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HomeMy WebLinkAbout1516 REMINGTON ST FRATERNITY SORORITY APU - PDP200017 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWPage 1 of 13 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 April 11, 2020 November 4, 2020 comment responses Matthew Aragon Fort Collins, CO Re: 1516 Remington St Fraternity/Sorority House Description of project: This is a request for an addition of permitted use at 1516 Remington Street (parcel # 9713332003) to allow for a fraternity/sorority house with an intended occupancy of 15-25 residents. Access is taken from Remington Street to the west. The site is approximately 450 east of S. College Avenue and approximately 350 feet north of E. Prospect Road. The site is zoned Neighborhood Conservation Low Density (NCL) zone district. The project is subject to a Type 2 (Planning & Zoning Board) Review as well as a final review and approval by City Council. Please see the following summary of comments regarding 1516 Remington St Fraternity/Sorority House. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comment Summary Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com 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. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! 2. The proposed development project is subject to a Type 2 Review. The decision makers for your project will be the Planning & Zoning Board at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public Page 2 of 13 right-of-way and publicly owned open space). Two neighborhood meetings are required, the first at least 10 days prior to formal submittal of a development review application, and the second following the first round of review. For the neighborhood meetings, we will formally invite surrounding neighbors to attend the meetings. 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 assigned Planner and the City’s Development Review Liaison will help facilitate the meeting. Please contact me, your Development Review Coordinator, to assist you in setting a date, time, and location. 3. 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. 4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project. If there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. 5. As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. 6. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is 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. If you have any questions about fees, please reach out to me. 7. 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 a three-week round of review, followed by a formal meeting. 8. When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Applications and plans are submitted electronically in person with initial fees. Pre-submittal meetings can be beneficial to ensure you have everything for a complete Page 3 of 13 submittal. Please reach out and I will assist in those arrangements. Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com 1. The project is located within the Old Town Neighborhoods Subarea. Please be aware of the Plan’s goals and recommendations. Specifically, in relation to the Neighborhood Conservation Low-Density Zone District. The plan can be found by visiting https://www.fcgov.com/planning/otnp/index.php. 2. As you may already know, this project is subject to the Addition of Permitted Use process. Because of this, the project will be subject to a heightened level of review, with close attention being paid to compatibility and impact mitigation. 3. It appears that a kitchen exhaust fan is mounted on the rear wall of the building. This type of mechanical equipment has proven to be problematic for neighboring properties. Per the City's sound ordinance, the property to the south is zone N-C-L and has a maximum decibel allowance of 55 from 7:00 a.m. to 8:00 p.m., and 50 from 8:00 p.m. to 7:00 a.m. All decibels are measured at the receiving property line of the neighboring property. You may have to consider sound buffering for equipment depending on the impact to the neighboring property. Response: (Infusion Architects) Understood. As the building design moves forward, we will design the new equipment and exhaust systems to meet the current sound ordinance. 4. It is not clear how privacy will be maintained/enhanced along the side lot lines without knowing the existing/future conditions of the site. Please ensure that the plan emphasizes privacy on both north and south property line using fencing and densely planted landscaping. Response: (BHA) The existing hedges along the north and south property lines will either remain and be protected or replaced with similar species if existing plants are unhealthy or nearing the end of their life span. 5. Pronounced and 48” walkway to the front entry must be provided. Response: (BHA) Included in the plans 6. How many bedrooms and beds will be proposed for the site? Generally, bicycle parking will be required at a ratio of 1 space per bedroom with 60% of the total calculated spaces enclosed and 40% on fixed racks. While vehicle parking will be required at a ratio of two parking spaces per three beds. One handicap parking space is required. Response: (BHA) Up to 19 beds are planned, so we understand the requirement to be 19 bicycle parking spaces. Since this is planned as a residence for students, we have exceeded this requirement by providing 12 spaces within a lockable enclosure, and an additional 9 fixed spaces. 7. One street tree will be required as part of this proposal. Please work with City Forestry staff to determine the appropriate species and planting location. Response: (BHA) Included in the plans. 