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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 05/13/2025 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview June 13, 2025 Spencer Long Realty Capital Residential 909 Lake Carolyn Parkway, Suite 150 Irving, TX 75039 RE: The Linden, BDR250011, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of The Linden. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Seth Goldstein viia email at sgoldstein@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Seth Goldstein sgoldstein@fcgov.com Topic: General Comment Number: 1 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! Ripley: Thank you, Seth. Comment Number: 2 SUBMITTAL: As part of your submittal, a response to the comments provided in this letter and a response to plan markups is required. The final letter is provided to you in Microsoft Word format. Please use this letter to insert responses to each comment for your submittal, using a different font color. Please use the markups to insert responses to each comment on plans. Please do not flatten markup responses. Provide a detailed response for any comment asking a question or requiring an action. Any comment requesting a response or requiring action by you with a response of noted, acknowledged etc. will be considered not addressed. You 2 will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Ripley: Noted. Thanks. Comment Number: 3 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?1703783275 File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 1_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. Ripley: Understood, files will be submitted with the correct naming standards. Comment Number: 4 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-AutoCAD.html Ripley: Noted. Comment Number: 5 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. Ripley: Noted. Comment Number: 6 INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Ripley: Acknowledged. Comment Number: 7 INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Ripley: Understood. Comment Number: 8 3 NOT applicable to FDP only projects (YES to combo projects) 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. Ripley: Noted. Comment Number: 9 FOR APPROVAL: The Director shall issue a written decision to approve, approve with conditions, or deny the development application based on compliance with the standards referenced in Step 8 of the Common Development Review Procedures (Section 6.3.8). The written decision shall be mailed to the applicant, to any person who provided comments during the comment period and to the abutting property owners and shall also be posted on the City's website at Fcgov.com/developmentreview/proposals Ripley: Noted. Comment Number: 10 FOR APPROVAL: Once the decision has been finalized by the Director, there is a two -week appeal period from the date of the signed decision. The project is not able to be recorded until it is confirmed there are no appeals. Ripley: Noted. Thank you. Comment Number: 11 FOR APPROVAL: All "For Final Approval / For Approval" comments need to be addressed and resolved prior to moving forward with the final documents and recording of this project. I will provide a recording checklist and process information when we are closer to this step. Ripley: Understood, thanks. Department: Planning Services Contact: Kai Kleer kkleer@fcgov.com 970-416-4284 Topic: General Comment Number: 1 06/10/2025: Two major circulation concepts need to be further explored by the applicant team which include provide a mid-block connection passage or internal walkway within the former Chestnut ROW and railroad right-of-way. These connections would also require these areas to be enhanced by plazas, courtyards, or outdoor areas per River District Design Guidelines and Land Use Code. The former Chestnut ROW also features a rather large stormwater line, it seems like a fairly substantial amount of work to be able to relocate this facility. What considerations have been given to maintain the current utility alignment and potentially create a walkway connection over top of it that either punches 4 through the building with a paseo or divides the buildings at a different location? Another consideration also mentioned in previous comments is the circulation concept overtop the existing railroad ROW. Staff believes that this will be an incredibly difficult ROW to vacate because of how challenging it can be to get a response from the railway companies and how reluctant they are to work with developers. What conversations have you had about this area? Ripley: The applicant team has explored the various options for a midblock connection passage within the former Chestnut ROW, and considering the site constraints, we have come up with a paseo design that is a highly visible space between the two buil dings. The design includes trees, Tivoli lights, varying concrete colors to delineate multimodal pedestrian friendly pass through, a s well as a continued path to the south that serves as a connection to a future rail spur pedestrian way. Although the alignment of the view corridor is shifted slightly, we believe this design and location meets the intent, and enhances the project and the surround ing area. In terms of the future rail spur circulation, we have come up with a concept interim design showing that The Linden does not hinder the ability to add a connection in the future. The ultimate walkway connection could eventually connect to Lincoln to serve a s a nod to the historic railway. Comment Number: 2 06/10/2025: The existing chain link- fence along the southern property boundary does not meet River District Design Guidelines and Land Use Code requirements for fences to enhance site character. Replace with a decorative metal fence incorporating brick or native stone piers, ensuring material compatibility and landscape integration. Ripley: The chain link fence is owned by Mawson Lumber and they are not willing to remove it at this time . As an alternative to removing the fence, we have proposed dense landscaping to reduce the visibility of the fence. Comment Number: 3 06/10/2025: As part of the reduced setback modification please extend planters in front of walk-up patios to better separate public