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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 05/09/2025 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 May 09, 2025 Doug Snyder Switchgrass Crossing VOA Senior Housing, LLC 1660 Duke Street Alexandria, VA 22314 RE: Switchgrass Crossing, BDR250009, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Switchgrass Crossing. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Marissa Pomerleau via phone at (970) 416-8082 or via email at mpomerleau@fcgov.com. Ripley Design Response: Shopworks Civil Response: Shopworks Arch Response: Fox Tuttle Response: Volunteers of America Response: MV Consulting Comment Summary: Department: Development Review Coordinator Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082 Topic: General Comment Number: 1 05/05/2025: 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 Design Response: Understood, Thank you Marissa! 2 Comment Number: 2 05/05/2025: 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 will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Ripley Design Response: Understood, Thank you Marissa. Comment Number: 3 05/05/2025: 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. Comment Number: 4 05/05/2025: 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 Ripley Design Response: Understood, Thank you Marissa. Comment Number: 5 05/05/2025: 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. 3 Ripley Design Response: Understood, Thank you Marissa. Comment Number: 6 05/05/2025: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Ripley Design Response: We will resubmit within 180 days. Comment Number: 7 05/05/2025: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Ripley Design Response: Acknowledged, thank you. Comment Number: 8 05/05/2025: 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 Design Response: Acknowledged, the sign has been posted. Comment Number: 9 05/05/2025: FOR APPROVAL: The Director will make a decision to either approve, approve with conditions, or deny the application. This decision will be based on whether the proposal meets the requirements outlined in Step 8 of the Common Development Review Procedures (Section 6.3.8). We will send a written decision to the applicant, any individuals who provided comments during the review period, and nearby property owners. The decision will also be posted on the City’s website at fcgov.com/developmentreview/proposals Ripley Design Response: Understood, Thank you. Comment Number: 10 05/05/2025: 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 Design Response: Understood, Thank you. Comment Number: 11 05/05/2025: 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. 4 Ripley Design Response: Understood, thank you Marrisa for providing the checklist. Comment Number: 12 05/05/2025: FOR APPROVAL – UTILITY PLANS: Please add the required City signature blocks to the cover sheet of the Utility Plans. You can find this signature block on Engineering's webpage here: https://www.fcgov.com/engineering/devrev#:~:text=Engineering%20Developme nt%20Review%20provides%20development,planning%2C%20transportation% 20and%20engineering%20standards Shopworks Civil Response: Acknolwedged. Department: Planning Services Contact: Jill Baty jbaty@fcgov.com Topic: General Comment Number: 1 04/29/2025: INFORMATION: Overall these plans look very good. I am excited to see this project moving forward. Thank you for your work on it so far. Ripley Design Response: Thank you Jill, we share your excitement. Comment Number: 3 04/29/2025: INFORMATION - OFF-SITE PEDESTRIAN CONNECTIONS: Thank you for providing excellent walkability for site users Ripley Design Response: Thanks Jill, we understand thatthis is a high priority. Comment Number: 4 04/29/2025: FOR APPROVAL OFFSITE- PEDESTRIAN CONNECTIONS: Please provide a public access easement for the sidewalk connecting Mason Street with the property line to the east of the dog run area. This will be important if and when the car dealership to the east redevelops. This is a very large block and N-S, this property is directly in the middle. These pedestrian connections are important as we reshape this part of town for the future. Ripley Design Response: A public access easement is provided and labeled on the site plans for the sidewalk between Mason Street and the eastern property line. Comment Number: 5 04/29/2025: FOR APPROVAL OFFSITE- PEDESTRIAN CONNECTIONS: Please provide an informal pedestrian connection to the south where a connection currently exists. Removing one lilac shrub and providing decomposed granite, wood chip mulch or any other somewhat walkable surface would suffice. Ripley Design Response: We would prefer to remove the pedestrian connection to the south, as this is a senior living community and the safety and security of our residents is a top priority. Pedestrians can use the walk along Mason Street to access sites to the south. With the previous use it made sense to have the connection as the parking was serving the IBMC, however, that is no longer the case. 5 Comment Number: 6 04/29/2025: FOR APPROVAL - PEDESTRIANS AND BIKES ON-SITE: Thank you for providing the required number of bike parking spaces on this site. Unfortunately, these spaces do not all meet