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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 10/03/2023 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 October 03, 2023 Andy Reese Kimley-Horn and Associates 3801 Automation Way Suite 210 Fort Collins, CO 80525 RE: Prospect Ridge - Lot 4 Mixed-Use, PDR230011, Round Number Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Prospect Ridge - Lot 4 Mixed-Use. 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. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744 Topic: General Comment Number: 1 10/03/2023: 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! Civil Response: Great, thank you Brandy! Comment Number: 2 10/03/2023: HEARING: 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 2 requirements. 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. Civil Response: Noted, thank you. Comment Number: 3 10/03/2023: INFORMATION: 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. Civil Response: Great, thank you. Comment Number: 4 10/03/2023: FOR SUMBITTAL: 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. Civil Response: Noted, thank you. Comment Number: 5 10/03/2023: SUBMITTAL: As part of your resubmittal, you will respond to the comments provided in this 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]. Civil Response: Noted, thank you. Comment Number: 6 10/03/2023: 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 3 PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. Civil Response: Noted, thank you. Comment Number: 7 10/03/2023: SUBMITTAL: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html Civil Response: Noted, thank you. Comment Number: 8 10/03/2023: FEES: 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. Civil Response: Great, thank you. Comment Number: 9 10/03/2023: FEES: Payments can be made by check or credit card. 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 west side of the building. Please mark it to my attention and reference the project it is associated with. If paying by credit card, I can process the payment over the phone with you. 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. Civil Response: Noted, thank you. The client is planning to pay over the phone, so please let us know when that is available to be processed. Comment Number: 10 10/03/2023: SUBMITTAL: 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. 4 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. Civil Response: Noted, thank you. Comment Number: 11 10/03/2023: NOTICE: 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. Civil Response: Noted, thank you. The team has coordinated with City Staff and the neighborhood meeting was held on 05/12/2025. Comment Number: 12 10/03/2023: INFORMATION: 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. 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. 5 Department: Planning Services Contact: Kai Kleer kkleer@fcgov.com 970-416-4284 Topic: General Comment Number: 1 10/02/2023: Based on the narrative, it sounds like elements related to and architecture and style have not been fully developed. An important consideration of the architectural concept will be the I-25 Corridor Activity Center Design Standards. Standards envision the use of high quality materials, pitched roofs for buildings less than 25,000 square feet and for those greater than 25,000, combination of two of the following features: three dimensional parapet walls, overhanging eaves (3 ft min), towers, peaked roof forms, mansards to enhance the appearance of large buildings. Please see section 3.5.3 (E) and 3.9.5 for guidance and minimums. Architecture Response: The building incorporates many design elements from the I-25 corridor standards. Some of the design elements includes pitched roofs with overhanging eaves, horizontal break in materials, building recesses, private and common outdoor patios, and display windows at the retail space. The building materials include a stone base, and exterior colors are neutral ‘earth’ tones with low reflectivity. Comment Number: 2 10/02/2023: Avoid a single dominant building mass. The project will be required to demonstrate substantial variation in massing that includes change in height and projecting and recessed elements. Ensure that the ground-plane utilizes windows, awnings, masonry patterns, landscaping and low walls to create human scale. Comment Number: 3 Architecture Response: Building massing is differentiated through materiality and variation along the façade to break up large monolithic planes. All ground floor entrances are covered to enhance wayfinding. Masonry is used at grade and helps to break down the building massing a long with other horizontal material breaks. Exterior patios provide recesses in the length of the façade helping reduce building mass and provide private outdoor space. 10/02/2023: For the perimeter of the parking lot at least seventy-five (75) percent of the all parking areas shall be screened from nearby streets, public rights -of-way, public open space with either berming with landscaping, hedge row, or decorative fence (this would ideally match / utilize the materials of the building) in combination with landscaping. There are more specific metrics of this standard that can be found under 3.9.4(A) - Parking Lot Perimeter Standards. Comment Number: 4 Landscape Response: The parking lot screening is provided by evergreen hedge rows. Shrubs will be located at a later submittal after PDP has been approved. See code table for compliance. 