and private spaces and add raised planter beds with seat walls between patio units. Ripley: Planting areas have been added between the walkup patios on Willow, as well as extended railings by the units to separate the public and private spaces. Comment Number: 4 06/10/2025: To demonstrate compliance with River Subdistrict Outdoor Spaces and Amenities standard, please page/exhibit identifying on -site outdoor space such as courtyards, plaza, patio, or other pedestrian oriented outdoor space. Outdoor spaces shall be visible from the street and physically connected with any outdoor spaces on adjacent properties. Ripley: Code section 2.4.1 E(5)(III)(ii) requires an “on-site outdoor space such as courtyard, plaza patio...” A patio/ courtyard has been provided on the south side of the building along Linden and a walkway to the parking lot. Comment Number: 5 06/10/2025: Regarding fixed bike- parking strategy, the area selected on the site is largely isolated from the overall development and remains non -compliant with City-Standards. Place racks in accessible and convenient locations (e.g., sidewalk amenity zones, building insets, or enclosed parking areas accessible from the street. Please refer to the Fort Collins 2014 Bicycle Plan and 2023 Active Modes Plan for additional guidance. If fixed parking remains, ensure it is in a secure structure with direct walkway connections to main entrances. Provide an exhibit demonstrating where enclosed racks will be located. 5 Ripley: Fixed bike parking spaces for the project are provided on the east side of the buildings and along Linden St. We have added a crossing through the parking lot that provides direct and convenient access to the sidewalk and entrance to the building. Depending on Engineering’s ultimate design of Willow Street, there may be additional bike parking along Willow in the future to accommodate additional bikes. Davids: Exhibit provided in Round 2 response, indicating 144 interior bike racks split evenly between both buildings. Dero Ultra Space Saver Squared noted as Basis-of-Design, with corresponding manufacturer’s layout requirements. Comment Number: 6 06/10/2025: Fix inconsistent on street- stall dimensions near the intersection of Willow and Linden. Continue to work with engineering, dda, and planning on the appropriate cross-section. Ripley: Noted, the stalls are now shown as parallel for an interim condition. Comment Number: 7 06/10/2025: Another rather constrained area of the site is located along the rear walkway adjacent to utility meters, please further detail the dimensions of the meters and how they will encroach on the walkway to see if it provides a functional walkway system. Ripley: The building has been adjusted on the ground floor to accommodate an increased walkway width by the meters. The sidewalk has been increased to 6’-6” to ensure accessibility and functionality. Comment Number: 8 06/10/2025: Regarding primary entrances, the building design fails to demonstrate a primary entrance facing the storefront street type and that is recognizable and distinguishable from secondary entrances. Consider swapping south and north corner designs. A chamfered edge design may be appropriate to better respond to the building being located at a street corner. Davis: The recessed primary entrance at the corner of Willow and Linden aligns with the recessed strategy employed in Article 2 III Buildings, subsection iii., of the Land Use Code. Chamfer provided at corner to increase visibility with a modern response to material and form. Comment Number: 9 06/10/2025: Much of the River Subdistrict Standards and accompanying Guidelines focus on requiring architecture that is varied, interesting, is scaled to pedestrians, and respects the history and design vision of the River Subdistrict. There are currently three areas of concern, the two ends of the building that face the main drive into the site and the building edge that faces east. For the eastern most portion of the second building, enhance the architecture to address the lack of details. For the portions of the building facing the internal drive consider wrapping enhanced architectural features (such as the continuation of the brick facade) around both building corners, continuing halfway down the facade before articulating to stucco. Consider the use of awning or canopies per River District Design Guidelines (p. 63) and Downtown Land Use Code Standards. Davis: Primary focus has been provided to articulate variable mass along Linden and Willow Street. The noted frontages are considered interior to the site, however, design will work to step-down the massing with an acceptable strategy. 6 Comment Number: 10 06/10/2025: Provide an exhibit calculating ground floor- transparency for Willow and Linden frontages to verify compliance with 40% or 60% transparency requirements. Davis: Exhibit provided in Round 2 response. Currently, Linden is falling 4% short of the 60% goal, however, as the ground f loor incorporates taller windows beyond the Zone of Transparency, we look forward to discussing options. 40% achieved along Willo w Street. Comment Number: 11 06/10/2025: The building portion facing the internal drive, visible from the street, lacks pedestrian scale. Consider adding an awning or canopy per River District Design Guidelines (p. 63) and Downtown Land Use Code Standards. Davis: Understood, and as indicated in Comment Response 9, look forward to creating an acceptable strategy to help step down the mass at this location. Comment Number: 12 To demonstrate compliance with Figure 18.6 -Building Mass Reduction and Articulation, please provide an exhibit that calculates the upper story stepback along both Linden and Willow. Davis: Exhibit provided in Round 2 response. Comment Number: 13 06/10/2025: Regarding the steel clad building module at the corner of Linden and Willow, mass and scale standards require the architecture to step down to three stories or less in areas abutting streets. This standard should be considered in conjunction with primary entrance requirements/revisions that are necessary to be met. Davis: Per Article 2 III Buildings, subsection ii., the noted mass is a three story form but is elevated to allow for subsect ion iii primary entrance