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HomeMy WebLinkAboutTHE QUARRY BY WATERMARK - PDP200019 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCity of Fort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins. CO 80522 970.221.6689 970.224,6134 - fax tcgov.com Ripley Northern Watermark Delich August 21, 2020 Russ Lee Ripley Design, Inc. Fort Collins, CO Re: Spring Creek Multi -Family Description of project: This is a request to construct 348 dwelling units across 9 three-story and 1 four-story multi -family buildings directly north of Spring Creek Trail and south of Hobbit Street (parcel # 9723240001: 9723240002; 9723239001, 9723239002; 9723239003; 9723239004; 9723239005). The project is located directly east of S. Shields Street and approximately 700 feet south of W. Prospect Road. Future access will be taken from S. Shields Street to the west, and Hobbit Street to the north. The property is within the Neighborhood Commercial (NC) and Mixed -Use Medium Density zone districts. The proposed project is subject to a Type 2 (Planning & Zoning Board) Review. Please see the following summary of comments regarding Spring Creek Multi -Family. 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(afcgov.com 1.1 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 Page 1 of 26 Department: Parks Contact: Aaron Wagner, , aawagner(Vcgov.com 1. 1. Please show the existing irrigation tap and backflow for the streetscape on the site and landscape plans. The City of Fort Collins Parks Dept. is anticipating that a new tap will be required to tie into the existing irrigation infrastructure. Coordinate the potential hand off of the irrigation in the parkway with the City of Fort Collins Parks Dept. Please contact Jill Wuertz, 970-416-2062, 413 S. Bryan Ave, Fort Collins, CO 80521 regarding the Parks' Department's interest. Ripley Response:. Existing irrigation taps have been labeled on the site and landscape plans. Department: Park Planning Contact: Suzanne Bassinger, 970-416-4340, sbass ingercDfcgov.com 1. For information: The Parks Department and the Park Planning & Development Department have multiple concerns regarding the existing Spring Creek Trail and Spring Creek Spur Trail to Wallenburg Drive both of which exist on the site. Please contact Suzanne Bassinger at 970-416-4340, sbassinger@fcgov.com, to schedule a meeting to discuss these concerns in more detail. Ripley Response: Noted, The applicant will work with Todd to set up a meeting with Parks 2. For information: The Spring Creek Trail segment east of Shields Street is one of the most congested paved trails in the entire city trail system. Trail use can reach up to 20,000 users a month, and consistently has average daily trail counts calculated at over 500 users/day. Peak day counts are most likely higher but are not available. 3. In general, the concerns for the trail segments on the site include (1) the existing 8' trail width is undersized and substandard for the current bicycle and pedestrian traffic; (2) there is lack of a permanent construction access easement for trail and bridge maintenance; and (3) safety concerns at the Wallenburg Drive bridge connection due to the bridge configuration. 4. The City of Fort Collins Land Use Code Section 3.4.8 "Parks and Trails" addresses compliance with the Parks and Recreation Policy Plan ("Master Plan"). The Master Plan indicates the general location of all parks and regional recreational trails. Parcels adjacent to or including facilities indicated in the Master Plan may be required to provide area for development of these facilities. 5. The 2013 Paved Recreational Trail Master Plan ("Trail Master Plan") was adopted by City Council and provides conceptual locations and general trail design guidelines for regional recreational trails. The Trail Master Plan is available at haps://www.fcgov.com/parkplanning/plans-and-policies. 6. The 2013 Paved Recreational Trail Master Plan identifies an extensive stretch of the Spring Creek Trail east of Shields Street as a high priority project. This includes the existing trail on the proposed site. The project would include widening, repairing and/or replacing this undersized and highly used trail segment. 7. The site does contain areas to create Natural Habitat Buffer Zones. Trail easements may co -exist within a Natural Habitat Buffer Zone if approval is obtained from Environmental Planning. 8. Park Planning & Development must approve any proposed connection to the Page 10 of 26 existing trail system. Internal access to the recreational trail from the internal bike/pedestrian system should be provided at limited and defined access points. Ripley Response: Due to the extreme grades and floodway issues, the applicant is not proposing any new connections to the Spring Creek trail. The applicant is open to granting easements within the natural habitat buffer zone. The design and construction of potential trail connections are expected to be done by the City. That includes any flood plan/ flood way analysis and permitting for the trail. 9. For Information: The typical paved recreational regional trail cross-section is constructed as a 10' wide concrete trail, widened to 12' in areas of high traffic area or other areas of potential user conflicts. Department: Forestry Contact: Christine Holtz, , choltz(a)fcgov.com 2. 08/17/20: 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 property values. There appear to be existing 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 (choltz@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. Ripley Response: The applicant attended a tree walk with Forestry and Environmental planning. 3. 