10/02/2023: Please consider how the overall pedestrian walkway system will connect and/or align with other developments in the area. Things to address/consider: Creating a separated walkway space through the parking lot that leads to the building. Aligning with anticipated walkways of adjacent developments and possible street crossings 6 Providing walkways on both sides of the primary driveway entrance into the site and ensuring they connect logically to entrances of the building. Civil Response: Noted, the plans include several sidewalk connections to the public sidewalk along Prospect Ridge Drive and Carraige Parkway. Additionally, there is sidewalk within the parking lot that provides access from the parking lot to the building. Comment Number: 5 10/02/2023: Multi-family parking standards may be reduced with the pending land use code changes which is scheduled for City Council this month. The standards would change from 1.5 to 1.0 for one bedroom and studio units and 1.75 to 1.5 for 2-bedroom units. Civil Response: Per the updated LUC, there is no longer a minimum parking requirement for multi-family uses. The current plan proposes 129 parking spaces for 97 units. Note that sufficient parking is provided for the required parking of ~9,352 SF of retail uses. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 1 10/03/2023: If the emergency access onto Carriage Parkway requires street cuts, the pavement impact fees will be tripled for damage to a recently constructed street. If the street cuts are made while Carriage Parkway is still in a warranty period, the City may require Carriage Parkway to be fully repaved rather than patched. Civil Response: Noted, thank you. Comment Number: 2 10/03/2023: Sight distance easements may be needed for visibility from the driveways onto Prospect Ridge Drive. Civil Response: Cars leaving the site will be stopped within the public ROW and therefore not sight distance easements will be needed to be dedicated within the Project. Additionally, no Comment Number: 3 10/03/2023: This project will need to comply with the Rudolph Farms development agreement, which is currently being drafted. Civil Response: Noted, thank you. Comment Number: 4 10/03/2023: Per the Binding Agreement Pertaining to Development of Interstate Highway 25 and Prospect Road Interchange, reimbursements must be paid to the City of Fort Collins. There may be a need to enter into additional agreements related to this development. Please contact me with any questions about existing or future agreements. Civil Response: Noted, thank you. Please let us know once additional information is available. Comment Number: 5 10/03/2023: This property is within the Rudolph Farms Metro District and may be subject to the Metro District's Service Plan. Civil Response: Noted, thank you. Comment Number: 6 10/03/2023: 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 7 site-specific comments above or my informational comments below, please contact me at sbuckingham@fcgov.com or 970-416-4344. Civil Response: Noted, thank you Sophie! Comment Number: 7 10/03/2023: 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. Civil Response: Noted, thank you. Comment Number: 8 10/03/2023: 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. Civil Response: Noted, thank you. Comment Number: 9 10/03/2023: 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. Civil Response: Noted, thank you. Comment Number: 10 10/03/2023: 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 Civil Response: Noted, thank you. The public improvement incorporate LCUASS standards. Comment Number: 11 10/03/2023: 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 for dedication by separate document, can be found at: http://www.fcgov.com/engineering/devrev.php Civil Response: Noted, thank you. 9’ utility easements are recorded as a part of the Rudolph Farms Development. These easements were dedicated as a part of the recorded Plat. Comment Number: 12 10/03/2023: INFORMATION: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Civil Response: Noted, thank you. Comment Number: 13 10/03/2023: INFORMATION: A Development Construction Permit (DCP) may need to be obtained prior to 8 starting any work on the site. Civil Response: Noted, thank you. Comment Number: 14 10/03/2023: INFORMATION: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Civil Response: Noted, thank you. The proposed parking design follows LCUASS parking setbacks per Figure 19-6. Comment Number: 15 10/03/2023: 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. Civil Response: Noted, thank you. Comment Number: 16 10/03/2023: INFORMATION: The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. Civil Response: Noted, thank you. The drainage will be routed via storm infrastructure and swale to the stormwater facility (proposed as a part of Rudolph Farms Development) that is located to the south of Lot 1. A drainage compliance letter was provided as a part of this submittal provides additional information on the proposed drainage. Comment Number: 17 10/03/2023: INFORMATION: Doors are not allowed to open out into the right-of-way. Any bike parking that is required for the project cannot be placed within the right-of-way, and if it is placed just behind the right-of-way, it needs to be placed so that when bikes are parked, they do not extend into the right-of-way. Civil Response: Noted, thank you. Comment Number: 18 10/03/2023: INFORMATION: In regard to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Civil Response: Noted, thank you. Department: Traffic Operation 9 Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 09/30/2023: PRE-SUBMITTAL: A Transportation Impact Study will be required to determine if this project conforms with the overall development plan for Rudolph Farms. Please have your Traffic Engineer contact me to scope the study. Civil Response: The Project team has been working with City Staff regarding the Rudolph Farms Infrastructure Project. The traffic compliance letter is provided as a part of the submittal . Comment Number: 2 09/30/2023: This project is dependent on the finalization of the Rudolph Farms Infrastructure Project and may be held up until that project is recorded and built. This will require further coordination. Civil Response: Acknowledged, thank you. The Project team has been working with City Staff regarding the Rudolph Farms Infrastructure Project. Comment Number: 3 09/30/2023: We will need to review the access points to this project to see how they align with potential projects across Prospect Ridge