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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 05/24/2024 Page 1 of 31 li 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 24, 2024 Kristin Turner TB Group 444 Mountain Avenue Berthoud, CO 8051 RE: Harmony and I25, PDR240003, Round Number Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Harmony and I25. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Todd Sullivan via phone at 970 -221-6695 or via email at tsullivan@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695 Topic: General Comment Number: 1 I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! RESPONSE: Acknowledged. Comment Number: 2 The proposed development project is subject to a Type 2 Review. The decision makers for your project will be the Planning & Zoning Commission at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 – 1,000 feet (excluding public right-of-way and publicly owned open space). Staff will need to agree the project is ready for Hearing approximately 4 to 6 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. RESPONSE: Acknowledged. Page 2 of 31 Comment Number: 3 A neighborhood meeting is required at least 10 days prior to formal submittal of your development review application. For the neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal way to get feedback from surrounding neighbors, identify any potential concerns prior to the formal hearing, and are an opportunity for you to share your development proposal. The City’s Development Review Liaison will facilitate the meeting. As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the meeting date with your team. Please reach out to me when you are ready to schedule this meeting. Allow 4 -8 weeks prior to the desired meeting date to accommodate scheduling and notice requirements. RESPONSE: Acknowledged. Comment Number: 4 I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. RESPONSE: Acknowledged. Comment Number: 5 I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. RESPONSE: Acknowledged. Comment Number: 6 As part of your submittal, you will respond to the comments provided in this letter. The final letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. RESPONSE: Acknowledged. Comment Number: 7 Page 3 of 31 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. RESPONSE: Acknowledged. Comment Number: 8 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 RESPONSE: Acknowledged. Comment Number: 9 The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. RESPONSE: Acknowledged. Comment Number: 10 Payments can be made by check, debit/credit card or eCheck. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the northwest side of the building. Please mark it to the attention of your Development Review Coordinator and reference the project it is associated with. If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess, select Planning/Development Review and search by inputting your project's information*. • Debit/Credit card payments include a convenience fee of 2% + $0.25 added Page 4 of 31 to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. • ECheck payments include a convenience fee of $0.50 added to all payments between $0.00 - $99,999.99. *Please advise your Development Review Coordinator as to which payment method will be used. If choosing to pay online, your Development Review Coordinator will provide you with the project information when the fees are available to be paid. RESPONSE: Acknowledged. Application checks were dropped off on 10.17.25. Comment Number: 11 Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a Completeness Review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. RESPONSE: Acknowledged. Comment Number: 12 Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. RESPONSE: Acknowledged. Comment Number: 13 Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. RESPONSE: Acknowledged. Department: Planning Services Contact: Clark Mapes cmapes@fcgov.com 970-221-6225 Topic: General Comment Number: 1 You will hear from multiple departments that the existing Overall Development Plan (ODP) should be amended with an update to show the context of the Gateway Area and how it could evolve going forward in terms of the framework Page 5 of 31 of streets, blocks, a trail corridor, any other public or open spaces, and how the floodway reshaping works. Etc. As you move forward, we can continue discussion of the ODP. I will include a couple of images in the email with this letter, with ideas of things to show in an ODP. RESPONSE: An ODP has been submitted. Comment Number: 2 The City's adopted Harmony Corridor Plan Chapter 5 for the Gateway Area explains the vision for this prominent gateway entryway into the City from I -25. It emphasizes a cluster of mixed, pedestrian -oriented development behind a visually dominant landscape setback that complements and reinforces the river valley setting as exemplified on the north side of the road. I can provide that plan Chapter 5. It represents decades of extensive community planning. It is accompanied by design standards and guidelines that I see you are familiar with. The narrative does a good job of acknowledging this planning. RESPONSE: Acknowledged. Comment Number: 3 I notice that the house landscape around the old house is EXACTLY the image envisioned for the whole Gateway area. And ODP could account for this. RESPONSE: Landscape plans have been included for review. Comment Number: 4 Screening would be crucial for the fueling canopy, with only intermittent views rather than the typical highway exit maximized attention-grabbing visibility. The design should use textured materials and muted earth-tone colors. RESPONSE: Acknowledged. Landscape plans have been included for review. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 05/17/2024: PRESUBMITTAL – HISTORIC SURVEY: 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. In this case, both the farmhouse and associated outbuildings/landscape at 4305 E Harmony (c.1920), and the service station at 4325 E Harmony (c.1970), are over fifty years of age and will require up -to-date historic survey. RESPONSE: A historic survey was completed for the property and both buildings were found to not have historical significance. Page 6 of 31 Comment Number: 2 05/17/2024: POTENTIAL FEE: Any historic survey that is required to provide documentation and a determination of eligibility of properties that contain buildings more than 50 years old, within 200 feet of the development site, will require an $1250 fee per property/resource, paid by the applicant. Please contact Historic Preservation to receive an order form for survey at preservation@fcgov.com. In this case, the total survey fee will be $2620. The fee for the 4325 E Harmony service station historic survey will be $1250. The fee for the 4305 E Harmony house and associated buildings will be $1370 to account for the more complex farm property and associated deed research. RESPONSE: A historic survey was completed for the property. Comment Number: 3 05/17/2024: INFORMATION - CODE REQUIREMENTS FOR HISTORIC RESOURCES ON THE DEVELOPMENT SITE: If any resources on the development site are identified as historic resources through the survey and records review process, the project must include a rehabilitation and adaptive reuse plan for those structures pursuant to Land Use Code Section 5.8.1(E), to the maximum extent feasible, or satisfactorily meet the requirements for a modification of standards following the requirements of Division 6.8 of the land use code. Please note that staff is aware that the current c.1920 farmhouse at 4305 E Harmony appears to be on a floodway. A Modification of Standard under LUC 6.8 to relocate the house out of the floodway could be approved if necessary as part of the project. RESPONSE: A historic survey was completed for the property and both buildings were found to not have historical significance. Comment Number: 4 05/17/2024: INFORMATION - CODE REQUIREMENTS FOR WHEN HISTORIC RESOURCES ARE NEAR DEVELOPMENT SITE: If no structures or other features on the development site are historic resources (based on the information provided by the surveyor), Historic Preservation review of your proposed development would be limited to section 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. RESPONSE: A historic survey was completed for the property and both buildings were found to not have historical significance. Page 7 of 31 Comment Number: 5 05/17/2024: FOR HEARING – HISTORIC PRESERVATION COMMISSION: The applicant is required to seek a recommendation to the decision maker from the HPC for development sites that contain historic resources or have historic resources within 200 feet. The recommendation addresses compliance of the development with Section 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. RESPONSE: A historic survey was completed for the property and both buildings were found to not have historical significance. Department: Engineering Development Review Contact: John Gerwel jgerwel@fcgov.com Topic: General Comment Number: 1 05/07/2024: SITE SPECIFIC: Most of this property is within FEMA's high risk floodway designation. Special care will be needed for designing drainage and flood mitigation. RESPONSE: Acknowledged, special care will be taken for the design of drainage and flood mitigation for the property. Comment Number: 2 05/07/2024: SITE SPECIFIC: This property will need to be platted. The plat will be able to dedicate any of the necessary ROW and easements. RESPONSE: A plat has been completed for the property. Comment Number: 3 05/07/2024: SITE SPECIFIC: The public road will need to meet LCUASS standards. It'll probably be a local commercial or industrial street. See Figures 7-6F and 7-7F found here: https://www.larimer.gov/engineering/standards -and-guides/urban-area-street-standards RESPONSE: Acknowledged, the public road is proposed to be a collector with no parking per LCUASS standards. Comment Number: 4 05/21/2024: SITE SPECIFIC: Streets that dead end that are greater than 150 feet must have a temporary turnaround installed. RESPONSE: Acknowledged, the proposed 24’ drive can be utilized for a turnaround. Comment Number: 5 05/07/2024: SITE SPECIFIC: The shared access that has been called out can be dedicated as public access Page 8 of 31 easements on the plat. RESPONSE: Acknowledged. Comment Number: 6 05/07/2024: SITE SPECIFIC: Coordination with CDOT will probably be needed for the work on Harmony and the frontage road. Any Development that intends to do work within the CDOT right-of-way should reach out to the agency directly in order to obtain the necessary permitting. Please reach out to Tim Bilobran (timothy.bilobran@state.co.us) for more information. RESPONSE: Acknowledged, we will coordinate with CDOT for the work on Harmony Road and the Frontage Road. Comment Number: 7 05/07/2024: SITE SPECIFIC: The offsite connection to the west will need coordination with and permission from those property owners. It also appears to cross some existing utilities - coordination and permission will be needed for any work done on easements and other properties. RESPONSE: Acknowledged, the offsite connection to the west will be coordinated with adjacent property owners. Comment Number: 8 05/21/2024: SITE SPECIFIC: The cell tower and planned access to it should be shown. If access easements are needed, they can be dedicated via the plat or separately. RESPONSE: Acknowledged, an access road and easement are proposed to the existing cell tower. Comment Number: 9 05/07/2024: INFORMATION: My remaining comments are general information that is provided to every project at the conceptual stage. Depending on the ultimate scope of the project, some of these comments may not be relevant, and other information not included in this list may become relevant. If you have any questions about my site-specific comments above or my informational comments below, please contact me at jgerwel@fcgov.com. RESPONSE: Acknowledged, thank you. Comment Number: 10 05/07/2024: INFORMATION: Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due prior to issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php . RESPONSE: Acknowledged. Comment Number: 11 05/07/2024: INFORMATION: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins Page 9 of 31 standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. RESPONSE: Acknowledged. Comment Number: 12 05/07/2024: INFORMATION: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. RESPONSE: Acknowledged. Comment Number: 13 05/07/2024: INFORMATION: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/urban -area-street-standards-2021 Some designs outlined in the Active Modes Plan and the Master Street Plan have not yet been added to LCUASS. Please inquire with staff if the specific frontage or intersection you are developing is not in LCUASS. RESPONSE: Acknowledged. Comment Number: 14 05/07/2024: INFORMATION: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process, as well as deed templates, can be found at: http://www.fcgov.com/engineering/devrev.php RESPONSE: Acknowledged. Comment Number: 15 05/07/2024: INFORMATION: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Please use LCUASS Appendix E as a reference for what needs to be included in a utility plan set. RESPONSE: Acknowledged. Comment Number: 16 05/07/2024: INFORMATION: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged. Comment Number: 