use code. Add a recognizable base (e.g., extend brick across facade) per 5.15.2 Provide detailed window depictions (frames, sills, lintels) per 5.15.1(E)(3)(c) to define stories and scale Add detailed specs and color for stucco, brick, stone, material samples may be requested Show design details for material transitions on elevations Create a tract for the private street and label as "access easement" (not public) for future adaptability, ensure easements cover full width of private streets and drives Reduce driveway widths in parkway along private street to 12' per standards Trash truck access is difficult without turnaround/pull-through, explore alternative options Provide several renderings for what views will look like along the perimeter street system. 5 Trees adequate except along private drives, full landscape review at Final Development Plan Clarify doorway/walkway purpose on memory care building that spills into parking lot, consider removing parking for a 4' walkway with raised island and landscaping Label raised crossings on site plan with standard detail in site plan keycard-secured walkway at private drive ends for pedestrian connectivity and better alignment with active modes plan. Ripley Design Response: We have reviewed the redlines and responded accordingly. LRS Architects Response: LRS Architects Response: Recognizable Base – The Exterior Finishes along the entirety of Level 1 are darker providing contrast with the Exterior of the upper floors. See A01 – A12. Detailed window depictions – Stucco Reveals are provided to define stories and Wider Window Trim and Window Frames are provided to define scale. See sheets A01 – A12. Detailed specs and color – More detailed Exterior Material information has been provided. See sheets A02 – A10 keynotes and legends. See sheets A-11 and A-12 labels and notes. Material samples may be requested – Acknowledged Design details for material transitions – Wall Profiles have been provided to express material transitions. See sheet A12. Walkway on North East side of Memory Care building has been updated to express intent to provide egress west along Employee Parking toward patio. Egress would follow walkway to right of way. See Site Plan Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 03/04/2025: READY FOR HEARING: No remaining Historic Preservation concerns. Ripley Design Response: Noted, thank you Jim! Department: Engineering Development Review Contact: Shawn Mellinger smellinger@fcgov.com Topic: General Comment Number: 1 02/28/2025: FOR HEARING: Cinquefoil still needs a 9 foot utility easement. 08/07/2024: SITE SPECIFIC: Le Fever will need an additional 6 feet of right-of-way dedicated. Both Le Fever and Cinquefoil will need 9-foot utility easements dedicated beyond the right-of-way. Kimley-Horn Response: The additional ROW and easement are shown on the utility plans and plat. Labeling on the plat has also been updated to add clarity. Comment Number: 4 02/27/2025: FOR HEARING: Utility easement on Le Fever needs to start on the back the right of way, it cannot over lap with the Additional 6 ft of ROW that was dedicated. It is currently missing a required 6 ft of dedication because of this. 6 Kimley-Horn Response: It appears the labels on the overall plat sheet were incorrect. These have been updated. No changes were made to the linework or layout in the other plans, as that info was correct and matched your request. Comment Number: 5 03/04/2025: FOR HEARING: Ramps on each access needs to be designed to LCUASS and ADA standards, see Appendix A, Drawing 1606. Kimley-Horn Response: External ramps are now shown. Internal ramps will be added to the plans as part of the FDP process and will be drawn/designed to meet both ADA and LCUASS standards. Comment Number: 6 03/04/2025: FOR HEARING: Please address all of the red lines on the utility plans and plat. Kimley-Horn Response: All redlines have been addressed. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 2 08/19/2024: PRE-SUBMITTAL: An evaluation of the surrounding bicycle and pedestrian level of service will be required within the TIS and will need analyze the on-site and off-site facilities for directness, continuity, street crossings, visual interest/amenity, security, and surface conditions. This will be scoped with the TIS. This will also require close coordination with Park Planning on any trails adjacent to the site and any connectivity requirements. Kimley-Horn Response: The TIS has been updated per discussions with staff and now includes more information for bicycle and pedestrian LOS. Thank you for meeting with us and working through the details on this! Comment Number: 5 03/02/2025: FOR HEARING: The Transportation Impact Study has been received and is being reviewed. See subsequent comments regarding content. Kimley-Horn Response: We have responded to all comments received from staff, both formally and informally during direct conversations with staff. Please let us know if anything additional is needed. Comment Number: 6 03/02/2025: FOR HEARING: We will need to formally scope the TIS as this was never coordinated prior to submittal of the project. Kimley-Horn Response: A formal scoping meeting has been held and the TIS has been