requirement for a "sheltering element", which is the building form. Elevating the form likewise, provides hierarchy to the corner proportionate to the stepping occurring on both Linden and Willow. Comment Number: 14 06/10/2025: Revise the upper story glass system to feature a rectangular pattern of punched windows with a solid-to-void ratio typical of traditional industrial design per Section 6.9. Davis: Understood. Arch has separate windows to maintain solid to void ratio in Round 2 revisions. Comment Number: 15 06/10/2025: Add a three dimensional- cornice treatment to all areas of the building that are visible from the adjoining street system. Davis: Three-dimensional cornice treatments provided in masonry forms and will be provided at all locations where a non-usable terrace is employed per R-D-R Design Guidelines 6.10. Per River Subdistrict Design standards regarding roof forms (2 -52), three dimensional cornices are employed in masonry treatments, and are not requi red otherwise, as they “may” be permitted, thus the R- D-R Design guidelines will be held as the most stringent. Steel Channels employed as embedded channels at noted locations. Comment Number: 16 06/10/2025: To demonstrate compliance with ground floor - transparency standards, please provide an exhibit calculating ground floor - transparency for Willow and Linden frontages to verify that they meet the 40% or 60% 7 transparency requirements. Davis: Noted – repeat of Comment #10. Comment Number: 17 06/10/2025: Lap siding is largely inconsistent with the design vision established by the River District Redevelopment Plan. Please consider replacing the lap siding with corrugated metal or material more consistent with the ag-industrial character of the River District. Davis: Understood, lap siding removed in Round 2 response. Comment Number: 18 06/10/2025: Ensure brick material overlapping stucco stands off authentically, not merely applied, and extend the cornice treatment for the east facing elevation of Building 1. Please also check that masonry wraps around the corners of wall to not appear as an applied surface treatment. Davis: Currently provided. Comment Number: 17 06/10/2025: Use stucco treatment on the trash enclosure’s concrete block wall to complement the building’s materiality and district standards. Davis: Noted in Round 2 response. Comment Number: 18 06/10/2025: The overuse of white as the main body color is problematic due to high reflectivity. Explore muted gray tones like Sherwin Williams "Stamped Concrete" to align with the ag-industrial character of weathered steel and concrete. Davis: Use of white stucco is contextual to Landmark Godinex building @ 404 Linden Street. Comment Number: 19 06/10/2025: It appears that the building features almost entirely out -swing doors. If this is the case, it make patios virtually unusable and walkways further constrained and potentially unusable. Please verify accuracy and functionality of doors. Davis: Patio doors may swing out if preferred. All other doors will be required to swing out to accommodate egress. Comment Number: 20 06/10/2025: Note on the elevation plan that utility meters will be painted to match the adjoining wall. Davis: Noted and will be highlighted in future response. Comment Number: 21 06/10/2025: Pursuant to 5.9.1(L)(4), a 2-foot reduction in stall length (from 19 to 17 feet) requires a corresponding 2-foot addition to the 5-foot landscape setback, totaling 7 feet. If this standard cannot be reasonably met after exploring alternatives that include a key pedestrian circulation concept as envisioned by the River Downtown Redevelopment Zone District Design Guidelines (p.29), a modification of standard will be required. Ripley: The 7’ separation is for a median condition. The diagram below shows a 5’ separation where no walk is present. Howev er, those stalls are long term stalls. Per discussions with the planning staff, appropriate shrubs and large ornamental grasses h ave been provided that provide 4’-6’ high screening while allowing a 2’ overhang space. The code allows for a 2’ overhang on all stalls except compact so we could add parking blocks to provide a 16’ parking space and a 6’ setback? 8 Comment Number: 22 Pursuant to Parking Lot Interior Landscaping Standards, the driveway that connects from the street to the parking area, this area must have one (1) canopy shade tree per forty (40) lineal feet of and along each side of such driveway, in landscape areas within five (5) feet of such driveway. This comment overlaps with architectural and site plan comments related to creating a visually interesting space between buildings. Ripley: The driveway connecting Willow Street to the parking area will have a paseo design that includes shade trees on each side of the paseo entry. Comment Number: 23 06/10/2025: Please provide an exhibit that demonstrates that the plan meets the 10% interior landscaping requirement. Further guidance on how to measure interior landscaping is provided under Section 5.9.1. Ripley: A chart has been added to the landscape plans to show how it meets the interior landscaping requirement. See Sheet L2 .05 Comment Number: 24 06/10/2025: Along the southern property boundary, the landscape setback area must include a canopy shade trees at least every 40 feet. Ripley: Trees from the Fort Collins Approved Tree List have been provided at 30 ft intervals along the southern property boun dary Comment Number: 25 The development provides 32 of 160 total units (20%) as deed -restricted affordable housing, meeting the requirements of Division 5.2 of the City of Fort Collins Land Use Code. Affordable units must comply with the following: deed restricted for a minimum of 60 years, with the covenant recorded prior to issuance of a building permit; construction of 32 units shall occur before or on a proportional basis with market rate units, maintaining- a ratio of 1 affordable unit per 4 market rate units if the project is phased-. Realty: Noted. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 PRESUBMITTAL – HISTORIC SURVEY -WAIVED: At conceptual review, the applicant is responsible for working with City staff to determine if any structures on the development site and, when relevant, within 200 feet of the development site, are designated historic resources or are eligible for historic designation [LUC 5.8.1(C)(2)]. Structures subject to this requirement must be at least 50 years old. This process involves ordering historic property surveys if no such documentation has been produced for the property in the last five years. As identified during conceptual review, there are no resources on or near the development site that require historic survey. Ripley: Noted. Thank you. Comment Number: 2 06/05/2025: INFORMATION - CODE REQUIREMENTS FOR WHEN 9 HISTORIC RESOURCES ARE NEAR DEVELOPMENT SITE OR NEAR AN HISTORIC RESOURCE ON THE DEVELOPMENT SITE: If no structures or other features on the development site are historic resources (based on the information provided by the surveyor), Historic Preservation review of your proposed development would be limited to section 5.8.1(F), which provides various standards regarding architectural compatibility with abutting and nearby historic properties within 200 feet. The purpose of the design compatibility standards is not to force derivative architecture, but rather to establish a few points of commonality and create a fundamental harmony between the old and the new. Those requirements are designed to create an appropriate design relationship between new construction and nearby historic resources. They cover building massing and design features and, for larger developments, are applied only to the new construction that is closest to the identified historic structures, i.e. the “historic influence area.” This is illustrated in 5.8.1(C)(2). If an abutting property is a historic resource or there are historic resources on the development site, the design compatibility requirements are typically met relative to that property, even if there are other historic resources within the 200-foot boundary. Davis: Noted Comment Number: 3 06/05/2025: FOR BUILDING PERMIT – PLAN OF PROTECTION: A plan of protection for all nearby historic resources is required to be submitted to Historic Preservation. This plan will need to detail the particular considerations and protective measures that will be employed to prevent short-term and long-term material damage and avoidable impact to identified historic resources within the 200-foot area of adjacency from demolition, new construction, and operational activities, as well as any additional requirements for rehabilitation, long-term stabilization and interpretation of historic resources. A plan of protection will be required, including archaeological monitoring for site work on Building 1. Staff will coordinate with your project manager to ensure you secure a qualified archaeological monitor for the excavation phase (including a request for curatorial agreement from the Museum of Discovery) prior to building permitting. Davis: Noted Comment Number: 4 FOR APPROVAL – HISTORIC PRESERVATION COMMISSION: The applicant is required to seek a recommendation to the decision maker from the HPC for development sites that contain historic resources or have historic resources within 200 feet. The recommendation addresses compliance of the development with Section 5.8.1 of the land use code. Staff has the discretion to waive that requirement and provide staff comments that note that all requirements have been met and the project has only minor or no impact on historic resources. The HPC meets every third Wednesday of the month. This project is already scheduled for HPC conceptual review on June 18, 2025. The HPC has the option of moving forward to a final recommendation to the decision-maker if they feel information is sufficient to do so. Davis: Noted Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com 10 Topic: General Comment Number: 1 06/03/2025: FOR APPROVAL: Please address all redlines on the plans and plat. EPS: Plans and Plat redlines have been addressed. Refer to plans and Plat redline responses for additional clarification. Comment Number: 2 06/03/2025: FOR APPROVAL: You are proposing several landscape boxes/planter beds in the ROW. These will need to be permitted through our ROW inspections group, and will require encroachment permits. Ripley: Understood. Comment Number: 3 06/03/2025: FOR APPROVAL: You are proposing a building over the Railroad Easement Deed that is shown on the plat. Is the railroad company on board with this plan? We will need to see proof that the entity that owns the easement is in agreement with constructing a permanent building over their easement. Your plat does not say that the easement is being vacated, but the utility plans state that vacation of the easement is planned. Please address this and be sure you are consistent. EPS: The easements no longer exist and were “Quit Claim” back to the owner. This was shown for your information but have been removed on this submittal. Comment Number: 4 06/03/2025: FOR APPROVAL: More design information for the ultimate condition of Willow Street is needed. Willow Street is classified as a minor collector on the City's Master Street plan. It appears that you are proposing a road that is only approximately 16 feet wide, with bike lanes only on one side. Travel lanes and bike lanes will be required in BOTH directions of Willow Street. Travel lanes are 11-ft width minimum, and bike lanes (including the buffers) are 7-ft width minimum. Therefore the minimum street width would be 36-ft width. The pull in parking layout will either need to be revised or removed. EPS: After discussion with City Engineering, Capital Improvements, and the DDA on June 26 th it was discussed that the Linden is only responsible for showing the interim at this time because the ultimate will be designed by another consulting group. Howe ver, the interim design was decided in that meeting to be a 10’ sidewalk, 8’ parallel parking, 2’ buffer, 5’ bike lane, 10’ tra vel lane, 10’ travel lane, 5’ bike lane (south to north). A follow-up meeting with John Gerwel occurred on June 27th to confirm this approach. An interim stripping plan has been provide and the cross section on the cover sheet has been updated. Comment Number: 5 06/04/2025: FOR DEVELOPMENT CONSTRUCTION PERMIT: A DCP will be required to complete the proposed work in the ROW for this project. Once we get closer to plan and plat