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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 12/01/2023 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview December 1, 2023 RE: Prospect Ridge Multifamily, PDP230015, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Prospect Ridge Multifamily. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com. Neo Studio Architects Response: KH Civil Response: KH Traffic Response: KH Landscape Response: Thank you for your comments. Comment responses have been provided below. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744 Topic: General Comment Number: 1 11/21/2023: INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! KH Civil Response: Noted, thank you Brandy! Comment Number: 2 11/21/2023: SUBMITTAL: As part of your resubmittal, you will respond to the comments provided in this 2 letter. This 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]. KH Civil Response: Noted, thank you! Comment Number: 3 11/21/2023: SUBMITTAL: Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen ts-and-file-naming-standards_v1_8-1-19.pdf?1680306305. 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. KH Civil Response: Noted, thank you! Comment Number: 4 11/21/2023: SUBMITTAL: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. This DOES NOT include redline responses. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html KH Civil Response: Noted, thank you! Comment Number: 5 11/21/2023: SUBMITTAL: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are preparing to resubmit your plans, please notify me with an expected submittal date with as much advanced notice as possible. KH Civil Response: Noted, thank you! Comment Number: 6 11/21/2023: INFORMATION: 3 Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. KH Civil Response: As discussed with Staff, approvals for the infrastructure package for the Overall Project (Rudolph Farms) were a main factor in the resubmittal timing for this project. Note that this project resubmittal falls within the 6 months from the Rudolph Farms approval on 01/27/2025. Comment Number: 7 11/21/2023: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. KH Civil Response: Noted, thank you! Comment Number: 8 11/21/2023: NOTICE: 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. KH Civil Response: Noted, thank you! Comment Number: 9 11/21/2023: FOR HEARING: All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 8 weeks prior to the hearing. KH Civil Response: Noted, thank you! Comment Number: 10 11/21/2023: FOR HEARING: This proposed project is processing as a Type 2 Development Plan. The decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). KH Civil Response: Noted, thank you! 4 Department: Planning Services Contact: Kai Kleer kkleer@fcgov.com 970-416-4284 Topic: General Comment Number: 1 11/27/2023 FOR HEARING: Lighting Plan There are several elements of the lighting plan to make it challenging to determine compliance with lighting standards. The luminaire schedule lacks things such as BUG ratings, site lumen budget, and temperature ratings, while other more minor elements such as identifying the lighting context area (LC2) and maximum horizontal illuminance (.3) appear to be missing. It may be helpful to populate the following spreadsheet which can also be utilized as a table within the lighting plan. https://www.fcgov.com/developmentreview/files/cofc_lighting_compliance_calcu lator.xlsx?1693246653. Overall, nice work on the first pass at the lighting plan. Neo Studio Architects Response: The lighting plans were revised per comments and enlarged for legibility. Comment Number: 2 11/27/2023 FOR HEARING: It appears that the plan does not meet the minimum parking requirements for multi-family housing. Staff calculated that a minimum of 378 spaces should be provided within the site, however the plan only provides 295 (the 20 rentable spaces cannot be counted toward the parking minimums pursuant to 3.2.2(K)). Is a modification of standard anticipated? If so, we suspect that this project will serve a commuter/young professional cohort that will likely need access to a vehicle and wonder what some of the mitigating elements of the plan to help justify the overall reduction in parking? For a modification request, the purpose, applicability and criterion can be found by visiting Division 2.8 of the Land Use Code. KH Civil Response: Per the updated LUC, there is no longer a minimum parking requirement. The current plan proposes 291 parking spaces for 226 units. Comment Number: 3 11/27/2023 FOR HEARING: Building 3 does not meet 'Relationship of Dwellings to Streets and Parking.' Generally, this standard requires for no primary entrance to be more than 250 from a street sidewalk or alternatively 350 feet from a sidewalk if a Major Walkway Spine is provided. We suspect that a modification of standard will also be required for this standard. The most plausible criterion are physical hardship and equal to or better than a plan which otherwise complies with the standard. For the equal to or better than modification there should be a high level of focus given to the overall pedestrian connectivity of the project and spatial definition between the front of the building and site perimeter. There are several comments in staff redlines related to walkway connectivity with the commercial lots, providing a low architectural wall or fence and related building facade features to help with spatial definition along the edge of the development, making walkways more direct through parking areas that connect with the street, wayfinding, and thinking about how the walkways provide a clear line of site to building entrances. 