updated. Comment Number: 7 03/02/2025: FOR HEARING: The TIS does not include the anticipated trips from the adjacent development that has been approved and is working through final development plans. The Savoy. Kimley-Horn Response: Information from the Savoy has been incorporated into the updated TIS. Comment Number: 8 7 03/02/2025: FOR HEARING: The bike and pedestrian level of service analysis will need to be completed according to Part II Appendix H of the Larimer County Urban Area Street Standards. In addition to the adjacent frontage we will need to look at off-site connectivity to specific locations that need to be scoped. Kimley-Horn Response: The TIS has been updated per staff comments. Comment Number: 9 03/02/2025: FOR HEARING: With the intent of this project to gate the two access points, we would like to have a discussion on whether or not this will impact the findings and conclusions within the TIS. Kimley-Horn Response: As discussed in our meeting, we do not believe the gates will affect the LOS. A discussion around this has been added to the TIS. Comment Number: 10 03/02/2025: FOR HEARING: The Trip Generation utilized the Senior Housing (ITE 252) for the bulk of the units. We would like to have this clarified and possibly have the different housing types separated out and detailed. This ITE use is specific to more condo/townhome style units, but the individual housing units seem more like the ITE 251 Senior Adult Housing -Single Family. Kimley-Horn Response: The Trip Generation is now using XXXX Comment Number: 11 03/02/2025: FOR HEARING: The TIS indicates the Harmony and Lady Moon intersection fails Level of Service standards for the 2024, 2028 Background, 2028 Background plus Project for Overall, EB approach, and EB through. The notion that these can be corrected by simply retiming the traffic signal is not accepted. This signal already runs adaptive programming to optimize the signal timing based on real time data. We will need to look at different mitigation strategies. Kimley-Horn Response: The TIS has been updated per our discussions with staff and no longer includes recommendations for any improvements at Harmony and Lady Moon. Comment Number: 12 03/02/2025: FOR HEARING: We will need to have the intersection configuration of Harmony and Lady Moon on page 11 (7 within the study) described correctly. The EB and WB left turn phases operate in protected only phasing, not protected permissive. Kimley-Horn Response: The TIS has been updated and corrects this information. Comment Number: 13 03/02/2025: FOR HEARING: The sidewalk on Le Fever at your access will need to extend into the roadway with ADA accessible ramps for a continual sidewalk system. Kimley-Horn Response: Ramps will be added to the plans during final design. The ramps will conform with both ADA and LCUASS requirements. Comment Number: 14 03/02/2025: FOR FINAL PLAN: The final signing a pavement markings will reviewed during Final Development Plan. We will need to see how the gated 8 areas will be signed to allow clear messaging to motorists that these will be restricted access. The TIS also calls for pavement markings on Le Fever at the Cinquefoil intersection to allow for a dedicated left turn lane we will need to see how this aligns with the EB approach prior to acceptance and will need this to be shown in the Utility Plans. Kimley-Horn Response: We look forward to working with staff during final design on the items mentioned. Department: Stormwater Engineering Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Erosion Control Comment Number: 2 03/05/2025: AT FINAL: Please provide an Erosion Control Report (SWMP) an escrow calculation and address the redlines provided on the preliminary plans. Kimley-Horn Response: The requested information will be provided at final as requested. Topic: Fees Comment Number: 1 03/05/2025: INFORMATION: The site is subject to Water Quality and Erosion control inspection fees. These fees will be determined at Final and will be due prior to the issuance a building permit. Touchmark Response: Noted. Contact: Derek Lutz dlutz@fcgov.com 970-221-6339 Topic: General Comment Number: 1 03/07/2025: INFORMATION: Thank you for providing such a thorough drainage design with this submittal. I have no comments that need to be addressed prior to hearing. Kimley-Horn Response: Thank you! Comment Number: 2 03/07/2025: FOR FINAL PLAN: Grading Plan Sheet C3.1: Add a swale to "backyard" runoff to the detention pond or rain garden. Developed runoff cannot drain to the adjacent property. Kimley-Horn Response: A swale has been added along the north side of the project that will capture these flows and convey them to the pond. Comment Number: 3 03/07/2025: FOR FINAL PLAN: Divide Basin X to split the area that will be modified from the existing pond. Kimley-Horn Response: Per discussions with staff during the staff review, we understand this request was related to verifying LID requirements and limiting the treatment area. After confirming with staff that the requirement is to treat 75% of all impervious areas, rather than just disturbed areas, we believe that the request to split Basin X is no longer needed 9 for review purposes, and that keeping it as a single basin