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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 04/25/2025 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 April 25, 2025 Andy Reese 3325 S. Timberline Rd. Suite 130 Fort Collins, CO 80525 RE: The Edison at University Plaza, PDR250002, Round Number Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of The Edison at University Plaza. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744 Topic: General Comment Number: 1 04/14/2025: 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! Civil Response: Great, thank you Brandy! Comment Number: 2 04/14/2025: HEARING: The proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer at a public hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 6 weeks prior to a hearing date to accommodate scheduling and notice requirements. 2 For the hearing, we will formally notify surrounding property owners within 800 - 1,000 feet (excluding public right-of-way and publicly owned open space). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. A neighborhood meeting is not required for this development request. If you would like to hold a meeting to engage your neighborhood regarding the proposal prior to the hearing, I can assist you with this request. Civil Response: Noted, thank you. Comment Number: 3 04/14/2025: INFORMATION: I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Civil Response: Noted, thank you. Comment Number: 4 04/14/2025: SUBMITTAL. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. Civil Response: Noted, thank you. Comment Number: 5 04/14/2025: SUBMITTAL: As part of your submittal, a response to the comments provided in this letter is required. 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. Provide a detailed response for any comment asking a question or requesting 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]. Civil Response: Noted, thank you. Comment Number: 6 04/14/2025: SUBMITTAL: Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: 3 https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen ts-and-file-naming-standards_v1_8-1-19.pdf?1736463712 File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 2_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. Civil Response: Noted, thank you. Comment Number: 7 04/14/2025: SUBMITTAL: Please note that addresses are not permitted to be included in the name of a project or in the title of a plat. This ensures clarity and consistency in the naming conventions for all related documents and plans. Civil Response: Noted, thank you. Comment Number: 8 04/14/2025: 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 Civil Response: Noted, thank you. Comment Number: 9 04/14/2025: FEES: The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. Civil Response: Noted, thank you. Comment Number: 10 04/14/2025: FEES: 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 4 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 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. Civil Response: Noted, thank you. Comment Number: 11 04/14/2025: SUBMITTAL: Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a Completeness Review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Civil Response: Noted, thank you. Comment Number: 12 04/14/2025: NOTICE: Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, a Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. Civil Response: Noted, thank you. Comment Number: 13 04/14/2025: INFORMATION: Once your project has been formally reviewed by the City and you have received 5 comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Civil Response: Noted, thank you. Department: Planning Services Contact: Kai Kleer kkleer@fcgov.com 970-416-4284 Topic: General Comment Number: 1 Staff has several redlines that are specific to the submitted concept. These redlines will be provided in a separate mark-up file. Below is a general summary of redlines. Civil Response: Noted, thank you. Responses have been added to the redline PDF and have been included as a part of the submittal. Landscape Response: Responses have been added to the redline PDF and have been included as a part of the submittal. Architect Response: Noted, thank you. Responses have been added to the redline PDF and have been included as a part of the submittal. Comment Number: 2 04/22/2025: Outdoor Spaces This site is located within the 'Upper Midtown District" and encourages a 'Garden District' theme that should guide landscape and site amenity selection. Please work with planning and environmental planning on what an appropriate pant palette might look like for the site. Landscape Response: Thank you for the comment. We have reviewed the garden district theme. At the PDP level, all planting areas are being shown at a hatch. At FDP, we will specify shrubs, ornamental grasses, and perennials and will create a plant palette that is appropriate for the theme. Comment Number: 3 04/22/2025: Architecture The Midtown Plan and adopted standards call for excellence in design promoting high quality durable materials like brick and stone. For this project, it will be critical to define the first floor with human scale elements such as canopy overhangs. There are a variety of other techniques that should be considered. Please avoid changes in materials without substantial changes in wall articulation. Staff suspects that this will be a flat roofed building, if so, ensure that threedimensional cornice treatment on all walls facing streets or connecting walkways, or a rail at the top of the wall of a usable rooftop deck, unless the top floor is stepped back to form a usable roof terrace area. A single continuous horizontal roofline shall not be used on onestory buildings. Accent roof elements or towers may be used to provide articulation of the building mass. To the maximum extent feasible, a minimum pitch of 6:12 shall be used for gable and hipped roofs. Where hipped roofs are used alone, the minimum pitch shall be 4:12. 