17 05/07/2024: INFORMATION: Page 10 of 31 LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. RESPONSE: Acknowledged. Comment Number: 18 05/07/2024: INFORMATION: All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non -compliance. RESPONSE: Acknowledged. Comment Number: 19 05/07/2024: INFORMATION: The public right-of-way is not to be utilized in a way that hinders public use of the space. The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. Doors are not allowed to open out into the right-of-way. Bike parking required for the project cannot be placed within the right-of-way. If placed just behind the right-of-way, the bikes need to be placed so that when they are parked they do not extend into the right -of-way. RESPONSE: Acknowledged. Comment Number: 20 05/07/2024: INFORMATION: In regard to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. RESPONSE: Acknowledged. Comment Number: 21 05/07/2024: INFORMATION: Developments often involve negotiation and consensus with other agencies and property owners. If there is an affected ditch, private easement/utility, HOA, railroad, state maintained road, or offsite work that is anticipated with the development of this site, it would be beneficial for the applicant to get those conversations started now. Signed Letter(s) of Intent (LOI) from affected entities must be accepted by the City prior to scheduling a public or administrative hearing, and these documents are part of the development review submittal requirements. The City will not approve projects that do not have the signed approval of affected entities. A full list of submittal requirements can be found here: https://www.fcgov.com/developmentreview/applications.php RESPONSE: Acknowledged. Page 11 of 31 Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 05/20/2024: PRE-SUBMITTAL: A Transportation Impact Study will be required with the submittal of this project according to the guidelines in Chapter 4 of the Larimer County Urban Area Street Standards. Please contact Traffic Operations to scope the study. Additional information may be needed in the TIS for the Colorado Department of Transportation to issue an access permit. Please contact Tim Bilobran, Region 4 Permits Manager 970-350-2163 or timothy.bilobran@state.co.us as well. RESPONSE: A TIS has been included with this submittal. Comment Number: 2 05/20/2024: INFORMATION: The Colorado Department of Transportation will need to be routed with this project for any work on the existing frontage road. Please contact Tim Bilobran, Region 4 Permits Manager 970-350-2163 or timothy.bilobran@state.co.us RESPONSE: Acknowledged. Comment Number: 3 05/20/2024: INFORMATION: A clear understanding of the proposed overall development of this property will be needed to determine the type and level of Transportation Impact Study. With adjacent areas of this property slated for additional development, more information will be helpful. An Overall Development Plan may be necessary. How access will be provided to the existing cell tower will also need to be determined within this plan. In addition, the Multi-Modal Level of Service will need to be included in any TIS and will need to include the regional trail connectivity and feasibility of a potential grade separated crossing of Harmony Road. RESPONSE: Comment Noted. TIS includes what was scoped with Steve Gilchrist. Comment Number: 4 05/20/2024: SITE SPECIFIC: With the proposed realignment and vacation of the current frontage road, improvements and construction of the new proposed roadway may require additional work be completed to bring the traffic signal into full ADA compliance. This will be coordinated as this project moves forward. RESPONSE: Acknowledged. Comment Number: 5 05/20/2024: SITE SPECIFIC: Coordination will need to occur to fully connect the proposed roadway extending to the west, into the current development under construction. A temporary turnaround at the end of the north south street may be required and will need to Page 12 of 31 be discussed and coordinated with our Engineering staff. RESPONSE: Acknowledged. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 "Information Only: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion Based upon this project type, Conceptual Development Reviews (CDRs) & Preliminary Design Reviews (PDRs) alone do not trigger erosion control requirements. Please be aware that future submittals or planned work will be evaluated based upon the submittal requirements of FCSCM and may require Erosion Control Materials including Plans, Reports, Escrow Calculations and Inspection Fees. RESPONSE: Acknowledged. Department: Floodplain Contact: Kevin Meyer kmeyer@fcgov.com Topic: Floodplain Comment Number: 1 05/20/2024: INFORMATION ONLY: A portion of this property is currently located in the FEMA-regulated, 100-year Poudre River flood fringe and floodway and must comply with the safety regulations of Chapter 10 of City Municipal Code. A FEMA Flood Risk map is attached. RESPONSE: Acknowledged. Comment Number: 2 05/20/2024: INFORMATION ONLY: Any construction activities in the Poudre River 100 -yr flood fringe and floodway (e.g. grading, structures, sidewalk or curb & gutter installation/replacement, roads, utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. RESPONSE: Acknowledged. Comment Number: 3 05/20/2024: INFORMATION ONLY: If any construction activities will take place in the floodplain, please utilize the development review checklist for floodplain requirements when preparing your plans for submittal. https://www.fcgov.com/utilities/img/site_specific/uploads/fp-checklist100-2018-update.pdf?1522697905 RESPONSE: The development review checklist for floodplain requirements has been utilized in preparation Page 13 of 31 fo the plans for this submittal. Comment Number: 4 05/20/2024: INFORMATION ONLY: Hazardous materials are not permitted in the 100 -year floodplain. This includes flammable, explosive, toxic and/or water -reactive materials, liquids, gases or solids. RESPONSE: No hazardous materials are proposed within the 100-year floodplain. Comment Number: 5 05/20/2024: INFORMATION ONLY: Please show the boundaries of the floodplain and floodway on site drawings as applicable. Contact floodplains@fcgov.com for floodplain CAD line work. RESPONSE: There are no City of Fort Collins floodplains on site. Comment Number: 6 05/20/2024: INFORMATION ONLY: Construction of a non-residential structure is allowed in a FEMA Regulated 100-year flood fringe, as long as the lowest finished floor of the building, and all duct work, heating, ventilation, electrical systems, etc. are elevated 24-inches above the Base Flood Elevation (BFE). This elevation is known as the Regulatory Flood Protection