08/17/20: INFORMATION ONLY FOR PDP 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: hftps://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 1.0" caliper container or equivalent Evergreen tree: 4.0' height container or equivalent Ornamental tree: 1.0" caliper container or equivalent Canopy Shade Tree as a street tree on a local or collector street only: 1.25" caliper container or equivalent Required mitigation tree sizes: Canopy Shade Tree: 2.0" caliper balled and burlapped Evergreen tree: 8.0' height balled and burlapped Page 11 of 26 Ornamental tree: 2.0" caliper balled and burlapped Ripley Response: Noted. Mitigation trees have been added to the landscape plan and have been noted with an "M" and have been mitigated to appropriate size. 4. 08117/20: INFORMATION ONLY FOR PDP 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 Ripley Response: Understood. The above utility separations have been provided. See landscape plan for details. 5. 08/17/20: INFORMATION ONLY FOR PDP If applicable, 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 reason for 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 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. 6. 08/17/20: INFORMATION ONLY FOR PDP According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. 7. 08/17/20. INFORMATION ONLY FOR PDP Please ensure proper tree protection for all of the public trees along Shields St. Department: Environmental Planning Contact: Kelly Smith, , ksmithna.fcgov.com 1. PRIOR TO PDP: An Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats Page 12 of 26 and features (wetlands,Spring Creek, riparian forest, open ditch). Please note the buffer zone standards range from 50 to 100ft for these features. The ECS should address all items (a) (1) of LUC 3.4.1(D)(1) available for view online. In addition, ensure that the study identifies feature(s) size, the "top of bank" of any stream or ditch, the edge(s) of wetlands, and whether jurisdictional wetlands may be impacted by the proposed project. Online LUC link: https://Iibrary.municode.com/co/fort collins/codes/land use Watermark Response: See enclosed ECS study. 2. PRIOR TO PDP: The ECS is due a minimum of 10 working days prior to PDP submittal. Watermark Response: The ECS study was submitted to the City prior to the deadline. 3. PRIOR TO PDP: Contact the assigned Development Review Coordinator (DRC) prior to PDP submittal if trees will be impacted. A review of trees shall be conducted by City Environmental staff to determine the status of existing trees and any mitigation requirements that could result from the proposed development. The site visit can be conducted in tandem with Forestry's site visit. Please contact assigned Development Review Coordinator directly at 970 2216689 or email DRCoord@fcgov.com to schedule a tree inventory site visit. Ripley Response: The applicant attended a tree walk with Forestry and Environmental planning. 4. FOR INFORMATION Projects in the vicinity of (Spring Creek or Poudre River) must also comply with Section 3.4.1(1)(1) of the Land Use Code, which states the following: "Projects in the vicinity of large natural habitats and/or natural habitat corridors, including, but not limited to, the Poudre River Corridor and the Spring Creek Corridor, shall be designed to complement the visual context of the natural habitat. Techniques such as architectural design, site design, the use of native landscaping and choice of colors and building materials shall be utilized in such manner that scenic views across or through the site are protected, and manmade facilities are screened from off site observers and blend with the natural visual character of the area. These requirements shall apply to all elements of a project, including any aboveground utility installations. Ripley Response: The Spring Creek Trail is recessed several feet below the grade pf the site development. That along with substantial existing vegetation between the trail and site limit the visibility of developed structures from the trail. In addition, the site design limits the number of structures along the natural habitat buffer to one small commercial building and the smallest multifamily building. Most of the natural habitat can be viewed from the site. 5. FOR PDP If tree removal is necessary, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." Page 13 of 26 Ripley Response: Note has been added to the landscape and mitigation plans. 6. FOR INFORMATION If any raptor nests are present on the site, consultation with Colorado Parks & Wildlife and additional protection standards may be necessary. Rioley Response: Noted. Refer to the submitted ECS. 7. FOR PDP Please submit a site photometric plan and luminaire schedule if exterior lights (wall or pole mounted) will be installed. Site light sources shall be 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)]. Watermark Response: Please see enclosed for the photometric plan 8. FOR PDP City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low water use plants and grasses in landscaping or re landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants20l3.pdf. Also see the City of Fort Collins Plant List: https://www.fcgov.com/forestry/plant_list.pdf. Ripley Response: Noted 9. FOR PDP Please coordinate with Parks and Environmental Planning on easements and improvements to the Spring Creek Trail to ensure trail connectivity is compatible with the NHBZ. Ripley Response. See comments above concerning trails and easements Department: Stormwater Engineering — Erosion and Sediment Control Contact: Chandler Arellano, (970) 420-6963, carellanoRfcgov.com 1. INFORMATION ONLY: The site disturbs more than 10,000 sq. ft. and/or meets the criteria for a need for Erosion and Sediment Control Materials to be submitted. The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be found at www.fcgov.com/erosion Northern Response: Understood 2. FOR FINAL: Please submit an Erosion Control Plans to meet City Criteria. Page 14 of 26 Northern Response: Will be submitted at final. 