6 TOD Overlay (LUC 2.6.1(E)(3)) mandates high-quality options like brick, stone, or stucco, prohibiting untreated concrete or prefabricated steel panels. Specify brick or stone, ensuring articulation at the base and top of the building to align with Midtown Plan’s design excellence (Pages 20, 117-119) and Residential Standards (LUC 5.3.2(C)(4)). TOD Overlay (LUC 2.6.1(E)(3)) requires low-reflectance, neutral, or earth-tone colors, prohibiting high-intensity or fluorescent colors. Use neutral or earth-tone colors for facades, with brighter accent colors for trim, to ensure compliance with TOD Overlay standards. Architecture Response: Noted. Materials being proposed include neutral and earth-tones such as beige, taupe, dark brown, and various shades of gray. Black is being proposed as an accent color and would be utilized on items such as windows, storefronts, doors, awning, balcony railings, metal flashing, and trim boards. Comment Number: 4 04/22/2025: Site Planning A major concept of the Midtown Redevelopment Study and Midtown Plan for this area is the redesign of the existing drives into a system into a system of streets and blocks. In the case of this development, and pursuant to 5.3.2 Multi-unit building and Mix of Housing and 5.4.7 - Street Pattern & Connectivity standards the north/south drive street would be the north/south drive that currently exists on the site. Civil Response: After discussion with staff, the existing street network will remain in place, but will be enhanced with landscaping and sidewalks to more closely align with the Midtown Plan. Comment Number: 5 04/22/2025: Access Circulation & Parking Regarding the Pedestrian Promenade, on the south side of the site, please avoid crossing the service drive to the extent possible. From what staff can gather, an access easement exists on the property to the south that will allow for the completion of an off-site connection into the existing King Soopers Walkway. As part of the projects pedestrian level of service requirements and standards found under "off-site access to individual and bicycle destinations" in the Land Use Code, staff will be looking for this and the northern off-site connection to be made. Civil Response: There is currently no access easement to the south and our project needs to align with the existing access drive to the south. This forces the trail to cross as shown. The project will provide an access easement so this connection can be reconfigured in the future. On the north side of the site please provide a green- backed sharrow within the service drive to help delineate pedestrian space extending to the max station. As a potential consideration for the applicant team, staff would like to explore the extension of a permanent walkway/landscape area that replaces the parking stalls closest to the MAX Guideway. This could be a long-term solution is not warranted at this time, however, will future redevelopment of other commercial spaces to the north. Civil Response: A 10-foot pedestrian promenade is provided along the west side of the Project where proposed improvements occur. In the current configuration, pedestrians can access the MAX Guideway station via walkways along the adjacent building frontage. Note that no improvements are being proposed further north within the existing parking lot at this time. 7 In several key locations around the perimeter of the building there are proposed crossings of the service drive, new private and new private street. Please ensure that the enhanced walkways relate to critical components of the the building design (such as front entrances, For this project, it would be to align the front entrance with a direct walkway connection to cross the street and allow access to the parking field. Where the walkway crosses the street standards will require that the crossing emphasize pedestrian access through the use of raised paving, pavement treatments, signs, striping, lighting, traffic calming, and landscaping. The image below represents what is envisioned by the standard. Architecture Response: The primary building entrance is roughly aligned with the main entry drive to create a direct visual connection and a sense of arrival. Civil Response: The project includes a section of different materials to differentiate the cross walk connections. Note that a raised crosswalk provides some grading/drainage challenges. Cross-walks were aligned to be aligned with front entrances as feasible. Regarding interior and perimeter parking lot landscaping standards, please ensure that landscape islands with canopy shade trees interrupt parking bays at not less than 15-stall intervals. For perimeter areas ensure that canopy shade trees are planted at 40 foot intervals. Landscape Response: Shade trees are provided in parking lot islands where they do not conflict with easements. Some trees are existing to be protected in place. Where trees are unable to be located due to easements, we propose a shrub substitution. Civil Response: Landscape islands have been provided to meet parking bay requirements. Regarding 'full tree stocking' requirements, there are several areas around the building where the landscape edge is too small. Standards require that landscape beds are no less than 7 feet, while 15 feet is preferred. This not only allows for adequate space for trees and landscaping, but allows some additional separation and privacy between ground-floor residential units and walkways that run parallel to each building side. If the perimeter of the site is fully paved, please ensure that window sills are elevated to maintain privacy within the ground-floor units. First Floor elevation should start 2-3 feet above finished sidewalk level. Landscape Response: Landscape areas are maximized. Full tree stocking is provided in areas at least 7’ wide. Trees are located on the east side of the building within the fully paved area with tree grates. See landscape plan and tree grate detail. Comment Number: 6 04/22/2025: Street and Urban Design Generally, TOD standards require, "developments shall provide formal streetscape improvements which shall include sidewalks having street trees in sidewalk cutouts with tree grates, planters or other appropriate treatment for the protection of pedestrians, and shall provide seating and pedestrian light fixtures." Please consider how these elements will be incorporated into your north/south street section. Landscape Response: Trees are located on the east side of the building within the fully paved area with tree grates. See landscape plan and tree grate detail. Civil Response: Streetscape provides street trees along curb with planters adjacent to the building. 8 For all pedestrian connections crossing a street, TOD standards require conventional or enhanced crosswalks. See notes on where enhanced crosswalks will be necessary. Civil Response: The project includes a section of different materials to differentiate the cross walk connections. Note that a raised crosswalk provides some grading/drainage challenges. Regarding street design, please see staff's exhibit regarding future private street framework that is envisioned for the site. Civil Response: Thank you for the discussions around the site layout. Comment Number: 7 04/22/2025: These comments will be fully refined by Friday and may contain some additional unnecessary information not completely tailored and acknowledging what is being provided by the concept. Civil Response: Noted, thank you! Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 04/07/2025: PRESUBMITTAL – HISTORIC SURVEY - WAIVED: At conceptual review, the applicant is responsible for working with City staff to determine if any structures on the development site and, when relevant, within 200 feet of the development site, are designated historic resources or are eligible for historic designation [LUC 5.8.1(C)(2)]. Structures subject to this requirement must be at least 50 years old. This process involves ordering historic property surveys if no such documentation has been produced for the property in the last five years. The University Shopping Center has historic significance, being the first mid-20th century shopping center in the city. However, based on extensive modifications over time, similar to Foothills Mall, there is no recognizable historic integrity to the original building/site design. Staff considers the property Not Eligible based on preliminary research into the historic character vs. existing conditions. Civil Response: Noted, thank you. Comment Number: 2 04/07/2025: NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources, or resources that are at least 50 years old and would require evaluation, on the development site or within 200 feet of the development site. Civil Response: Noted, thank you. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 1 04/21/2025: A replat will be required for this project. If a new parcel will be 9 created for this project, and the new parcel does not have frontage along a public street, you will need to provide documentation that the property has legal access from Drake Road or College Avenue. Civil Response: The Project will be creating a new parcel. As part of this process, a cross-access agreement or easements can be provided as needed. Comment Number: 2 04/21/2025: This property is within the Midtown Plan area. The Midtown Plan emphasizes the need for redevelopment to provide pedestrian and bike connectivity to the Max Bus Rapid Transit. This project will need to provide a pedestrian promenade along the west property line, with a connection to at least one of the nearby Max bus stations. The design team will need to evaluate the feasibility of connecting north to the Spring Creek Station versus connecting south to the Drake Station. Civil Response: A 10-foot pedestrian promenade is provided along the west side of the Project where proposed improvements occur. In the current configuration, pedestrians can access the MAX Guideway station via walkways along the adjacent building frontage. Note that no improvements are being proposed further north within the existing parking lot at this time. Comment Number: 3 04/22/2025: This project appears to have frontage along College Avenue between the bank and the McDonald's. The Midtown in Motion plan calls for a 10-foot detached sidewalk along this stretch of College. This project will need to design and construct the sidewalk, and additional right-of-way or easement dedication may be required if the sidewalk extends further west than the existing pedestrian access easement. Please coordinate with Engineering and Forestry to design a solution that preserves as many of the existing trees as possible. Civil Response: Improvements to the Property are along the west side and not adjacent to College Avenue. Comment Number: 4 04/22/2025: The Midtown in Motion plan proposes to convert the existing acceleration and deceleration lane on College Avenue to a right-turn lane, with a widened parkway south of College and Columbia. Please coordinate with CDOT as well as City staff from Engineering and Traffic to determine if these improvements should be implemented by this project. Civil Response: Per discussions with Staff, no auxiliary lanes improvements are planned as a part of this project. Comment Number: 5 04/23/2025: 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 sbuckingham@fcgov.com or 970-416-4344. Civil Response: Noted, thank you. Comment Number: 6 04/23/2025: INFORMATION: Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due before issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php Civil Response: Noted, thank you. Comment Number: 7 10 04/23/2025: INFORMATION: Any damaged curb, gutter and sidewalk existing before construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, must be replaced or restored to City of Fort Collins standards at the Developer's expense before the acceptance of completed improvements and/or before the issuance of the first Certificate of Occupancy. Civil Response: Noted, thank you. Comment Number: 8 04/23/2025: INFORMATION: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. Civil Response: Propose walkways within the property will adhere to ADA standards. No improvements are proposed alongside other roadway areas. Comment Number: 9 04/23/2025: INFORMATION: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/urban-area-street-standards-2021 Civil Response: Noted, thank you. Comment Number: 10 04/23/2025: 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 the utility plans. Civil Response: Noted, thank you. Comment Number: 11 04/23/2025: INFORMATION: A Development Construction Permit (DCP) may need to be obtained before starting any work on the site, depending on the scope of the public improvements. Civil Response: Noted, thank you. Comment Number: 12 04/23/2025: INFORMATION: The development cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. Civil Response: Noted, thank you. Comment Number: 13 04/23/2025: INFORMATION: Any bike parking that is required for the project cannot be placed within the right-of-way, and if it is placed just behind the right-of-way, it needs to be placed so that when bikes are parked, they do not extend into the right-of-way. Civil Response: Noted, thank you. Comment Number: 14 04/23/2025: INFORMATION: 11 In regard to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Civil Response: Noted, thank you. Comment Number: 15 04/23/2025: 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 before scheduling a public 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 Civil Response: Noted, thank you. Comment Number: 16 04/23/2025: INFORMATION: There will be an update in 2025 to the City of Fort Collins Streetscape Standards - LCUASS Appendix C. The update will require landscaping in public right-of-way to comply with Colorado Senate Bill 24-005. Please reach out with any questions about the right-of-way landscaping requirements. Landscape Response: Noted, thank you. The development updates do not impact the ROW streets. Department: Traffic Operation Contact: Shawn Mellinger smellinger@fcgov.com Topic: General Comment Number: 1 04/21/2025: PRE-SUBMITTAL: A Transportation Impact Study will be required with the submittal of this project according to the City of Fort Collins guidelines in chapter 4 of the Larimer County Urban Area Street Standards. The level of study and scope will need to be coordinated with Traffic Operations. Please contact our office to schedule a time to scope the study. Traffic Response: A TIS has been prepared and is included as part of the submittal package. A scoping meeting was held with Steve Gilchrist in June of 2025. A signed base assumptions form documenting the meeting discussions is included as an appendix in the TIS. Comment Number: 2 04/21/2025: PRE-SUBMITTAL: The Colorado Department of Transportation CDOT will need to be contacted to coordinate the any requirements for access permits and adjacent frontage 12 improvements since College Avenue (US 287) is under their jurisdiction. Please contact Tim Bilobran timothy.bilobran@state.co.us and Allyson Young allyson.young@state.co.us to coordinate their requirements with the TIS for new/updated access permits. Traffic Response: Based on the analysis documented in the attached TIS, CDOT access permits are anticipated to be required at both the intersection of Columbia Road and College Avenue (US-287) and the intersection of the site access located 400 feet south of Columbia Road, along College Avenue (US-287) in association with this project. The project team will coordinate with CDOT regarding access permit applications. Comment Number: 3 04/21/2025: INFORMATION: A bike and pedestrian level of service analysis will be required as part of the transportation impact study. This will need to follow the City of Fort Collins guidelines within Part II of Appendix H of the Larimer County Urban Area Street Standards. Appendix H will be provided in the scoping of the study along with the primary destinations. This may include any connectivity required to neighborhoods, transit, City trail systems, or commercial/retail facilities. Traffic Response: A bike and pedestrian level of service analysis are included in the provided TIS. The analysis considered destination areas provided by Steve Gilchrist during the scoping meeting. Comment Number: 4 04/21/2025: INFORMATION: We would like to work with you regarding some sort of pedestrian connectivity to the Max stations to the north or south. These are critical in these types of developments and would like to explore the possibility of an off site connection to make this a more walkable development. Traffic Response: Acknowledged, the current site plan and TIS do not assume any off site connections; however, this can be discussed further moving forward. Comment Number: 5 04/21/2025: INFORMATION: A City capital project is planned for improvements to the College Ave and Columbia intersection/traffic signal. This project is not yet fully funded, a proportional share may be required. Likewise there are also plans to improve Drake and College. This project could also require mitigation depending on the impacts from this project. Traffic Response: Both planned projects are noted in the TIS. The need for cost sharing can be discussed further moving forward. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 04/03/2025: 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 13 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. Civil Response: Noted, thank you. Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 2 04/23/2025: Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Spring Creek 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 Civil Response: Noted, thank you. Comment Number: 3 04/23/2025: Documentation requirements (site specific comment): A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. Civil Response: Noted, thank you. Comment Number: 4 04/23/2025: Stormwater outfall (site specific comment): The stormwater outfall options for this site appear to be the private on-site storm sewer. Civil Response: Noted, thank you. The existing stormwater outfalls will be continued to be used with flow released at historic rates. Comment Number: 5 04/23/2025: Detention requirements (standard comment): When improvements are proposed to an existing developed site and there is an increase in impervious area greater than 1,000 square feet, additional onsite detention is required for runoff from new impervious surfaces. These new flows will need to be detained to the 2-year historic discharge rate. *Please contact us to discuss the details of stormwater detention on existing sites.* Civil Response: Note that the Project reduces the total impervious and therefore no detention is not required for the improvements. Existing detention will be provided to match the detention volumes shown in the 1998 Final Drainage Report “University Center PUD”. Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). Civil Response: Noted, thank you. Comment Number: 6 04/23/2025: Water Quality and Low Impact Development requirements (standard comment): If the improvements create or modify greater than 1,000-square feet of impervious area, stormwater quality treatment will need to be provided for all new and modified impervious areas. In addition, the City requires the use of 14 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 Civil Response: Noted, thank you. LID treatment is being provided for more than 75% of the site. Per discussions with staff, the existing detention pond will be converted to a water quality pond. Comment Number: 7 04/23/2025: 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 the new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required with the first project submittal. Civil Response: Existing and Proposed Impervious Area Exhibits are included within the Drainage Report Appendix. Comment Number: 8 04/23/2025: Detention drain times (standard comment): Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume-based stormwater storage, including extended detention basins. Civil Response: The site will conform with the State requirements. Comment Number: 9 04/23/2025: 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 Civil Response: Noted, thank you. Comment Number: 10 15 04/23/2025: Fees (standard comment): The 2025 city wide Stormwater development fee (PIF) is $12,012/acre ($0.2758/ sq. ft.) of new impervious area over 350 square feet. No fee is charged for existing impervious area. This fee is to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. Monthly fees - http://www.fcgov.com/utilities/business/rates Civil Response: Noted, thank you. Comment Number: 11 04/23/2025: Offsite Stormwater Flows (standard comment): The development will need to accept and pass any existing offsite flows. Civil Response: Noted, thank you. Any off-site basins are shown within the historic and proposed drainage exhibits. Department: Water-Wastewater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 1 04/23/2025: Water and Wastewater Criteria Manual (standard comment): The design of this development must follow City of Fort Collins Utilities Water and Wastewater Design Criteria, Specifications, and Details. These manuals are available on this website: https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/ Civil Response: Noted, thank you. Comment Number: 2 04/23/2025: Existing Water Infrastructure (site specific comment): There is an existing 8-inch water main west of the existing building with an existing 2-inch water service to 2325 S College Ave and an existing 2-inch water service to 2407 S College Ave. There are also two 6-inch and one 8-inch fire lines to these addresses. Civil Response: Noted, thank you. Comment Number: 3 04/23/2025: Existing Wastewater Infrastructure (site specific comment): There is an existing 6-inch wastewater main east of the building with an existing wastewater service or services to these addresses. Civil Response: Noted, thank you. Comment Number: 4 04/23/2025: Service separation (standard comment): Separate water and wastewater services will be required to service the residential and commercial uses of any mixed-use buildings. Civil Response: Noted, thank you. Entire building is residential. Comment Number: 5 04/23/2025: Service abandonment (standard comment): 16 Any existing water and wastewater services that are not planned to be reused with this project will be required to be abandoned at the main. Civil Response: Noted, thank you. Comment Number: 6 04/23/2025: Service sizing (standard comment): A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows is required to evaluate whether the existing service can adequately support the proposed uses for the site. Please provide the letter with the final submittal package for this project. Civil Response: Letter will be provided as a part of the final documents. Comment Number: 7 04/23/2025: Wastewater discharge (site specific comment) Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26-306 Wastewater Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970) 221-6900, to discuss these requirements and how they apply to this development. Civil Response: Noted, thank you. Comment Number: 8 04/23/2025: 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 Landscape Response: Noted, thank you. At PDP level, only trees are specified. They are selected with no higher than moderate water needs according to the COFC vegetation database. At FDP, shrubs, grasses, and perennials will be selected, and a hydrozone map and irrigation plans will be provided. Comment Number: 9 04/23/2025: Separate Irrigation Tap (site specific comment) Since the site is scraping and rebuilding the site irrigation service requirements are triggered under Section 26-94. A separate irrigation tap will be required to service this site unless it can be proven that this site uses less than 30,000 gallons of water for irrigation annually. Landscape Response: Understood. An irrigation plan will be provided at FDP. Comment Number: 10 04/23/2025: Landscape Plan and Hydrozone Table (standard comment): For final plan, the Landscape Plan will need to include a hydrozone table for outdoor irrigation that is broken out per tap. This is used to document the outdoor water budget and determine water allotment requirements. For more information, please see this webpage: www.fcgov.com/wsr-update Landscape Response: Understood. A hydrozone plan will be provided at FDP. Comment Number: 11 04/23/2025: Fees (standard comment): New or upgraded water and wastewater services will require development and water supply requirement (WSR) fees, these are paid at building permit. Please contact our Utility Fee and Rate Specialists at (970) 416-4252 or 17 UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: www.fcgov.com/development-fees Civil Response: Noted, thank you. Comment Number: 12 04/23/2025: Grease Interceptor (Standard Comment) If commercial cooking facilities are proposed these may require a grease interceptor on the wastewater service. To discuss the City’s requirements, please contact Wes Lamarque at (970) 416-2418 or WLAMARQUE@fcgov.com. Civil Response: No commercial cooking facilities are planned for the Project. Comment Number: 13 04/23/2025: Change of Use (site specific comment): The proposed change of use for this property will result in a change in its classification in the water & wastewater fee structure. This property is currently classified as non-residential/commercial and the proposed change would convert the property to a residential rate structure. As such, new water and wastewater development fees, Plant Investment Fees (PIFs), and WSR fees may occur. These fees are to be paid at the time each building permit is issued. Please contact our Utility Fee and Rate Specialists at (970) 416-4252 to discuss. Information on fees can be found at: www.fcgov.com/development-fees Civil Response: Noted, thank you. Comment Number: 14 04/23/2025: Existing Water Infrastructure Upgrade (site specific comment): Just southwest of the building at 2407 S. College Ave, there are two existing 8-inch water mains that are not connected. These two water mains need to be connected to provide adequate flow to this development. Civil Response: The proposed waterline provides a connection between the two existing watermains. Comment Number: 15 04/23/2025: Wastewater System Capacity (site specific comment): Please prepare and submit a wastewater loading calculation and summary report for your development. The City will need to evaluate the downstream wastewater capacity to confirm if the existing system can support this development. These calculations need to be included with the PDP Round 1 submittal but could also be submitted to us in advance. Please contact us to discuss further. Civil Response: The Civil team has reached out to Staff to further understand design criteria and will implement this information within the calculations once known. The Project proposed 270 total units and further breakdown of the unit types is provided within the summary table of the PDP Cover Sheet. Department: Light And Power Contact: Daniel Paluzzi dpaluzzi@fcgov.com Topic: General Comment Number: 1 04/18/2025: SITE SPECIFIC: The existing property is currently being fed from a main feeder duct bank running north/south along the west side of the building by the Max Guideway with multiple transformers feeding different parts of the building. Also, there is an existing main electric line running north/south on the east side of the building 18 through the parking lot feeding numerous buildings along College Ave. Civil Response: Noted, thank you. Comment Number: 2 04/18/2025: FEES: Electric capacity fee, building site charges, and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Civil Response: Noted, thank you. Comment Number: 3 04/18/2025: FEES: Please document the size of the electrical service(s) that feeds the existing property prior to demolition of the building to receive capacity fee credits. Civil Response: Noted, thank you. Comment Number: 4 04/18/2025: INFORMATION: Any existing and/or proposed electric infrastructure that needs to be