Elevation (RFPE). RFPE = BFE + 24-inches. An approved FEMA Elevation Certificate, completed by a licensed surveyor or civil engineer and showing that the structure is constructed to the required elevation, is required post-construction prior to a Certificate of Occupancy (CO) being issued. RESPONSE: Acknowledged. Comment Number: 7 05/20/2024: INFORMATION ONLY: Construction of non-residential structures is prohibited in the Poudre River 100-year floodway. RESPONSE: Acknowledged. Comment Number: 8 05/20/2024: INFORMATION ONLY: In lieu of elevating the structure, it may be possible to floodproof the building. When more detail regarding this project is available, we can determine if floodproofing is a feasible option. If that option is available, all the requirements of Section 10-38 of City Code must be met. Floodproofing Guidelines as well as a FEMA Floodproofing Certificate (which will be required before construction begins, and again after construction is complete and prior to issuing a Certificate of Occupancy) can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents . FEMA Technical Bulletin 3, “Non-Residential Floodproofing – Requirements and Certification” can be found at Page 14 of 31 https://www.fema.gov/sites/default/files/2020-07/nfip_t3_04011993_0.pdf. RESPONSE: Acknowledged. Comment Number: 9 05/20/2024: FOR INFORMATION: Any construction resulting in a modification of the 100-year Poudre River floodway must meet requirements of Section 10 -45. This can be met by showing either no-rise in base flood elevation as a result of the project, or revising the floodplain map through the Letter of Map Revision (LOMR) process. RESPONSE: Acknowledged. Comment Number: 10 05/20/2024: INFORMATION ONLY: Floatable materials including trash dumpsters, vehicles, trailers, equipment, supplies, outdoor furniture (i.e. benches, tables), etc. related to non-residential uses are prohibited in the 100-year floodplain. All floatable materials, must be stored inside a building, be anchored per an approved engineered design (i.e. the dumpster) or be located outside of the 100-year floodplain. This restriction does not apply to employee and customer vehicles parked on the site during business hours with an owner onsite to move the vehicle. No overnight parking of vehicles is allowed. RESPONSE: Acknowledged. Comment Number: 11 05/20/2024: INFORMATION ONLY: Because this project is located in the Poudre River floodplain, the developer will be required to have an Emergency Response Preparedness Plan complying with Section 10-48 of the Fort Collins City Code, approved prior to starting construction of any structures in the 100 -year flood fringe. RESPONSE: Acknowledged. Comment Number: 12 05/20/2024: INFORMATION ONLY: Critical Facilities including At-Risk Population Facility (schools, nursing homes, daycares, etc.), Essential Services (police, fire, hospitals, etc.), and Hazardous Materials Facilities (including gas stations) are prohibited within the Poudre River 100-year floodplain. Any new structure in these categories is not allowed until the floodplain is remapped in the LOMR process to exclude 100-year flood fringe and floodway. RESPONSE: Acknowledged. Comment Number: 13 05/20/2024: FOR INFORMATION: Access for emergency services from dry land may be Page 15 of 31 required. Dry land access should not need to cross the floodplain at any point to gain access to on-site structures during flood conditions. RESPONSE: An emergency access road is proposed to the west. Comment Number: 14 FOR INFORMATION: Landscaping is allowed in both 100-year flood fringe and floodway. Vegetation and landscaping can be included in flood channels, but must be part of the stormwater modeling conducted as part of the CLOMR/LOMR. Please continue working with Stormwater Engineering staff on flood channel design for the CLOMR and LOMR. RESPONSE: Acknowledged. Comment Number: 15 05/23/2024: FOR HEARING: An approved CLOMR is required prior to hearing and any site construction in support of the planned LOMR. Please reach out to Ted Bender at tbender@fcgov.com for questions or concerns regarding CLOMR requirements, process, and timing. RESPONSE: Acknowledged. Department: Stormwater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 14 05/21/2024: Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the ‘Cache la Poudre’ Basin Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utility-development RESPONSE: Drainage design conforms to the Cache la Poudre Basin Master Drainage Plan as well as the Fort Collins Stormwater Criteria Manual. Comment Number: 15 05/21/2024: Documentation requirements (site specific comment): A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. RESPONSE: A drainage report and construction plans are included with this submittal. Comment Number: 16 05/21/2024: Stormwater outfall (site specific comment): The stormwater outfall options for this site appear to be the gravel ponds south of the site at the present time. However legal permission to discharge and drainge easements may be required. An update to the overall development plan will be needed to address these items. Where is the outlet to the gravel ponds? Is there an adequate and legal drainage system downstream of this overall site? Etc. RESPONSE: Stormwater runoff will be directed to the existing ponds south of the site. Page 16 of 31 Comment Number: 17 05/21/2024: Overall Development Plan - Stormwater (site specific comment): The overall development plan for this site will need to be updated. Specifically, detention and adequate outfall requirements need to be addressed at a higher level. RESPONSE: And ODP is included with this submittal. Comment Number: 18 05/21/2024: Detention requirements (site specific comment): Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). RESPONSE: The existing detention ponds will be utilized for stormwater detention. Comment Number: 19 05/21/2024: Water Quality and Low Impact Development requirements (standard comment): All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations/stormwater-criteria RESPONSE: Rain gardens are proposed for LID treatment. Comment Number: 20 05/21/2024: Imperviousness documentation (standard comment): The existing and proposed impervious areas need to be documented in the drainage report. Drainage requirements and development fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required with the first project submittal. RESPONSE: Existing and proposed impervious areas are documented in the drainage report. An LID exhibit is included in the Drainage Report. Page 17 of 31 Comment Number: 21 05/21/2024: Detention drain times (standard comment): Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume -based stormwater