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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 04/12/2024 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 12, 2024 Spencer Long Realty Capital Residential Fort Collins, CO Re: Mixed-Use at Linden St Description of project: This is a request to develop a mixed-use building at 360 Linden St (parcel # 9712213016, 9712213023). The applicant proposes a mixed used residential and commercial project. Access is taken directly from Linden St. The site is directly south f of Linden St and 0.23 mi east of N College Ave. The property is located in the Downtown River District and subject to an Administrative (Type 1) Review. Please see the following summary of comments regarding MixedU -se at Linden St. 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, Seth Goldstein via email at sgoldstein@fcgov.com. Comment Summary Landscape Arch - Ripley Response Civil – EPS Response Owner – Realty Capital Response Architect - Davis Partnership Response Development Review Coordinator Contact: Seth Goldstein sgoldstein@fcgov.com 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 Response: Thank you, Seth. 2. The proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer at a public hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 6 weeks prior to a hearing date to accommodate scheduling and notice requirements. 2 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). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. A neighborhood meeting is not required for this development request. If you would like to hold a meeting to engage your neighborhood regarding the proposal prior to the hearing, I can assist you with this request. Ripley Response: Noted. Thank you! 3. 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 Response: Great, thank you Seth. 4. 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 Response: Understood. Thank you. 5. As part of your submittal, you will respond to the comments provided in this letter. The final letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Ripley Response: Understood. Thank you! 6. 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. Ripley Response: We have ensured that the files in the submittal are named to comply with the naming standards. 7. 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 3 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 Ripley Response: Understood, Thank you Seth. 8. 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 Response: Thank you, we will submit the required fees with the initial submittal. 9. 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 Response: Thank you, we will coordinate with you on how we intend to pay the Development Review fees. 10. 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. 4 Ripley Response: Noted, thank you! 11. 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 Response: Understood. Thank you! 12. 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 Response: Noted. Thank you! Planning Services Contact: Kai Kleer kkleer@fcgov.com 970-416-4284 1. Your project's design will be informed by several key planning documents: The Downtown Plan provides the primary vision for building and hardscape design. Emphasize compatibility with historic structures, using materials like brick, local stone, and metal in a way that offers a contemporary interpretation of the area's historic, agricultural-industrial character (see p.185). Streetscapes and other design elements should highlight the area's history.Downtown Plan Link: https://www.fcgov.com/planning/downtown/pdf/2017_0518_DowntownPlan_no_appendices_11x17_Web.pdf?) The River Downtown Redevelopment (R-D-R) Design Guidelines provide a good amount of background history on the site that will be useful to help inform design and hardscape decisions. The map on p. 14 may helps provide background on the evolution of the site over the years which was largely influenced by the 1910-1911 Union & Pacific Railroad tracks. Consider incorporating a walkway feature that connects the site to the narrow frontage along Lincoln Avenue. RDR Design Guidelines Link: (https://www.fcgov.com/historicpreservation/pdf/rdr-design-guidelines.pdf) Transit Oriented Development (TOD) Overlay Zone standards will generally only- provide reduced parking minimums for the site. The Standards located under Division 3.10 - Development Standards for the Transit Oriented- Development (TOD) Overlay Zone do not apply. Work closely with Planning and Historic Preservation staff as you refine the building design and massing. Seek ways to incorporate the site's unique history and character into the project. Davis Partnership Response: Acknowledged. Thank you. 2. Linden Street: The Downtown Zone district standards appear to conflict with the City's 2013 Streetscape Standards regarding sidewalk widths. This may need further clarification or adjustment during the project's development. 5 For now, the setback for the Storefront Street Frontage Type should be ignored in order to comply with the City's 2013 Streetscape Standards by aiming for a 12 --15 foot sidewalk with a 0 -foot setback. Willow Street: Minimum setback from back of curb: 19 feet. The 5 -foot setback from the back of the walk and the 10 foot- setback for an attached sidewalk will need to be adjusted to meet this total requirement. Ripley Response: Along Linden, the project is providing about a 15‘sidewalk. Along Willow, there is a proposed 10’ undulating sidewalk and a 0’ building setback. A modification of standards has been submitted to the 19’ setback from the curb along Willow St. 3. Please carefully review the Building Mass Reduction and Articulation Standards, as well as the Programming, Massing, and Placement Standards, under Figure 18.6 and 4.16(5) of the Downtown Zone District. It appears that the building's massing does not meet the required step backs from the street. Consider these overlapping factors: Compatibility with nearby historic resources by assessing the building's potential impact on the sale and visual presence of these resources. Emphasize terraced massing as a significant design element. The goal is to achieve a smoother