to insure these don't create conflicts or potential safety issues. Sight distance triangles will also need to be provided for these access points and may require limiting or spacing trees out in this area to insure visibility. Civil Response: Noted, thank you. The background for the adjacent lot (Lot 1) is shown as aligned with Lot 1 accesses – please see PDP and Utility plansheets. Comment Number: 4 09/30/2023: The design of the Emergency Access onto Carriage will need further coordination with our Engineering staff and Poudre Fire Authority. We would also recommend a dedicated parking spot or pull out be placed so that regular vehicles can turn around at the end of this parking lot. Civil Response: Emergency Access is provided east of the parking lot to connect to Carriage Parkway. The parking lot layout provides adequate space for vehicles movements within the lot via “hammerheads” at the end of stalls. Department: Stormwater Engineering Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 1 10/02/2023: Rudolph Farm Development (site specific comment): This site will be a part of the Rudolph Farm development which is currently proposed to meet some of the Stormwater requirements for this lot/development site including water quality (WQ), low impact development (LID), and detention. The required drainage report and construction plans for this development will need to show compliance with the assumptions made in the final development plans including drainage report for Rudolph Farm; or alternatively, this development will need to show how these requirements are being met independent of the overall development. 10 Per the current version of the Rudolph Farm drainage report, runoff from this lot (4) and associated drainage basins (4A, 4B) is planned to outfall to Street A ROW. The following comments are representative of the standard requirements including those requirements anticipated to be met by the Rudolph Farm development. Please note there are still steps to complete prior to moving forward with this development including gaining final approval of the Rudolph Farm development. Please contact me with any questions. Civil Response: Noted, thank you. Comment Number: 2 10/02/2023: Master plan and criteria compliance (site specific comment): The design of this site must conform to 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 also part of the concurrent Rudolph Farm development and must conform to the drainage design of the final development plans for the area, which are not yet approved. Civil Response: Noted, the design conforms to the criteria in the FCSCM and the approved Rudolph Farm Master Drainage Report. Comment Number: 3 10/02/2023: 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. Civil Response: Noted, thank you. A drainage compliance letter and construction plans are provided as a part of the PDP project submittal. Comment Number: 4 10/02/2023: Stormwater outfall (site specific comment): The stormwater outfall options for this site will be established by the Rudolph Farm development. Civil Response: Noted, thank you. The proposed stormwater outfalls align with the Rudolph Farms Master Drainage Report. Comment Number: 5 10/02/2023: 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). Civil Response: Noted, thank you. The design conforms to the Master Drainage Plan which provides detention for this site. Comment Number: 6 10/02/2023: 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 11 treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations/stormwater-criteria Civil Response: Noted, thank you. LID is provided by the Rudolph Farms development per the Master Drainage Report. Comment Number: 7 10/02/2023: 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. Civil Response: Acknowledged, thank you. Impervious areas are documented in the Drainage Compliance Letter. Comment Number: 8 10/02/2023: 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. Civil Response: Noted, thank you. Detention is provided by the Rudolph Farms development per the Master Drainage Report. Comment Number: 9 10/02/2023: 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-im pact-development 12 Civil Response: Acknowledged, thank you Comment Number: 10 10/02/2023: Fees (standard comment): The 2023 city wide Stormwater development fee (PIF) is $11,019/acre ($0.2530/ 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-investmen t-development-fees 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 Civil Response: Noted, thank you. Comment Number: 11 10/02/2023: Offsite Stormwater Flows (standard comment): The development will need to accept and pass any existing offsite flows. Civil Response: Acknowledged, thank you. Department: Water-Wastewater Engineering Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 1 10/02/2023: Other service district (site specific comment): This project site is located within the East Larimer County (ELCO) Water District and the Boxelder Sanitation District for water and sewer service. Please contact them at (970) 493-2044 (ELCO) and (970) 498-0604 (Boxelder) for development requirements. Civil Response: Acknowledged, thank you. Comment Number: 2 10/02/2023: Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Landscape Response: Thank you for the comment. All plant material complies with water conservation standards. Shrub specification and irrigation are not provided at this level of submittal. They will be provided at a later date after PDP approval. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 09/19/2023: 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 13 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 may trigger erosion control requirements. Civil Response: Acknowledged, thank you. Department: Light And Power Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306 Topic: General Comment Number: 1 10/03/2023: We do not currently have power within this area of Rudolph Farms, but it is proposed with the Overall Infrastructure Plan. Please coordinate timing with the Overall Infrastructure Plan to ensure power is in the area at time of development. Civil Response: Rudolph Farms Infrastructure Plans have been approved in January of 2025 and will be in place by time of this development. Comment Number: 2 10/03/2023: Depending on timing of the Overall Infrastructure Plan, if any electric facilities installed with that development needs to be relocated as part of this project, it will be at the expense of the developer and will need to be relocated within Public Right-of-Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. Civil Response: Acknowledged, thank you. Comment Number: 3 10/03/2023: Any existing and/or 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. Civil Response: Acknowledged, thank you. Electric facilities are to be included within the 9’ utility easement along Prospect Ridge Drive. Comment Number: 4 10/03/2023: Transformer location will need to be coordinated with Light & Power and needs to be shown on the Utility Plans. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft 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. Civil Response: The transformer is shown within the 9’ utility easement located near the center of the Site. The location provides adequate clearances. Comment Number: 5 10/03/2023: During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. 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. Please show all electrical routing on the Utility Plans. Civil Response: Acknowledged, thank you. The transformer and electric utilities meet the utility separation requirements. 14 Comment Number: 6 10/03/2023: Streetlights are proposed with the Overall Infrastructure Plan, but if those are not installed at the time of this development, streetlights will need to be installed along Clydesdale Parkway. 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. Please coordinate the light placement with Light & Power. A link to the City of Fort Collins Street Lighting requirements can be found below: https://www.larimer.org/sites/default/files/ch15_2007.pdf Civil Response: All street lighting has been proposed as a part of the approved Overall Infrastructure Plans will be installed as a part of the infrastructure construction. Comment Number: 7 10/03/2023: The service to the buildings will be considered a commercial service; therefore, the applicant is responsible for installing the secondary service from the transformer to the meter and will be owned and maintained by the owner. Civil Response: Acknowledged, thank you. Comment Number: 8 10/03/2023: 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 Civil Response: Acknowledged, thank you. Comment Number: 9 10/03/2023: 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?159767 7310 Civil Response: Acknowledged, thank you. Comment Number: 10 10/03/2023: 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-forms-guidelines-regulations Civil Response: Acknowledged, thank you. This information will be provided as a part of the FDP application. Comment Number: 11 10/03/2023: All utility easement and crossing permits (railroad, ditch, floodplain, etc.) needed for the development will need to be obtained by the developer. Civil Response: Acknowledged, thank you. 15 Comment Number: 12 10/03/2023: For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go-renewable Civil Response: Acknowledged, thank you. Comment Number: 13 10/03/2023: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. Civil Response: Acknowledged, thank you. These will be provided once the plans have been approved. Comment Number: 14 10/03/2023: 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-investment-development-fees Civil Response: Acknowledged, thank you. Comment Number: 15 10/03/2023: 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. Civil Response: Acknowledged, thank you. Comment Number: 16 10/03/2023: 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. Civil Response: Acknowledged, thank you. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 10/02/2023: 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. Civil Response: Acknowledged, thank you. The fire access is provided to the north and south of the proposed building. The layout provides adequate spacing for the fire requirements. Comment Number: 2 10/02/2023: 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 16 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. Civil Response: Acknowledged, thank you. The fire access is provided to the north and south of the proposed building. The layout provides adequate spacing for the fire requirements. Note that an emergency access is provided to the east of the project for fire access. Comment Number: 3 10/02/2023: 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. Civil Response: Acknowledged, thank you. Comment Number: 4 10/02/2023: 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, all-weather driving surface capable of supporting 40 tons. 17 -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end fire access roads used for aerial access shall be 30 feet in width -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. -Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. -Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. -Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Civil Response: Acknowledged, thank you. Easements are to be provided by separate document. Additional fire lane signage/striping are to be provided as a part of final plans. Comment Number: 5 10/02/2023: 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. 