installed, relocated or modified as part of this project, will be at the expense of the developer and will need to be located within Public Right-of-Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. Civil Response: Noted, thank you. Comment Number: 5 04/18/2025: INFORMATION: During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Civil Response: Noted, thank you. Preliminary electric routing is shown within the Utility Plans. Comment Number: 6 04/21/2025: 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. Civil Response: Noted, thank you. AutoCAD files and drawings will be provided following plan approvals. Comment Number: 7 04/21/2025: 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 Architect Response: Electric meters will be building mounted and proposed locations are on the west 19 elevation. Given the amount of meters necessary for 270 units and common areas, the north elevation will likely also be utilized for meter locations. Comment Number: 8 04/21/2025: INFORMATION: Multi family buildings and duplexes 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 Architect Response: Noted. We will provide the completed C-1 Form closer to the time of the building permit application. Comment Number: 9 04/21/2025: INFORMATION: All units other than single family detached at 200 amps or less are considered customer owned service; therefore, the applicant is responsible for installing the secondary service from the transformer, or first point of connection to the meter(s) and will be owned and maintained by the individual unit owner or building owner. Civil Response: Noted, thank you. Comment Number: 10 04/21/2025: INFORMATION: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. 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 required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Architect Response: Noted. As the design progresses, the Electrical Engineer will coordinate proposed transformer locations with Light and Power. Comment Number: 11 04/21/2025: INFORMATION: Three phase transformer pad dimensions for 75-1000KVA are 84 inches by 73 inches and the 1500-2500KVA dimensions are 107 inches by 88 inches. The wider side of the transformer is the front that needs 10’ clearance. Single phase transformers are limited to a maximum of 8 runs of secondary, not to exceed a wire size of 350KCMIL. Three phase transformers are limited to a maximum of 12 runs of secondary, not to exceed a wire size of 500KCMIL. Architect Response: Noted. Thank you for the information. Comment Number: 12 04/21/2025: INFORMATION: If the private drives/parking lots are proposed to be illuminated, the streetlights are considered private and will need to be privately metered. Please show all private streetlights and private meters on the plans. 20 Architect Response: Noted. Thank you. Comment Number: 13 04/21/2025: INFORMATION: The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact John Stark with Fort Collins Connexion at 970-207-7890 or jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements. For additional information on our renewal energy programs please visit the website below or contact Brian Tholl (btholl@fcgov.com). https://www.fcgov.com/utilities/business/go renewable Civil Response: Noted, thank you. Comment Number: 14 04/21/2025: INFORMATION: You may contact Daniel Paluzzi with project engineering if you have questions. Dpaluzzi@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 Civil Response: Noted, thank you. Department: Environmental Planning Contact: Clint Anders canders@fcgov.com Topic: General Comment Number: 1 04/21/2025: SITE SPECIFIC: City of Fort Collins Land Use Code [Article 5.10.1 (E)(3)] requires that, to the extent reasonably feasible, landscapes be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses, and a reduction on non-functional turf areas. Native plants and wildlife-friendly plants are also encouraged. Please refer to the Fort Collins Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Landscape Response: All trees are on the COFC vegetation database. Shrubs, grasses, and perennials will be specified at the FDP level and will come from the database. Low water use plants will be prioritized. Additionally, there is a dearth of wildlife and pollinator habitat in this area, and the Midtown Plan encourages the creation/enhancement of habitat resources whenever possible. Per the Midtown Plan, landscapes in Upper Midtown should be more naturalistic rather than manicured. Please utilize open space and landscaped areas to add pollinator friendly and native plant species whenever possible. Keep this in mind for water quality treatment as well. Per the stormwater Criteria Manual, surface treatment (e.g., raingardens, bioretention parking islands, vegetated swales, constructed wetlands) are preferred over underground treatment/storage. Landscape Response: A naturalized plant palette will be provided at FDP. Comment Number: 2 04/21/2025: INFORMATION: City of Fort Collins Land Use Code [Article 5.10.1 (E)(3)] only allows the use of turfgrass in high-traffic areas where it is functional and utilized. The landscape 21 plan should specify all grass species being proposed and delineate the appropriate locations. Landscape Response: No turf is proposed as a part of the PDP. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 1 04/22/2025: PRE-SUBMITTAL FORESTRY INVENTORY 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. Landscape Response: An on-site meeting was conducted on Aug 28, 2025. A tree mitigation plan reflects the trees that were inventoried as a part of the meeting. Comment Number: 2 04/22/2025: 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. Landscape Response: An Existing Tree Removal Feasibility Letter has been provided in this submittal. Comment Number: 3 04/22/2025: Please provide a landscape plan that meets the Land Use Code (LUC) 5.10.1 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: 22 Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped Landscape Response: Mitigation trees are provided as a part of the PDP landscape plan and are designated with the symbol “(M)” on the plans. 