provides a more accurate representation of the basin. If this needs to be discussed in more detail with staff, we are happy to do so. Comment Number: 4 03/07/2025: INFORMATION: Long drainage paths at minimum slopes are susceptible to localized ponding. Please consider this when assessing Basin A. Kimley-Horn Response: Thank you for this insight. Due to the long length of the building, the curb is set at 0.5% for a good portion of the west side drive. While we recognize this may pose some construction challenges, this is preferred by the design team as it limits earthwork import that would be needed with an elevated building that would result from steeper grades. Department: Water-Wastewater Engineering Contact: Derek Lutz dlutz@fcgov.com 970-221-6339 Topic: General Comment Number: 1 03/03/2025: INFORMATION: I recommend a utility layout meeting before the next submittal. I have provided some markups to the utility plans that I would like to discuss. Kimley-Horn Response: Thank you for taking the time to meet with us. We believe that our plans reflect all of the changes we discussed, but please let us know if there is anything else you would like to look at. Comment Number: 2 03/06/2025: FOR FINAL PLAN: Each unit of the duplexes will need to be metered individually for water service. Kimley-Horn Response: Individual services have been provided to each unit. Department: Light And Power Contact: Luke Unruh lunruh@fcgov.com 970-416-2724 Topic: General Comment Number: 13 03/04/2025: INFORMATION: You may contact Luke Unruh with project engineering if you have questions. lunruh@fcgov.com. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Kimley-Horn Response: Thank you for the information. Comment Number: 14 03/05/2025: FOR FINAL PLAN: L&P will need you to show my electric design on the utility plan and streetlights on the landscape plan. In order for me to provide a electrical design, I will need to know your power requirements of each building. Please have an electrical engineer provide C-1 10 forms and one-line diagrams. Kimley-Horn Response: Per our discussion during staff review, we plan to provide you with our CAD base files after the hearing. Contact: Rob Irish rirish@fcgov.com 970-224-6167 Topic: General Comment Number: 1 08/09/2024: Light & Power has existing electric facilities running along the west side of Cinquefoil Lane for the entirety of the proposed site. Power will need to be brought across Cinquefoil Lane and extended down Le Fever Drive to feed the proposed site. Kimley-Horn Response: Thank you for the info. Comment Number: 2 08/09/2024: Relocations or modifications to existing electric facilities will be at the expense of the owner/developer. Any existing and/or proposed Light & Power electric facilities that will remain within the limits of the project will need to be located within a dedicated easement or the public right-of-way. Please coordinate relocations with Light & Power Engineering. Kimley-Horn Response: Thank you for the info. Comment Number: 3 08/09/2024: FOR FINAL PLAN: Streetlights will be placed along public streets. I will provide streetlight locations at Final. A 40-foot separation on both sides of the light is required between canopy trees and streetlights. A 15-foot separation on both sides of the light is required between ornamental trees and streetlights. Kimley-Horn Response: Got it – thanks! Comment Number: 4 08/09/2024: Please maintain adequate space along the private drives to meet separation requirements for all utilities. Water, Wastewater, and Stormwater require a minimum separation of 10 feet from electric facilities. Forestry requires a minimum separation of 10 feet from trees to electric equipment. Ripley Design Response: Adequate spacing between trees to electric equipment will be finalized and provided at FDP. Kimley-Horn Response: WHile the final layout will be done at final, we don’t anticipate any issues meeting this requirement due to the electric being placed outside of the roadway. Comment Number: 5 08/09/2024: FOR FINAL PLAN: Transformer and meter locations must be coordinated with Light & Power Engineering and shown on the plan set. Transformers must be located within 10 feet of an all-weather surface accessible by a line truck. Please adhere to all clearance requirements in the Electric Service Standards at the following link. http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations Kimley-Horn Response: Conceptual Transformer locations have been shown on the plans. Final locations will be coordinated during final with staff. 11 Comment Number: 6 08/09/2024: This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. 