5 KH Civil Response: Thank you for the Planning Staff’s collaboration and discussion regarding elements for the “relationship of dwellings to streets and parking”. The updated plans reflect green spaces between garages that consist of a combination of grasses and shrubs. Canopy trees were explored, but the limited planting area is not adequate for these trees to thrive. Comment Number: 4 11/27/2023 FOR HEARING: Building 4 and 5 w/ ends facing the plaza area and walkways. Ensure that the end of the buildings are highly detailed to act as a 'front door/entrance ' into the building. This will require creating an entry module that steps the overall massing of the building down toward this area. Additionally, as you're walking into this area of the site the garages are likely to be highly visible from the street, it is recommended that as part of the overall streetscape design that a wing wall be added to help screen garage doors facing the internal street/drive. Neo Studio Architects Response: Roof overhangs are provided at all entrances and hipped roofs have replaced the flat roofs. This helps to step the building massing down between buildings 4 & 5. A similar entry module is replicated in the other buildings. Comment Number: 5 11/27/2023 FOR HEARING: It's anticipated that this project will transition toward a few high activity commercial users east of this site that will likely create potential nuisances such as dirt, litter, noise, glare of lights and unsightly parking areas. For these types of situations 3.5.1(H) requires that to the maximum extent feasible that a buffer yard be created. Generally, the standard allows for flexibility in what the contents of a buffer yard contain, however, guidance from another section of code 3.8.26, indicates that a buffer yard for a medium intensity juxtaposition to residential should contain 3 shade trees, 2 ornamental trees, 3 evergreens, 15 shrubs, (per 100 lineal feet) and an option for 6' wall, 3' berm, or 6'fence. Staff has provided several comments and related redlines to this standard and concept along the north and east sides of the site. Please include landscaping from the infrastructure plan to make sure plantings, fences, and berming are coordinated between projects. In any case where a fence may be recommended in addition to the planting scheme. Please see standards related to fencing within 3.9.8. KH Landscape Response: Required landscape buffer has been added on site in this location. See updated code table for requirements. Comment Number: 6 11/27/2023 FOR HEARING: A high level comment for building materiality and color. The vision and guidance from the I-25 Subarea Plan speaks about creating a distinctive identity for interchange areas of the City. This generally translates to utilizing natural tones that are local and authentic to Fort Collins, such as buff sandstone. This is a theme that is pervasive at several interchanges such as the 392/I-25 and Harmony interchange seen to the right. Staff recommends utilizing a buff sandstone veneer and complementary colors wherever possible on the site. Use of black should be limited to the extent feasible. Neo Studio Architects Response: Exterior materials were revised with neutral colors. Colors include red and buff masonry with complimentary neutral siding colors. We propose a natural looking wood siding rather than a primary color for accents. 6 Comment Number: 7 11/27/2023 FOR HEARING: Please indicate building style and color for each building footprint on the site plan. Neo Studio Architects Response: Modern Craftsman applied to large scale apartment buildings. A key plan and material legend are provided on sheet 28. Comment Number: 8 11/27/2023 FOR HEARING: Please provide a sill and lentil detail for windows and doors. These can broke down into typicals for each type of siding. 3.5.1(E)(3) requires, windows to be individually defined with detail elements such as frames, sills and lintels, and placed to visually establish and define the building stories and establish human scale and proportion. Neo Studio Architects Response: Details are shown on sheet 27. Comment Number: 9 11/27/2023 FOR HEARING: For both building concepts A and D could the roof form better coordinated with the hipped roof forms of B& C? From a design perspective, the I-25 Corridor Plan established a set of design principals that envisioned pitched roofs. Another element that can help with other comments related to massing and human scale is utilizing a pitched roof. This give the project the ability to better tuck the upper story into the roof form by pulling down the eaves. Additionally, the a pitched roof design can help bring down the massing along the ends of the building where creating human scale relationship to walkways and streets is extremely important. Neo Studio Architects Response: A hip roof was added to all buildings to better align with the I-25 subarea plan. The revised roof form helps to reduce the building mass and we increased the roof overhang to protect entrances Comment Number: 10 11/27/2023 FOR HEARING: This comment is related to all buildings. Generally, standards