3. FOR FINAL: Please submit an Erosion Control Report to meet City Criteria. Northern Response: Will be submitted at final. 4. FOR FINAL: Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. Northern Response: Will be submitted at final. 5. INFORMATION ONLY: Based upon the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. Northern Response: Understood Department: Stormwater Engineering - Floodplain Contact: Claudia Quezada, (970)416-2494, cquezada fcgov.com 6. INFORMATION ONLY: A portion of the property is located in the City regulated, 100-year floodplain and floodway for the Canal Importation Basin; this area is also mapped as FEMA regulated 100-year floodplain and floodway for Spring Creek. Northern Response: Understood 7. INFORMATION ONLY: Any construction activities in the floodplain (e.g. structure(s), sidewalk or curb & gutter installation/replacement, utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. Northern Response: Understood 8. INFORMATION ONLY: Construction of new hard surface paths, trails and walkways, driveways, and parking areas, etc. is prohibited in the floodway unless no -rise conditions are met, per section 10-45 of City Code. Any construction activities in the regulatory floodway must also include a no -rise certification prepared by a Professional Engineer licensed in Colorado. Northern Response: Understood 9. FOR HEARING: Development review checklists for floodplain requirements can be obtained at https://www.fcgov.com/util itiesA mg/site specific/u ploads/fp-checklist100-2018-update. p df?l522697905. Please utilize these documents when preparing your plans for submittal. Northern Response: Understood 10. INFORMATION ONLY: Please show the boundaries of the FEMA and City regulated Page 15 of 26 floodplains on site drawings as applicable. Contact Beck Anderson of Stormwater Master Planning at banderson@fcgov.com for floodplain CAD line work. Northern Response: Floodplain and Floodway info now shown in plans. Contact: Matt Simpson, (970)416-2754, masimpson(cDfcgov.com 11. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the 'Spring Creek Basin' Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The Stormwater criteria manual is available on our website here: hUps://www.fcgov.com/utilitieslbusiness/builders-and-developers/development-forms-gu idelines-regulations/stormwater-criteria Northern Response. Understood 12. 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. Northern Response: Understood 13. Stormwater outfall (site specific comment). - The stormwater outfall options for this site appear to be Spring Creek and the Canal Importation Channel. Northern Response: We will be utilizing both 14. Detention requirements (site specific comment): Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). Northern Response: Understood 15. Water Quality and Low Impact Development requirements (standard comment): All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other Page 16 of 26 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-forms-gui delin es-regu I ations/stormwater-criten a Northern Response: Understood. We will be treating 75% of the site with LID and the remainder with a water quality pond. 16. Imperviousness documentation (standard comment): It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. Northern Response: Will be provided with final drainage report. 17. 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. Northern Response: Understood 18. Erosion control requirements (standard comment): The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or ischlam(7a fcgov.com. Northern Response: Understood 19. 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-dev elopement Northern Response: Understood 20. Fees (standard comment): The 2020 city wide Stormwater development fee (PIF) is $9,447/acre of new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each Page 17 of 26 building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/businessibuilders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Watermark Response: Noted, these fees are included in our development budget. Department: Water -Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com 1. Existing Water Infrastructure (site specific comment): Existing water mains in the vicinity include a 30-inch main bisecting the southern portion of the site, an 8-inch main in Hobbit St., and a main in Shields St. that varies from 12 inches to 36 inches. There is also an 8-inch main stubbed into the site at the Stuart Street intersection and a 6-inch stub from Hobbit St. just west of the sewer main. These stubs will need to be used with this project or abandoned at the tee. "Direct service taps to the 30-inch main will not be supported. Please present a plan showing how the buildings will be served for water — this will be needed to finalize your site layout. The plan should include water line looping. City data shows the water pressure in this area to be between 80 and 85 psi. Northern Response: Utility layout has been provided for review 2. Existing Sewer Infrastructure (site specific comment): Existing sewer mains in the vicinity include 18- and 21-inch mains bisecting the northern end of the site and an 8-inch main running north -south from Hobbit St. to the 21" main. 'Utilities will not support direct sewer service taps to the 18- or 21-inch mains. Please present a plan showing how the buildings will be served for sewer — this will be needed to finalize your site layout Northern Response: Understood. Please review the proposed utility layout and let us know comments. 