transition in height and scale, ensuring the building complements its surroundings. Davis Partnership Response: Building form observes aggregate step back requirements across both Linden and Willow and accommodates additional reduction in mass by setting back volumes along the ground plane to introduce stoops and hierarchy of form. 4. For any parking area highly visible from Willow, a visual buffer must be provided. This buffer may consist of any of the following, used singularly or in combination: a low solid screen wall, a semi-opaque screen, a living green wall with plant material sufficient to provide a minimum of 75% opacity year-round, or another screening device sensitive to pedestrian activity. Ripley Response: Understood, parking from Willow shall be screened with a vegetated buffer. Department: Zoning Contact: Kayla Redd kredd@fcgov.com 970-224-6086 5. ZONING This property is located in the Downtown River Subdistrict and is subject to the requirements of Article 4, Division 4.16 of the Fort Collins Land Use Code (LUC). Based on the information provided with the Conceptual Review, a mixed-use building is subject to an Administrative (Type 1) Review. Ripley Response: Noted. Thank you, Kayla. 6. DEVELOPMENT STANDARDS The project will be subject to all applicable standards of the LUC, including Article 3: General Development Standards. Specific stipulations within Article 3 in addition to the guidelines and standards from the Downtown Plan and R-D-R Design Standards and Guidelines will be called out below. 6 Ripley Response: Understood. Thank you! 7. LAND USE The project narrative details the extent of uses for the two buildings. More ground floor- retail, particularly along Linden St, will encourage greater pedestrian interest and general activity in the area. Ripley Response: Ground-floor commercial space is proposed within the mixed-use building along Linden. 8. SITE DESIGN Are any sidewalk dining areas proposed? How may the mix of uses demonstrate Pedestrian level- streetscape design? The R-D-R Design Guidelines encourage open space amenities such as sidewalk dining to activate the streetscape. Please be aware that any sidewalk dining areas that utilize public right-of-way will require an encroachment permit from the Engineering Department. Ripley Response: Part of the commercial space includes a seating/dining area, which is proposed on the southwest side of the site to help activate the streetscape along Linden. 9. BUILDING DESIGN The R-D-R Design Standards and Guidelines, Downtown Plan, and LUC outline specific design standards that will need to be demonstrated in your plans. This involves consideration of architectural character, scale, materials, and details, with a focus on integrating the ag-industrial design traditions of the River District with new, creative approaches. Please see comments from Historic Preservation for further detail on the simple geometric, pedestrian friendly- design intended for this area. Davis Partnership Response: Acknowledged. Thank you. 10. VEHICULAR PARKING With 149 dwelling units with 1 bedroom or less and 26 dwelling units with 2 bedrooms, a minimum of 138 parking spaces are required within the T.O.D. The minimum required parking for retail is two spaces per 1,000 square feet. For office, it is one space per 1,000 square feet. For a restaurant use, it is five spaces per 1,000 square feet. For non-residential uses, the required minimum number of parking spaces may be reduced by providing demand mitigation strategies. These strategies are outlined in Section 3.2.2(K)(2)(e) of the Land Use Code. Your plans show street parking on both sides of Willow St. Is this proposed as part of your minimum parking requirements? The R -D-R calls for parking areas to be visually subordinate to landscapes and buildings and to “provide a visual buffer where a parking lot abuts a public sidewalk”. Structural and landscape designs may need to be explored to minimize the view of parked cars. Ripley Response: While our number of dwelling units and housing types have changed, we will reference Section 3.2.2(K)(2)(e) of the Land Use Code to ensure compliance. The on-street parking along Willow St. is not included in our minimum parking requirement calculations. We acknowledge the requirement for parking areas to be visually subordinate to landscapes and buildings and will incorporate a visual buffer for any parking abutting public sidewalks 11. BIKE PARKING This project will require a number of both protected and exterior (fixed rack) bicycle parking spaces per Section 3.2.2(C)(4). Given the variety of proposed uses, these facilities should be distributed around the buildings. Ripley Response: Understood, we have reviewed the requirements and provided the required number of enclosed and fixed bike 7 racks. 12. LANDSCAPING The intent of these standards is to provide a comprehensive landscape plan that includes full tree stocking on site and street frontages, site perimeter and interior planting areas around buildings and parking areas. Street parkway shade trees need to be included along the frontages of Linden St and Willow St. Please include a landscape hydrozone summary for water use budget. The landscape plan and irrigation plan and details can be incorporated into the overall site plan set. Ripley Response: Understood, Linden and Willow streets shall be stocked with parkway street trees and a hydrozone summary shall be included for water budget at the same time as irrgation. 13. LIGHTING If this development includes artificial outdoor lighting shall submit for review and approval a proposed lighting plan that complies with the standards in this Section 3.2.4 and meets the functional needs of the proposed land use. This site is in the Lighting Context LC2. Davis Partnership Response: Photometric provided. 14. TRASH Please show your trash and recycling collection area and ensure that it is meeting the Trash and Recycling Enclosure requirements. We will need to see architectural details on your submittal to ensure that they meet the code requirements outlined in Section 3.2.5 - Trash and Recycling Enclosures. Davis Partnership Response: Trash and Recycling locations and material buildups noted on Building Elevations. 15. Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Ripley Response: A modification of standards to allow for a 15’ setback from the curb along Willow St has been submitted to the Mixed-Use frontage standard that requires a 19’ setback from the curb along Willow St. 16. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Ripley Response: Understood. Thank you. 17. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Ripley Response: Thank you, we have submitted one modification of standards request. Department: Historic Preservation 8 Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 1. INFORMATION – HISTORIC SURVEY: This site has had structures on it for most of the city’s history, including dwellings in the late-1800s, and a concrete plant in the mid-1900s. The buildings on the site appear to be constructed in the 1980s and are not of historic age. This project will not be required to complete any historic survey. However, there are 5 historic resources within the 200ft area of adjacency that must be considered for the new building’s design (Land Use Code 3.4.7). Davis Partnership Response: Historic Context considered extensively in both the proportion, detailing and material choices in the development of the project. 2. CODE REQUIREMENTS FOR WHEN HISTORIC RESOURCES ARE NEAR DEVELOPMENT SITE: 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 to section 3.4.7(E), which provides various standards regarding architectural compatibility with abutting and nearby historic properties within 200 feet. The purpose of the design compatibility standards is not to force derivative architecture, but rather to establish a few points of commonality and create a fundamental harmony between the old and the new. Those requirements are designed to create an appropriate design relationship between new construction and nearby historic resources. They cover building massing and design features and, for larger developments, are applied only to the new construction that is closest to the identified historic structures, i.e. the “historic influence area.” This is illustrated in 3.4.7(B)(2). If an abutting property is a historic resource or there are historic resources on the development site, the design compatibility requirements are typically met relative to that property, even if there are other historic resources within the 200 -foot boundary. Davis Partnership Response: Understood and reflected in current massing, detailing and material choices. 3. INFORMATION – DESIGN COMPATIBILITY REFERENCE: The development site is within the Old Town National Register District and therefore has multiple nearby historic properties that are contributing properties to the historic district. Under LUC 3.4.7, and in conjunction with the River District design guidelines, City staff help identify and prioritize historic buildings within 200ft of the development site for design compatibility. While there are 5 properties within 200ft, the Code privileges abutting properties to serve as that reference. In this case, the former Union Pacific Railroad Depot at 350 Linden and the former Harmony Mill at 131 E. Lincoln Avenue should be prioritized as design references under LUC 3.4.7. Other historic properties that are of secondary concern for this requirement are the former Lindell/Ranch -Way Feeds Mill at 546 Willow, the Poudre Valley Elevator Co. building at 359 Linden, and Godinez commercial building at 404 Linden St.. Since the plan calls for multiple buildings, you may also use different primary references for different buildings (i.e., Harmony Mill for Building 2, and UPRR Freight Depot for Building 1). Davis Partnership Response: Acknowledged. Thank you. 4. FOR HEARING – PRELIMINARY DESIGN COMPATIBILITY NOTES: LUC 3.4.7 outlines 7 requirements (LUC 3.4.7(E), Table 1) for compatibility for projects within 200ft of historic resources. Based on the initial information provided, staff has not provided 9 notes on requirements 3, 4, 5, and 6, since those will require more detailed drawings – please refer to this code section and the River District Design Guidelines as you refine building elevations. For requirement 1 on massing, the buildings seem generally compatible, but improved articulation on Building 1’s Willow Street elevation that references either the Harmony Mill or the UPRR depot will be required – the current “sawtooth” concept is likely not compliant. For requirement 2 on stepbacks, the Building 1 stepback next to the UPRR Depot (350 Linden) will need to be increased, and a general stepback throughout the building added to be consistent with LUC 3.4.7 and the River District Design Guidelines. For requirement 7 on visibility, there are no concerns with compliance based on the current concepts. Davis Partnership Response: The sawtooth has been removed and stepbacks observed per River District Design Guidelines. 5. FOR HEARING - HISTORIC PRESERVATION COMMISSION: The applicant is required to seek a recommendation to the decision maker from the HPC for development sites that contain historic resources or have historic resources within 200 feet. The recommendation addresses compliance of the development with Section 3.4.7 of the land use code. For this project, it is recommended that the applicant complete a conceptual review with the HPC prior to submitting a PDP to secure preliminary design input, but this step is optional. Davis Partnership Response: Acknowledged. We have engaged, and will continue to engage the HPC through the evolution of the project. 