storage, including extended detention basins. RESPONSE: Acknowledged. Comment Number: 22 05/21/2024: Inspection and maintenance (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on -going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-development RESPONSE: Acknowledged. Comment Number: 23 05/21/2024: Fees (standard comment): The 2024 city wide Stormwater development fee (PIF) is $11,834/acre ($0.2717/ sq. ft.) of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. RESPONSE: Acknowledged. Comment Number: 24 05/21/2024: Offsite Stormwater Flows (standard comment): The development will need to accept and pass any existing offsite flows. RESPONSE: Acknowledged. Comment Number: 25 05/21/2024: Spill Control for Fuel Sales (site specific comment): Spill control structures are required for all new and redeveloping gas stations and vehicle maintenance facilities. In addition to emergency spill response procedures, such as the use of absorbent booms, structural spill controls must be used to protect all areas downstream of the site including roadways, drainage channels, storm sewer systems, wetlands, creeks and tributaries from petroleum products and other pollutants that are stored and handled at gas stations and vehicle maintenance facilities. Page 18 of 31 The spill control structure can be a below-grade concrete vault and should be placed in a location on the site that allows for spills to be directed toward it. Low flows, both pollutant spills and runoff from small storms, should be able to be directed into the control structure. Larger storm flows may be directed into the control structure but more likely will overtop a curb or bypass the spill structure and runoff toward the site detention basin. The spill control structure or vault must have a minimum capacity of 150 gallons. The vault should be covered for safety although ventilation should be provided to allow for evaporation between storms. RESPONSE: Acknowledged. Comment Number: 26 05/21/2024: Project process (site specific comment): It is recommended that this development will need to work through 2 sequential projects. Project 1 – Floodplain work, CLOMR/ LOMR, and overlot grading. Project 2 – development site(s). RESPONSE: Acknowledged. Comment Number: 27 05/21/2024: Offsite Low-Impact-Development Responsibility (site specific comment): It is our understanding that adjacent projects, west of this site, have transferred LID requirements to the gravel pits south of the present site. (4701 and 4704 Strauss Cabin Rd). An update to the ODP will need to investigate and address how these requirements will be met in perpetuity. RESPONSE: Acknowledged. Department: Water-Wastewater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 1 05/21/2024: Other District (site specific comment): This project site is located within the Fort Collins Loveland Water District for water service. Please contact them at (970) 226-3104 for development requirements. This project site is located within the South Fort Collins Sanitation District for water and sewer service. Please contact them at engineering@sfcsd.net for development requirements. RESPONSE: Acknowledged. Comment Number: 05/21/2024: Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: https://www.fcgov.com/utilities/watercode RESPONSE: Acknowledged. Page 19 of 31 Department: Light And Power Contact: Austin Kreager akreager@fcgov.com 970-224-6152 Topic: General Comment Number: 1 05/21/2024: Light and Power is not the current electricity provider for this property. There is a chance that we could become your provider at some point in the future, but there are not plans to do that in the near term. Please work with the existing power provider to the site, which I believe is PVREA, but I am not certain. Thank you RESPONSE: Acknowledged. Comment Number: 2 05/21/2024: You may contact Austin Kreager with project engineering if you have questions. (970) 224-6152. 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. RESPONSE: Acknowledged. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 Topic: General Comment Number: 1 05/20/2024: FOR SUBMITTAL: An Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Article 5.6.1 as the site is within 500 feet of LUC defined natural habitats and features (wetlands, pond, raptor nest, and potential great blue heron rookery). Please note the buffer zone standards range from 50-100ft for the aquatic features; the nest buffers vary. The ECS should address all items (a)-(l) of LUC 5.6.1(D)(1) available for view online. In addition, ensure that the study identifies feature(s) size, the "top of bank" of any stream or ditch, the edge(s) of wetlands, and whether jurisdictional wetlands may be impacted by the proposed project. If prairie dogs are onsite or within 500ft, the ECS should specifically address the presence of active prairie dogs including estimate of number of individuals and entire size of the colony within the project area. The ECS should address all items (a) (l) of LUC 5.6.1(D) (1) available for view online and include prairie dog mitigation options. Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use The ECS is due a minimum of 10 working days prior to PDP submittal. Please contact the Development Review Coordinator to schedule an onsite meeting. RESPONSE: The ECS report was submitted in advance of this application. Comment Number: 2 05/20/2024: INFORMATION ONLY: Information from the ECS informs design of Page 20 of 31 a "natural habitat buffer zone" or "NHBZ". Within any NHBZ(s) that may be designated on this site, the City has the ability to determine if existing landscaping within the zone is incompatible with the purposes and intent of the buffer zone [LUC 5.6.1(E)(1)(g)]. Please ensure the ECS discusses existing vegetation on-site and identifies potential restoration options. If existing vegetation is determined to be insufficient, then restoration and mitigation measures may be required. RESPONSE: Acknowledged. Comment Number: 3 05/20/2024: FOR SUBMITTAL: Please contact assigned Development Review Coordinator directly at 970-221-6689 or email DRCoord@fcgov.com to be connected with appropriate City staff to submit at minimum a Phase I Environmental Site Assessment (ESA) for this site. This project is within an area of potential or pre-existing sites having chemical contamination or other environmental conditions. The proposed development project would need to address LUC 1.2.2(J), LUC 5.6.2 and LUC 5.6.6, included here. LUC 1.2.2(J): The purpose of the Land Use Code is to improve and protect the public health, safety and welfare by:… (J) minimizing the adverse environmental impacts of development. LUC 5.6.2: The project shall conform to all applicable local, state and federal air