50 trees are required and provided for mitigation. CRZ is clearly noted on the plans. All notes are provided in the plans. Comment Number: 4 04/22/2025: All required landscape plans, demolition plans, grading plans, building plans, engineering plans, and utility plans shall accurately identify the locations, species, size and condition of all significant trees, each labeled showing the applicant's intent to either remove, transplant or protect. Landscape Response: All plans show trees to remain or be protected in place. Species, size, and condition of the trees is noted on the Tree Mitigation Plans. Comment Number: 5 04/22/2025: 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 Landscape Response: Trees are offset from utilities per the requirements above. Comment Number: 6 04/22/2025: The LUC 5.10.1 standard for Tree Species Diversity states that 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 40% 20-39 30% 40-59 20% 60 or more 10% According to Land Use Code 5.10.1(D)(c)(II), canopy shade trees shall constitute at least (50%) of all tree plantings. Landscape Response: No more than 10% of one tree species is specified on the plans. At least 50% of trees are canopy shade trees. Comment Number: 7 04/22/2025: 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 23 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. Landscape Response: Ash trees, honey locust trees, bur oaks, and pears are not specified as a part of this landscape plan. All trees were selected from the COFC vegetation database. If you have alternative recommendations to our specification, please let us know. Comment Number: 9 04/22/2025: Canopy shade trees should be planted at 30-40’ spacing 5.10.1(D)(c)(I) in the ROW along street frontages. Landscape Response: Noted, thank you. The development updates do not impact the ROW streets. Comment Number: 10 04/22/2025: Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 5.10.1). Landscape Response: Noted, thank you. Islands that will be impacted by the development will adhere to the standards. Comment Number: 11 Please adhere to the updated LCUASS standards, including 8’ minimum parkway widths. Landscape Response: Noted, thank you. Comment Number: 12 04/22/2025: All trees must have organic mulch placed and replenished as needed at a depth of two (2) to four (4) inches for a minimum of a three (3) foot radius mulch ring or under a tree grate. This includes trees planted in rock cobble planting beds. Landscape Response: Noted, thank you. Mulch will be specified at the FDP level. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 04/18/2025: No comments from Parks O&M or Park Planning and Development at this time. Civil Response: Noted, thank you. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 04/18/2025: 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. 24 It appears that the site plan provides adequate access for fire apparatus around the building. The interior courtyard will also need to meet this access as well. These access roads will need to meet the requirements found in comment 2. Civil Response: Noted, thank you. Note that a wall hydrant is located within the courtyard area and can be found on the Overall Utility Plansheet (Sheet C4.0) within the Utility Planset. Comment Number: 2 04/18/2025: 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 with an approved turnaround area for fire apparatus. -Dead-end fire access roads used for aerial access shall be 30 feet in width -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. -Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. -Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. -Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Civil Response: Noted, thank you. Fire Access Exhibit was included as a part of the submittal package. Comment Number: 3 04/18/2025: AERIAL FIRE APPARATUS ACCESS ROADS – IFC Appendix D105 Amendment Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the logistical needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue operations and roof access via ladder trucks when ground ladders cannot reach upper floors. Aerial access should therefore be available on at least one entire long side of the building, located within a minimum of 15 feet and a maximum of 30 feet from the building. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. Dead end access roads shall have a minimum width of 30 ft. Parapet heights greater than 4' in height do not support ladder truck operations. The access drives on the East and West of the building appear to be meeting this requirement. This will be evaluated more once future submittals with more details and elevations. Civil Response: Noted, thank you. Comment Number: 4 25 04/18/2025: BUILDINGS FOUR OR MORE STORIES IN HEIGHT - ROOF ACCESS: New buildings four or more stories above grade plane, except those with a roof slope greater than four units vertical in 12 units horizontal (33.3 percent slope), shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1011.12. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. Where roofs are used for roof gardens or for other purposes, stairways shall be provided as required for such occupancy classification (IFC 504.3). Architect Response: Noted. Roof Access will be provided at both the southeast stairwell and the northwest stairwell. -FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 of the 2021 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system shall be capable of supplying a minimum of 100 psi to the top habitable floor. An approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection (IFC Sections 905 and 913). A standpipe connection could also be used to achieve access within the interior courtyard area. Architect Response: Noted. Thank you. We plan on providing a standpipe and/or wall hydrant connection within the interior courtyard. Comment Number: 5 04/18/2025: MULTIPLE-FAMILY RESIDENTIAL DEVELOPMENTS ADDITIONAL ACCESS POINTS - IFC D106.2 Amendment Multiple-family residential projects having more than 200 dwelling units shall be provided with two separate and approved fire apparatus access roads regardless of whether they are equipped with an approved automatic sprinkler system. Civil Response: Noted, thank you. There are two access points provided along the private drives to the east and west of the building. REMOTENESS IFC D106.3 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. Please verify that any proposed second point of access that doesn't connect to a public road, connects to an access road that is dedicated EAE which connects to a public road. Architect Response: Noted, thank you. An EAE is provided as required for emergency access. Comment Number: 6 04/18/2025: LANDSCAPE PLAN The proposed Site Plan indicates trees planted along the fire lane. PFA would like to ensure that no obstruction occurs in the EAE as trees mature and a canopy develops. The EAE shall be maintained unobstructed to 14' in height. Aerial access can also be obstructed with the growth of trees planted along streets used for aerial access. This comment is aimed at preserving both trees 26 and fire apparatus. Please be mindful when selecting tree species. Landscape Response: A note will be added to the landscape plans that read: “All tree canopies that overlap with the emergency access easement shall be limbed to14’ in height at maturity to maintain unobstructed access to emergency vehicles.” Comment Number: 7 04/18/2025: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section 505.1.1 amendment Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi- building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. 