6. FOR PERMIT - PLAN OF PROTECTION: A plan of protection for all nearby historic resources is required to be submitted to Historic Preservation. This plan will need to detail the particular considerations and protective measures that will be employed to prevent short-term and long-term material damage and avoidable impact to identified historic resources within the 200-foot area of adjacency from demolition, new construction, and operational activities, as well as any additional requirements for rehabilitation, long-term stabilization and interpretation of historic resources. For this project, the top concern would be equipment handling, materials staging, and site/demolition work that is close to the two abutting historic resources (350 Linden & 131 E. Lincoln). Because the development site is within the Old Fort boundary, an archeological monitor will be required during site excavation as well. Realty Capital Response: Acknowledged. Thank you. Department: Engineering Development Review Contact: John Gerwel jgerwel@fcgov.com 1. SITE SPECIFIC: (Answer to staff question 4): There is potential that the construction of Willow could be done as a Community Capital Improvement Project. But this wouldn't be determined until next year when the budget gets set. It should be presumed that this will happen, and the design should be coordinated with the City. Either way, the design of Willow should be looked at holistically on both sides of the street. This will show the City the improvements along this development will be compatible with future improvements for Willow. EPS Response: The Linden is proposing to install a new flowline that incorporates 15’ sidewalk/buffer and pull in parking. Th e 10 Linden project is willing to collaborate with the Capital Improvement team but no additional ROW will be dedicated. 2. SITE SPECIFIC: What exactly are the public improvements that are proposed? Is the NE side of Willow going to be improved as shown? If so then driveway entrances will need to be included. Separation requirements from LCUASS Table 7.3 will need to be met and the entrance locations should be coordinated with the affected properties. There's also the railroad tracks running through Willow that need to be considered. EPS Response: One drive access off Willow is being proposed. Refer to Utility Plans for additional informatino. 3. SITE SPECIFIC: (Answer for staff question 6) On its face, the ROW for Willow seems adequate on the western half, just from a perspective of width meeting LCUASS standards. But with the railroad and the irregular ROW to the east, it's hard to say for sure if more ROW would be needed. As previously stated, the design of this whole stretch of Willow is important to know what would be needed from this site. EPS Response: The Linden is not dedicating additional ROW and it is the responsibility of the City to work within the already dedicated 100’ ROW or acquire more ROW to the north of Willow. Refer to the Cover Sheet of the Utility plans for a cross sect ion of what is being proposed for Willow. 4. SITE SPECIFIC: One design consideration for frontage improvements is the City's Active Modes Plan, which was adopted by City Council in 2022. The plan flags the Willow and Linden intersection as having a high priority need for a high -visibility crosswalk. Information on the details of a high-visibility crosswalk can be found in the plan here: https://www.fcgov.com/fcmoves/active-modes-plan You can also reach out to Seth Lorson from our FCMoves department (slorson@fcgov.com) EPS Response: The Linden is not proposing to install a high visibility crosswalk as it is unknown at this time what the ultim ate buildout of Willow Street is going to be. This should be addressed by Capital Improvement design team. The Linden team is wil ling to coordinate with the Capital Improvment team. 5. SITE SPECIFIC: Any offsite work negotiations should be pursued as soon as possible. The drainage, railroad, work on neighboring properties, onsite private easement, or any other overlapping private ownership conflicts should be identified and addressed. 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 Realty Capital Response: Acknowledged. We currently have an executed agreement with the adjacent landowners. 6. SITE SPECIFIC: (Answer to staff question 7) There are no current plans for Linden St expansion in this area. Ripley Response: Noted. Thank you! 7. SITE SPECIFIC: What is the purpose of the driveway entrance off of Lincoln? Ripley Response: The purpose of the driveway entrance off Lincoln will serve as Emergency Access for PFA. We are in continued 11 coordination with PFA to ensure this access will fit their needs. 8. INFORMATION: My remaining comments are general information that is provided to every project at the conceptual stage. Depending on the ultimate scope of the project, some of these comments may not be relevant, and other information not included in this list may become relevant. If you have any questions about my site-specific comments above or my informational comments below, please contact me at jgerwel@fcgov.com. EPS Response: Acknowledged 9. 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. Realty Capital Response: Acknowledged. 10. 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. Realty Capital Response: Acknowledged. 11. 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. EPS Response: Acknowledged 12. INFORMATION: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/urban-area-street-standards-2021 Some designs outlined in the Active Modes Plan and the Master Street Plan have not yet been added to LCUASS. Please inquire with staff if the specific frontage or intersection you are developing is not in LCUASS. EPS Response: Acknowledged 13. 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 12 EPS Response: We are not dedicating any additional ROW. Per conversation with Tim Dinger in April a variance has been submitted to remove requirement for utility easement along ROW. This is a precedent set by surrounding developments (Confluence, Mill House, and The Willow Street Apartments). Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Please use LCUASS Appendix E as a reference for what needs to be included in a utility plan set. Ripley Response: A DA info form will be submitted. 15. INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Realty Capital Response: Acknowledged. 16. INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Ripley Response: Acknowledged, we will comply with Larimer County’s parking setback standards. 17. 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. Realty Capital Response: Acknowledged. Ripley Design Response: There will be landscape planters along the building along Linden and Willow as part of the enhanced streetscape. 