3. Utility Easements for Trunk Mains (site specific comment): The onsite water and sewer trunk mains will require the following easement dedications with this project: -30-inch water main will require a 33-ft easement centered on the main (15-feet each side of the main). -The parallel 18- and 21-inch sewer mains will require a joint easement extending 15-feet from the outside of each main. The sewer mains should field located to determine these extents. A drivable surface will be required for the existing mains as well as any proposed mains for access and maintenance. Northern Response: Easements provided 4. Service separation (standard comment): Separate water and sewer services will be required to service the residential use and commercial uses of any mixed -use buildings. Page 18 of 26 Northern Response: Understood 5. 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. Northern Response: Understood 6. Service sizing (standard comment): The water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. Northern Response: Understood 7. Sewer discharge (standard 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. Northern Response: Understood 8. Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov,com/standards Northern Response: Understood 9. Fees (standard comment): Development fees and water rights will be due at building permit. These fees are 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-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. Northern Response: Understood 10. Private drives and utility separation (standard comment): Buildings being served from private drives can be problematic meeting utility spacing requirements. When finalizing a site layout please consider utility spacing requirements - including the need for utility boxes, water meters, electric vaults, etc. on the site. Utilities may include water, sewer, electric, gas, and communication. Northern Response: Understood 11. Utility Separations (standard comment): Page 19 of 26 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 (Planning and Zoning Board) review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, would be present to facilitate the meeting. 3.1 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/drq . 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. 4.1 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: haps://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. Page 2 of 26 Based on the proposed site plan and the available space, utility services and required separations may be problematic on this site. For your reference, minimum water and sewer service separations are: > 10-ft min. between water and sewer services. > 6-ft min. between trees and water or sewer services. > 4-ft min, between shrubs and water or sewer services. > 10-ft min. between storm -drain pipes and other utilities. > Service lines of the same type may be joint trenched with 3-ft of separation Other utilities, such as gas, electric, and communications will also have spacing requirements and will need space on the site. Last, please remember that there may be service lines on the adjacent properties for which clearances also need to be maintained. Northern Response: Understood Department: Electric Engineering Contact: Tyler Siegmund, 970-416-2772, tsiegmund(a�fcgov.com 1. Light and Power has existing electric facilities along the north side of Hobbit St and the east side of Shields St that will need to be extended into the property to provide power to the site. There is an existing high voltage duct bank running north and south along the east side of Shields St adjacent to the project. Northern Response: Understood 2. Electric capacity fees, development fees, building site charges and system modification charges necessary to feed the site will apply to this development. Please contact me to discuss a preliminary estimate of fees or visit the following website for information on our charges and fees related to development projects: hftp://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees Watermark Response: Noted, Watermark has reached out for coordination. Please contact Jessica Tuttle at 317-417-9914 at your earliest convenience. Thank you! 3. 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. 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. Northern Response: Understood 4. During utility infrastructure design, please provide adequate space along the public roads and private drives to ensure proper utility installation and to meet minimum utility spacing requirements. 1Oft minimum separation is needed between all water, sewer, storm water, and irrigation main lines. Light and Power has a aft minimum separation requirement from all other utility lines(nfrastructure. Page 20 of 26 Northern Response: Understood 5. Light and Power infrastructure will need to be located within a utility easement. Once transformer locations are determined, Light and Power's primary electric route will need to be shown on the utility plans. Northern Response: Understood 6. Electric meter locations will need to be coordinated with Light and Power Engineering. Each residential unit will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. All residential units larger than a duplex and/or 200 amps is considered a customer owned service, therefore, the owner is responsible to provide and maintain the electrical service from the transformer to the meter(s). There are proposed changes to code to consider all buildings other than single family detached homes to be customer owned electric services to the meter. Watermark Response: Noted. 7. A commercial service information form (C-1 form) and a one line diagram for all commercial meters and customer owned services will need to be completed and submitted to Light & Power Engineering for review. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development- forms-guidelines-regulations Watermark Response: Noted. 8. For additional information on our renewal energy programs please visit the website below or contact John Phelan Qphelan@fcgov.com). https://www.fcgov.com/utilities/business/go renewable 9. 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. 10. Please contact Tyler Siegmund with Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development charge processes, electric service standards, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Department: Fire Authority Contact: Jim Lynxwiler, 970-416-2869, llynxwilerna.poudre-fire.orq 1. INFORMATION - 2018 IFC CODE ADOPTION Poudre Fire Authority and the City of Fort Collins have adopted the 2018 International Fire Code (IFC). Building plan reviews shall be subject to the adopted version of the fire code as amended. Watermark Response: Noted. 2. AUTOMATIC FIRE SPRINKLER SYSTEM GROUP R-2 - LOCAL AMENDMENT Page 21 of 26 > IFC 903.3.1.2: New multi -family buildings shall be provided with NFPA13 (full protection) fire suppression systems. > IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. > IFC 912.2: 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 fire service lines and FDC(s) shall be approved by the fire department and the location labeled on Utility Plans. Watermark Response: Noted. 3. FIRE ALARM AND DETECTION SYSTEMS: Fire alarm systems and smoke detection shall be installed in Group R-2 occupancies as required by IFC Section 907.2.9.1 and 907.2.9.3. Watermark Response: Noted. 4. WATER SUPPLY A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300 feet of any commercial -residential building as measured along an approved path of vehicle travel. The exception to this is standard applies to buildings four or more stories in which a hydrant is required within 100 foot of the Fire Department Connection. Northern Response: Preliminary hydrant locations now shown on plans 5. FIRE APPARATUS ACCESS Fire access is required to within 150 feet of all exterior portions of any building ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road (eg. Shields St). Any 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. Code language and fire lane specifications provided below. Ripley Response: 26 fire lanes and EA easements have been provided 6. FIRE LANE SPECIFICATIONS 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. > Additional fire lane requirements are triggered for buildings greater than 30' in height. 26-foot-wide fire lanes area required. Refer to Appendix D105 of the International Fire Code for specific details. > 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. > The required turning radii of a fire apparatus access road shall be a minimum of 25 Page 22 of 26 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > 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. Northern Engineering: An Autoturn exhibit has been run and will be provided showing truck access. 7. EMERGENCY RESPONDER RADIO COMMUNICATION -AMPLIFICATION SYSTEM TEST > IFC 510 & 1103.2- New & existing buildings require afire 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 the Poudre Fire Authority. The installation of required ERRC systems shall be reviewed and approved under a separate permit process through PFA. Watermark Response: Noted. 8. 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). > FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 of the 2018 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). > HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant capable of providing 1500 gpm at 20 psi residual pressure, located within 100 feet of the fire department connections. Exception: The distance shall be permitted to exceed 100 feet where approved by the fire code official (IFC 507.5.1.1). > AERIAL FIRE APPARATUS ACCESS: In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 26 foot wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side Page 23 of 26 of the building (IFC D105). Watermark Response: Noted, the site plan was designed to meet this requirement. 9. ADDRESS POSTING New 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 eight -inch numerals on a contrasting background. Watermark Response: Noted. Department: Building Code Review Contact: Russell Hovland, 970-416-2341, rhovland(a.fcgov.com 1. • INFORMATIONAL: Please visit our website for a list of current adopted building codes and local amendments for building permit submittal.- https://www.fcgov,com/building/codes,php INFORMATIONAL: New homes must be EV / PV ready (conduit in place). INFORMATIONAL: 10% of all parking spaces must be EV ready (conduit in place) INFORMATIONAL: This building is located within 250ft of a 4-lane road must provide exterior composite sound transmission of 39 STC min. INFORMATIONAL: These buildings are located within 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. Provide a site -wide accessibility plan in accordance with CRS 9-5 PDP:::::::Building Permit Pre -Submittal Meeting: 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 below. The proposed project should be in the early to mid -design stage for this meeting to be effective. Applicants of new projects should email scarter@fcgov.com to schedule a pre -submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, and energy compliance method being proposed. Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) with local amendments 2018 International Residential Code (IRC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Page 24 of 26 Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 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 Risk Category I: 130mph (Ultimate) exposure B Risk Category III & IV: 150mph (Ultimate) exposure B Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: 1. Single Family; Duplex; Townhomes: 2018 IRC Chapter 11 or 2018 IECC. 2. Multi -family and Condominiums 3 stories max: 2018 IECC residential chapter. 