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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 04/19/2025 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com April 19, 2024 TB Group 444 Mountain Avenue Berthoud, CO 80513 Re: Annexation & Multifamily at Laporte Ave Description of project: This is a proposal for a multifamily structure at Laporte Ave (parcel # 9710200008). The applicant is proposing a 72-unit affordable senior housing project. Access can be taken directly from Laporte Ave and N Taft Hill Rd. The site is directly off of Laporte Ave and N Taft Hill Rd The property is outside of city limits and subject to annexation and zoning upon development and is subject to Planning & Zoning Commission (Type 2) Review. Please see the following summary of comments regarding Annexation & Multifamily at Laporte Ave. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Brandy Bethurem Harras via email at bbethuremharras@fcgov.com or Marissa Pomerleau via email at mpomerleau@fcgov.com. Comment Summary Development Review Coordinator Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744 1. Development Review Coordination will be your primary point of contact throughout the development review and permitting process. Myself, [Brandy Bethurem Harras, BBethuremHarras@fcgov.com] and Marissa Pomerleau, mpomerleau@fcgov.com, will both be assisting with your projects. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let us know and we can assist you and your team. Include us in all email correspondence with other reviewers and keep us informed of any phone conversations. Thank you RESPONSE: Acknowledged, thank you. 2. ANX SUBMITTAL: The proposed project will be subject to the City of Fort Collins Annexation process. 2 The site will require annexation into City. Once begun the annexation process typically takes around 4-6 months and involves an initiating resolution with City Council, a recommendation from the Planning and Zoning Commission, two ordinance readings with Council, followed by recording. There are some limited development review steps that can run concurrently during the annexation process, however, the annexation must be finalized before any hearings for physical development of the proposed project can take place. RESPONSE: Acknowledged. 3. PDP SUBMITTAL: The proposed development project is subject to a Type 2 Review. The decision makers for your project will be the Planning & Zoning Commission at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 – 1,000 feet (excluding public right-of-way and publicly owned open space). Staff will need to agree the project is ready for Hearing approximately 4 to 6 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. RESPONSE: Acknowledged. 4. A neighborhood meeting is required at least 10 days prior to formal submittal of your Annexation development review application. For the neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal way to get feedback from surrounding neighbors, identify any potential concerns prior to the formal hearing, and are an opportunity for you to share your development proposal. The City’s Development Review Liaison will facilitate the meeting. As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the meeting date with your team. Please reach out to me when you are ready to schedule this meeting. Allow 4-8 weeks prior to the desired meeting date to accommodate scheduling and notice requirements. RESPONSE: Neighborhood meeting held on 2/12/25. 5. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color-coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. RESPONSE: Acknowledged, thank you. 6. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. RESPONSE: Received submittal checklist 2/17. 7. As part of your submittal, you will respond to the comments provided in this letter. The final letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to 3 specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. RESPONSE: Acknowledged, thank you. 8. Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: https://www.fcgov.com/developmentreview/files/electronic-submittal-requirements-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. RESPONSE: Acknowledged. 9. All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcart icles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html RESPONSE: Acknowledged. 10. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. RESPONSE: Fee amounts received. A check will be delivered. 11. Payments can be made by check, debit/credit card or eCheck. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the northwest side of the building. Please mark it to the attention of your Development Review Coordinator and reference the project it is associated with. If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess, select Planning/Development Review and search by inputting your project's information*. • Debit/Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. • ECheck payments include a convenience fee of $0.50 added to all payments between $0.00 - $99,999.99. *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 4 with the project information when the fees are available to be paid. RESPONSE: Fee amounts received. A check will be delivered. 12. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a Completeness Review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. RESPONSE: Acknowledged 13. Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. RESPONSE: Acknowledged 14. Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. RESPONSE: Acknowledged Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 1. PRESUBMITTAL – HISTORIC SURVEY – WAIVED: At conceptual review, the applicant is responsible for working with City staff to determine if any structures on the development site and, when relevant, within 200 feet of the development site, are designated historic resources or are eligible for historic designation [LUC 3.4.7(B)(2)]. Structures subject to this requirement must be at least 50 years old. This process involves ordering historic property surveys if no such documentation has been produced for the property in the last five years. There are no properties on the development site. The nearest identified historic resource is at 330 N. Taft Hill Road, listed in the Colorado Register of Historic Properties, and outside the 200ft area of adjacency. Based on the abutting properties anticipated historic significance, the historic survey requirement is waived. RESPONSE: Thank you. 2. FOR HEARING – DESIGN COMPATIBILITY: If no structures or other features on the development site are historic resources (based on the information provided by the surveyor), Historic Preservation review of your proposed development would be limited 5 to section 3.4.7(E), which provides various standards regarding architectural compatibility with abutting and nearby historic properties within 200 feet. In this case, since there are no officially identified historic resources within 200ft of the development, if the Planner determines that LUC 3.5.1 for general compatibility is met, Preservation staff will consider 3.4.7 met as well. RESPONSE: Thank you. Department: Stormwater Engineering - Floodplain Contact: Kevin Meyer kmeyer@fcgov.com 1. A portion of this property is currently located in the city regulated-, 100-year West Vine flood fringe and floodway and must comply with the safety regulations of Chapter 10 of City Municipal Code. RESPONSE: Acknowledged 2. Any construction activities in the West Vine 100-yr flood fringe and floodway (e.g. grading, structures, sidewalk or curb & gutter installation/replacement, roads, utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. RESPONSE: Acknowledged 3. Construction of a residential parking lot is allowed within the 100-year West Vine flood fringe and floodway. However, any construction activities in City-regulated floodway must meet the requirements of Section 10-45. These requirements can be met either by showing no-rise in base flood elevation as a result of the project or revising the floodplain map through the Letter of Map Revision (LOMR) process. RESPONSE: Acknowledged 4. Construction of a residential structure is allowed in a city Regulated 100-year flood fringe, as long as the lowest finished floor of the building, and all duct work, heating, ventilation, electrical systems, etc. are elevated 18-inches above the Base Flood Elevation (BFE). This elevation is known as the Regulatory Flood Protection Elevation (RFPE). RFPE = BFE + 18-inches. An approved FEMA Elevation Certificate, completed by a licensed surveyor or civil engineer and showing that the structure is constructed to the required elevation, is required post-construction prior to a Certificate of Occupancy (CO) being issued for any structure built in the floodplain. RESPONSE: Acknowledged 5. Construction of an At-Risk Population Facility is prohibited in City and FEMA regulated 100-year and 500-year floodplains. An At Risk Population Facility is defined as “At-risk population facilities shall mean facilities that house or provide shelter or services to children, the infirm or other persons requiring special assistance or care or life support. At-risk population facilities shall include, but not be limited to: hospitals; non-ambulatory surgery centers; elder care, nursing homes and assisted living facilities; congregate care facilities, residential care facilities and group homes; housing intended for occupants who may not be sufficiently mobile to avoid death or injury during a flood without special assistance; day care and child care facilities; public and private schools for all grade levels below high-school graduation; and before-school and after-school care facilities and summer day-camp facilities.” Senior residential communities are allowed as long as no nursing or assisted living care is provided as part of the community. RESPONSE: Acknowledged 6. Access for emergency services from dry land may be required. Dry land access should not need to cross the floodplain at any point to gain access to on-site structures during flood conditions. RESPONSE: Acknowledged 6 7. The West Vine Basin floodplain map is currently being revised. Any construction must comply with the regulations of Chapter 10 of City municipal code for the effective mapping at the time of building permit submittal. RESPONSE: Acknowledged 8. If any construction activities will take place in the floodplain, please utilize the development review checklist for floodplain requirements when preparing your plans for submittal. https://www.fcgov.com/utilities/img/site_specific/uploads/fp-checklist100-2018-update.pdf?1522697905 RESPONSE: Acknowledged 9. Please show the boundaries of the floodplain and floodway on site drawings as applicable. Contact floodplains@fcgov.com for floodplain CAD line work. RESPONSE: Acknowledged 12. Electric Vehicle chargers within the 100-yr floodplain must be either elevated or floodproofed 12 inches above Base Flood Elevation. RESPONSE: Acknowledged Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com 1. INFORMATION: The following INFORMATION comments are general comments that are