18. INFORMATION: The public right-of-way is not to be utilized in a way that hinders public use of the space. The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. Doors are not allowed to open out into the right -of-way. Bike parking required for the project cannot be placed within the right-of-way. If placed just behind the right-of-way, the bikes need to be placed so that when they are parked they do not extend into the right-of-way. EPS Response: LID is not in the ROW. Ripley Response: Understood, bikes will not be located within the right-of-way. Davis Partnership Response: Architectural features will not encroach into the ROW. 19. 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 13 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. Realty Capital Response: Understood. Thank you. 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 engineering contact me to scope the study. Ripley Response: A traffic study has been submitted as part of our submittal package. 2. INFORMATION: An evaluation of the Multi Modal Level of Service will be required for the surrounding bicycle and pedestrian facilities in the area. Improvements may be required for intersections/roadways identified in the City's Active Modes Plan. This will be coordinated within the scoping of this project. Ripley Response: Refer to traffic study for multi-modal analysis. 3. INFORMATION: Further coordination will be needed regarding the on street parking proposed with this project. With the railroad tracks on the east side of Willow, parking will not be available in that area. There area also concerns if you are requesting on street parking be counted to meet parking requirements. With this site being in the downtown area, on street parking is a premium and would in no way be guaranteed to be available for residents/patrons of this site. EPS Response: On street parking is not being used in our calculation. Refer to Cover Sheet, in Utility Plans, for Willow Stre et cross section. The City and its consultants shall be responsible for the Willow Street design. The Utility Plans also show li mits of demo and tie in elevations for Willow Street. EPS is more than happy to meet with the City’s design team to discuss our desig n. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com 1. "Information Only: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion Based upon this project type, Conceptual Development Reviews (CDRs) & Preliminary Design Reviews (PDRs) alone do not trigger erosion control requirements. Please be aware that future submittals or planned work will be evaluated based upon the submittal requirements of FCSCM and may require Erosion Control Materials including Plans, Reports, Escrow Calculations and Inspection Fees. EPS Response: SWMP Report, Erosion Escrow, and Erosion Control Plans have been included with this submittal 14 Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 2. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Poudre River Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utility-development This site is part of the Downtown River District area drainage study and must conform to the drainage design of the approved subarea Master Plan. EPS Response: Acknowledged 3. 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. EPS Response: Fourstep process is included in the drainage report. A PE will stamp the report prior to recording. 4. Stormwater outfall (site specific comment): The stormwater outfall options for this site appear to be the 42 -inch storm sewer in Willow Street and for possibly part of the site the 24-inch storm sewer in Linden Street. EPS Response: The Linden is discharging to the 42” storm line in Willow Street. 5. 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. 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). EPS Response: Per the “Downtown River Master Plan” detention and standard water quality are not required. EPS (Blaine M) confirmed this with Wes on 11/6/2024. Correspondence can be provided if requested. 6. 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. 15 The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria EPS Response: 75% water quality is being provided via Stormtech isolator rows. Offsite flows from the south are not being rou ted through this system. Refer to the Drainage Report for additional clarification 7. Standard Water Quality – Site Tributary to Udall Water Quality Facility (standard comment): The City requires stormwater quality treatment of all new or modified impervious areas. This is requirement has two categories: 1) ‘standard water quality’ treatment, and 2) ‘Low Impact Development’ (LID) requirement. For this site, the ‘standard water quality’ requirement is already provided for in the City’s Udall Natural Area water treatment facility. EPS Response: 25% of WQ for our site is being provided in Udall. See Drainage Report for additional information. 8. 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. EPS Response: Imperviousness calcs included in Drainage Report Appendix A. 9. 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. EPS Response: No detention is being provided just LID. 10. 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-we-do/stormwater/stormwater-quality/low-impact-development EPS Response: Acknowledged. Standard SOP in the DA works for us. 11. 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-and-developers/plant-investment-development-fees 16 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 Realty Capital Response: Acknowledged. 12. Offsite Stormwater Flows (standard comment): The development will need to accept and pass any existing offsite flows. EPS Response: Offsite flows are being routed through our site. Refer to Section III.B.2 in Drainage Report for additional clarification. 