8. The rear side of the building will require additional landscaping and possible fencing to screen trash collection, open storage, service areas and parking from off-site view. Please be aware that based on the amount of parking provided, there may be additional requirements for interior and perimeter landscaping requirements. Response: (BHA) Knowing that parking is a key concern from the neighborhood meeting, and that the front yard and view to the building from Remington is important to maintain (historic preservation, planning), we Page 4 of 13 have tried to maximize the number of parking spaces in this near the alley. The trash bins will be enclosed in a new enclosure to match the building, and the majority of the bicycle parking is provided in a planned lockable enclosure that will match the building. We have designed the parking to retain the larger existing trees along the north property boundary, and have place the trash enclosure in a location that will help to visually screen parked cars, and have provided landscape screening in the remaining spaces. In order to maximize off-street parking we have some spaces that access directly from the alley. 9. The existing gate for what appears to be the trash enclosure must be replaced with something of high-quality and durability. The wood pickets would not satisfy this requirement. Please visit our enclosure design document at https://www.fcgov.com/recycling/pdf/enclosure-guidelines0804.pdf?1527027215. Response: (BHA) A new trash enclosure in planned to match the building materials – see plans 10. A lighting plan will be required to better evaluate functional needs of the development without adversely affecting adjacent properties. Response: (BHA) No new site lighting is planned 11. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Response: (BHA) Understood. We have met all Land Use Codes where possible with this infill project, and have identified justifications for any alternative measures to meet the code intent in the project narrative. 12. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Response: (BHA) We do not anticipate any modifications of standards to be requested. Department: Historic Preservation Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com 1. HISTORIC SURVEY PRESUBMITTAL REQUIREMENT: At the conceptual review or PDR stage, the applicant is responsible for working with City staff to determine if any structures on a development site or within 200 feet of the development site are designated historic resources or are eligible for historic designation [LUC 3.4.7(B)(2)]. Staff will provide an initial assessment of the buildings on the property and within 200 feet of the site to determine any existing historic status or, if none, if further documentation and review is required. To assist with that process, please provide a complete photo set consisting of all four elevations of every structure on the development site. Once we receive that, we can make a more definitive determination about whether historic survey would be required for resources on the development site. Please submit those photos to me asap at mbzdek@fcgov.com and I will expedite that decision. There may be additional survey requirements for properties within the 200-foot boundary, if any of those properties meet the minimum requirements for further historic survey and their status is unknown. If there is any question about the historic eligibility of the above based on what photos indicate or other known historical information, the next step would entail ordering (through historic preservation staff) third-party historic property survey(s) by an independent contractor. Page 5 of 13 If there are any currently designated historic resources on the State or National Register of Historic Places that undergo a status change due to an updated determination of eligibility through the above survey process, public monitoring of the change in status will also involve sharing the new survey results with the public at the next available Landmark Preservation Commission meeting. Please note that the above process is now required as part of the pre-submittal process for development proposals. Historic Preservation staff cannot sign off on our pre-submittal requirements until the determination and any required public noticing is complete and the survey fee (if applicable) is paid. The applicant is responsible for the fees associated with historic resource survey and should confirm completion with Historic Preservation staff before submitting a PDP application. Response: (Infusion Architects) Our team has been working with Jim Bertolini and his team to determine The process for review of the project. I an email dated 7/23/2020, Jim informed our team That the project would be handled at the staff level and it would not be forwarded on to Landmark Preservation Committee for further review. 2. CODE REQUIREMENTS FOR HISTORIC RESOURCES ON 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 3.4.7(B), to the maximum extent feasible. This process at the conceptual review stage provides your team with accurate, predictable, and official information regarding which on-site resources will need to be considered as historic in terms of the site plan and proposed new construction. Designated historic resources are eligible for financial incentives to support adaptive reuse and historic rehabilitation projects that meet the Secretary of Interior’s Standards for the Treatment of Historic Properties. If the development site contains a historic resource that is on the National or State Register of Historic Places but is not already a Fort Collins Landmark as well, and you would like to designate it, you would then qualify for zero-interest landmark rehabilitation loans from the City as well as the state