require some element of creating opportunities for people to interact among neighbors along the ground floor of a building. In some ways this standard can require two things. definition of space behind the sidewalk (semi-private) and private space of the unit. For multi-family style development, it often means creating some sort of ground floor patio space that is spatially defined. Elements of spatial dentition can include fencing, landscaping, overhangs and/or low architectural walls. Figure 8 (see image pasted on the left) under 3.5.1 shows the delineation of this space as it relates to the public street, sidewalk, front yard, and unit. I've pasted a couple of examples regarding this concept to the left. This comment applies to all elevations of the building. Neo Studio Architects Response: Patios at grade all have railings to separate public and private space. Where possible, patios are recessed from the facade. Please see landscaping and site plan for circulation and additional design elements and amenities that help to define public and private space. Additional architectural elements have been added per discussions with Staff. Comment Number: 11 7 11/27/2023 FOR HEARING: The vision and guidance from the I-25 Subarea Plan speaks about creating a distinctive identity for interchange areas of the City. This generally translates to utilizing natural tones that are local and authentic to Fort Collins, such as buff sandstone. This is a theme that is pervasive at several interchanges such as the 392/I-25 and Harmony interchange seen to the right. Staff recommends utilizing a buff sandstone veneer and complementary colors wherever possible on the site. Use of black should be limited to the extent feasible. Neo Studio Architects Response: The material palette has been revised to be more neutral with one having a red masonry base, and the other a buff masonry base. Comment Number: 12 11/27/2023 FOR HEARING: For Buildings 4 & 5 it will be critical to break down the mass of this building and create a building front/entrance that is scaled to the walkway and plaza. Maybe the end garage could be modified to create a lobby? Staff believes that these buildings will also need to be included in a Modification of Standard for meeting building relationship to a street. Neo Studio Architects Response: The buildings now have hipped roofs and roof coverings at entrances that help to break down the building scale, especially at the plaza. Comment Number: 13 11/27/2023 FOR HEARING: There are several smaller and duplicate comments related to the site plan, landscape plan, and architectural plan sets that can be found in staff redlines. Neo Studio Architects Response: All redlines have been addressed. KH Landscape Response: Thank you, responses have been included. KH Civil Response: Thank you, note that the responses to the redline comments have been included as a part of this resubmittal. Comment Number: 14 11/27/2023 FOR HEARING: Please provide trash enclosure details, profile view of the western boundary of the site, renderings of key areas within the site such as the plaza space, and along street frontages. Neo Studio Architects Response: Trash enclosure details are on page 27. Comment Number: 15 11/27/2023 FOR HEARING: 3.8.30(C) requires that neighborhood support/recreation facilities be at least 10,000 square feet for projects 10-acres or larger in size. Considering this project would have been 10-acres + prior to the infrastructure plan, this metric would apply. More conversation is needed on this topic. KH Landscape Response: All exterior site amenity areas add up to 10,575 sf, exceeding the 10,000 sf requirement. Comment Number: 16 11/27/2023 FOR HEARING: Parking lot perimeter landscaping requirements will need to be met on site. Please see 3.2.1 and 3.9.4 for more information. KH Landscape Response: Parking lot perimeter landscaping is being met where site constraints allow. Per meeting with planning staff on May 5, 2025, offsite landscaping may be counted towards perimeter parking lot landscape standards. 8 Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 11/20/2023: NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources, or resources that are at least 50 years old and would require evaluation, on the development site or within 200 feet of the development site. KH Civil Response: Noted, thank you! Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 1 11/27/2023: FOR FINAL PLAN: The utility plan indicates several utility and emergency access easements. With the first round of FDP, please submit the easements for review, including review fees, legal description and sketch prepared by a Colorado licensed Professional Land Surveyor, and closure reports. More information about the easement dedication process is available at https://www.fcgov.com/engineering/devrev.php#cb-38308-6601 KH Civil Response: Easements are shown within the site plan sheets of the Utility Plans. Note that the associated easements are to be submitted by separate document as a part of the FDP process. Comment Number: 2 11/27/2023: FOR HEARING: It appears that some sections of the internal walkway do not meet ADA slope requirements. Please revise the grading to bring the walkway into compliance with ADA slopes. KH Civil Response: Grading has been revised accordingly in the updated Utility Planset. Comment Number: 3 11/28/2023: FOR HEARING