added to every conceptual review. Not all the comments will necessarily apply to every project. Please contact engineering if further clarification is needed. RESPONSE: Acknowledged 2. INFORMATION: Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due prior to issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php. RESPONSE: Acknowledged 3. INFORMATION: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. RESPONSE: Acknowledged 4. INFORMATION: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. RESPONSE: Acknowledged 5. INFORMATION: Location and design of bicycle improvements are determined by the Active Modes Plan, adopted by City Council in December 2022. Various designs are designated by street as outlined on the following map: https://fcgov.maps.arcgis.com/apps/webappviewer/index.html? id=21f8371afffd4b339ce7bcbdb6b27585. Any frontages not shown should default to LCUASS standards. RESPONSE: Acknowledged 6. INFORMATION: Any public improvements must be designed and built in accordance with the Larimer 7 County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/urban-area-street-standards-2021. Some designs outlined in the Active Modes Plan and the Master Street Plan have not yet been added to the LCUASS. Please inquire with staff if the specific frontage or intersection you are developing is not in LCUASS. RESPONSE: Acknowledged 7. INFORMATION: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process, as well as deed templates, can be found at: http://www.fcgov.com/engineering/devrev.php RESPONSE: Acknowledged 8. INFORMATION: Utility plans and a development agreement may be required, and would be recorded once the project is finalized. If civil construction plans (utility plans) are required, please use LCUASS Appendix E as a reference for what needs to be included. RESPONSE: Acknowledged 9. INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged 10. INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. RESPONSE: Acknowledged 11. INFORMATION: All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. RESPONSE: Acknowledged 12. INFORMATION: The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. RESPONSE: Acknowledged 13. INFORMATION: Doors are not allowed to open out into the right-of-way. RESPONSE: Acknowledged 14. INFORMATION: Bike parking required for the project cannot be placed within the right-of-way, and if placed just behind the right-of-way, need to be placed so that when bikes are parked they do not extend into the right-of-way. RESPONSE: Acknowledged 8 15. INFORMATION: In regard to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. RESPONSE: Acknowledged 16. INFORMATION: Developments often require review from other external agencies and property owners. If there is an affected canal, ditch, private easement/utility, HOA, railroad, state-maintained road, or offsite work that is anticipated with the development of this site, it would be beneficial for the applicant to get those conversations started now. Signed Letter(s) of Intent (LOI) from affected entities must be accepted by the City prior to scheduling a public hearing, and these documents are part of the development review submittal requirements. The City will not approve projects that do not have the signed approval of affected entities. A full list of submittal requirements can be found here: https://www.fcgov.com/developmentreview/applications.php. Please submit all comments and comment responses between the external agencies to the City during the next round of review after they are received. RESPONSE: Acknowledged 17. SITE SPECIFIC: A plat will be required to be approved with this project if there is no existing subdivision plat. RESPONSE: Acknowledged 18. SITE SPECIFIC: The access to the south that connects to Laporte Ave does not work. There is currently a bus stop there that was installed recently with a City Capital Improvement project. This access is also too close to the intersection of Laporte Ave and Taft Hill Road, per LCUASS standards for intersection/driveway spacing. RESPONSE: We are planning access off of Taft near gas station, as discussed with City staff. 19. SITE SPECIFIC: We would like you to pursue a cross access agreement with the gas station property to the south. This would allow your residents to access your property through the gas station property, which has an existing access to Laporte Ave. The cross access agreement would be a private agreement between the two property owners, but the City would want to see the agreement if one is created. RESPONSE: Acknowledged 20. SITE SPECIFIC: Taft Hill Road is classified as a 2-lane arterial by the City of Fort Collins Master Street Plan. You will be required to dedicate half of the required right-of-way (ROW) width, which would be 42-ft. That would be measured from the existing centerline of the road. You will also be required to dedicated a 15-ft width utility easement adjacent to the ROW, and improve the frontage to meet LCUASS figure 7-3F. This includes parkways, sidewalks, curb and gutter, etc. Since I cannot find a plat, I cannot determine how much 9 (if any) ROW/easement dedications will be required at this time. RESPONSE: Acknowledged Department: Traffic Operations Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 1. PRE-SUBMITTAL: A Transportation Impact Study will be required with the submittal of this project according to chapter 4 of the Larimer County Urban Area Street Standards. Please have your Traffic Engineer contact me to scope the study. RESPONSE: Acknowledged, thank you 2. TIS: An evaluation of the Multi