the size requirements outlined in the Definitions Section in Land Use Code Article 7. Given the population who may own larger, heavier bikes (e-bikes, tricycles) and may have more limited mobility and strength, it will be more important to have adequately sized spaces than the required number of spaces. Please request Alternative Compliance for the bike parking on the site. The Alternative Compliance is in Land Use Code Section 5.9.1(C)(4)(d). Please ensure both the fixed and enclosed spaces are meeting the space requirements for fixed bike parking (Article 7). Please fill the areas set aside for bike parking given these space requirements. I think you may end up with 45 spaces or so. This will be adequate. Please provide covers over all the fixed parking to the extent feasible. This will adequately make up for the lost spaces in the enclosed parking room. Ripley Design Response: Bike spaces have been adjusted to meet the size requirements set forth in Article 7. An alternative compliance has also been submitted to request that the bicycle parking be reduced to 40 spaces, allowing better clearances around the racks provided. Comment Number: 7 04/29/2025: FOR APPROVAL - ON-SITE AUTO USE: Please ensure at least one van accessible- space is provided and that that space meets the size requirements in Land Use Code Section 5.9.1(K)(5). Please ensure all spaces meet our parking space size requirements. These can be found in Land Use Code Section 5.9.1(L). Ripley Design Response: We are providing at least one van accessible space which meets the requirements of Land Use Code Section 5.9.1(K)(5), the location of which can be found just south of the amenity area’s entrance adjacent to the bike racks. Comment Number: 8 04/29/2025: FOR APPROVAL - LANDSCAPING: Please apply for a Modification of Standard to LUC Section 5.10.1(C)(5)(d). This standard requires canopy shade trees along a driveway to a parking lot be in a landscape area that is within 5 feet of such driveway. The landscape area provided appears to be 5'6" from the driveway. You may use the "nominal and inconsequential" justification in LUC 6.8.2(H)(4). Ripley Design Response: The landscape area has been adjusted to be within 5 feet along the driveway, and a modification is no longer needed. Comment Number: 9 04/29/2025: FOR APPROVAL - LANDSCAPING: Not counting trees, at least 50% of a landscape area must be covered with living plants. Please revisit the parking lot perimeter landscaping to the south and east of the parking lot. Please provide calculations showing at least 50% plant cover at maturity. Ripley Design Response: Parking lot perimeter landscaping to the south and east of the parking lot has been revised. 6 Comment Number: 10 04/29/2025: FOR APPROVAL - LANDSCAPING: The parking lot interior needs at least 10 trees. See mark ups on LP100 for more detail, but I believe this could be accomplished by: - adding a second tree to the dog run area, - adding one tree to the western end of the drop -off area, - we can count the two water birches in the south-western stormwater area as one canopy shade tree. Ripley Design Response: We have included one additional canopy tree to the parking lot interior to meet requirements. Comment Number: 11 04/29/2025: FOR APPROVAL - LANDSCAPING: Please find a different solution for the front/western "lawn" area. Bermuda grass is not on the City of Fort Collins Recommended Plant List. Ripley Design Response: The front/western "lawn" area has been changed to an 80/20 fescue blend. Comment Number: 12 04/29/2025: FOR APPROVAL - LANDSCAPING: I love the idea of the clover lawn, but no Trifoliums are on the CoFC Recommended Plant List. Is there another solution here? Perhaps Yarrow? Ripley Design Response: After discussion with Kristie in Environmental Planning, we have decided to go with a kentucky bluegrass lawn as this space meets the requirements for a functional turf area. Comment Number: 13 04/29/2025: FOR APPROVAL - BUILDING DESIGN: Please apply for a Modification of Standard to LUC Section 3.1.2, Location. This code section states, "Primary entries shall be located on the street -facing facade." You may use the "equally well or better than," and the "alleviating an existing defined and described problem of city-wide concern" (affordable senior housing; better with a drop-off area; nice plaza; visible to the street) justifications. These can be found in Land Use Code Section 5.9.1(L). You may want to consider some of the verbiage from the TOD Overlay District standards in 2.6.1(C)(1) in the request. Shopworks Arch Response: A Modification of Standard has been provided. Comment Number: 14 04/29/2025: FOR APPROVAL - BUILDING DESIGN: Please note that black is not a permitted color in the TOD Overlay District, per LUC 2.6.1(D)(1)(c). A dark charcoal type- shade should be fine. Shopworks Arch Response: Black will not be used, charcoal and dark bronze will be used on the elevations. Comment Number: 15 04/29/2025: FOR APPROVAL - BUILDING DESIGN: This building provides nice articulation and massing. It does need just a little tweaking to meet the requirements of Apartment Buildings in 3.1.2, Building Facade Articulation, and 3.1.2, Massing. While not a requirement, adding external doors with walkways to the public sidewalk to the western ground-floor units would be an excellent way to achieve the intent of these two code sections. 