3. Commercial and Multi -family 4 stories and taller: 2018 IECC commercial chapter. Project specific concerns: 1. City of Fort Collins amendments to the 2015 IBC require a full NFPA-13 sprinkler system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where the building is divided by a 2-hour fire barrier with no more than 6 dwelling units on each side). 2. Bedroom egress windows required below 4th floor regardless of fire -sprinkler. 3. All egress windows above the 1 st floor require minimum sill height of 24" 4. Building code and State statute CRS 9-5 requires project provide accessible units. This project has 72 units and will need to achieve at least 36 points. 5. Prescriptive energ Pre -Submittal Meetings for Buildinq Permits Pre -Submittal meetings are offered to assist the designer/builder by assuring, early in the design, that new commercial or multi -family projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid -design stage for this meeting to be effective and is typically scheduled after the Current Planning PDP submittal. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, and energy compliance method being proposed. Applicants of new commercial or multi -family projects should contact their Development Review Coordinator to schedule a pre -submittal meeting. Construction shall comply with the following adopted codes and standards as amended: 2018 International Building Code (18C) with local amendments 2018 International Residential Code (IRC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments Page 25 of 26 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 2015 International Plumbing Code (/PC) as amended by the State of Colorado 2017 National Electrical Code (NEC) as amended by the State of Colorado Accessibility: State Law CRS 9-5 & ICC/ANSI Al17.1-2017. Snow Load Live Load: 30 PSF I Ground Snow Load 30 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 Risk Category 1:130mph (Ultimate) exposure B Risk Category III & IV: 150mph (Ultimate) exposure B Seismic Design: Category B. Climate Zone: Zone 5. Energy Code Use: 1. Single Family: Duplex; Townhomes: 20181RC Chapter 11 or 2018 IECC Chapter Residential Provisions 2. Multi -family and Condominiums 3 stories max: 2018 015 IECC Chapter 4 Residential Provisions. 3. Commercial and Multi -family 4 stories and taller: 2018 IECC Chapter 4 Commercial Provisions. Current codes and amendments are effective as of January 12, 2019. Copies of the code amendments can be obtained at www.fcqov.com/building/codes.php or at the Building Services office. Watermark Response: Noted. Department: Technical Services Contact: Jeff County, 970-221-6588, icounty(a)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. 2. If submitting a replat is required 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. Northern Response: Understood Page 26 of 26 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. Planning Services Contact: Meaghan Overton, 970-416.2283, move rton(oDfcgov.com 1. ODP: Staff understands that the intention is to develop this site as one cohesive PDP, so an Overall Development Plan (ODP) will not be necessary. If the NC portion of the development will not be developed concurrently, an ODP will be necessary to show overall connectivity (street, bike, ped) and a conceptual layout of the NC zone to ensure cohesive development of the site. Ripley Response: This development will be built in one phase including the NC Zone area. 2. CONNECTIVITY: See comments from the Parks Department about desired trail connections to Spring Creek Trail. Staff encourages the addition of a bike/ped connection from the Spring Creek Trail into this site so residents and visitors do not have to travel past the project and then up Shields to access the area from the trail system. Particularly as the site will include a neighborhood center and homes for hundreds of residents, easy and safe access to and from the site for cyclists and pedestrians will be a key consideration. Ripley Response: The applicant is open to granting easements within the natural habitat buffer zone. The design and construction of potential trail connections are expected to be done by the City. That includes any flood plan/ flood way analysis and permitting for the trail.. 3. STREETS: Please see comments from Engineering regarding the street like private drive from Stuart to the Landmark Apartments. Whether the street is public or private, it should function like a street rather than a parking lot. The current alignment and design could meet this intent, but more detail is necessary. The dedicated Right -of -Way from the previous Pulse PUD will also need to be vacated as part of this project. Ripley Response: perspective sketches of the walk along the street like private drive will be provided to show the street like character. The applicant will be seeking the vacation of the PULSE PUD ROW. 4. SITE DESIGN: The buildings must be placed in direct relation to a street. Right now, some buildings do face streets while others face parking lots. Staff interpreted the arrows on the site plan to indicate the building "front" and main points of access. These should be integrated with the street framework rather than the parking lot layout. Please address in your next submittal. Note that the term "street' does also include street -like private drives for purposes of site design and building orientation. Ripley Response: Per subsequent conversations with engineering and planning staff, we are showing access to units on both sides of the building. A character sketch of the pedestrian access has been provided. 