REVISED: Please provide an additional access point from this property to the regional trail. Since there is stormwater infrastructure between the south end of this property and the regional trail, it might make sense to add the second access point at the north end of the property. Park Planning agrees with this comment. KH Civil Response: Thank you for Staff’s collaboration on this item. There is landscaping that was proposed as part of the approved Rudolph Plans that restrict alternate access points to the regional trail. It was determined that the landscaping make the connections infeasible. The proposed single connection provides a direct and highly visible connection. Comment Number: 4 11/28/2023: FOR HEARING: This development should leave space for a bike and pedestrian connection east to Lot 2 of Rudolph Farms. Please consider the best location for this connection, and indicate an access easement to be dedicated with Final Plan approval. KH Civil Response: The sidewalk connection was discussed on a call with Staff on 05/05. Lot 2 to the east is planned to be a retail use and it was determined that the connectivity should remain to the public roadway rather than a direct connection to Lot 2 to avoid pedestrians walking through a 9 parking lot on the commercial parcel. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 11/27/2023: INFORMATION: The Transportation Memo has been received and reviewed. The general conclusion that this project is in conformance with the study from the TIS is accepted given the overall reduction in the number of units/trips generated by this site. KH Traffic Response: Thank you. Comment Number: 2 11/27/2023: FOR HEARING: If possible, we would like to see details regarding the alignment of the two access points for this development compared to the access points for the development across Prospect Ridge to make sure operational or safety issues are not going to be created. KH Civil Response: The access points are shown to be aligned with the adjacent lot as shown in the Utility Plans. Note that the NE access is slightly offset to the adjacent lot access in order to avoid the proposed Type R inlet that was proposed as a part of the Approved Rudolph Farms Plans. Comment Number: 3 11/27/2023: FOR FINAL PLAN: Signing and Pavement Markings will be required and reviewed within Final Development Plans. Coordination with Poudre Fire Authority will be needed regarding the placement of Fire Lane signs within the site. All ADA parking spots will need to signed and marked accordingly. Stop bars and crosswalk markings are not required across the access points to this project along Prospect Ridge, and won't be maintained by the City in the future. KH Civil Response: The signage and pavement markings will be provided as a part of the FDP submittal. Thank you! Department: Erosion Control Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Erosion Control Comment Number: 1 11/27/2023: FOR FINAL PLAN: 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 Erosion Control Materials will be required at FDP level of submittal, to include Erosion Control Plans and Stormwater Management Plans. Elements of these submittal materials can be found at the link referenced above. KH Civil Response: Thank you Basil! The erosion control information will be provided as a part of the FDP submittal. Department: Stormwater Engineering 10 Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 1 11/17/2023: FOR HEARING: Please see redlines. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so. KH Civil Response: Thank you again for your time. Based on coordination meeting with Staff, overflow paths are designed to spill in same place as storm drains towards the south and will therefore not require easements. This information was added to the narrative and additional details on the overflow paths will be provided in the final design. The storm drains were also discussed on the call with CoFC staff. The storm line is designed to be 5' minimum from the building and at shallow depths, which should provide adequate construction tolerance. Department: Water Conservation Contact: Emma Pett epett@fcgov.com Topic: General Comment Number: 1 11/21/2023: FOR FINAL PLAN: Preliminary irrigation plans are due at FDP should include a landscape plan, a water budget and hydrozone map. Your water budget must be under 15 gallons/square foot for the property annually. Final irrigation plans are due at building permit application, but we encourage you to submit them earlier in case changes need to be made. Detailed irrigation submittal requirements can be found here: https://www.fcgov.com/utilities//img/site_specific/uploads/irrigation-plan-submitt Al-reqs.pdf?1649260267 KH Landscape Response: Irrigation plans will be provided at a later submittal. Hydrozone map will also be included at a later date once shrubs have been specified. Department: Light And Power Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306 Topic: General Comment Number: 1 11/28/2023: FOR HEARING: Please show the primary cable routing through the site to ensure minimum separation from other utilities is maintained. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. KH Civil Response: Primary electric lines routing is shown within the Overall Utility Plansheet in the Utility Planset. The Project does not plan to have any natural gas. Comment Number: 2 11/28/2023: FOR HEARING: Please show all connection vaults required to extend primary lines into the project. Please coordinate these locations with the Overall Infrastructure Plan to avoid additional cost and possible relocations of facilities for this project. 