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 Kimley-Horn Response: Thank you for the information. Comment Number: 7 08/09/2024: The developer will be responsible for payment and acquisition of any ditch/railroad/floodplain, etc. crossing agreements necessary to accommodate electric facilities to feed the site. Ripley Response: To our team’s knowledge, there are no crossing agreements necessary for this site. Comment Number: 8 08/09/2024: FOR FINAL PLAN: A Customer Information Form (C-1 form) and a One-line diagram, for all commercial and/or multi-family meters, will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations. LRS Architects Response: Acknowledged. Comment Number: 11 08/09/2024: Light & Power typically stocks all transformers and material necessary, and works on a first come, first serve basis with inventory. Unfortunately, as is the industry, we are experiencing material shortages and long lead times on transformers. We will assess what we have available when this project gains City approval and progresses to construction. Orders have been placed with our manufacturer and we are working hard to secure transformers and materials. Kimley-Horn Response: Thank you for this info. We’ll try to get sizing info sooner than later to avoid issues during construction. Comment Number: 12 08/09/2024: “The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact John Stark with Fort Collins Connexion at 970-207-7890 or jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements.” Touchmark Response: Noted. Thank you. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 6 12 02/18/2025: FOR HEARING: 08/19/2024: In Fort Collins, prairie dog colonies one (1) acre or greater in size are considered special habitat features. In addition, the Land Use Code requires that any prairie dogs inhabiting a site must be protected or humanely eradicated prior to development activities [LUC 5.6.1(N)(6)]. Mitigation options are based from onsite assessment and include but are not limited to: trap and donate; or payment-in-lieu. Regarding black tailed prairie dogs and the proposed project site: a. City Land Use Code requires that for any prairie dogs inhabiting a project site, prior to any site construction work, the animals must be removed through humane eradication. b. If this project proceeds in the development review process, at least a concept prairie dog removal plan will be needed prior to Hearing. c. Should this project achieve approval and proceed to construction , a burrowing owl survey, in accordance with Colorado Parks and Wildlife standards shall be provided prior to any prairie dog removal and prior to issuance of Development Construction Permit (DCP). The survey must be completed by a qualified wildlife biologist. d. Should this project achieve approval and proceed to construction, documentation needs to be provided prior to issuance of DCP (at least one week prior to DCP meeting is ideal) regarding the burrowing owl survey and the relocation of black tailed prairie dogs. Documentation should be in the form of a signed letter or memo from the wildlife biologist for the survey, and from the contractor(s) for the relocation (date, time, methods). Ripley Design Response: A prairie dog management plan will be submitted prior to hearing. Comment Number: 9 02/18/2025: FOR HEARING: As the detention basin is within the Natural Habitat Buffer Zone (NHBZ) and the whole basin should be managed the same to have success in the NHBZ, please include the basin in the NHBZ line work. Ripley Design Response: Our team met with Kristie and have delineated a new NHBZ boundary that encompasses a similar amount of area as the previous boundary. This area does not include the detention basin. Comment Number: 10 02/18/2025: FOR FINAL APPROVAL: The details and specifics of restoration and/or mitigation must be created for the Natural Habitat Buffer Zone (NHBZ). For this site, the Adaptive Management Plan should focus on weed management and outline 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. 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. Ripley Design Response: Noted, details for restoration and mitigation for the Natural Habitat Buffer Zone will be created and shown on the site/landscape plan before final approval. Comment Number: 11 02/18/2025: FOR HEARING: 13 The Natural Habitat Buffer Zone needs to be delineated and labeled on the utility plan. Kimley-Horn Response: The NHBZ is now shown and labeled. Comment Number: 12 02/18/2025: FOR HEARING: 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. Ripley Design Response: The following note has been added to site, and landscape plans that show the NHBZ buffer. Kimley-Horn Response: The requested note has been added to the grading and utility plans. Comment Number: 13 02/18/2025: FOR HEARING: Include a NHBZ Sheet with the Landscape Plan that maps out the NHBZ area. In addition, include a table with the following: area of existing NHBZ, and proposed NHBZ. Please consult with Environmental Planning on details of this sheet. Ripley Design Response: After consulting with environmental planning, we have added a NHBZ plan including the proposed and existing NHBZ area. Comment Number: 14 02/19/2025: FOR FINAL APPROVAL: Species for the Low Water Use Turf seed mix need to be provided. Please provide the scientific names for all species to be included. Additionally, there are two Upland Seed Mixes in the legend in the Landscape Plan. Are these different or the same? Ripley Design Response: Low water use turf species will be provided at FDP. There are a total of three seed mixes on the site: one detention basin mix, one upland seed mix, and one rain garden seed mix. Comment Number: 15 02/19/2025: FOR FINAL APPROVAL: Please include the following 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. 