7 Shopworks Arch Response: Exterior doors to the units facing Mason St will not be added due to the unit plan layouts, and finish grade elevations, additional articulation has been added to this facade. Comment Number: 16 04/29/2025: FOR APPROVAL - TRASH AND RECYCLING ENCLOSURES: Thank you for showing the trash and recycling rooms. Please provide more detail on the next round that shows compliance with the entirety of LUC Section 5.11.1, including, for example: - A service opening at least 10 feet wide, - Angle-iron, bollards or other effective method to protect the interior walls from being damaged by dumpsters, etc., - A serviceable route for haulers, - Trash chutes (if proposed) that are labeled as "Landfill" and "Recycle," - Etc. Shopworks Arch Response: An enlarged plan has been provided with additional details for this area, please see sheet A102. Comment Number: 17 04/29/2025: INFORMATION - EXTERIOR SITE LIGHTING: Thank you for providing such a clear lighting plan. It is very easy to evaluate. MV Consulting Response: Thank you for the comment! Comment Number: 18 04/29/2025: FOR APPROVAL - EXTERIOR SITE LIGHTING: Please show the lumens and B-U-G ratings for all the luminaires proposed, not just for the ones in the parking lot. MV Consulting Response: All lumens and available BUG ratings have been added to the lighting compliance form for all site fixtures. Note that not all fixture cut sheets and IES files provided a BUG rating for reference. Comment Number: 19 04/29/2025: FOR APPROVAL - EXTERIOR SITE LIGHTING: Some places along the north side of the property have too much light trespass. Please see PH0.01 for more detail. MV Consulting Response: Per coordination with Jill and the City of Fort Collins, the area in question on the north side of the property is a part of the shared parking lot and provides light levels for safe navigation of the drive lane and parking areas. The light levels also significantly reduce as they reach the edge of the adjacent property and meet the required light levels at 10’ beyond the property line. The lighting being installed at this location not only benefits the current project, but the adjacent property as well without overly lighting the area. MVC and SWA would like to keep the lighting as designed for these reasons. Comment Number: 20 04/29/2025: FOR APPROVAL - EXTERIOR SITE LIGHTING: Please provide lighting near the benches on the west side of the building, per LUC Section 2.6.1(D)(1). MV Consulting Response: A new SE3 bollard has been placed on the west side for additional lighting at the benches. 8 Department: Engineering Development Review Contact: Dave Betley dbetley@fcgov.com 970-221-6573 Topic: General Comment Number: 1 04/23/2025: FOR APPROVAL: There are two water quality facilities is located within the fifteen foot utility easement. The location of the facility may render the utility easement useless. The City is working with the developer to limit the dedication of right of way to facilitate the proposed use. The Applicant need to address this topic. If it obstructs with the use of utilities, then the facility will need to be relocated. Shopworks Civil Response: The revised detention and water quality system will not impede on the utility easement. Comment Number: 2 04/23/2025: FOR APPROVAL: The current design of the the spill way draining over the back of sidewalk. This seems to be a bad design for pedestrians. What kind of depth times velocity will this generate in storms and what frequency of storm will generate enough force to wash someone off of their feet? Shopworks Civil Response: The revised detention and water quality system will no longer have an emergency discharge over the sidewalk but through the southern portion of the drive lane instead. Please note also that this dischar ge is only in an emergency condition so the frequency will be very small. Comment Number: 3 04/23/2025: FOR APPROVAL: How wide is the top of the ponds? How wide is the proposed retaining structure for the pond? Will there be tie backs for the structure? Will they encroach within the right of way? Please scale the specific details for the pond so this information can be verified. Shopworks Civil Response: The revised detention and water quality system will no longer have grading in the ROW or a bank to it. Comment Number: 4 04/23/2025: FOR APPROVAL: The Applicant will need to dedicate Emergency Access Easements within the drive isles. There is an existing EAE located on the plat. The Engineer should show the revised easement on the plans to make sure none of the building envelope is contained on the plans. Will the easement be dedicated by separate document? Shopworks Civil Response: The EAE is shown on the plan and additional signage will be added to the plan Comment Number: 5 04/23/2025: FOR APPROVAL: There is a ten foot utility easement shown on the Creger Plaza Third plat that is not called out on the plans. Shopworks Civil Response: 10’ utility easement callout added to plans Comment Number: 6 9 04/23/2025: FOR APPROVAL: Please show the patching requirements for utility connections on the plan and