13. Capital Project Coordination (site specific comment): There is an existing 36x24 rectangular storm sewer through the middle of the site which needs to stay in operation until the planned master plan improvements are built, which then would allow for the abandonment of this pipe. EPS Response: Pipe has been maintained. Refer to Section III.B.2 in Drainage Report for additional information. Department: Water-Wastewater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 1. Existing Water Infrastructure (site specific comment): There is an existing 8-inch water main in Willow Street which could be used to service the proposed buildings. Also, there is an existing 1 ½ inch water service to the site from an existing 6-inch main in Lincoln Ave. EPS Response: Services are getting extended from Willow Street and Linden Street for the commercial water serivce tap. Refer to the Utility sheet in the Utility Plans. 2. Existing Sewer Infrastructure (site specific comment): There is an existing 24-inch sanitary sewer main in with an existing sanitary sewer service to the site. EPS 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. EPS Response: Each building has it’s own service. Building 1 has two services. One for the commercial shop and one for the residential communitty. 4. Service abandonment (standard comment): Any existing water and sewer services that are not planned to be reused with this project will be required to be abandoned at the main. EPS Response: Acknowledged 5. 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 17 as a part of the final submittal package for this project. Davis Partnership Response: Acknowledged 6. 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. EPS Response: Acknowledged. 7. 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 Ripley Response: Understood, thank you. 8. Separate Irrigation Tap (site specific comment) Since the site is scraping and rebuilding the site irrigation service requirements are triggered under Section 26-94. A separate irrigation tap will be required to service this site unless it can be proven that this site uses less than 30,000 gallons of water for irrigation annually. Ripley Response: Understood, thank you. EPS Response: There is an irrigation meter shown on the Utility Plans. 9. Landscape Plan and Hydrozone Table (standard comment): For final plan, the Landscape Plan (if required by the Planning Department) 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 Ripley Response: Understood, we shall include a hydrozone table. 10. Fees (standard comment): New or upgraded water and sewer services will require development and water supply requirement (WSR) fees, these are paid at building permit. 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 Realty Capital Response: Acknowledged. 11. One building per service (standard comment): Separate water and sewer services, connecting to the City main, will be required to service each building. EPS Response: Acknowledged 12. Utility Separations (standard comment): 18 Based on the proposed site plan and the available space, utility services and required separations may be problematic on this site. For reference, minimum water and sewer service separations are: > 10-ft min. between water and sewer services. > 6-ft min. between trees and water or sewer services. > 4-ft min. between shrubs and water or sewer services. > 10-ft min. between storm-drain pipes and other utilities. > Service lines of the same type may be joint trenched with 3-ft of separation Other utilities, such as gas, electric, and communications will also have spacing requirements and will need space on the site. Last, please remember that there may be service lines on the adjacent properties for which clearances also need to be maintained. EPS Response: Acknowledged Ripley Response: Understood, thank you. 13. 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. Davis Partnership Response: No commercial cooking facilities are planned. Department: Light & Power Contact: Rob Irish rirish@fcgov.com 970-224-6167 1. Light & Power has existing electric primary running adjacent to this site along Willow St. and a large electric primary duct bank running adjacent to this site along Linden St. Any relocation or modification to this infrastructure would prove very difficult and expensive. EPS Response: We are not proposing to relocate any of this infrastructure. 2. 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. Realty Capital Response: Acknowledged. 3. 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. EPS Response. Transformer locations meet L&P standards and criteria. 4. Please provide adequate space along the private drives to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 feet separation is required between water, sewer and storm water facilities, and a minimum of 3 feet separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. EPS Response: Proper separation has been provided. No gas is proposed with this development. 19 5. The secondary services to the buildings will be consider commercial; therefore, the service line from the transformer to the meter is required to be installed, owned and maintained owner. Realty Capital Response: Acknowledged. 6. 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 Davis Partnership 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 Davis Partnership Response: Acknowledged. A C-1 Form has been included. 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-and-developers/plant-investment-development-fees Realty Capital Response: Acknowledged. 9. Please document the size of the electrical service(s) that feeds the existing property prior to demolition of the building to receive capacity fee credits. Realty Capital Response: Acknowledged. 10. All utility easement and crossing permits (railroad, ditch, floodplain, etc.) needed for the development will need to be obtained and paid for by the developer. Realty Capital Response: Acknowledged. 11. 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. Ripley Response: Understood, thank you. 12. “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.” Realty Capital Response: Acknowledged. 