Modal Level of Service for will need to be included in the Transportation Impact Study. This will be scoped within the TIS and improvements may be required for projects outlined in the City's Active Modes Plan. The Active Modes Plan currently calls for separated bike lanes on Taft Hill that may be required with this project. RESPONSE: Acknowledged 3. The proposed access locations will be reviewed and must meet the street design standards for two lane arterial roadways outlined in the Larimer County Urban Area Street Standards. If spacing standards from existing driveways cannot be met a variance with our Engineering Department may be required. Arterial roadways should also have dedicated left turn lanes which may affect the overall design of the road. The access onto Laporte will need careful consideration given the proximity to the signalized intersection, the existing driveway to the west, and the bus stop. This may also be restricted to a right-in/right-out. RESPONSE: We are planning access off of Taft Hill near gas station as discussed with City staff. Department: Fire Authority Contact: Erika Seeling erika.seeling@poudre-fire.org 1. Proposal shows full access around the entire building. The proposed drive aisles in the parking lot shall be dedicated as EAE to provide enough access for the proposed building, with Fire Apparatus access from both of the front vehicle entrances from both the Northwest entrance and the Southeast entrance. If this is a 4-story building exceeding 30’ in height, arial access requirements will need to be met as well. FIRE APPARATUS ACCESS – IFC 503.1.1 Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. RESPONSE: Acknowledged 2. Fire lanes must meet weight and width requirements and fire lane identifications will need to be provided. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: 10 -Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. -Maintain the required 20-foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30 feet in height. Refer to Appendix D105 of the International Fire Code. -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end fire access roads used for aerial access shall be 30 feet in width -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. Dedicated fire lanes are required- to connect to the Public Way unless otherwise approved by the AHJ. Fire lane to be identified- by red curb and/or signage and maintained unobstructed at all times. -Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. RESPONSE: Acknowledged 3. If the building is four stories or above, these areas of the building will require aerial access, and the fire lane will need to meet those requirements. 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. RESPONSE: Acknowledged 4. Four stories or more will require roof staircase access and a fire standpipe system. See details below. BUILDINGS FOUR OR MORE STORIES IN HEIGHT - ROOF ACCESS: New buildings four or more stories above grade plane, except those with a roof slope greater than four units vertical in 12 units horizontal (33.3 percent slope), shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1011.12. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. Where roofs are used for roof gardens or for other purposes, stairways shall be provided as required for such occupancy classification (IFC 504.3). -FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new buildings and structures in accordance with 11 Section 905 of the 2021 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system shall be capable of supplying a minimum of 100 psi to the top habitable floor. An approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection (IFC Sections 905 and 913). -HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant capable of providing Fire Flow according to IFC B105.2, located within 100 feet of the fire department connections. RESPONSE: Acknowledged 5. Proposed building will require addressing on both LaPorte Ave and the N. Taft Hill side of the building. See below for additional addressing requirements. 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. ADDRESSING ON MULTIPLE SIDES OF BUILDING - IFC505.1.8: Buildings that are addressed on one street, but are accessible from an adjoining street, shall have the address numbers and street name on each side that is adjacent to that other street. ADDRESSING ON MULTIPLE SIDES OF BUILDING - IFC 505.1.7: 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 posted on each side that fronts a fire lane. RESPONSE: Acknowledged 6. There is currently one fire hydrant on the East side of N. Taft Hill Rd., located near 241 N. Taft Hill, within the required distance It is up to the applicant to verify the existing hydrant meets the minimum flow requirements and additional hydrants may be required. 