5. SITE DESIGN: The project narrative asked a question about staffs support for a modification to pedestrian connectivity requirements for building D on the west side. Which requirements does this refer to? It is difficult to tell from the conceptual site plan exactly how far out of compliance this building would be if you are referring to the distance from the building to a street sidewalk. If the question is more about the building Page 3 of 26 orientation, please see the previous comment - building D is not the only building that does not comply with this requirement, and staff is unlikely to support a modification for multiple buildings that are not oriented to streets. Ripley Response: A modification request for 3.5.2(D)(1) has been provided for the buildings out of compliance. 6. BUILDING DESIGN: For the PDP submittal, the building design will need to be revised to meet Land Use Code standards for building variation in color and architecture. Please refer to the design standards in LUC Section 3.8.30 and 3.5.2, building and project compatibility requirements in LUC Section 3.5.1, and the West Central Area Plan (page 36 specifically addresses design for multifamily buildings). A link to the West Central Area Plan is included here: haps://www.fcgov.com/planning/pdf/Adopted_WestCentralAreaPlan—without appendices _lowres.pdf?. Key building design requirements (in addition to overall building and project compatibility) are summarized below: - Three distinct building designs will be required, and these designs must vary significantly in footprint size and shape. - Variation in building architecture and 3 distinct color palettes are also required. - Buildings located next to each other cannot be the same in building design or color — currently building A is repeated next to another of the same building footprint. - Staff encourages careful consideration of secondary massing elements on the multifamily buildings to create a pedestrian oriented, neighborhood feel to the development. Ripley Response: With the new design, similar buildings are not placed together on the same block face. Three Building color pallets are being provided. 7. BUILDING DESIGN: The building elevations provided do not seem to include the proposed mixed -use building. Will that building be constructed at the same time as the rest of the project? Ripley Response: The mixed use building will be built with the other buildings. Building elevations and a character sketch have heen Provided.. 8. CENTRAL FEATURE (MMN): At least 90 percent of the dwellings in this project must be located within'/4 mile (1,320 feet) of a park, central feature, or gathering space. When you submit a formal application, please demonstrate compliance with this standard, found in LUC Section 3.8.30. The location of the pool and clubhouse area could potentially meet this standard, though staff has concerns about the location of this amenity space in the NC -zoned portion of the property. 9. CENTRAL FEATURE (NC): The Neighborhood Commercial District is intended to be a mixed -use commercial core area anchored by a supermarket or grocery store and a transit stop. The main purpose of this District is to meet consumer demands for frequently needed goods and services, with an emphasis on serving the surrounding residential neighborhoods. Pocket parks, neighborhood parks, plazas, and other gathering spaces are encouraged in the NC zone. However, it is unclear from the site plan whether the proposed central feature is intended to serve people using the services and amenities in the NC portion of the project (open to the public, serving neighborhood needs) or the Page 4 of 26 residential portion of the project (mainly for residents). Please clarify. The proposal as presented seems to show a fairly typical pool/clubhouse amenity, which could be appropriate for a residential project but does not meet the intent of a neighborhood commercial center. Please also note that access to transit is a key component of a neighborhood commercial center. Land Use Code Section 4.23 provides additional detail about the intent and requirements of the NC zone. Ripley Response for 8 and 9: The plan proposes two central features. One east of the mixed use building with over 10,000 s.f. of outdoor recreation and pool amenities. That will satisfy the 3.8.30 requirements. The other central feature is a plaza that wraps the mixed use building on the south, west and east sides. That central gathering area will have at a minimum benches and public art. There is a transit stop located adjacent to this area. 10. ZONING CONDITIONS: The two-family dwellings required in the zoning ordinance (Ordinance 177, 2017) and shown on previous site plans have been replaced in this proposal with single -story garages. Approving a change to the conditions of the ordinance will require action by City Council. Staff suggests adding the duplexes back to the site plan. It appears that, conceptually, this site plan meets the remainder of the applicable zoning conditions imposed by Ordinance 177 (2017). Please provide a summary or narrative in your formal submittal showing that the conditions are being met. Include any analysis required to demonstrate compliance with the conditions. Ripley Response: Two family dwellings have been placed along the eastern boundary per the zoning ordinance. No exceptions to the ordinance are being proposed with the submittal. 