20 Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com 1. FOR SUBMITTAL: 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 (Poudre River). However, as there is an intervening parcel and a road between the river and this property, and the standard buffer would not extend to this proposed project’s parcel, the ECS is waived for this site. However, please 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). With the proximity to such an important natural feature to the City of Fort Collins, please consider adding environmental habitat features to your project. Pollinator gardens and/or green roofs are a great option. A pollinator garden can provide habitat for pollinators, reduce the heat island effect in a city, and improve air quality. These gardens can also provide corridors for pollinators as they move to an area. This is a great opportunity to maximize bloom times and colors throughout your site. Included is a resource for design ideas supporting Nature in the City program efforts when considering a pollinator garden: Attracting Native Pollinators, The Xerces Society, 2011. Green infrastructure is another item that could be considered in this planning stage that has many benefits. Green roofs can help regulate a building’s internal temperature, reduce stormwater runoff, and mitigate the urban heat island effect. Green roofs offer significant economic benefits, including a longer roof life and heating and cooling energy savings. Ripley Response: Noted. Thank you, Kristie! 2. FOR SUBMITTAL: 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. Ripley Response: Acknowledged. Thank you. 3. FOR SUBMITTAL: 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 21 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 Ripley Response: Understood, we shall include this note. 4. FOR SUBMITTAL: Projects in the vicinity of (Poudre River) must also comply with Section 3.4.1(I)(1) of the Land Use Code, which states the following: "Projects in the vicinity of large natural habitats and/or natural habitat corridors, including, but not limited to, the Poudre River Corridor and the Spring Creek Corridor, shall be designed to complement the visual context of the natural habitat. Techniques such as architectural design, site design, the use of native landscaping and choice of colors and building materials shall be utilized in such manner that scenic views across or through the site are protected, and manmade facilities are screened from off-site observers and blend with the natural visual character of the area. These requirements shall apply to all elements of a project, including any aboveground utility installations." Ripley Response: We acknowledge the requirement to comply with Section 3.4.1(I)(1) We shall consider all these design approaches. 5. INFORMATION: The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on-site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php, contact Waste Reduction and Recycling Team at recycling@fcgov.com. 2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 3) Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 970-416-4251 or dsuckling@fcgov.com Realty Capital 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 22 (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. Ripley Response: Understood, we completed the inventory with Forestry and the tree mitigation numbers have been adjusted accordingly. 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. Ripley Response: We will provide an "Existing Tree Removal Feasibility Letter" detailing the justification for all proposed tree removals on the development site 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. 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 Ripley Response: Understood, thank you Freddie. 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 23 40’ between shade trees and arterial streetlights 15’ between ornamental trees and arterial streetlights 50’ from stop signs Ripley Response: Understood, thank you Freddie. 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. Ripley Response: Understood, thank you. 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 plantings. The following trees are not recommended in Fort Collins: Autumn blaze maple, Northern red oak, English oak, pin oak, red maple, scotch pine. Ripley Response: Understood. We will ensure that no ash trees (Fraxinus spp.) are included in the planting plan and will limit Honeylocust, Bur Oak, and Chanticleer Pear to 2% or less of the total tree plantings. Additionally, we will avoid the use of Autumn Blaze Maple, Northern Red Oak, English Oak, Pin Oak, Red Maple, and Scotch Pine, as recommended. 7. Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) in the ROW along street frontages. Ripley Response: Acknowledged. 8. Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1). Ripley Response: Understood, our tree islands will have 8’ as their smallest dimension 9. Please adhere to the updated LCUASS standards, including 8’ minimum parkway widths. Ripley Response: Due to this project being located Downtown, there will not be a parkway, but there will be trees lining the streets within 4’ x 8’ tree grates. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com 1. INFORMATION: Please note, the existing right-of-way landscaping and irrigation 24 infrastructure is owned and maintained by the Parks Department. Any proposed modifications can be discussed, thank you. Ripley Response: Understood, thank you Missy. Department: Fire Authority Contact: Erika Seeling erika.seeling@poudre-fire.org 1. Proposal shows full access around the entire development. The proposed drive aisles in the parking lot shall be dedicated as EAE to provide enough access for the proposed buildings, with Fire Apparatus access from both of the front vehicle entrances on Willow St. (North Side) of development. 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. Ripley Response: The drive aisle through the parking lot will be dedicated as an EAE. 2. If the parking lot drive isle dead end exceeds 150 ft, an approved fire apparatus turnaround must be provided. 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: 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, -allweather driving surface capable of supporting 40 tons.- -Deadend- fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Deadend- 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. 25 In remote rural applications, fire lane standards may be modified with the approval of - the fire marshal; examples might include reduction in road width or road surface. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. Ripley Design Response: We have coordinated fire lanes, the necessary easement dedication, width and clearance requirements and turning radii with Poudre Fire authority. 3. If the buildings are 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. Ripley Design Response: A preliminary alternative means and methods letter has been submitted for review by the Fire Marshal. We plan to submit the official form once we have the go-ahead from PFA. 4. Two access roads will be required. Proposed distance appears to be acceptable (the two access points must be at a distance of at least half the distance of the property, measured diagonally). Sufficient access from the fire apparatus access road to the main doors of the building will be required, see details below. MULTIPLE-FAMILY RESIDENTIAL DEVELOPMENTS ADDITIONAL ACCESS POINTS - IFC D106.2 Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system REMOTENESS IFC D106.3 Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. COMMERCIAL AND INDUSTRIAL DEVELOPMENTS ADDITIONAL ACCESS POINTS -IFC104.2 Buildings or facilities having a gross building area of more than 62,000 square feet shall be provided with two separate and approved fire apparatus access roads. Exception: Projects having a gross building area of up to 124,000 square feet that have a single approved fire apparatus access road where all buildings are equipped throughout with approved automatic sprinkler systems. REMOTENESS IFC D104.3 Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one-half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. ACCESS TO BUILDING OPENINGS – IFC 504.1 An approved access walkway leading from fire apparatus access roads to the main egress door of the building shall be provided on this site. The walkway shall be capable of providing access for emergency personnel and equipment. Please provide details on site plan for the access walkway. Ripley Response: There is one access point into the site from Willow St, leading to the parking lot. The drive aisle through the 26 parking lot will be dedicated as an EAE, and a secondary access point specifically for emergency access has been provided off Lincoln. 5. 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 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. Davis Partnership Response: Acknowledged. 6. Proposed building will require addressing on both the Linden St. and the Willow St. 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 27 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. Davis Partnership Response: Acknowledged. 7. There are currently two fire hydrant’s located within the required 300 ft. (located near the Northwest corner of Linden and Willow St. and one on linden St. on the Southeast corner of 359 Linden St.) It is up to the applicant to verify the existing hydrants meet the minimum flow requirements and additional hydrants may be required. 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). Davis Partnership Response: Acknowledged. 8. 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. Davis Partnership Response: We will be providing a NFPA13 Sprinkler System. 9. 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 28 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%20Registrations.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 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 Davis Partnership Response: Acknowledged. 29 10. INFORMATION – CODES AND LOCAL AMENDMENTS Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development plans and building plan reviews shall be designed according to the adopted version of the fire code as amended. - Copies of our current local amendments can be found here: https://www.poudre-fire.org/programs-services/community-safety-services-fire-prevention/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org Davis Partnership Response: Acknowledged. 11. 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/online-services/contractors-plan-reviews-and-permits/new-b uilding-plan-review-application. Davis Partnership Response: Acknowledged, thank you. Department: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 1. 01/17/2023: 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 30 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. Davis Partnership Response: Acknowledged. Thank you. 2. 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 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. • This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. • R-2 occupancies must provide 10ft to 30ft of fire separation distance (setback) from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. • All multi-famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 31 13R, see local IFC 903 amendment. • Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. • If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. • A City licensed commercial general contractor is required to construct any new multi -family structure. • Energy code requires short hot water supply lines by showing plumbing compactness. • For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a pre-submittal meeting. Stock Plans: When the exact same residential building will be built more then once with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Davis Partnership Response: Acknowledged, thank you. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 1. 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. EPS Response: Acknowledged 2. If submitting a Subdivision Plat is required for this property/project, the title/name may not begin with addresses in numeral form. Address numbers must be spelled out. Please contact our office with any questions. EPS Response: Acknowledged 3. 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. EPS Response: There are no monument records for this property. We are tied to the Town of Fort Collins Plat which is tied to the PLSS. 4. 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. 32 EPS Response: Closure report for the Plat has been included. We are still working on LOI’s for th e offsite easements. These separate easement documents will be supplied next round.