12 WATER SUPPLY – Commercial/Multi-family Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing Fire Flow according to IFC B105.2 is required within 300 feet of any commercial building 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). RESPONSE: Acknowledged 7. The proposed space appears to be greater than 5,000 square feet, which would require an approved NFPA 13 sprinkler system. GROUP R SPRINKLER SYSTEMS New multi-family buildings above 4 stories or with floor levels 30 feet above fire department vehicle access shall be provided with NFPA13 fire suppression systems. New multi-family buildings 4 stories or less or with floor levels 30 feet and below fire department vehicle access shall be provided with minimum NFPA13R fire suppression systems and Attic Protection as amended in 903.3.1.2.3 -Exception 1: Buildings that do not contain more than 6 individual dwelling units and the units are separated from each other with a 1-hour fire barrier. -Exception 2: Buildings that do not contain more than 12 individual dwelling units and is divided into no more than 6 individual dwellings (complying with exception1) by a minimum 2-hour fire wall. RESPONSE: Acknowledged 8. A key box and fire department hose connection, fire alarm and detection systems and an emergency radio/ amplifier system will also be required. See below comments for details. FIRE DEPARTMENT HOSE CONNECTION - IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC will be reviewed at construction and the sprinkler system permit. An underground fire line permit is required by the Poudre Fire Authority. As per Colorado state law (8 CRR 1507-11), individuals or companies installing underground supply lines from public water supplies to fire sprinkler system risers, standpipes, and other fire protection systems must be registered with the State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit applications should include a current business name and registration number. As per DFPC records, currently registered individuals and companies can be found here: https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Regi strations.pdf Additional information regarding requirements of Colorado state law can be found here: https://dfpc.colorado.gov/fire-suppression-system-contractors KEY BOXES REQUIRED IFC- 506.1 and Poudre Fire Authority Bureau Policy P-13-8.11 Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped 13 with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 6 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size, number, and location(s) to be determined at building permit and/or by time of final CO. All new or existing Knox Boxes must contain the following keys as they apply to the building: - Exterior Master - Riser room - Fire panel - Elevator key if equipped with an elevator The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. - Single story buildings must have 1 of each key - 2-3 story buildings must have 2 of each key - 4+ story buildings must have 3 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority. FIRE ALARM AND DETECTION SYSTEMS Fire alarm systems and smoke detection shall be installed as required by IFC Section 907.2.1 through 907.2.23. and provide occupant notification in accordance with IFC Section 907.5 EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST New and existing buildings require a fire department emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by Poudre Fire Authority. The installation of required ERRC systems shall be reviewed and approved under a separate permit process through PFA. LOCAL EXCEPTION: PFA will waive the testing requirement and system installation in all buildings less than 10,000 sq. ft. and any Type V construction building less than 15,000 sq. ft. PFA policy P15-510.1 RESPONSE: Acknowledged 9. INFORMATION – CODES AND LOCAL AMENDMENTS Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development plans and building plan reviews shall be designed according to the adopted version of the fire code as amended. - Copies of our current local amendments can be found here: https://www.poudrefire.org/-programsservices/-community-safety-services-fire-prevention/fire-codeadoption- - Free versions of the IFC can be found here: https://codes.iccsafe.org RESPONSE: Acknowledged 10. PLAN REVIEW SUBMITTAL When you submit for your building permit though the City of Fort Collins please be advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at https://www.poudre-fire.org/ onlineservices/-contractors-plan-reviews-andpermits/-new-building-plan-reviewapplication-. RESPONSE: Acknowledged 14 11. 503.2.5 Dead ends. Dead-end fire apparatus access roads in excess of 150 feet (45 720 mm) in length shall be provided with an approved area for turning around fire apparatus. RESPONSE: Acknowledged Planning Services Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599 1. Based on the Suburban Neighborhood Place Type this parcel will likely be zoned Low Density Mixed-Use Neighborhood District (L-M-N) when annexation occurs. RESPONSE: Yes, that is the requested zone district. 2. The maximum dwelling units per acre in the LMN that include affordable housing in 12 units per gross acre. RESPONSE: With the exception of affordable housing. 3. Section 4.5(E)(4)(a) requires no more than 12 units per building. RESPONSE: Acknowledged. 4. Please review the standards multi-family dwellings in 4.5(E)(4) and 3.8.30 RESPONSE: Thank you. 5. A building entry needs to be provided on the street-facing facade. RESPONSE: Thank you. 6. Proposed Land Use Code: A draft of the proposed LUC can be found here: https://www.fcgov.com/planning-development-services/luc General items of note for this project: LMN: No max density for affordable housing apartment buildings LMN: 3 stories max for apartment buildings 4+ units LMN: 20,000sqft floor area max per building for affordable apartment buildings Apartment Buildings: 1-2 additional story bonus for affordable housing. Affordable Housing Projects reviewed through BDR RESPONSE: Acknowledged. Department: Stormwater Engineering Contact: Water Utilities WaterUtilitiesEng@fcgov.com (970)224-6191 12. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the ‘West Vine Basin’ Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utility-development RESPONSE: Acknowledged, thank you 13. Documentation requirements (site specific comment): A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. RESPONSE: Acknowledged 14. Stormwater outfall (site specific comment): **Updated Comment** -The stormwater outfall options for this site are unclear and need to be investigated further. - There appears to be a 10-inch concrete storm pipe crossing the site, west to east, 15 located about 480-feet north of Laporte Ave. - This storm pipe does discharge in the Larimer County Canal No. 2, east of this site. Coordination with and approval of the ditch company may be required. Further discussion should be had. - **This pipe is known to back up water to Taft Hill Road when the Canal runs with water. This pipe does not appear to be an adequate outfall. RESPONSE: The existing 10” pipe has been deemed insufficient for use by City Staff through camera video. A new storm alignment has been preliminary reviewed and accepted by staff to the LC Canal No. 2. We have had discussions with the ditch company, who is open to accepting flows if they are historic which we believe they are. This will require an easement from Natural Areas, who we’ve met with and will submit an application. 15. Master Plan Improvement (site specific comment): There is a proposed stormwater master planning improvement east of this site known as the “Lilac Pond. This may help with the ultimate discharge and drainage from this site. However further discussion will be needed. Please contact Theodore Bender (tbender@fcgov.com) in Stormwater Master Planning for more information and follow up. RESPONSE: Acknowledged 16. Detention requirements (site specific comment): Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. In the West Vine drainage basin the two-year historic release rate is 0.35 cfs/acre for water quantity detention. Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). RESPONSE: Acknowledged 17. Water Quality and Low Impact Development requirements (standard comment): All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders- anddevelopers/-development-forms-guidelinesregulations/-stormwater-criteria RESPONSE: Acknowledged 16 18. Imperviousness documentation (standard comment): The existing and proposed impervious areas need to be documented in the drainage report. Drainage requirements and development fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required with the first project submittal. RESPONSE: Acknowledged 19. Detention drain times (standard comment): Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume-based stormwater storage, including extended detention basins. RESPONSE: Acknowledged 20. Inspection and maintenance (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-wedo/stormwater/-stormwaterquality/-low-impact-developement RESPONSE: Acknowledged 21. Fees (standard comment): The 2024 city wide Stormwater development fee (PIF) is $11,834/acre ($0.2717/ sq. ft.) of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-anddevelopers/-plant-investment-developmentfees- or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. Monthly fees - http://www.fcgov.com/utilities/business/rates RESPONSE: Acknowledged 22. Offsite Stormwater Flows (standard comment): The development will need to accept and pass any existing offsite flows. The existing storm system that crosses this site is undersized. Offsite flows from Taft Hill Road and from Laporte Avenue will need to be evaluated. RESPONSE: Acknowledged 23. Capital Project Coordination (site specific comment): In addition to the Lilac Pond project, there also may be a Utilities Small Capital Improvement Project for the storm drain crossing this site. Please contact Doug Groves (Stormwater Maintenance Manager, DeGroves@fcgov.com), Alex Massara (Water Field Operations Engineer, amassara@fcgov.com), and Stormwater Development Review (WaterUtilitiesEng@fcgov.com) for more information. RESPONSE: Acknowledged Department: Water-Wastewater Engineering 17 Contact: Water Utilities WaterUtilitiesEng@fcgov.com (970)224-6191 1. Existing Water Infrastructure (site specific comment): There is an existing 8-inch water main in N Taft Hill Road. Service for this site should be taken from this water main. The City of Fort Collins Water will serve this site, however ELCO also has a water main along the east site of Taft Hill Road. Please contact ECLO for further information. RESPONSE: Acknowledged, thank you 2. Existing Sewer Infrastructure (site specific comment): There is an existing 8inch sanitary sewer main in N Taft Hill Road. -This sewer may be shallow. RESPONSE: Acknowledged 3. Service separation (standard comment): Separate water and sewer services will be required to service the residential and commercial uses of any mixed-use buildings. RESPONSE: Acknowledged 4. Service sizing (standard comment): The water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. RESPONSE: Acknowledged 5. Sewer discharge (site specific comment) Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26-306 Wastewater Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970) 221-6900, to discuss these requirements and how they apply to this development. RESPONSE: Acknowledged 6. Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: https://www.fcgov.com/utilities/watercode RESPONSE: Acknowledged 7. Separate Irrigation Tap (site specific comment) Since the site is a greenfield development irrigation service requirements are triggered under Section 26-94. A separate irrigation tap will be required to service this site unless it can be proven that this site uses less than 30,000 gallons of water for irrigation annually. RESPONSE: Acknowledged 8. Landscape Plan and Hydrozone Table (standard comment): For final plan, the Landscape Plan will need to include a hydrozone table for outdoor irrigation that is broken out per tap. This is used to document the outdoor water budget and determine water allotment requirements. For more information, please see this webpage: www.fcgov.com/wsr-update RESPONSE: Acknowledged. 