include the patching details within the plan set. Shopworks Civil Response: Patching detail added to utility sheet Comment Number: 7 04/29/2025: FOR APPROVAL: The applicant will need to enter into a Development Agreement. If the applicant prepares the DA submittal sheet, an early version of the general language can be provided to the applicant. Volunteers of America Response: A draft version of the Development Agreement was provided to the team on 5/29/2025 for review Comment Number: 8 04/29/2025: FOR APPROVAL: The landscaping plan shows trees within the water quality ponds within the utility easement. Will the trees interfere with future utilities? If there are future utilities installed in the easement, replacement of the trees would fall to the property owners. Ripley Design Response: The water quality ponds have been removed and as such this comment is resolved. Comment Number: 9 05/05/2025: FOR APPROVAL: The northern driveway has a stop sign. This will require the ramps to have truncated domes. Please review ADA criteria and adjust accordingly. Shopworks Civil Response: Grading is ADA compliant. Note added to add the truncated domes Comment Number: 10 05/05/2025: FOR APPROVAL: Does the northern ramp, on the northern drive way meet ADA for cross fall and landings? it is not apparent on the plan or the aerial. Shopworks Civil Response: Yes, the existing slopes have been reviewed and appear to meet ADA criteria. Comment Number: 11 05/06/2025: FOR APPROVAL: The site may have underground storage for flood control purposes. Please coordinate with our Stormwater division to determine the location and impact to the site. If existing, the facility should be shown as existing on the site plan. Shopworks Civil Response: Underground detention and water quality treatment has been added to the plans. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 04/21/2025: DESIGN COMPATIBILITY: The property abutting to the east (3835 S. College Ave) is over fifty years of 10 age. However, it is heavily modified. Based on the low likelihood of that property being Landmark eligible, Historic Preservation staff yields to the Planner on matters of design compatibility. If the Planner determines that the general compatibility requirements of 5.15.1 are met, Preservation staff will consider the requirements of 5.8.1 met as well. Ripley Design Response: Understood—if the Planner determines that the general compatibility requirements of Section 5.15.1 are satisfied, we’ll consider the requirements of Section 5.8.1 to be addressed as well. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 05/05/2025: FOR APPROVAL: The Traffic Memo received did not follow any of the expectations that were discussed when scoping the TIS with your traffic engineer. We will need to rescope this and have a new study completed. At a minimum an Intermediate TIS will be needed as outlined in the requirements for residential development detailed in the Transportation Worksheet form chapter 4 of the Larimer County Urban Area Street Standards, which is required if requesting a waiver to the study. Fox Tuttle Response: An updated Traffic Impact Study is included with this submittal. Comment Number: 2 05/05/2025: FOR APPROVAL: Signing and Striping. Any existing signs along Mason removed/damaged during construction are the responsibility of the development to replace. See minor redlines in Utilities Plans- Horizontal Control sheet for other changes needed, mainly detail Fire Lane sign locations. I would also clean up the sign details if signs won't be used. Tow a way signs are also not recommended unless the development/property owner plans on enforcing them. The City will typically ticket someone versus towing. Ripley Design Response: Acknowledged—any existing signs along Mason that are removed or damaged during construction will be replaced by the development as required. Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 05/02/2025: INFORMATION: 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 . This project was evaluated based upon the submittal requirements of FCSCM. Based upon the provided materials we were able to determine a total disturbed area. Based upon the area of disturbance or this project is part of a larger common 11 development, State permits for stormwater will be required should be pulled before Construction Activities begin. Shopworks Civil Response: Noted, State discharge permits will be pulled prior to construction. Comment Number: 2 05/02/2025: FOR APPROVAL: Please review the redline markups and make the necessary corrections on the Erosion Control Report, the Erosion Control Plan within the Utility Plan set and the Erosion Control Escrow calculations for next round. Shopworks Civil Response: Redlines addressed on the Report, Plan and Escrow Calculations. Department: Stormwater Engineering – Water Utilities Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 1 05/05/2025: FOR APPROVAL: This submittal falls short of meeting stormwater requirements including water quality, low impact development, and detention. The proposed facilities do not provide the water quality treatment or detention necessary, and also, do not meet detention pond landscape standards. Please see redlines for additional details and contact me to schedule a time to discuss revisions proposed to meet requirements. Stormwater criteria including landscape standards can be found at: www.fcgov.com/utility-development. Shopworks Civil Response: The revised detention and water quality system will provide additional detention, water quality and LID treatment. Comment Number: 2 05/05/2025: DEVELOPMENT AGREEMENT: Development agreement will be required. Stormwater language for the development agreement will be drafted once an overall stormwater design is submitted that meets requirements. Shopworks Civil Response: Acknowledged. Comment Number: 3 05/05/2025: FOR APPROVAL: Please remove AutoCAD SHX comments from all PDF plans. 