approval, please submit a DCP application, including a public infrastructure cost estimate. Reality: Noted. Comment Number: 6 06/04/2025: INFORMATION: Your buildings are proposed to be built right up to the property line. Please note that you cannot have parts of the building's footings and foundations extending into the ROW without additional permitting. A permanent encroachment permit would be required if you wanted parts of the F&F to extend outside of the 11 boundaries of the property. The encroachment permit would be required to be issued prior to issuance of the DCP. Davis: Noted Comment Number: 7 06/11/2025: FOR DEVELOPMENT AGREEMENT: Thank you for submitting the DA information form. We will begin drafting the DA once we get the round 2 submittal. In the meantime, please address the minor comments on the DA info form. Realty: Noted; comments addressed. Comment Number: 8 06/11/2025: FOR APPROVAL: You are showing several easements to be dedicated by separate document, but I have not seen any of them submitted with this project. All easements by separate doc must be fully reviewed and approved by the City, and they must be recorded before issuance of a DCP for this project. Please include the full submittal (deed, legal description, exhibit, closure report, application form, and fee) with the next round of review. Please work with Seth Goldstein on submitting the official application and paying fees. EPS: All easements by separate document have been removed and we have reworked our utility layout to accommodate this. However, we still have one easement to vacate per separate document and we are working with Lumen on that. Department: Traffic Operation Contact: Shawn Mellinger smellinger@fcgov.com Topic: General Comment Number: 1 06/03/2025: FOR APPROVAL: The Traffic Impact Study (TIS) was not scoped with the City prior to submittal. I have included the Base Assumptions form. Please fill it out and reach out to set up a scoping meeting. Fox: Cassie Slade with Fox Tuttle has been coordinating the additional scope and analysis with Shawn Mellinger. Data has been collected, and the revised analysis is being completed. Comment Number: 2 06/03/2025: FOR APPROVAL: Multi Modal Level of Service (LOS) was not analyzed sufficiently. We would like to see key surrounding sites' bike and pedestrian LOS analyzed separately along with an overall analysis. I have provided an example from a TIS conducted by Kimley Horn which shows how this should look like. I have also provided Appendix H that contains the requirements to follow. We can alternatively discuss the key sites during the scoping meeting. Fox: Noted; see above. Comment Number: 3 06/09/2025: FOR APPROVAL: The Colorado Department of Transportation CDOT will need to be contacted to coordinate the any requirements for access permits and adjacent frontage improvements since College Avenue (US 287) and Jefferson St are under their jurisdiction. Please contact Tim Bilobran timothy.bilobran@state.co.us and Allyson Young allyson.young@state.co.us to coordinate their requirements with the TIS for new/updated access permits. 12 Fox: Noted; see above. Comment Number: 4 06/09/2025: FOR APPROVAL: The cross section should of Willow St should remain consistent across Linden St. The east bound bike lane on Willow St should be maintained and not removed as currently shown on the plan. The double yellow pavement marking similarly needs to remain. EPS: Cross section has been updated based on conversations with City Engineering, City Capital, and the DDA. A Striping Plan has now been provided to show the interim layout. Comment Number: 5 06/09/2025: FOR APPROVAL: The utility plan does not adequately depict existing and new signage and pavement markings. All removed signage and pavement markings that were removed needs to be replaced. EPS: Refer to new Interim Willow St. Striping Plan. Comment Number: 6 06/09/2025: FOR APPROVAL: Directional ADA ramps need to be implemented on the south corner of Willow St and Linden St EPS: Directional ramps have been added. Comment Number: 7 06/09/2025: Coordinate with Parking Services to determine if the on street parking adjacent to the site will need to be restricted to 2 hour parking and how many ADA spots would be required. Ripley: The City will be coordinating the ultimate design for Willow Street and coordination for 2 -hour parking and ADA parking will need to be coordinated at that time. Comment Number: 8 06/09/2025: FOR APPROVAL: A final signed and stamped TIS will be required for hearing. Fox: Noted. Department: Stormwater Engineering Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Erosion Control Comment Number: 2 06/10/2025: FOR FINAL APPROVAL: Please address the redlines provided on the Utility Plans. EPS: All provided redlines have been addressed. Topic: Fees Comment Number: 1 06/10/2025: INFORMATION: The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Inspections. The Erosion Control Inspection fee is based on; the number of permits, the total site disturbance and the estimated number of years the project will be active. Based on the proposed site construction associated with this project we are assuming 2 permits, 2.72 acres of disturbance, 2 years from demo through build out of construction and an additional 2 years ‘till full vegetative 13 stabilization, which results in an Erosion Control Inspection Fee estimate of $1,755.03 . The Stormwater Quality Inspection Fee is based on the number of LID/WQ Features that are designed for this project. Based on the plans we identified 1 underground treatment system, which results in an estimate of the Stormwater LID/WQ Inspection fee of $415.00 . Please note that as the plans and any subsequent review modifications of the above -mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. The fee swill need to be paid prior to issuance of a building permit for this project. Realty: Noted, thank you. Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 3 06/13/2025: FOR HEARING: The relocated public storm sewer is too close to other infrastructure. Namely, the Stormtech system and the trash enclosure. A separation of 10 feet is needed from these items as well as any other landscaping or improvements not mentioned. EPS: 10’ separation is now provided and Stormtech system was reconfigured. Comment Number: 4 06/13/2025: FOR HEARING: The City is checking to ensure the public storm sewer relocation is acceptable in general and if we are OK with abandoning the existing storm sewer that empties into the Poudre River. I will reach out to you once I have answer. EPS: We are no longer routing to the line in Willow St. Per our coordination meeting we are now routing this flow to Lincoln and have included the box culvert extension along our frontage. We would like to start coordinating reimbursement for this large upsize. Comment Number: 5 06/13/2025: FOR HEARING: The proposed public storm sewer is also too close to the existing tree near Willow Street. Please revise with either relocation of the tree or storm sewer. EPS: This line has been removed since we are routing to Lincoln now. Department: Water-Wastewater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 1 06/13/2025: FOR HEARING: On Sheet 4 of the Utility Plan set, there is an existing sanitary sewer service not shown on the plans. Generally speaking, all unused existing sewer services need to be abandoned at the main. In this case, there appears to a building over the sewer main and the tap location. City Utilities will let you know how to abandon this service if indeed a building is over the tap location. EPS: See new note 6 on Existing Conditions and Demo sheet in the Utility Plans. Comment Number: 2 06/13/2025: FOR HEARING: On Sheet 13 of the utility plan, the water service is too close to the existing tree. Six feet of separation is required. Also, a shrub and planter box are too close to the meter pit. Four feet of separation is required from the edge of the pit to the 14 edge of the planter. Please revise. Ripley: The landscape plan has been adjusted to provide the separation needed. Comment Number: 3 06/13/2025: FOR HEARING: For Building's 1 & 2, 8-inch sanitary sewer services are proposed. For 8 -inch services, a manhole is required at the connection to the main. Please revise. EPS: Manholes have been added Comment Number: 4 06/13/2025: FOR YOUR INFORMATION: For fire services that service more than one building, a covenant agreement is required before approval of the plans. Realty: Noted, thank you. Comment Number: 5 06/13/2025: FOR HEARING: On Sheet 5, Leader "Circle 5" states the water line to remain. Please revise to be removed. EPS: Callout has been revised. Comment Number: 6 06/13/2025: FOR YOUR INFORMATION: Please contact the Utility Fees department, utilityfees@fcgov.com, to obtain the water fee credit associated with the abandonment of the 1.5 inch water service. Realty: Noted, thank you. Department: Light And Power Contact: Rob Irish rirish@fcgov.com 970-224-6167 Topic: General Comment Number: 1 06/10/2025: For Approval: Light & Power has existing primary running adjacent to this site along Willow. This does not appear to be showing on the Existing Conditions and Demo Plan set. Please show this existing line. We may need to break into this line to provide a feed for the new transformer. EPS: The existing line was previously shown as a CTV line this has been revised. We are no longer using this line to tie our primary electric lines into the transformers because we can’t get the needed easements. Therefore, we are now looping from Li ncoln to Linden. See updated Utility Plans. We will continue to coordinate with you. Comment Number: 2 06/10/2025: For Approval: The proposed services on the C-1 Forms do not meet Light & Power's Electric Service Standards. The maximum size service conductor in the 3 - phase transformer is 500kcmil and the maximum number of cables is 48 or 12 runs. If the limit in wire size will not allow you to meet your proposed power needs you may submit a variance request for approval from the Light & Power Director. This may or may not be approved. Davis: Noted Comment Number: 3 06/10/2025: For Approval: The proposed routing for the primary electric feed for the new transformer along Linden shows us tying in right over the top of a water meter. This will not meet separation requirements. Please coordinate a 15 location with Light & Power to be shown on the plan set. EPS: We have revised the layout in this location and gained additional separation. Additionally, we had to reroute our loop o f the primary electric feed. See revised Utility Plans. We will continue to coordinate with Light and Power. Comment Number: 4 06/10/2025: For Approval: Along Willow, Light & Power will need to break into the existing electric primary to provide the feed for the new transformer. It may be necessary to install a primary vault to make this connection, which would fall within the proposed sidewalk unless it can go behind it in a Utility easement. Pleasae coordinate the new primary routing with Light & Power to be shown on the plan set. EPS: We are no longer tying into the Willow Street line. However, this comment may still apply but to the Lincoln Ave connection. We will continue to coordinate with City Light and Power. Comment Number: 5 06/10/2025: For Approval: Along Linden, there is an existing large electric ductbank. The primary feed for the new transformer along Linden may be in this ductbank or in a separate trench. If the existing primary is in a separate trench we may need to break into it and install a new primary vault in the sidewalk if there is no easement to go in behind the walk. If the primary is in the duct bank we may need to get to a vault on the opposite side of Linden and down by the RR tracks. This would require getting across Linden, possibly directional boring, which could be fairly expensive and could require extensive asphalt/concrete work. Please coordinate the new primary routing with Light & Power to be shown on the plan set. EPS: Acknowledged. We will coordinate with City Light and Power. Comment Number: 6 06/10/2025: For Approval: Streetlighting will need to be installed along Willow Street. Please verify this is considered a minor collector street which would require a maximum spacing of 200 feet. Please coordinate streetlight locations with Light & Power to be shown on the plan set. Ripley: Since the ultimate condition of Willow Street will be designed by the City, Street lighting will be coordinated betwe en Capital Projects and Light & Power. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 1 06/02/2025: FOR APPROVAL: According to City of Fort Collins Land Use Code [Article 5.10.1 (E)(2)], plant material shall be selected from the City of Fort Collins Plant List (https://www.fcgov.com/vegetation/) maintained by the Director. The Plant List contains plants determined by local resources to be appropriate for local conditions. The following plants are not in the City of Fort Collins Plant Database: - Not all of the Berberis Thunbergii varieties proposed - Ligustrum Vulgare (can be invasive) - Ophiopogon Planiscapus 'Nigrescens' Please select plants from the database, or provide reasoning to the Environmental Planner on why the plants should be added to the database. Ripley: Plant species have been swapped out for selections from the City of Fort Collins Plant List. 16 Comment Number: 2 06/02/2025: FOR APPROVAL: The updated Land Use Code Article 5.10.1(H)(3) requires trees to be on a separate irrigation zone. All trees, existing and proposed, will need to be zoned and irrigated separate from the grass and shrub zones. Trees need significantly more water than xeric plants to maintain health. Please clarify that there will be an irrigation zone dedicated to the existing trees. Ripley: There will be a separate drip system for the trees. Comment Number: 3 06/02/2025: FOR APPROVAL: As noted in the Phase II Environmental Site Assessment, it is recommended that fly ash be disposed of during site development. Segregated fly ash and additional small quantities of surface stained soils should also be excavated and disposed as a matter of good environmental practice. Please note on the Landscape, Site, and Utility Plan the following: "Fly ash and surface stained soils should be excavated and disposed of in a landfill as noted in the Phase II Environmental Site Assessment Report." *Instead of referencing the Phase II Environmental Site Assessment Report, please provide either a Materials Management Plan of specific contaminants, how to identify them, and the details on disposal. Or, just include those details with this note. The note should be included on the Utility Plan. In addition, please consult with CDPHE on any additional requirements for contaminants. Ripley: The note has been added to the site and landscape plans, as well as the utility plans. Comment Number: 4 06/02/2025: FOR APPROVAL: 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 5.10.1(D)(3). Total annual water use should not exceed 11 gallons/square foot over the site, including all hydrozones used on the landscape plan. Ripley: We have included a water budget chart as well as a hydrozone diagram on sheet L2.05. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 1 06/10/2025: FOR INFORMATION Please consider use of subsurface infrastructure such as Silva Cells, structural soils, or equivalent under the willow street tree planting areas to maximize rooting area and increase tree survivability. Ripley: The interim design for the Willow Street sidewalk accounts for 10’, which includes trees adjacent to the building. Th e trees along the edge of the street will be planted with the ultimate condition which will include a 15’ sidewalk. The City Capita l Projects department will be coordinating the logistics and timing of the ultimate condition, which will include the placement of trees . The applicant has provided a conceptual ultimate streetscape design that works with the interim condition Comment Number: 2 06/10/2025: FOR APPROVAL 17 Armstrong red maple because of soil intolerance and Princeton Sentry Ginkgo for having a very slow growth rate have not shown to be successful urban trees in Fort Collins. Please select other species such as Chinkapin oak, accolade elm, or Kentucky coffee tree. American Sentry Linden has not proven to be heat or salt tolerant and often struggles in very urban sites please consider another species. Ripley: Understood, Armstrong Red Maple, American Sentry Linden and Princeton Sentry Ginkgo have been replaced with other species from the Fort Collins recommended lists. Comment Number: 3 06/10/2025: FOR INFORMATION 40 foot spacing is the maximum spacing between shade trees for a street frontage. Please consider reducing spacing to 20- -30 feet to improve urban canopy cover. Ripley: Noted, thank you. The Willow Street trees will be coordinated between Capital Projects and City Forestry when the Cit y designs the ultimate Willow Street condition. See note one above. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 06/11/2025: INFORMATION: Both Park Planning & Development (PPD) and Parks Operations and Maintenance (Parks O&M) comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077 Comment Number: 2 06/11/2025: FOR APPROVAL: At this time, Parks is not planning on taking on any additional maintenance of right -of-way plantings and irrigation along Willow Street. All irrigation shall be designed to tie into development's water and all maintenance of ROW landscaping shall be the development's responsibility. If your team had a different idea, please set up a meeting to discuss with Parks, Engineering and Capital Projects Engineering prior to the next submittal round. Thank you. Ripley: Understood, thank you. We have designed the irrigation system with a dedicated irrigation tap, tying into the development’s water. Comment Number: 3 06/13/2025: FOR APPROVAL: Along the southern part of the property, abutting Lincoln Ave. Per the STP https://ourcity.fcgov.com/stp/widgets/100477/documents, this sidewalk will be enhanced in the future to serve as a connector the Poudre River Trail. Please add note and show intention on Landscape, Site and utility plans. (see my note/markup on L2.04). Thanks! Ripley: Note has been added to the site and landscape plans. The projects entire frontage along Lincoln (about 17’) will be a concrete emergency access drive. EPS: For Utility Plans refer to the note on the Paving Plan Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 06/05/2025: OBSTRUCTION OF FIRE APPARATUS ACCESS ROADS - IFC503.4 18 Fire apparatus access roads shall not be obstructed in any manner, including the parking of vehicles. The minimum widths and clearances established in