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. Architecture Response: Acknowledged, the building’s street address will be readily visible from the street. A monument sign is not being proposed at this time. Comment Number: 6 10/02/2023: 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 Architecture Response: Acknowledged, the building will comply with the governing Fire Codes and compliance will be demonstrated with the building permit. Comment Number: 7 10/02/2023: AUTOMATIC FIRE SPRINKLER SYSTEM- MIXED USE BUILDING An automatic fire sprinkler system shall be provide in mixed use buildings that contain a fire area that exceeds 5,000 square feet. Architecture Response: Acknowledged, the building will comply with the governing Fire Codes and compliance will be demonstrated with the building permit. Comment Number: 8 10/02/2023: FIRE DEPARTMENT HOSE CONNECTION 18 - IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC will be reviewed at construction and the sprinkler system permit. An underground fire line permit is required by the Poudre Fire Authority. As per Colorado state law (8 CRR 1507-11), individuals or companies installing underground supply lines from public water supplies to fire sprinkler system risers, standpipes, and other fire protection systems must be registered with the State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit applications should include a current business name and registration number. As per DFPC records, currently registered individuals and companies can be found here: https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Registrations.pdf Additional information regarding requirements of Colorado state law can be found here: https://dfpc.colorado.gov/fire-suppression-system-contractors Civil Response: Acknowledged, thank you. Comment Number: 9 10/02/2023: 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. Architecture Response: Acknowledged, the building will comply with the governing Fire Code(s) and compliance will be demonstrated with the building permit. Please inform design team if Knox Box location needs to be shown on planning documents. Comment Number: 10 10/02/2023: WATER SUPPLY 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/ multifamily 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). Civil Response: Acknowledged, thank you. Comment Number: 11 19 10/03/2023: 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 Civil Response: Acknowledged, thank you. Comment Number: 12 10/03/2023: 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-permit s/new-building-plan-review-application. Civil Response: Acknowledged, thank you. Comment Number: 13 10/03/2023: 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 Civil Response: Acknowledged, thank you. Comment Number: 14 10/04/2023: SECURITY GATES - IFC 503.6: The installation of security gates across a fire apparatus access road shall be approved by the fire code official. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times - IFC D103.6: Gates securing fire apparatus access roads shall comply with all of the following criteria: 1. The minimum gate width for vehicle access shall be 20 feet. 2. Gates shall be of the swinging or sliding type. 3. Construction of gates shall be of materials that allow manual operation by one person. 4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. Gates must have a Knox Gate Key Switch that fits the Knox Key system for Poudre Fire Authority. 6. Gate design and locking device specifications shall be submitted for approval by the fire code official prior to installation. 7. Electric gate operators, where provided, shall be listed in accordance with UL 325 and have a means of emergency, manual operation during power loss. 20 8. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200. Civil Response: Acknowledged, thank you. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 1 09/19/2023:The relationship between this project and the Rudolph Farms Infrastructure project will have to be clarified in terms of which project is responsible for restoration activities within the recognized NHBZs and the associated security deposit. Civil Response: Acknowledged, thank you. Comment Number: 2 09/19/2023: 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, to include the utility and landscape plans. Also, this project will need to conform to the final version of the Infrastructure project. Civil Response: Acknowledged, thank you. Comment Number: 3 09/19/2023: 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)." Please include all necessary information, including photometric plans, to demonstrate compliance. Civil Response: Acknowledged, thank you. Please see attached photometric plans for more information. Comment Number: 4 09/19/2023: Please submit a site photometric plan and luminaire schedule. All lighting shall have a nominal correlated color temperature (CCT) of no greater than three thousand (3,000) degrees Kelvin [see LUC 3.2.4(D)(11)] and light sources shall be fully shielded and down-directional to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property. Please also consider fixtures with motion-sensing or dimming capabilities so that light levels can be adjusted as needed. Regarding outdoor lighting, cooler color temperatures are harsher at night and cause more disruption to biological rhythms for humans and wildlife. The American Medical Association (AMA) and International Dark-Sky Association (IDA) both recommend using lighting that has a CCT of no more than 3000K to limit the amount of blue light in the night environment. Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Civil Response: Acknowledged, thank you. Please see attached photometric plans for more information. Comment Number: 5 09/19/2023: 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 21 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. Landscape Response: The tree specifications have been determined by using the Fort Collins Vegetation Database. Native species are provided adjacent to the NHBZ. All ground cover is low to very -low water use. Shrubs are not specified at this time and will be determined at a l ater date after PDP approval. Shrubs will be specified for low or very-low water use as appropriate. Comment Number: 6 09/19/2023: Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. Landscape Response: Turf and native seed has been specified. Blends and species match the turf and seed mixes specified in the Rudolph Farms Infrastructure Plan. Comment Number: 7 09/19/2023: Please ensure landscaping is on the City of Fort Collins Recommended Plant List database: https://www.fcgov.com/vegetation/ Landscape Response: : All landscape is on the City of Fort Collins Recommended Plant List Database. Comment Number: 8 09/19/2023: 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 Civil Response: Acknowledged, thank you. Comment Number: 9 09/19/2023: If this project is responsible for establishing a NHBZ, language regarding the protection and enhancement of the Natural Habitat Buffer Zone will be included in the Development Agreement for this project. A security will need to be provided prior to the issuance of a Development Construction Permit that accounts for the installation and establishment of the Natural Habitat Buffer Zone. Prior to the FDP approval please provide an estimate of the landscaping costs for the Natural Habitat Buffer Zone, including materials, labor, monitoring for a minimum of three years, weed mitigation and irrigation. We will then use the approved estimate to collect a security (bond or escrow) at 125% of the total amount prior to the issuance of a Development Construction Permit. 22 Civil Response: Acknowledged, thank you. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 1 10/02/2023: Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity, and method of transplant). 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 Landscape Response: No trees will be removed as a result of this plan. All existing trees from the Rudolph Farm Infrastructure Plan are shown on the landscape plan. General Landscape Notes, Street Tree Notes, and other applicable COFC landscape notes are shown on the landscape plan. All trees comply with required tree sizes. Comment Number: 2 10/02/2023: 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’ 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 40’ between canopy shade trees and streetlights 15’ between ornamental trees and streetlights Landscape Response: All utilities are shown on the plans. Trees are located with the proper tree/utility separation requirements. Comment Number: 3 10/02/2023: According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. Landscape Response: Canopy trees are at least 50% of all tree plantings. See code table for compliance. 23 Comment Number: 4 10/02/2023: If the project is responsible for frontage improvements along the Frontage rd. or Prospect rd., please incorporate new street trees within the right of way. Landscape Response: Street trees have been proposed along Prospect Ridge Drive and Carriage Parkway as a part of this submittal. See code table for compliance. Department: Building Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 10/02/2023: Commercial 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 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: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: · Commercial occupancies must provide 10ft to 30ft of fire separation (setback) from property lines and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · City of Fort Collins adopted International Fire Code (IFC) and amendments to the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements). · Buildings using electric heat, must use heat pump equipment. · A City licensed commercial general contractor is required to construct any new commercial structure. · Plans must be signed and stamped by a Colorado licensed architect or engineer and must be included in the permit application. · Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604. · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting for any new 24 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. Architecture Response: Acknowledged, the design team will coordinate a pre-submittal meeting with Building Services. Comment Number: 2 10/02/2023: 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, see local amendment. Section 3604 · This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. · R-2 occupancies must provide 10ft to 30ft of fire separation distance (setback) from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · All multi-famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. · If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. · A City licensed commercial general contractor is required to construct any new multi-family structure. · Energy code requires short hot water supply lines by showing plumbing compactness. · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. 25 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 your Development Review Coordinator to schedule a pre-submittal meeting. Stock Plans: When the exact same residential building will be built more then once with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Architecture Response: Acknowledged, the design team will coordinate master permitting during the pre - submittal meeting with Building Services. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 1 10/02/2023: 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. Civil Response: Noted, thank you. The Benchmark information is provided on the cover sheet and general notes of the Utility Plans planset. Comment Number: 2 10/02/2023: If submitting a replat 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. Civil Response: No replat is proposed as a part of this Project. Comment Number: 3 10/02/2023: 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. Civil Response: No subdivision plat is proposed as a part of this Project. Comment Number: 4 10/02/2023: 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. Civil Response: No subdivision plat is proposed as a part of this Project. 26 Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 09/26/2023: No comments from Park Planning or Parks, thank you. Civil Response: Noted, thank you. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources on the site and the nature of the project does not impact any historic resources that may lie on the development site or within 200 feet of the site. Civil Response: Noted, thank you.