14 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 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. 15 Ripley Design Response: Seed mix notes have been added to the landscape plan notes. Comment Number: 16 02/19/2025: FOR FINAL APPROVAL: Please include the following Rain Garden Seed Mix Notes: RAIN GARDEN/POLLINATOR GARDEN SEED MIX NOTES 1.THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE NOVEMBER THROUGH EARLY MAY. 2.PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGH LOOSENING AND ADDITION OF AMENDMENTS THAT PROMOTE WATER ABSORPTION AND RELEASE, 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. 3.IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER. 4.APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED). 5.DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES. 6.PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS ARE PROPERLY MANAGED BEFORE, DURING AND AFTER SEEDING ACTIVITIES. DO NOT USE CHEMICAL HERBICIDES OR PESTICIDES IN POLLINATOR RESOURCE AREAS. 7.AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, 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. 8.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 BEFOLLOWED. 9.CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. 10.THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT MOW DURING HOT, DRY PERIODS. IF AND WHEN MOWING OCCURS IN NATIVE SEED AREAS, DO NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. NATIVE SEED SHOULD BE MOWED AT MOST TWICE A YEAR, BUT TYPICALLY ONLY ONCE IN THE FALL AFTER SEED HAS HARDENED. DO NOT TRIM PERENNIALS OR GRASSES EARLIER THAN MID-APRIL. 11.LEAVE SMALL BUNCHES OF CUT STEMS WITHIN POLLINATOR BEDS 16 AFTER TRIMMING. STEMS TO BE PLACED IN THE BACK OF PLANTING BED OR DISPERSED IN BETWEEN PLANTINGS. LEAVE ANY FALLEN LEAVES WITHIN POLLINATOR BEDS THROUGH THE NEXT GROWING SEASON. COLLECTED LEAVES CAN ALSO BE PLACED IN SMALL PILES IN DESIGNATED OPEN SPACE TO PROVIDE ADDITIONAL OVER-WINTERING HABITAT. 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. Ripley Design Response: Seed mix notes have been added to the landscape plan notes. Comment Number: 17 02/19/2025: FOR FINAL APPROVAL: The vegetation within NHBZs are intended to mimic the native vegetation communities which function on climatic precipitation, therefore irrigation should not be relied on for satisfactory performance of native seeded areas. Temporary irrigation of native seed areas within the NHBZ may only be used for the first two growing seasons following seeding. It may not be used the same season of security release sampling. This does not apply to permanent irrigation systems for woody and live-planted specimens. Ripley Design Response: Noted, thank you. Coordination with irrigation will be done at FDP. Comment Number: 18 02/25/2025: FOR HEARING: Fencing adjacent to the Natural Habitat Buffer Zone, 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. Ripley Design Response: Understood, fencing around the NHBZ area will be designed to preserve or enhance wildlife movement corridors between natural habitats, and be compatible with the ecological character of the natural habitat. Comment Number: 19 03/05/2025: INFORMATION: City of Fort Collins Land Use Code [Article 5.10.1 (D)(2)(c)] changes that went 17 into effect on 2/14/2025 only allows the use of turfgrass in high -traffic areas where it is functional as defined in the LUC and utilized. The proposed plan does show areas of nonfunctional turfgrass. This plan was originally submitted prior to the LUC changes, however, it is still suggested to replace the proposed irrigated turf with a native, water saving alternative to be in compliance with the new LUC. Ripley Design Response: Noted, thank you. Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 10 03/04/2025: FOR HEARING Please increase the size of the tree grates along the private drives to at least 32 square feet: 4x8 or 4x10, to give the trees more room to grow. This requirement is specifically for public street trees, but is strongly suggested for all trees. LUC 5.10.1(D)(1)(e)(II) Ripley Design Response: Tree grates have been adjusted from 5x5 to 4x8. Comment Number: 11 03/04/2025: FOR HEARING Please reduce the number of proposed ginkgos - ginkgos are wonderful trees, but they grow painfully slow and are not ideal along parkways. Ripley Design Response: Ginkgo trees have been reduced on the site and omitted from parkways. Comment Number: 12 03/04/2025: FOR HEARING There have been some recent updates to the land use code regarding tree diversity. Please adjust the landscape plan so that there are no more than 3 consecutive trees of the same cultivar or variety in a row. LUC 5.10.1(D)(1)(c) Ripley Design Response: Per the updated LUC, the landscape plan has been adjusted so that there are no more than 3 consecutive trees of the same cultivar or variety in a row. Comment Number: 13 03/04/2025: FOR FINAL Please look at tree separation requirements. These will be inspected during FDP, but there are currently trees on top transformers and very close to infrastructure. Ripley Design Response: Final tree and utility separations will be provided at FDP. We have made sure that there are no trees on top of transformers for this submittal. Comment Number: 14 03/04/2025: FOR HEARING Lindens are very sensitive to road salts and heat. Please switch out the lindens proposed along Cinquefoil for a hardier species. Ripley Design Response: The lindens along Cinquefoil have been switched out for northern catalpas. Department: Park Planning 18 Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 2 03/04/2025: FOR FINAL APPROVAL: See mark-up notes on plans and additional notes to add for FDP plans. 