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" in the command line and enter "0". Read this article at Autodesk.com for more tips 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 Shopworks Civil Response: Auto CAD shx have been removed from plans 12 Ripley Design Response: Understood. Comment Number: 4 05/05/2025: INFORMATION: Please note that all City construction detail drawings are to be used in their original, unaltered state. ANY modification(s) must be clearly distinguished and all City logos/identifiers must be removed from the modified detail. Detail drawings can be found in both .pdf and .dwg formats through the links to “Construction Drawings” on www.fcgov.com/utility-development. Shopworks Civil Response: Acknowledged. Comment Number: 5 05/05/2025: INFORMATION: Please note that additional comments may be forthcoming upon future submittals as additional details are discovered. Shopworks Civil Response: Acknowledged. Department: Water-Wastewater Engineering Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 1 05/05/2025: FOR APPROVAL: Please see redlines. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so. Shopworks Civil Response: Thank you for the redlines Comment Number: 2 05/05/2025: FOR APPROVAL: The water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. Shopworks Civil Response: Sizing justification included with resubmittal Comment Number: 3 05/05/2025: FOR APPROVAL: A separate irrigation service is required. Please submit a Preliminary Irrigation Plan (PIP) – plan requirements can be found at: www.fcgov.com/WCS. Please contact Irrigation Development Review (irrigation@fcgov.com) with questions regarding the required PIP. The PIP must include water budget (annual usage) and peak flow (gallons per minute) for each irrigation service proposed. Ripley Design Response: PIP will be included with the next submittal. A separate irrigation service will be provided. 13 Comment Number: 4 05/05/2025: INFORMATION: Please note that all City construction detail drawings are to be used in their original, unaltered state. ANY modification(s) must be clearly distinguished and all City logos/identifiers must be removed from the modified detail. Detail drawings can be found in both .pdf and .dwg formats through the links to “Construction Drawings” on www.fcgov.com/utility-development. Shopworks Civil Response: Acknowledged. Department: Light And Power Contact: Luke Unruh lunruh@fcgov.com 970-416-2724 Topic: General Comment Number: 1 05/05/2025: FOR APPROVAL: I will need to know your power requirements: Multi family buildings are treated as customer owned services; therefore a C -1 form and one line diagram must be filled out and submitted to Light & Power Engineering for each building. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. A C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations MV Consulting Response: C1 Form previously submitted, has been added to this submittal for ease of reference Comment Number: 2 05/05/2025: INFORMATION: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees MV Consulting Response: Acknowledged Comment Number: 3 05/05/2025: INFORMATION: All utility easements and required permits (crossing agreements, flood plain, etc.) needed for the development will need to be obtained and paid for by the developer. Light & Power will need AutoCAD files of the site plan, utility plans, and landscape drawings once plans are approved. Shopworks Civil Response: Acknowlegded MV Consulting Response: Acknowledged Comment Number: 4 05/05/2025: INFORMATION: 14 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. The utility easement for the transformer shall extent 3 feet past all sides of the transformer pad. MV Consulting Response: Acknowledged Comment Number: 5 05/05/2025: INFORMATION: 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 here: https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf MV Consulting Response: Utility Metering vs. Sub-Metering design is still being coordinated with the city. Comment Number: 6 05/05/2025: INFORMATION: You may contact Luke Unruh with project engineering if you have questions. lunruh@fcgov.com. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/ electricservicestandards.pdf?1645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers MV Consulting Response: Acknowledged Comment Number: 7 05/05/2025: FOR APPROVAL: I will need you to show my electrical design on the utility plan. After the site plan is dialed in, I will send you my electric design. Please reach out to schedule a meeting with me once you feel your site plan has met all requirements from other departments MV Consulting Response: Acknowledged. Provide electrical utility design when available. Comment Number: 8 05/05/2025: FOR APPROVAL: Our transformer pad is 84 inches x 73 inches, please reflect the accurate size on the plans. I need your comment response to state that the transformer meets all requirements from building openings when you have determined it has. The wider side of the transformer is the front that needs 10’ clearance. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. The transformer must have 2 ft clearance from sidewalks and from the front face of the curb face. When located close to a building, please provide the required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. 15 Shopworks Civil Response: Transformer has been located appropriately with clearances shown. Please reference A102 for an enlarged plan showing these clearances and sizing. Comment Number: 9 05/05/2025: FOR APPROVAL: Do you anticipate needing 3 phase power? MV Consulting Response: Yes. Current design anticipates a 208V/3PH electrical service. Comment Number: 10 05/05/2025: INFORMATION: Any existing electric infrastructure that needs to be relocated or modified as part of this project will be at the expense of the developer. Please coordinate relocations with Light and Power Engineering. MV Consulting Response: Acknowledged Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 1 04/22/2025: FOR APPROVAL: Please create a more naturalistic design for the detention basin by possibly varying the grading of the detention areas, adding rock for retaining if needed, and adding a diversity of landscaping (trees, shrubs, and grasses) to add habitat and aesthetic value to the site. Refer to the Stormwater Standards and Guidelines. http://www.fcgov.com/utilities/img/site_specific/uploads/Detention_Pond_Lands caping_Standards.pdf Ripley Design Response: The rain gardens on site have been removed due to the addition of underground storm chambers. These areas will now contain cobble mulch, canopy trees, and shrubs. Comment Number: 2 04/30/2025: FOR APPROVAL: The City of Fort Collins is reviewing Dog Tuff grass to see if it should be included on the City Recommended Plant Database. It has been removed pending the results of the review. It was removed from the recommended list due to staff concerns on growth rate, potential to spread to natural landscapes and ease of establishment. At this time, it is recommended to choose an alternative to Dog Tuff. If you are wanting to stick with seed versus xeriscape/pollinator plantings, you may want to consider a mixture of blue grama and buffalograss. Ripley Design Response: Dog tuff grass has been replaced with an 80/20 fescue blend. This mix will be specified in the landscape plans. Comment Number: 3 04/22/2025: FOR APPROVAL: 16 Please list the clover that you are proposing and assure that it is on the City of Fort Collins Plant List (https://www.fcgov.com/vegetation/). Clover is a good, lowwater alternative to traditional turf grass, however, there- are concerns that this may not be the best option for sustainability and success to a higher traffic area that is serving as a common recreation area. This is the only turf grass on site, and will likely be used for recreation or community purposes, which provides alternative options for turf. Please consider alternative options that may be better suited to the area. Ripley Design Response: The proposed clover lawn has been replaced with a Kentucky bluegrass, which will be suited to accommodate community recreation needs. Comment Number: 4 04/30/2025: FOR APPROVAL: Please change the following to the Native Seed Mix Notes: 1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE NOVEMBER THROUGH EARLY MAY. 7. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, HYDROMULCH, OR OTHER APPROPRIATE METHODS. PLASTIC-BASED EROSION CONTROL MATERIALS (I.E., PLASTIC-WELDED BLANKETS) SHALL NOT BE USED AS THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT ISSUES. Ripley Design Response: All native seed has been removed from the project, along with the native seed notes. Comment Number: 5 04/30/2025: FOR APPROVAL: City of Fort Collins Land Use Code [Article 5.10.1 (D)(3)(a)] states, "Total annual water use once landscaping is established must not exceed an average of eleven (11) gallons/square foot/year for each water tap." Please update the water use table to indicate 11 is the maximum. Ripley Design Response: The water use table has been updated to reflect 11 gallons. Comment Number: 6 05/01/2025: FOR APPROVAL: Thank you for providing many low water use and pollinator plantings on this project. 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. Please review your plant selection to ensure they are on the plant list. For example, Fothergilla Gardenii is not on the City of Fort Collins Recommended Plant Database. Fothergilla gardenii thrives in acidic, well-drained soils with consistent moisture. However, soils in Fort Collins are often alkaline and may not naturally provide the acidity this shrub prefers . Please choose an alternative plant. Some suggestions may include Pawnee Buttes Sandcherry or Western Sandcherry. 