11 KH Civil Response: The latest electric design information we have received for Rudolph Farm is shown in the plans, along with our proposed service runs to the transformers. We look forward to coordinating the vault locations and electric routing with staff to ensure the design is as efficient as possible. Comment Number: 3 11/28/2023: FOR HEARING: All proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. Please see markups for facilities that appear to be outside of the easements shown on the plans. KH Civil Response: Noted, thank you. Utility easements were added to the plans for the primary electric routing. Please see the Utility Plansheets in the Utility Planset. Comment Number: 4 11/28/2023: FOR HEARING: Transformer locations appear to be very close to the proposed buildings. Please verify required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards are met to avoid relocating transformers later in the process. KH Civil Response: The transformer locations were revised accordingly based on the Figures mentioned. Please see updated locations within the Utility Plans. Comment Number: 5 11/28/2023: FOR FINAL PLAN: If the private drives are proposed to be illuminated, the streetlights are considered private and will need to be privately metered. Please show all private streetlights and private meters on the plans. Neo Studio Architects Response: All streetlights are shown on the photometrics and will be privately metered. Comment Number: 6 11/28/2023: INFORMATION: The services to the multi-family buildings will be considered a customer owned service; therefore, the applicant is responsible for installing the secondary service from the transformer to the meters and will be owned and maintained by the individual unit owner. Neo Studio Architects Response: Acknowledged. KH Civil Response: Noted, thank you. Comment Number: 7 11/28/2023: FOR FINAL PLAN: This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Residential units will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Neo Studio Architects Response: Meters will be stacked and electric and gas meters will separated. Comment Number: 8 12 11/28/2023: FOR FINAL PLAN: A Customer Owned 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: https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?1597677310 KH Civil Response: Noted, the Oneline Diagram will be provided as a part of the FDP plans. Comment Number: 9 11/28/2023: FOR FINAL PLAN: On the one-line diagram, please show the main disconnect size and meter sequencing. A copy of our meter sequencing can be found in our electric policies, practices, and procedures below. http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations KH Civil Response: Noted, thank you. Comment Number: 10 11/28/2023: INFORMATION: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees KH Civil Response: Noted, thank you. Comment Number: 11 11/28/2023: INFORMATION: Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. KH Civil Response: Noted, thank you. 13 Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 11/29/2023: FOR HEARING AERIAL FIRE APPARATUS ACCESS ROADS – IFC Appendix D105 Amendment All buildings appear to be over 30 feet in height and will require aerial access throughout the site. It appears that only building 2 is provided with a 26 foot fire lane but this fire lane shall be located a minimum of 15 feet from the edge of the building. At this point, all building do not meet aerial access requirements. KH Civil Response: The drive aisles were revised to accommodate the aerial access road requirements. Note that a Fire Access Exhibit was included as a part of the Site Plan documents to depict the access roads. Comment Number: 2 11/29/2023: FOR HEARING SECOND POINT OF ACCESS SPACING - 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 lot or area to be served, measured in a straight line between accesses. The two access points are not spaced half the distance of the area served. KH Civil Response: The access points were updated accordingly. Note that a Fire Access Exhibit was included as a part of the Site Plan documents to depict the fire truck routing and associated access roads connections. Comment Number: 3 11/29/2023: FOR HEARING 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). Current hydrant locations are measured beyond 100 feet from many of the buildings estimated FDC locations. KH Civil Response: FDC locations are shown at the front of the water entry room and the hydrants have been placed accordingly to be located within 100 feet of the FDC locations. Neo Studio Architects Response: Each building has a stand pipe/water entry room that is labeled on the plans. Comment Number: 4 11/29/2023: FOR HEARING TURNING RADII - IFC 503.2.4 and Local Amendments: The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. 