quality regulations and standards, including, but not limited to, those regulating odor, dust, fumes or gases which are noxious, toxic or corrosive, and suspended solid or liquid particles. The project shall be designed and constructed to comply with the dust control measures contained in the Dust Control Manual to the extent required therein. LUC 5.6.6 Health Risks (A): this Section is intended to protect the occupants of and visitors to the site following development from health risks that may be presented by the existence of dangerous chemicals, metals or other substances, microorganisms, germs, bacteria or viruses, which pose a health risk to the potential occupants of and/or visitors to the development site if permitted to develop. LUC 5.6.6 Health Risks (B): If, because of credible evidence in the possession of the City or the applicant, whether written or otherwise, there is a reasonable suspicion or belief that the development site contains dangerous chemicals, metals or other substances, microorganisms, germs, bacteria or viruses, which pose a health risk to the potential occupants of and/or visitors to the development site if permitted to develop, then the applicant shall either take such actions as are necessary to satisfy the decision maker that such health risks have been reasonably mitigated, or shall demonstrate to the decision maker by presentation of written statements from either the Larimer County Health Department or from specialists appropriate in education and training to examine the risks, showing that the suspicion of danger and health risk is scientifically unfounded and that actual, reasonable risk is unlikely. RESPONSE: A Phase I report has been included with this submittal. Page 21 of 31 Comment Number: 4 05/20/2024: FOR HEARING: The City of Fort Collins Land Use Code, Article 5.12.1 (C)(4), requires that " no light trespass onto Natural Areas, Natural Habitat Buffer Zones or River Landscape Buffers." Thus, lighting from parking areas or other site amenities shall not spill over into any natural features or natural habitat buffer areas. Please include all necessary information, including photometric plans, to demonstrate compliance. RESPONSE: Acknowledged. Comment Number: 5 05/20/2024: FOR HEARING: The City of Fort Collins is designated as a bird sanctuary for the refuge of wild birds (Municipal Code Chapter 4, Division 8 - Wild Birds: https://library.municode.com/co/fort_collins/codes/municipal_code? nodeId=CH4ANIN_ARTIIAN_DIV8WIBI) and in order to satisfy the federal Migratory Bird Treaty Act requirements, it is prohibited for any person at any time in the City to abuse or injure any wild bird or damage a nest with eggs or injure the young of any such bird. A professional ecologist or wildlife biologist is required to complete the nesting survey linked below 5 -7 days before conducting tree removal or trimming. If tree removal or trimming is planned, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY 5-7 DAYS BEFORE TREE REMOVAL OR TRIMMING TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." The Songbird Nesting Survey document: https://www.fcgov.com/developmentreview/files/songbird-nesting-survey.pdf?1689286309 RESPONSE:This note has been added to the plans. Comment Number: 6 05/20/2024: FOR HEARING: After a tree inventory is done with City Forestry staff, further discussion will need to take place with the City Environmental staff to determine habitat importance of the current trees on the site. Large swaths of trees are generally important habitat value, and are important to preserve. Add if there may be raptor nests on or near the site: If any raptor nests are present on the site, consultation with Colorado Parks & Wildlife and additional protection standards may be necessary. If trees will be removed in the buffer: Trees within the buffer require additional coordination with City Environmental Planning and Foresty, and may require a 3rd party appraisal of any trees that may be removed. RESPONSE: A tree inventory has been completed and that information is included in the landscape set. Page 22 of 31 Comment Number: 7 05/20/2024: INFORMATION ONLY: The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on -site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php, contact Waste Reduction and Recycling Team at recycling@fcgov.com. 2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 3) Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 970 - 416-4251 or dsuckling@fcgov.com RESPONSE: Acknowledged. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 1 There are existing trees onsite please schedule an on-site meeting with City Forestry (fhaberecht@fcgov.com) to obtain tree inventory and mitigation information. Please note that these existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to the next round of review. Forestry recommends scheduling the on -site tree inventory as early in the design process as possible. RESPONSE: A tree inventory meeting has been completed and this information has been included in the landscape set. Comment Number: 2 An “Existing Tree Removal Feasibility Letter” must be provided detailing justification for all proposed existing tree removals on the development site. The purpose of this letter is for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings, and lot layouts shall be designed to minimize the disturbance to significant existing trees. Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. RESPONSE: An existing tree removal feasibility letter has been included with this submittal. Comment Number: 3 Please provide a landscape plan that meets the Land Use Code (LUC) 3.2.1 Page 23 of 31 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted, a detail outlining the critical root zones of each existing tree on the landscape plans, and any proposed tree plantings (including species, size, quantity, and method of transplant). The critical root zone is defined as 12 inches in radius per one inch in tree diameter measured at 4.5 ft above the ground. The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped RESPONSE: This information has been added to the plans. Comment Number: 4 Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. 