505.1.7 - Approved wayfinding signage shall be posted in conspicuous locations within buildings to provide clear direction to locate any suite, apartment, or unit within the building. Interior wayfinding signage shall be a minimum of 2 inches in height with a minimum 1/4 inch stroke. Architect Response: Noted, thank you. Comment Number: 8 04/18/2025: GROUP R SPRINKLER SYSTEMS New multi-family buildings above 4 stories or with floor levels 30 feet above fire department vehicle access shall be provided with NFPA13 fire suppression systems. 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 Architect Response: Noted, a NFPA 13 system will be installed. Fully engineered fire sprinkler drawings will 27 be provided at a later date. Comment Number: 9 04/18/2025: 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 Architect Response: Noted. Fully engineered fire alarm drawings will be provided at a later date. Comment Number: 10 04/18/2025: KEY BOXES REQUIRED - IFC 506.1 and Poudre Fire Authority Bureau Policy P-13-8.11 Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 6 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size, number, and location(s) to be determined at building permit and/or by time of final CO. All new or existing Knox Boxes must contain the following keys as they apply to the building: - Exterior Master - Riser room - Fire panel - Elevator key if equipped with an elevator The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. - Single story buildings must have 1 of each key - 2-3 story buildings must have 2 of each key - 4+ story buildings must have 3 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority. Architect Response: Noted. Thank you for the information. Comment Number: 11 04/18/2025: 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 portion of a commercial building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. An exception to this rule pertains to buildings equipped with a standpipe system which require a hydrant within 100 feet of any Fire Department Connection (FDC). Civil Response: Noted, thank you. Comment Number: 12 04/18/2025: EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST New and existing buildings require a fire department emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by Poudre Fire Authority. The installation of required ERRC systems shall be reviewed and 28 approved under a separate permit process through PFA. LOCAL EXCEPTION: PFA will waive the testing requirement and system installation in all buildings less than 10,000 sq. ft. and any Type V construction building less than 15,000 sq. ft. PFA policy P15-510.1 Architect Response: Noted, thank you. Comment Number: 13 04/18/2025: FIRE DEPARTMENT TRAINING OPPORTUNITY Poudre Fire Authority is currently looking to acquire a commercial property to use for a major emphasis drill (lost or injured firefighter). The training is intended to be non-destructive in nature: no walls or ceilings breeched, no water flow, etc. Please contact me if your site may be willing to pursue a discussion along this line and I will put you in touch with our training division chief. Thank you. Developer Response: Noted, thank you for this information. The project team will be sure to coordinate with Poudre Fire Authority if and when demolition is pursued. Comment Number: 14 04/18/2025: 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 Architect Response: Noted. Will the Poudre Fire Authority be adopting the 2024 IFC for projects being permitted in 2026? It is my understanding that the City of Fort Collins will be switching over to the 2024 ICC codes starting in 2026. Comment Number: 15 04/18/2025: 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. Architect Response: Noted, thank you. Department: Building Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 04/17/2025: 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) 29 2023 National Electrical Code (NEC) as amended by the State of Colorado Projects shall comply with the current adopted building codes, local amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes New 2024 building codes will be adopted in early 2026. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Live Load: Ground Snow Load 35 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): • 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: • Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter. • Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: • Electric vehicle charging parking spaces are required per local IBC amendment 3604, which requires 70% of parking spaces provide 3 types of EV charging. • If the building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. • R-2 occupancies must provide 10ft to 30ft of fire separation distance (setback) from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. • All multi-famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. • Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. • If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. • A City licensed commercial general contractor is required to construct any new multi-family structure. • Energy code requires short hot water supply lines by showing plumbing compactness. • The energy code requires all new buildings pass a building air tightness test (blower door) and submit documentation of such before final CO can be issued. • For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicantsof new projects should email their Development Review Coordinator to schedule a pre-submittal meeting. Stock Plans: When the exact same residential building will be built more then once with 30 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. Architect Response: Noted. Thank you for the information. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 1 04/16/2025: All development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office if you need up to date Benchmark Statement format and City Vertical Control Network information. Civil Response: Noted, thank you. Comment Number: 2 04/17/2025: If submitting a replat is required for this property/project, the title/name may not begin with addresses in numeral form. Address numbers must be spelled out. Please contact our office with any questions. Civil Response: Noted, thank you. Comment Number: 3 04/17/2025: If a Subdivision Plat is required and aliquot corners are shown, current acceptable Monument Records will be required. These are required with Round 1 submittal. Civil Response: Noted, thank you. Comment Number: 4 04/17/2025: Closure reports will be required for all Subdivision Plats, Easements, and any other document requiring a legal description & sketch being submitted for review. These are required with Round 1 submittal. Civil Response: Noted, thank you.