17 Ripley Design Response: We have reviewed our plant selection and substituted selections that do not appear on the City of Fort Collins Plant List for those that do. Comment Number: 7 05/01/2025: FOR APPROVAL: City of Fort Collins Land Use Code [Article 5.10.1 (E)(3)] requires more than 50% of a landscape area must be covered with living plants at maturity, not counting trees. Assure landscaped areas have appropriate shrubs and/or seed to meet this requirement. Please add some landscaping in the southeast and southwest corner to meet this requirement. Ripley Design Response: We have included additional shrubs in the southwest corner to meet the requirements. Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 1 05/06/2025: FOR APPROVAL: Please make the following change to your tree planting schedule: Choose a different species such as chokecherry or Japanese tree lilac to replace one of the two serviceberry varieties (you can get chokecherry and Japanese tree lilac as multi-stem). Be aware: Horsechestnuts and Japanese Pagoda trees are hard to source Ripley Design Response: We have replaced one of our serviceberry varieties with Japanese Lilac tree. We acknowledge that certain canopy tree species may be harder to source. Comment Number: 2 05/06/2025: FOR APPROVAL: Please replace at least one of the serviceberries along Mason street -as- an ornamental it will not provide as many benefits here as a canopy shade tree will. Ripley Design Response: All of the serviceberries along Mason Street have been replaced with ornamental trees. Comment Number: 3 05/06/2025: FOR APPROVAL: Please show which trees are to be used as mitigation trees on the landscape plan. Ripley Design Response: Trees that will be used as mitigation trees will be shown with a M on the landscape plan. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 05/06/2025: FOR APPROVAL: Please add the following note to the Landscape Plans: The Developer, or its successor(s) in interest, shall be responsible for the ongoing irrigation and maintenance of the landscaping located within the public right-of-way along the portion of S. Mason St. that abuts the Property as shown on these Final Development Plan documents. 18 Ripley Design Response: This note has been added to the landscape plans. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 05/05/2025: 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. Shopworks Civil Response: Noted, fire lane signage added to northern driveway and fire lane will be constructed to hold required load. Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 04/28/2025: 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. 19 • Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: • Electric vehicle charging parking spaces are required per local IBC amendment 3604, which requires 70% of parking spaces provide 3 types of EV charging. • 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 reach out to your development review coordinator to schedule this meeting. PreSubmittal 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 middesign- stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a presubmittal- 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. Shopworks Arch Response: Thank you for compiling the above information. This project doesn’t include stock plans. Comment Number: 2 04/28/2025: For a I-1 or I-2 occupancy (nursing home): BUILDING PERMIT: Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 20 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) 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. The new 2024 buildings codes will be adopted in 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: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: • Commercial occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. • City of Fort Collins adopted International Fire Code (IFC) and amendments to the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or when 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. • 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. • Accessible parking spaces must be located as close as possible to the buildings main accessible entrance. • For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting for any new commercial or multi-family building with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards. Shopworks Arch Response: A pre-submittal meeting is set for August 25. 21 Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Construction Drawings Comment Number: 1 05/06/2025: FOR APPROVAL: Please revise the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’. Shopworks Civil Response: Thank you. Department: Water Conservation Contact: Eric Olson eolson@fcgov.com 970-221-6704 Topic: General Comment Number: 1 05/02/2025: INFORMATION: Preliminary irrigation plans that include a hydrozone map and water use budget chart are due at Final Development Plan (FDP). Final irrigation plans are due at building permit application, but we encourage you to submit irrigation plans earlier to improve the process. Direct questions concerning irrigation requirements to irrigationdr@fcgov.com Ripley Design Response: Preliminary irrigation plans are submitted with BDR round 2. A hydrozone plan with a water budget are included with the landscape plans.