10’ from public water, sanitary, and storm sewer main lines 6’ from water or sewer service lines 4’ from gas lines 10’ from electric vaults 40’ between shade trees and arterial streetlights 15’ between ornamental trees and arterial streetlights 50’ from stop signs RESPONSE: Utilities are included on landscape plans and the appropriate separations are included. Comment Number: 5 The LUC 3.2.1 standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility on a development site or in the adjacent area or the district, species diversity is required, and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% Page 24 of 31 60 or more 15% According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. RESPONSE: Acknowledged. Comment Number: 6 Planting of ash trees (Fraxinus spp.) within city limits is prohibited due to the presence of the emerald ash borer. Additionally, The City of Fort Collins’ urban forest has reached the maximum percentage of the following species: Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please keep these species at 2% or less of the development tree plantings. The following trees are not recommended in Fort Collins: Autumn blaze maple, Northern red oak, English oak, pin oak, red maple, scotch pine. RESPONSE: Acknowledged. Comment Number: 7 Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) in the ROW along street frontages. RESPONSE: Acknowledged. Comment Number: 8 Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1). RESPONSE: Acknowledged. Comment Number: 9 Please adhere to the updated LCUASS standards, including 8’ minimum parkway widths. RESPONSE: Acknowledged. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 05/21/2024: INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077 RESPONSE: Acknowledged. Comment Number: 2 05/21/2024: INFORMATION: The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails” addresses compliance with the 2021 Parks and Recreation Master Plan (“Master Plan”). The Master Plan indicates the general location of all parks and regional recreational trails. Parcels adjacent to or including facilities indicated in the Master Plan may be required to provide area Page 25 of 31 for development of these facilities. RESPONSE: Acknowledged. Comment Number: 3 05/21/2024: INFORMATION: The 2013 Paved Recreational Trail Master Plan (“Trail Master Plan”) was adopted by City Council and provides conceptual locations and general trail design guidelines for future regional recreational trails. RESPONSE: Acknowledged. Comment Number: 4 05/21/2024: INFORMATION: The developer will be required to dedicate an adequate easement(s) for construction of the trail. Site design should also include a conceptual trail design including a centerline profile and cross-sections. Site development is required to complete rough grading and landscaping in the easement. There is no current schedule for City construction of this portion of the trail. Construction is scheduled as funds become available. RESPONSE: Acknowledged. Comment Number: 5 05/21/2024: INFORMATION: The typical paved recreational regional trail cross-section is constructed as a 10’ wide concrete trail, widened to 12’ in areas of high traffic area or other areas of potential user conflicts. A 4’-6” wide soft (gravel) path is located parallel to the paved surface, separated by 3’-5” of vegetated area; there shall be 3’ wide level shoulders on both sides of the trail, providing 3’ of horizontal clearance from vertical obstructions such as trees, transformers, fences and/or walls. Modifications of the typical cross -section must be approved by Park Planning & Development. RESPONSE: Acknowledged. Comment Number: 6 05/21/2024: FOR HEARING: Please plan to coordinate with the PPD staff to determine an appropriate Public Access and Trail easement. Trail easement width is 50’. The location of the easement must be approved by PPD and shown on the plat, utility plan and planning set. RESPONSE: Acknowledged. Comment Number: 7 05/21/2024: INFORMATION: Whether this is going to be a PDP submittal or an ODP, please holistically plan for the recreational paved trail connection through your site. My redlines show a general, straight 50' wide easement, however, please work with the Park Planning Department on the exact layout of the trail. RESPONSE: Acknowledged. Comment Number: 8 05/21/2024: INFORMATION: A potential grade -separated crossing of E. Harmony Rd. needs to be planned for the recreational paved trail. Please work with Engineering, Traffic and Park Planning and Development on the location. Page 26 of 31 Grade separated crossings of arterial roadways and major collectors are required (LCUASS Chapter 17.3) and provide safe trail connectivity. Additional easement area for underpass/overpass approaches may be required in locations of potential grade separated crossings for the trail. RESPONSE: Acknowledged. Comment Number: 9 05/21/2024: INFORMATION: Please note, the Final Plan Landscape notes will be required to have a note regarding the maintenance of the right -of-way landscaping. The adjacent property owner will be responsible for irrigation and maintenance in perpetuity. Parks will provide the language at PDP and/or FDP. RESPONSE: Acknowledged. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 05/21/2024: FIRE APPARATUS ACCESS – IFC 503.1.1 Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. Any private alley, private road, or private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. In addition, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. Access will be required within 150 feet of the fuel canopy and the proposed building. Access can be considered from the public ROW. Any additional access required or areas for turnaround will need to be dedicated EAE and meet the fire lane requirements. RESPONSE: Acknowledged. Comment Number: 2 05/21/2024: FIRE LANE SPECIFICATIONS – IFC Appendix D Amendment A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: -Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. -Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Access roads with a hydrant are required to be 26 feet in width. -Additional fire lane requirements are triggered for buildings greater than 30 feet in height. Refer to Appendix D105 of the International Fire Code. -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided Page 27 of 31 with an approved turnaround area for fire apparatus. -Dead-end fire access roads used for aerial access shall be 30 feet in width -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. -Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. -Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. -Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. RESPONSE: Acknowledged. Comment Number: 3 05/21/2024: ADDITIONAL POINTS OF ACCESS – IFC D105.1 Amendment Additional points of access shall be required where a required access roadway exceeds 660 feet in length. REMOTENESS IFC D104.3 Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one -half of the length of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. If the access road into the site exceeds 660 feet, a second point of access will be required. RESPONSE: Acknowledged. Comment Number: 4 05/21/2024: 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. RESPONSE: Acknowledged. Comment Number: 5 05/21/2024: AUTOMATIC FIRE SPRINKLER SYSTEM - Group M Occupancy - IFC 903.2.7 Amendments: An automatic sprinkler system shall be provided for Page 28 of 31 Group M occupancies where one of the following conditions exists: 1. The fire area exceeds 5,000 SF; 2. The fire area is located more than three stories above grade plane. 