and federal tax credits and other grants from the state for rehab and structural assessment that are available for properties on the National or State Registers. All proposed work would have to comply with the federal standards for rehabilitation and our local codes in order to be eligible for these incentives, and all changes to the property would have to be approved by staff or the Landmark Preservation Commission, in concurrence with the development review process. If no structures or other features on the development site are already designated historic resources or resources eligible for historic status (based on the code requirements and any additional evaluation by a surveyor), Historic Preservation review of your proposed development would be limited to section 3.4.7(E), which provides various standards regarding architectural compatibility with abutting and nearby historic properties within 200 feet. OR If the buildings on the development site are NOT eligible for local designation based on the evaluation of the surveyor, no further Historic Preservation review of your proposed Page 6 of 13 development would be required, because there are no other potential historic resources within 200 feet of the site. Response: (Infusion Architects) The site has been reviewed and determined to be locally Eligible for the Fort Collins Register with a local Level of Significance. It was not determined To be Significant at the National or State levels. Department: Engineering Development Review Contact: Morgan Stroud, 970-416-4344, mstroud@fcgov.com 1. Site Specific: The existing sidewalk appears to be in good condition, this project will need to verify and replace any portions of the existing public sidewalk along Remington meet ADA requirements. Response: (United Civil) A significant portion of the sidewalk is out of ADA compliance; new sidewalk along Remington is proposed with the improvements. 2. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any questions. 3. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php Response: Fees have been provided with application 4. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Response: (United Civil) Noted, thank you. Proposed public right-of-way removal and replacement information is provided with the utility plans. 5. 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: (United Civil) A significant portion of the public sidewalk is out of ADA compliance; new sidewalk along Remington is proposed with the improvements. 6. 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/engineering/standards-and-guides/urban-area-street-standards Response: (United Civil) Noted, thank you. 7. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: (United Civil) Noted – parking is proposed at the rear of the property 8. 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 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/ Page 7 of 13 landscape plan is in non-compliance. Response: (United Civil) Noted, thank you. 9. The development/ site cannot use the right-of-way for any rain gardens to treat the storm runoff. We can look at the use of rain gardens to treat street flows – the design standards for these are still in development. Response: (United Civil) Noted – rain gardens are not proposed with the site improvements. 10. Doors are not allowed to open out into the right-of-way. Response: (United Civil) Noted, thank you. 11. Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Response: (United Civil) Noted, thank you. 12. 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: (United Civil) Noted, thank you. Department: Traffic Operations Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: Please provide a detailed narrative or letter with the specific numbers of rooms and beds that you plan to provide within this home, along with the estimated number of fraternity/sorority members that may be attending individual events or meetings at one time. Based on this information it will be determined if some level of traffic impact study is required. Response: (BHA) Our traffic engineer scoped the project with Traffic Operations. A traffic memorandum is included for review. Department: Stormwater Engineering – Erosion and Sediment Control Contact: Chandler Arellano, (970) 420-6963, carellano@fcgov.com 1. Information Only: No Comment from Erosion Control. Based upon the submitted Planning Materials it has been determined that this project; will disturb less than 10,000 sq. ft., is not proposed to be in a sensitive area, has no steep slopes (greater than 3H:1V) within or adjacent to the project, and is not part of a larger common development that will or is under construction. Therefore, no Erosion Control Material submittal is needed. If this project substantially changes in size or design where the above criteria now apply, erosion control materials should be submitted. Though the project at this time requires no erosion control material submittal, the project still must be swept and maintained to prevent dirt, saw cuttings, concrete wash, trash debris, landscape materials and other Page 8 of 13 pollutants from the potential of leaving the site and entering the storm sewer at all times during the project in accordance with City Code 26-498. If complaint driven or site observation of the project seem not to prevent the pollutant discharge the City may require the project to install erosion and sediment control measures. Nearby inlets that may be impacted by the pollutants, in particular dirt, should be protected as a good preventative practice and individual lots should be protected from material escaping onto the sidewalk. If at building permit issuance any issues arise please email erosion@fcgov.com