08/20/2024: INFORMATION: Thank you for showing a trail connection along the eastern edge of your property. The developer will be required to dedicate an adequate easement(s) for construction of the trail. Site design should also include a conceptual trail design including a centerline profile and cross-sections. Site development is required to complete rough grading and landscaping in the easement. There is no current schedule for City construction of this portion of the trail. Construction is scheduled as funds become available. Partnerships for cost-sharing between the site developer and the City for trail construction along with site improvements may allow construction to occur in a more timely, cost effective manner. Park Planning & Development would be interested in developing such a partnership. Ripley Design Response: Thank you, we will make sure to revisit any additional notes and markups at time of FDP. Comment Number: 4 03/04/2025: FOR FINAL APPROVAL: As you noted in your comment response letter, more construction details will be required on the Utility Plan set for FDP approval. See additional comments and notes below to add to docs prior to hearing. Thank you. 08/20/2024: INFORMATION: Park Planning and Development must approve the trail alignment and design. The developer will be required to develop a centerline profile and cross -sections for the trail as part of the site design during the final plan phase. Final plans should include the ability to meet ADA standards. Kimley-Horn Response: Thanks for working with us on the level of detail needed at prelim vs final. Comment Number: 6 03/04/2024: FOR HEARING: Please show gravel side path and 3' of shoulder on either side of trail on Site, Landscape, and Utility Plans (preference is a detached gravel path). It's understood greater detail for trail will be provided at FDP, however, please share cross-sections of a few locations along the trail so we can understand the grading to either side to make sure this proposed location will work and is safe for users. Kimley-Horn Response: A trail plan has been added to the plan set along with the requested sections. Due to space constraints, an alternative section has been provided that measures 16’ overall and includes a 1’ shoulder, and 10’ concrete trail, and a 5’ combined gravel shoulder/running path. 08/20/2024: INFORMATION: The typical paved recreational regional trail cross-section is constructed as a 10’ wide concrete trail, widened to 12’ in areas of high traffic area or other areas of potential user conflicts. A 4’-6” wide soft (gravel) path is located parallel to the paved surface, separated by 3’-5” of vegetated area; there shall be 3’ wide level shoulders on both sides of the trail, providing 3’ of horizontal clearance from vertical obstructions such as trees, transformers, fences and/or walls. Modifications of the typical cross -section must be approved by Park Planning & Development. 19 Ripley Design Response: Thank you for the information. We have provided a 16’ overall section with a 1’ shoulder, 10’ concrete trail, and a 5’ combined shoulder/running path. Comment Number: 9 08/20/2024: INFORMATION: Please show additional connections through your site connecting to the Paved Recreational Trail. The bridge is a great option for connection and should seriously be considered. See PPD redlines for comments. Ripley Design Response: A connection to the regional trail is provided at the southwest part of the site. Comment Number: 10 03/05/2025: FOR FINAL APPROVAL: On Plat, please adjust trail easement width according to final trail cross-section. This may need to be revised at FDP since we may not know whether we'll have an attached vs. detached side path at this time. The easement needs to accommodate the full width of the trail, side path plus 3' on either side for maintenance purposes. Please add public access and trail easement to easement along northern edge of property. PPD may add spur connection in the future. TBD how the parcel to the north develops. Kimley-Horn Response: The plans are showing an easement around the trail, but we understand that this may need to be modified as we work through the final design. Comment Number: 11 03/05/2025: FOR HEARING: Please add the following note to the site and landscape plans as this is a part of the regional trail system: "The City is responsible for the long-term maintenance of the community trail within the development. Maintenance consists of snowplowing of the paved surface, occasional seasonal mowing 2-3’ adjacent to the trail surface, repairing/replacing surface damage of the trail. All other landscaping maintenance within the easement is the responsibility of the underlying property owner. Landscaping shall be designed