9. Fees (standard comment): Development and water supply requirement (WSR) fees and will be due at the time the 18 building permit is issued. Please contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: www.fcgov.com/development-fees RESPONSE: Acknowledged 10. Grease Interceptor (Standard Comment) If commercial cooking facilities are proposed these may require a grease interceptor on the sewer service. To discuss the City’s requirements, please contact Wes Lamarque at (970) 416-2418 or WLAMARQUE@fcgov.com . RESPONSE: Acknowledged Department: Electric Engineering Contact: Rob Irish rirish@fcgov.com 970-224-6167 1. Light & Power has existing electric primary underground facilities running along the east side of Taft Hill Rd. adjacent to the site and along Laporte Ave. adjacent to the site. Also, Light & Power has existing electric equipment that appears to be located in the proposed drive access off of LaPorte Ave. Any existing and/or proposed electric infrastructure that needs to be installed, relocated or modified as part of this project, will be at the expense of the developer and will need to be located within dedicated easement or public right-of-way. Please coordinate relocations with Light and Power Engineering. RESPONSE: Acknowledged 2. Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 feet of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 feet and side/rear clearance of 4 feet minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. RESPONSE: Acknowledged 3. The secondary services to the buildings will be considered commercial; therefore, the service line from the transformer to the meter is required to be installed, owned and maintained by the property owner. RESPONSE: Acknowledged 4. 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/ElectricServiceStandards_FIN AL_18November2016_Amendment.pdf RESPONSE: Acknowledged 5. Streetlights will be placed along public streets. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. RESPONSE: Acknowledged 6. 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. 19 RESPONSE: Acknowledged 7. A Customer Service Information form (C-1 form) and a one-line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 form is below: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf RESPONSE: Acknowledged 8. Electric capacity fee, 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-anddevelopers/-plant-investment-development-fees RESPONSE: Acknowledged 9. “The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact John Stark with Fort Collins Connexion at 970-207-7890 or jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements.” RESPONSE: Acknowledged Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com 1. INFORMATION: Generally, an Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats and features (Larimer County Canal No. 2, New Mercer Canal, and riparian forest). However, as there is an intervening parcel or a road between the natural features and this property, and the standard buffer would not extend to this proposed project’s parcel, the ECS is waived for this site. However, consider the use of native plants to complement the natural feature. Please refer to the City of Fort Collins Vegetation Database (https://www.fcgov.com/vegetation/) and the Natural Areas Department list of native plants (http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf). RESPONSE: Acknowledged. 2. The farmstead windbreak on the northeast side of the property requires a 25 foot natural habitat buffer per City of Fort Collins LUC Section 3.4.1. RESPONSE: Acknowledged. 3. With respect to lighting, the City of Fort Collins Land Use Code, Section 3.2.4(D)(6), requires that "natural areas and natural features shall be protected from light spillage from off-site sources." Thus, lighting from parking areas or other site amenities shall not spill over into any natural features or natural habitat buffer areas. RESPONSE: Acknowledged. 4. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. RESPONSE: Acknowledged. 20 5. The City of Fort Collins is designated as a bird sanctuary for the refuge of wild birds (Municipal Code Chapter 4, Division 8 - Wild Birds: https://library.municode.com/co/fort_collins/codes/municipal_code? nodeId=CH4ANIN_ARTIIAN_DIV8WIBI) and in order to satisfy the federal Migratory Bird Treaty Act requirements, it is prohibited for any person at any time in the City to abuse or injure any wild bird or damage a nest with eggs or injure the young of any such bird. A professional ecologist or wildlife biologist is required to complete the nesting survey linked below 5-7 days before conducting tree removal or trimming. If tree removal or trimming is planned, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY 5-7 DAYS BEFORE TREE REMOVAL OR TRIMMING TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." The Songbird Nesting Survey document: https://www.fcgov.com/developmentreview/files/songbird-nesting-survey.pdf?1689286309 RESPONSE: Acknowledged. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com 1. PRE-SUBMITTAL FORESTRY INVENTORY There are existing trees onsite please schedule an on-site meeting with City Forestry (fhaberecht@fcgov.com) to obtain tree inventory and mitigation information. Please note that these existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to the next round of review. Forestry recommends scheduling the on-site tree inventory as early in the design process as possible. RESPONSE: Acknowledged. We will set up a tree inventory site walk. 2. An “Existing Tree Removal Feasibility Letter” must be provided detailing justification for all proposed existing tree removals on the development site. The purpose of this letter is for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings, and lot layouts shall be designed to minimize the disturbance to significant existing trees. Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. RESPONSE: Acknowledged. 3. Please provide a landscape plan that meets the Land Use Code (LUC) 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted, a detail outlining the critical root zones of each existing tree on the landscape plans, and any proposed tree plantings (including species, size, quantity, and method of transplant). The critical root zone is defined as 12 inches in radius per one inch in tree diameter measured at 4.5 ft above the ground. 21 The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped RESPONSE: Acknowledged. 4. Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. 10’ from public water, sanitary, and storm sewer main lines 6’ from water or sewer service lines 4’ from gas lines 10’ from electric vaults 40’ between shade trees and arterial streetlights 15’ between ornamental trees and arterial streetlights 50’ from stop signs RESPONSE: Acknowledged. 5. The LUC 3.2.1 standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility on a development site or in the adjacent area or the district, species diversity is required, and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. RESPONSE: Acknowledged. 6. Planting of ash trees (Fraxinus spp.) within city limits is prohibited due to the presence of the emerald ash borer. Additionally, The City of Fort Collins’ urban forest has reached the maximum percentage of the following species: Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please keep these species at 2% or less of the development tree 22 plantings. The following trees are not recommended in Fort Collins: Autumn blaze maple, Northern red oak, English oak, pin oak, red maple, scotch pine. RESPONSE: Acknowledged. 7. Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) in the ROW along street frontages. RESPONSE: Acknowledged. 8. Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1). RESPONSE: Acknowledged. 9. Please adhere to the updated LCUASS standards, including 8’ minimum parkway widths. RESPONSE: Acknowledged Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com 1. This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion Based upon this project type, Conceptual Development Reviews (CDRs) & Preliminary Design Reviews (PDRs) alone do not trigger erosion control requirements. Please be aware that future submittals or planned work will be evaluated based upon the submittal requirements of FCSCM and may require Erosion Control Materials including Plans, Reports, Escrow Calculations and Inspection Fees. RESPONSE: Acknowledged 2. This site is located less than 1/2 mile of a registered Voluntary Clean Up Site with the Colorado Department of Environment and Health, containing TCE,PCE,DCE and Vinyl Chloride (Chlorinated Solvents) in the ground water increasing stringency in ground water and dewatering activities. RESPONSE: Acknowledged Department: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 1. 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. 23 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. • 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-family buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. • Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. • If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. • A City licensed commercial general contractor is required to construct any new multi-family structure. • Energy code requires short hot water supply lines by showing plumbing compactness. • For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email their Development Review Coordinator to schedule a pre-submittal meeting. Stock Plans: When the exact same residential building will be built more then once with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. RESPONSE: Acknowledged Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 24 1. When submitting an Annexation Plat for this property/project, the title/name may not begin with addresses in numeral form. Address numbers must be spelled out. Please contact our office with any questions. RESPONSE: Acknowledged 2. All development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office if you need up to date Benchmark Statement format and City Vertical Control Network information. RESPONSE: Acknowledged 3. When submitting a Subdivision Plat is required for this property/project, the title/name may not begin with addresses in numeral form. Address numbers must be spelled out. Please contact our office with any questions. RESPONSE: Acknowledged 4. If a Subdivision Plat is required and aliquot corners are shown, current acceptable Monument Records will be required. These are required with Round 1 submittal. RESPONSE: Acknowledged 5. Closure reports will be required for all Subdivision Plats, Easements, and any other document requiring a legal description & sketch being submitted for review. These are required with Round 1 submittal. RESPONSE: Acknowledged