to help facilitate getting these permits signed off. Response: (United Civil) Including disturbed area within the public right-of-way, the total site disturbance exceeds 10,000 sf. Erosion control items are provided on the Grading and Erosion Control Plan. Department: Stormwater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com 2. No site improvements (site specific comment): There appears to be no site improvements that require grading or any increase in impervious area. Based on this, there are no Stormwater requirements. Please contact Water Utilities Engineering (waterutilitieseng@fcgov.com) if site improvements are anticipated. Response: (United Civil) Site improvements are proposed. The site does not require detention, though water quality/LID methods are implemented with the site improvements. Department: Water-Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com 1. Existing Water Infrastructure (site specific comment): For your information, there is an existing 12-inch water main in Remington Street with an existing 3/4-inch commercial water service to the site. The commercial water service “type” is appropriate for the “Fraternity and Sorority Dormitory Housing” use as categorized by Utilities. Response: (United Civil) Noted. An upsized 1” water meter is currently proposed with the site improvements. 2. Existing Sewer Infrastructure (site specific comment): There is an existing 8-inch sanitary sewer main in the alley, east of the site, with an existing sanitary sewer service to the site. Response: (United Civil) Noted. The existing sewer service location is approximate on the utility plans. 3. Grease Interceptor (Standard Comment) If commercial cooking facilities are existing or proposed these may require a grease interceptor on the sewer service. To discuss the City’s requirements, please contact Wes Lamarque at (970) 416-2418 or wlamarque@fcgov.com. Response: (United Civil) A grease interceptor is currently not provided with the site improvements. The possible necessity for a grease interceptor will be further investigated moving forward. 4. Service Sizing and Water Allotment (standard comment): For the proposed use change, Utilities will require documentation that the existing water service and meter size is adequate. Please submit a sizing justification letter, based on the AWWA M22 manual design procedure, that includes demand calculations for maximum flows and estimated continuous flows. Page 9 of 13 If these calculations show the existing service is too small, then a new or upgraded service line will need to be installed as part of this project. This water service existed before 1984 and does not have an assigned annual water allotment. The City would like to assign water allotments to these older services. If the service size is modified, the City will assign an annual water allotment based on the new service size. The City is currently evaluating a policy change that will allow us to assign allotment to these services by other mechanisms. Please feel free to contact Water Utilities Engineering (WaterUtilitiesEng@fcgov.com ) if you have any questions. Response: (United Civil) Noted. A new 1” water meter is currently proposed with the site improvements. 5. Water conservation (standard comment): If a landscape plan is required by the City, then water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Response: (BHA) A hydrozone plan has been included in the submittal for review. Irrigation plans will be prepared with building permit plans. 6. Service abandonment (standard comment): Any existing water and sewer services that are not planned to be reused with this project will be required to be abandoned at the main. Response: (United Civil) The Existing Conditions & Removals Plan reflects this requirement. 7. Fees (standard comment): If there are changes or increases to the existing water or sewer services, or new services, then development fees and water rights may be required. These fees are to be paid when a building permit is issued. Information on these fees can be found at: http://www.fcgov.com/utilitie s/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. Response: (United Civil) Noted, thank you. Department: Electric Engineering Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com 1. The site is currently serviced by a 100 kVA Transformer located south of the property and has a current service capacity of 150 amps. If any changes to the existing electric service or meter location are required for this project, please coordinate power requirements with Light & Power Engineering. Response: (Owner) Understood. As we continue design of the building renovations and preparations for building permit reviews, we will share any changes required. At this time we believe the existing transformer is adequate for the new project 2. With the change of use, the existing service will become Customer Owned Service, which will be owned and maintained by the Owner of the property. Response: (Owner) Understood 3. For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go-renewable Page 10 of 13 4. The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact Julianna Potts with Fort Collins Connexion at 970-207-7890 or jpotts@fcgov.com for commercial grade account support, RFPs and bulk agreements. 5. Please contact Cody Snowdon with Light & Power Engineering if you have any questions at (970) 416-2306. Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Department: Environmental Planning Contact: Scott Benton, , sbenton@fcgov.com 1. PRE-SUBMITTAL: If exterior light sources are altered, ensure that light sources are fully shielded and down-directional to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property. All lighting shall have a nominal correlated color temperature (CCT) of no greater than three thousand (3,000) degrees Kelvin [see LUC 3.2.4(D)(3)]. Response: No new exterior lighting is planned for the project. If existing lighting is altered it will meet these requirements 2. INFORMATION ONLY: Our city cares about the quality of life it offers its residents now and generations from now. The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) ClimateWise Program: http://fcgov.com/climatewise, contact climatewise@fcgov.com or Kelsey Doan at KDoan@fcgov.com, 970-416-2410 2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://fcgov.com/recycling/wrap.php 3) Utilities Building Energy Scoring: https://www.fcgov.com/utilities/business/building-energy-scoring , contact Kirk Longstein at 970-416-4325 or klongstein@fcgov.com 4) Solar Rebate Program: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416- 2312 or rgatzke@fcgov.com 5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Julia Feder at jfeder@fcgov.com 7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort Collins at stacy@bikefortcollins.org or 970-481-5577 Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com 1. 4/7/2020: PRE-SUBMITTAL: Forestry Tree Inventory Trees provide many environmental and socioeconomic benefits including reduced cooling expenses, providing natural wind breaks, improving air quality, and increasing Page 11 of 13 property values. There appear to be existing city and private trees on-site and near the limits of development. What are the anticipated impacts to them associated with this development? Regardless of tree impact, please schedule an on-site meeting with City Forestry (mroche@fcgov.com) to obtain tree inventory and mitigation information. Existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to first round PDP. Response: (BHA) 2. 4/7/2020: INFORMATION ONLY FOR PDP If applicable, please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped 3. 4/7/2020: INFORMATION ONLY FOR PDP If applicable, please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults 40’ between canopy shade trees and streetlights 15’ between ornamental trees and streetlights 4. 4/7/2020: INFORMATION ONLY FOR PDP If there are trees that create a significant burden to the project, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the specific reason for each tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing Page 12 of 13 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. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) 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: (BHA) Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. CHANGE OF USE The occupancy group classification is assigned by the building department; however, the project description classifies the building as a Group R-2 occupancy (fraternity/sorority). Should the existing building undergo a change of use with this classification, the site shall meet all current requirements of the International Fire Code. Response: (Infusion Architects) Noted and understood. The project will meet the IFC 2. AUTOMATIC FIRE SPRINKLER SYSTEM > The existing building is shown as being non-sprinklered. The reported square footage of the building is reported to be 7,127. Buildings in excess of 5,00 sq. ft. shall be sprinklered or fire contained. > In addition to the above, a Group R-2 occupancy requires the installation of a fire sprinkler system which overrides the option to fire separate. Response: (Infusion Architects) Noted and understood. The project will include the addition of a fire sprinkler System. 3. FIRE ALARM & DETECTION SYSTEMS Fire alarm systems and smoke alarms shall be installed I Group R-2 occupancies as required by IFC 907.2.9. Response: (Infusion Architects) Noted and understood. Will follow IFC requirements 4. FIRE APPARATUS ACCESS Fire access is required to within 150 feet of all exterior portions of the building as measured by an approved path around the perimeter. The distance, as measured from Remington results in a total distance of approximately 450 feet (or 150 feet out of access). As the condition is preexisting and the building will be equipped throughout with a fire sprinkler system, the out of access distance is considered acceptable and no other action need be taken. Response: (Infusion Architects) Noted and understood 5. WATER SUPPLY A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300 feet of the building. An existing hydrant on the corner of Lake and Remington is appropriately located and no further action need be taken. Page 13 of 13 Response: (Infusion Architects) Noted and understood 6. ADDRESS POSTING New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Response: (Infusion Architects) Noted and understood Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. As of January 1, 2015, 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 for up to date Benchmark Statement format and City Vertical Control Network information. Response: (United Civil) Noted, thank you. 2. If submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. Response: (United Civil) A new plat is not being pursued with the site improvements. Department: Building Code Review Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com 1. This building is currently approved as a R-2 group home or Frat/Sorority with more than 16 occupants under the IBC code, however there are existing property maintenance/rental violations that are still outstanding as outlined in the Feb 2018 inspection/violation letter. Those violations must be corrected. Response: (Infusion Architects) Noted and understood. All violations will be corrected with the planned Renovations and property improvements.