in accordance with all applicable City codes and please coordinate with the City’s Parks Department. Spray irrigation, if required, shall be designed and maintained to avoid spray on the trail and shall be located at least 3’ from edge of trail surface/s." Ripley Design Response: The following note has been added to site and landscape plans. Comment Number: 12 03/05/2025: FOR HEARING: Please remove the gate at the connection point to the trail. Trails are open to the public and may not be gated. Ripley Design Response: We have removed the gate at the southern connection point to the trail, giving the public access to both entrances of this trail. Comment Number: 13 03/05/2025: FOR HEARING: On Site, Landscape and Utility Plans, please clearly depict Trail as a City owned Trail by using distinct hatching and color. Ripley Design Response: We have depicted the trail using distinct hatching and color and with a separate callout in the legend of site and landscape plans. Kimley-Horn Response: The trail has been depicted as requested. 20 Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Comment Number: 3 02/24/2025: UPDATED FOR HEARING The comment response indicates Type II construction. If type IIA is proposed, the aerial access requirement is exempt. If IIB is proposed, I will need to see a rooftop plan with the site layout. Gable end dormers are not typically available areas to access the rooftop and will limit points of access from the already limited aerial access drive aisles provided. 08/20/2024: AERIAL FIRE APPARATUS ACCESS ROADS – IFC Appendix D105 Amendment Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the logistical needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue operations and roof access via ladder trucks when ground ladders cannot reach upper floors. Aerial access should therefore be available on at least one entire long side of the building, located within a minimum of 15 feet and a maximum of 30 feet from the building. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Dead end access roads shall have a minimum width of 30 ft. Parapet heights greater than 4' in height do not support ladder truck operations. The proposed fire access drives appear to meet the minimum width requirements but will also need to be located within the required distance to the face of the building. LRS Architects Response: The 3-story building is proposed to be Type IIB construction. Per conversations with PFA, the team will be pursuing an Alternate Means and Methods for Aeiral Fire Apparatus. Comment Number: 5 02/24/2025: UPDATED FOR FINAL Please add a note to the plans indicating the gates comply with IFC D103.6. 08/20/2024: SECURITY GATES - IFC 503.6: The installation of security gates across a fire apparatus access road shall be approved by the fire code official. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times - IFC D103.6: Gates securing fire apparatus access roads shall comply with all of the following criteria: 1. The minimum gate width for vehicle access shall be 20 feet. 2. Gates shall be of the swinging or sliding type. 3. Construction of gates shall be of materials that allow manual operation by one person. 4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. Gates must have a Knox Gate Key Switch that fits the Knox Key system for Poudre Fire Authority. 6. Gate design and locking device specifications shall be submitted for approval by the fire code official prior to installation. 7. Electric gate operators, where provided, shall be listed in accordance with 21 UL 325 and have a means of emergency, manual operation during power loss. 8. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200. Please add a note to the site plan indicating the gated entry will meet these requirements. Ripley Design Response: This note has been added to the plans. Comment Number: 8 02/24/2025:UPDATED FOR FINAL The site plan not indicates 6 inch and should be corrected to 8 inch. Please provide generic numerals to elevations. 08/20/2024: 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. The address numbers for one- and two-family dwellings shall be a minimum of 4” in height with a minimum ½” stroke and shall be posted on a contrasting background. 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 and include generic numerals on building elevations. Ripley Design Response: Note has been updated on site plan to indicate 8 inch numerals. LRS Response: Acknowledged. Comment Number: 9 02/24/2025: UPDATED FOR FINAL Please provide a proposed FDC location on the utility plans. 