14 Many of the corners do not meet minimum turning radius requirements. KH Civil Response: A fire access plan was provided as a part of the site plan documents to demonstrate the fire routing for the PFA fire truck. Comment Number: 5 11/29/2023: FOR FINAL PLAN: FIRE LANE LOADING - IFC Appendix D102.1 amendment Fire lanes shall be designed as a flat, hard, all weather- driving surface capable of supporting 80,000 pounds. Private drives used for fire lanes shall provide information confirming the design can handle fire truck loading. A note shall be added to the civil plans indicating all areas dedicated as EAE are capable of supporting 80,000 pounds KH Civil Response: Noted, thank you. Comment Number: 6 11/29/2023: FOR FINAL PLAN: FIRE LANE SIGNS The limits of the fire lane shall be fully defined and fire lane sign locations should be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided below. - IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. - IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as specified in Section D103.6 shall be posted on both sides of fire apparatus access roads that are 20 to 26 feet wide. - IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as specified in Section D103.6 shall be posted on one side of fire apparatus access roads more than 26 feet wide and less than 32 feet wide. KH Civil Response: Noted, thank you. This additional information will be provided as a part of the FDPs. Comment Number: 7 11/29/2023: FOR FINAL PLAN: LANDSCAPE PLAN The proposed Landscape Plan indicates that tree canopy diameters may encroach on the fire lane over time. PFA would like to ensure that no obstruction occurs in the EAE as trees mature and a canopy develops. The EAE shall be maintained unobstructed to 14' in height. This comment is aimed at preserving both trees and fire apparatus. KH Landscape Response: A note has been added to the plans. “All tree canopies that overlap the emergency access easement shall be limbed to 14’ in height at maturity to maintain unobstructed access to emergency vehicles.” 15 Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 1 11/14/2023: FOR HEARING: There are natural features (irrigation ditches, red-tailed hawk nest, and prairie dog colonies) and Natural Habitat Buffer Zones (NHBZs) that exist on and/or near this site that are recognized by other projects, namely the Overall Development Plan the Rudolph Farms Infrastructure project. This project is required to display those features, NHBZs, and pertinent notes (i.e., the spatial and temporal raptor buffer) on all applicable plans, specifically the utility, landscape plan, and site plan. Also, this project will need to conform to the final version of the Infrastructure project. The NHBZ was noted on the landscape plan, but the current line drawn is in the parking lot. Please make sure the lines match up and/or appropriate items are moved out of the NHBZ. Also, please note the NHBZ on the site plan and utility plan. KH Landscape Response: NHBZ line is now accurate on the landscape plan. Offsite landscape from the infrastructure plan is shown in the background. KH Civil Response: Note that the NHBZ line was updated to be at the property line as a part of the Rudolph Farm Utility Plans. Callouts have been added to the site plan and utility plansets. Comment Number: 2 11/14/2023: FOR HEARING: The City of Fort Collins Land Use Code, Section 3.2.4(C)(3), requires projects to "demonstrate no light trespass onto Natural Areas, Natural Habitat Buffer Zones or River Landscape Buffers as defined in Section 4.16(E)(5)(b)(1)(a)." The photometric plan demonstrates the site is almost in compliance. Neo Photometric Response: The photometric plans were updated accordingly. Comment Number: 3 11/16/2023: FOR FINAL PLAN: Please include a water budget chart and hydrozone diagram with the next submittal that identifies all hydrozones and total annual water use on the site, per LUC section 3.2.1(E)(3). Total annual water use should not exceed 15 gallons/square foot over the site, including all hydrozones used on the landscape plan. KH Landscape Response: Hyrozone plan will be provided when shrubs are specified. At PDP level, now shrubs are shown, it is all shrub area hatch. The annual water use will not exceed 15 gallons/sf when shrubs are specified. Comment Number: 4 16 11/16/2023: FOR FINAL PLAN: Please ensure plantings next to the NHBZ are intentional, and are native species to provide a good transition from the NHBZ to development. Please refer to the City of Fort Collins Vegetation database (https://www.fcgov.com/vegetation/), and the Rudolph Farm infrastructure plan for approved seed lists and plantings that would compliment this project. KH Landscape Response: All trees adjacent to the NHBZ are intentionally specified to be Colorado native. When the PDP is approved and we begin to show shrubs, shrub species will also be intentially specified to be Colorado native. Comment Number: 5 11/16/2023: INFORMATION: Please note that 1.5" river rock will cover ground but will not function as a mulch to deter weeds and retain moisture. If a rock mulch is desired, then 3/4" of 1/2" screen or smaller would be necessary. KH Landscape Response: Thank you for your comment. On this resubmittal of the PDP, specific ground cover is no longer called out. We will consider the smaller rock mulch at a later submittal after the PDP is approved. Comment Number: 6 11/16/2023: INFORMATION: This project has Natural Habitat Buffer Zones on two sides of the property, and it would be great to consider bringing some natural features back to this landscape. Green infrastructure is an 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. Green roofs also provide an opportunity for urban food production, and