Section 503.2.1 (local amendment) shall be maintained at all times. Willow St is considered a fire apparatus access road and provides access to the interior fire apparatus access roads on this site. The proposed width of 18 ft does not meet the minimum 20 ft clearance requirement. EPS: Willow Street has been revised per a discussion with City Engineering and City Capital Improvements. Refer to the cover sheet of the utility plans for additional information. Comment Number: 2 06/05/2025: 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. The proposed turning radius at the corner of Willow St and entrance from Lincoln Ave do not meet the minimum requirement. These corners will need to meet the requirement or as an alternative, a turning exhibit showing no body or wheel overhang can be submitted for approval. Ripley: We have submitted a turning exhibit demonstrating no body or wheel overhang for approval. Comment Number: 3 06/05/2025: 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. EPS: See note in legend on Paving Plan in the Utility Plans. Comment Number: 4 06/05/2025: 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. Gate s 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. 8. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200. Please add a note that the gate will comply with IFC D103.6 Ripley: A note indicating coordination with PFA and compliance with IFC D103.6 have been added to page L1.04 Comment Number: 5 19 06/05/2025: 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. Please be mindful when selecting tree species. A note in the tree maintenance plan should include trimming up trees to maintain a 14 ft clearance. Ripley: Noted, we have swapped out tree species for those with less wide canopies and added a Maintenace note on page L2.04 Comment Number: 6 06/05/2025: 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. Site plan note 18 will need to be corrected to show Eight Inch numerals. Please add generic address numerals to the elevation plans to show address and street names on multiple sides. Davis: Noted Comment Number: 7 06/05/2025: MULTIPLE BUILDINGS SERVED BY ONE FIRE PUMP Should a single fire line/fire pump be proposed to serve multiple buildings, the configuration will need to be shown on the Utility Plans. The plan shall be approved by Water Utilities Engineering and a covenant agreement will be required. The applicant shall coordinate fire line locations with Water Utilities. Please contact Water Utilities Engineering for further details at (970)221-6700 or WaterUtilitiesEng@fcgov.com. Davis: Noted Comment Number: 8 06/05/2025: ALTERNATIVE MATERIALS, MODIFICATIONS AND METHODS Where a project conflicts with fire code compliance, the intent of the fire code may be met via alternative materials, modifications, or methods, where approved by the fire code official. As per Sections 104.8, 104.9 and 104.10 of the 2021 International Fire Code (IFC), the fire code official has the authority to review alternatives proposed in accordance with these sections and consider them for approval. An alternative methods request letter and any supporting documentation must be submitted to the Fire Marshal for review and approval, 20 prior to final development plan approval. The letter and supporting documentation must include language that supports the requirements of the previously mentioned sections. If alternatives are approved by the Fire Marshal, this approval must become a part of the permanent record of the final development plan and must be included in the code analysis of any design construction documents. Davis: Noted Comment Number: 9 06/05/2025: INFORMATION – CODES AND LOCAL AMENDMENTS Poudre Fire Authority will be adopting the 2024 International Fire Code (IFC) with local amendments. 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-p revention/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org Davis: Noted Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 06/06/2025: Multi-family Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code (currently on the 2021 IPC) 2023 National Electrical Code (NEC) as amended by the State of Colorado Projects shall comply with the current adopted building codes, local amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes New 2024 building codes will be adopted in early 2026. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Live Load: Ground Snow Load 35 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): • 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: • Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter. • Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: • Electric vehicle charging parking spaces are required per local IBC 21 amendment 3604, which requires 70% of parking spaces provide 3 types of EV charging. • If the building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. • R-2 occupancies must provide 10ft to 30ft of fire separation distance (setback) from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. • All multi-famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. • Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. • If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. • A City licensed commercial general contractor is required to construct any new multi-family structure. • Energy code requires short hot water supply lines by showing plumbing compactness. • The energy code requires all new buildings pass a building air tightness test (blower door) and submit documentation of such before final CO can be issued. • For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a pre-submittal meeting. Stock Plans: When the exact same residential building will be built more then once with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Davis: Noted Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Construction Drawings Comment Number: 2 06/10/2025: FOR FINAL APPROVAL: There are matchline issues. See markups. EPS: Match line fixed. Topic: Plat Comment Number: 1 06/10/2025: FOR FINAL APPROVAL: Please make changes as marked in the Technical Services (TS) markup PDF. 22 If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the markups, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com EPS: Refer to redline responses.