08/20/2024: AUTOMATIC FIRE SPRINKLER SYSTEM - GROUP I An automatic sprinkler system shall be provided throughout buildings with a Group I fire area. See Exceptions. (IFC 903.2.6) FIRE DEPARTMENT HOSE CONNECTION - IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC will be reviewed at construction and the sprinkler system permit. An underground fire line permit is required by the Poudre Fire Authority. As per Colorado state law (8 CRR 1507-11), individuals or companies installing underground supply lines from public water supplies to fire sprinkler system risers, standpipes, and other fire protection systems must be registered with the 22 State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit applications should include a current business name and registration number. As per DFPC records, currently registered individuals and companies can be found here: https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Registrations.pdf Additional information regarding requirements of Colorado state law can be found here: https://dfpc.colorado.gov/fire-suppression-system-contractors LRS Architects Response: Acknowledged. Kimley-Horn Response: An FDC is now shown on the plans. Comment Number: 12 02/24/2025: UPDATED FOR FINAL Hydrant spacing meets the minimum requirements. Still need to verify a hydrant is within 100 feet of the FDC in the 4 story building 08/20/2024: WATER SUPPLY – Commercial/Multi-family Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing Fire Flow according to IFC B105.2 is required within 300 feet of any portion of a commercial building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. An exception to this rule pertains to buildings equipped with a standpipe system which require a hydrant within 100 feet of any Fire Department Connection (FDC). Multiple hydrants will be required for this site. Please provide an overall utility plan to scale that includes all hydrant locations. LRS Architects Response: Acknowledged. Kimley-Horn Response: A hydrant has been provided 115’ from the FDC. We realize this is out of conformance, however, we believe that the more visible location along the main drive is better than moving the hydrant further into the site where it may be harder to see or access. We are happy to discuss this in more detail though. Comment Number: 14 08/20/2024: ALTERNATIVE MATERIALS, MODIFICATIONS AND METHODS Where a project conflicts with fire code compliance, the intent of the fire code may be met via alternative materials, modifications, or methods, where approved by the fire code official. As per Sections 104.8, 104.9 and 104.10 of the 2021 International Fire Code (IFC), the fire code official has the authority to review alternatives proposed in accordance with these sections and consider them for approval. An alternative methods request letter and any supporting documentation must be submitted to the Fire Marshal for review and approval, prior to final development plan approval. The letter and supporting documentation must include language that supports the requirements of the previously mentioned sections. If alternatives are approved by the Fire Marshal, this approval must become a part of the permanent record of the final development plan and must be included in the code analysis of any design construction documents. LRS Architects Response: Acknowledged. 23 Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 08/12/2024: BUILDING PERMIT: Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code & state amendments (currently 2018 IPC) 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. The new 2024 buildings 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: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: · Commercial occupancies must provide 10ft 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. · City of Fort Collins adopted International Fire Code (IFC) and amendments to the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements). · Buildings using electric heat, must use heat pump equipment. · A City licensed commercial general contractor is required to construct any new commercial structure. · Plans must be signed and stamped by a Colorado licensed architect or engineer and must be included in the permit application. · Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604. · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting for any new commercial or multi-family building with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards. LRS Architects Response: Acknowledged. 24 Comment Number: 2 08/12/2024: 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. 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. • 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 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 25 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. LRS Architects Response: Acknowledged. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 2 03/04/2025: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Kimley-Horn Response: Got it! Topic: Plat Comment Number: 1 03/04/2025: FOR FINAL APPROVAL: Please make changes as marked in the Technical Services (TS) markup PDF. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the markups, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com EPS Response: Redlines have been addressed. Department: Water Conservation Contact: Eric Olson eolson@fcgov.com 970-221-6704 Topic: General Comment Number: 1 03/04/2025: INFORMATION: Preliminary irrigation plans that include a hydrozone map and water use budget chart are due at Final Development Plan (FDP). Final irrigation plans are due at building permit application, but we encourage you to submit irrigation plans earlier to improve the process. Direct questions concerning irrigation requirements to irrigationdr@fcgov.com or Eric Olson eolson@fcgov.com Ripley Design Response: Preliminary irrigation plans will be provided at FDP.