increasing urban biodiversity. If well designed- and cared for, green roofs can offer people the psychological benefits of nature. Green walls would be another innovative approach for this project and provide similar benefits to green roofs, but also include: aesthetic appeal, improved air quality, reduced energy consumption, noise reduction, increased biodiversity, improved mental health, and improved indoor air quality. KH Landscape Response: We appreciate this information. All offsite landscape from the infrastructure plan, including what is in the NHBZ is now being shown as a background. Unfortunately, the project does not have the funding to support this infrastructure. Comment Number: 7 11/29/2023: INFORMATION: Please consider a vegetative swale instead of the concrete swale on the west side of the property. This could add environmental and aesthetic value. KH Civil Response: The swale type (grass vs. concrete) is dependent on the slope of the swale. The slope is currently 1%, which is on the cusp of grass vs. Concrete. A grass swale has been shown, but this may change for FDPs when the grading is finalized. Comment Number: 8 11/29/2023: INFORMATION: A great opportunity to include a pollinator garden exists in the southwest section of the project. A pollinator garden could be combined with the rain garden and 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 in this section of your plan. Included is a resource for design ideas supporting Nature in the City 17 program efforts when considering a pollinator garden: Attracting Native Pollinators, The Xerces Society, 2011 The City of Fort Collins has a rain garden/pollinator garden seed mix that would be a good fit for this area. Reach out to Environmental Planning if you would like further coordination on this topic. KH Landscape Response: Shrub landscape area is being shown as a hatch for the PDP submittal. Upon its approval, shrubs, perennials, and grasses will be specified. We will intentionally specify plant material that has environmental value such as native species, pollinator habitat, and green infrastructure capabilities. 18 Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 1 11/28/2023: FOR HEARING: Please follow the Land Use Code (LUC 3.2.1) requirements for species diversity - see requirements below. With 105 trees onsite there is a lot of room for increased diversity. Currently both Hackberry and Baker blue spruce are over the maximum percentage. Forestry is happy to provide species recommendations (choltz@fcgov.com), Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% KH Landscape Response: The number of trees on the site is 137. The maximum percentage of any one species is 9.5%. The species diversity is shown on the overall landscape schedule. Comment Number: 2 11/28/2023: FOR HEARING: There are two street trees that are proposed to be planted with the Rudolph Farms Infrastructure project - see Forestry note on LP4. There are multiple trees proposed on the infrastructure project along the west side of this property that will not be planted with the infrastructure project and will potentially be required with this project. There will need to be coordination with the metro district regarding this issue. KH Landscape Response: The infrastructure landscape is now being shown in the background. The proposed landscape for Lot 1 is coordinated with the infrastructure landscape. Comment Number: 3 11/28/2023: FOR HEARING: Please keep in mind all separation requirements when adding trees to the landscape plan: Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign to minimize conflicts with regulatory traffic signs. Utility/Tree Separation: 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults KH Landscape Response: All trees are meeting the utility separation requirements. Required trees are separated as far as possible from all stop signs. 19 Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 11/28/2023: INFORMATION: No comments from Parks or Park Planning and Development, thank you. KH Landscape Response: Noted, thank you! Department: Building Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 11/27/2023: FOR BUILDING PERMIT: Multifamily 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 Neo Studio Architects Response: Acknowledged 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. Neo Studio Architects Response: Acknowledged, the above design criteria will be used. INFORMATIONAL ITEMS: · Electric vehicle charging parking spaces are required, see local amendment. · This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. · R-2 occupancies must provide 10ft to 30ft of fire separation distance (setback) from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · All multi-famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. 20 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. Neo Studio Architects Response: Acknowledged 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/resrequirements.php-. Neo Studio Architects Response: Acknowledged Comment Number: 2 11/28/2023: PRIOR TO FINAL PLAN: 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 DRC to schedule a presubmittal- meeting. Neo Studio Architects Response: Acknowledged Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 1 11/27/2023: INFORMATION: Unless required during PDP, a complete review of all plans will be done at FDP. KH Civil Response: Noted, thank you Jeff!