3. The combined area of all group M fire areas on all floors, including any mezzanines, exceeds 24,000 SF. A fire sprinkler system will be required for this proposal. RESPONSE: Acknowledged. Comment Number: 6 05/21/2024: FIRE DEPARTMENT HOSE CONNECTION - IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC will be reviewed at construction and the sprinkler system permit. An underground fire line permit is required by the Poudre Fire Authority. As per Colorado state law (8 CRR 1507-11), individuals or companies installing underground supply lines from public water supplies to fire sprinkler system risers, standpipes, and other fire protection systems must be registered with the State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit applications should include a current business name and registration number. As per DFPC records, currently registered individuals and companies can be found here: https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Registrations.pdf Additional information regarding requirements of Colorado state law can be found here: https://dfpc.colorado.gov/fire-suppression-system-contractors RESPONSE: Acknowledged. Comment Number: 7 05/21/2024: FIRE ALARM AND DETECTION SYSTEMS Fire alarm systems and smoke detection shall be installed as required by IFC Section 907.2.1 through 907.2.23. and provide occupant notification in accordance with IFC Section 907.5 RESPONSE: Acknowledged. Comment Number: 8 05/21/2024: KEY BOXES REQUIRED - IFC 506.1 and Poudre Fire Authority Bureau Policy P-13-8.11 Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 6 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size, number, and location(s) to be determined at building permit and/or by time of final CO. All new or existing Knox Boxes must contain the following keys as they apply to the building: - Exterior Master - Riser room - Fire panel - Elevator key if equipped with an elevator Page 29 of 31 The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. - Single story buildings must have 1 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority. RESPONSE: Acknowledged. Comment Number: 9 05/21/2024: WATER SUPPLY – Commercial/Multi-family Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing Fire Flow according to IFC B105.2 is required within 300 feet of any commercial building and every 600 feet on center as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. There is an existing hydrant located approximately 105 feet from the Harmony intersection and a hydrant located north of the existing home. Multiple hydrants may be required for this site. RESPONSE: Acknowledged. Comment Number: 10 05/21/2024: CARBON DIOXIDE SYSTEMS USED IN BEVERAGE DISPENSING SYSTEMS Compresses gases utilized in beverage dispensing systems shall comply with Section 5307.3 of the 2021 International Fire Code (IFC). At time of construction, a separate permit for CO2 dispensing may be required RESPONSE: Acknowledged. Comment Number: 11 05/21/2024: AST & UST STORAGE TANKS The installation or removal of an Above Ground (AST) or Underground Storage Tank (UST) requires a separate plan review and permit from Poudre Fire Authority. Tanks shall be protected from damage and have secondary containment. All tanks shall be UL listed. RESPONSE: Acknowledged. Comment Number: 12 05/21/2024: INFORMATION – CODES AND LOCAL AMENDMENTS Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development plans and building plan reviews shall be designed according to the adopted version of the fire code as amended. - Copies of our current local amendments can be found here: https://www.poudre-fire.org/programs-services/community-safety-services-fire-p revention/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org RESPONSE: Acknowledged. Comment Number: 13 Page 30 of 31 05/21/2024: PLAN REVIEW SUBMITTAL When you submit for your building permit though the City of Fort Collins please be advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permit s/new-building-plan-review-application. RESPONSE: Acknowledged. Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 05/20/2024: BUILDING PERMIT: Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code & state amendments (currently 2018 IPC) 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. The new 2024 buildings codes will be adopted in 2025. · Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. · Snow Live Load: Ground Snow Load 35 PSF. · Frost Depth: 30 inches. · Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: · Commercial occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · City of Fort Collins adopted International Fire Code (IFC) and amendments to the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or when 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. Page 31 of 31 · Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604. · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting for any new commercial or multi-family building with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards. RESPONSE: Acknowledged. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 1 05/14/2024: All development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office if you need up to date Benchmark Statement format and City Vertical Control Network information. RESPONSE: Acknowledged. Comment Number: 2 05/14/2024: Portions of this project are outside of the City limits. If an Annexation Plat will be required, the title/name may not begin with addresses in numeral form. Address numbers must be spelled out. Please contact our office with any questions. RESPONSE: Acknowledged. Comment Number: 3 05/14/2024: If submitting a Subdivision Plat is required for this property/project, the title/name may not begin with addresses in numeral form. Address numbers must be spelled out. Please contact our office with any questions. RESPONSE: Acknowledged. Comment Number: 4 05/14/2024: If a Subdivision Plat is required and aliquot corners are shown, current acceptable Monument Records will be required. These are required with Round 1 submittal. RESPONSE: Acknowledged. Comment Number: 5 05/14/2024: Closure reports will be required for all Subdivision Plats, Easements, and any other document requiring a legal description & sketch being submitted for review. These are required with Round 1 submittal. RESPONSE: Acknowledged.