11. LANDSCAPING: Your formal submittal will require a landscape plan that meets the requirements of Land Use Code Section 3.2.1. Some of the important considerations when developing your landscape plan include: - Providing street trees spaced at 30 40-foot intervals - Parking lot screening, perimeter landscaping, and interior landscaping will be required. - Areas next to buildings with low visual interest should provide tree and shrub plantings to screen these areas of low visual interest - Particular attention should be paid to the eastern edge of the project where the project abuts the ditch buffer and the existing neighborhood. Note that with the exception of the street tree spacing requirements that you may group plantings together and average out the tree spacing to meet these requirements. All of these code standards can be found in section 3.2.1 of the Land Use Code, Ripley Response: Noted, landscape plans with buffer planting have been provided. Shub bed locations have been noted with a special hatch. Detail shrub plantings will be provided at FDP and meet code requirements. Details tree and shrub plantings have been provided within the Wallenberg and Spring Creek Buffer zones. 12. PARKING AND CIRCULATION: Requirements for parking, bicycle parking, and general access/circulation are located in Land Use Code Section 3.2.2. Please refer to this section when finalizing your site plan. Specific things to consider in addition to the number and dimensions of parking spaces required include: the location of accessible parking spaces, the location of visitor parking, inclusion of parking lot islands and landscaping, bicycle and pedestrian safety and connectivity, and parking lot screening. Ripley Response: Noted, bike parking and vehicular parking have been provided to meet LUC quantity and design standards. 13. WASTE MANAGEMENT: Your submittal will need to include information about trash and recycling on the site and how the waste management system will function for both residents and haulers. Land Use Code Section 3.2.5 outlines requirements for trash and Page 5 of 26 recycling, and an example of a trash enclosure sheet has been included as a helpful reference. Ripley Response: Trash will be a vallet service and be contained in a centralized trash compactor. 14.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/landuseibegin.htm. 15. 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. Ripley Response: Noted, Department: Engineering Development Review Contact: Marc Virata, 970-221.6567, mvirata(`cDfcgov.com 1. Stuart Street is an existing right-of-way within the development proposal, dedicated with the expired Pulse PUD 1st Filing. Similar to Landmark Apartments Expansion directly north, a development plan proposal for the site would be a conditioned approval with an ordinance to City Council vacating the right-of-way. The ordinance would only move forward after a PDP approval at hearing. It is likely that City staff would recommend approval of a right-of-way vacation, however City Council approval would be needed. Ripley Response: Noted 2. Updated Comment: My apologies for not interpreting the drawing correctly. It appears this design is intending to utilize the cul-de-sac that Landmark Apartments Expansion and does not intend to reconstruct the Hobbit Street roadway infrastructure. This is certainly preferred instead of the presumption originally made that the recently built cul-de-sac was being removed. Further discussion on the design of the access onto Hobbit should continue in advance of any submittal. Showing the reconfigured Hobbit Street that was designed and constructed with Landmark Apartments Expansion in relation to the preliminary site plan would be helpful to confirm the City's OK with how the project is schematically designed and confirm that a street like private drive instead of a public street is acceptable to our Director. Ripley Response: Noted 3. The street -like private drive roadway that connect from Shields Street to Hobbit Street appears to generally work (with further work on how to properly terminate the existing public portion of Hobbit Street), however utility layout and emergency access may need further review. Easements for access, emergency access, and utilities would be required. As a street -like private drive, the City has adopted newer street sign designs (blue background with white lettering, indicating the privately maintained status). As a street -like private drive, the intersecting portions that are in City right-of-way (at Hobbit Street and at Shields Street) are required to be constructed/reconstructed in concrete. Northern Response: Updated drive and easements are provided in these plans for review. 4. The applicant would be required to design and construct intersection improvements to Page 6 of 26 the Shields and Stuart intersection. This would include signalization improvements on the west leg of the intersection. Restri pi ng/reconfigu ration of the lane approach on the west leg of the. The traffic study for the project should be looking at the geometric design of the intersection to ensure appropriate lane geometry and storage is considered. Delich Response: The traffic study reflects the addition of the east leg of Stuart Street and the geometric requirements. 5. The site plan's depiction is unclear, but the City would require the removal and reconstruction of the existing attached Hobbit Street sidewalk to a detached sidewalk. The applicant would be required to replace the existing monolithic curb/attached sidewalk with vertical curb. Presently, LCUASS requirements would indicate the construction of a 4.5' sidewalk that is detached 6 feet from the flowline of Hobbit Street as part of our connector residential street standards; note however that the City LCUASS updates are contemplating wider sidewalk and parkway dimensions and the project would need to comply with standards that are adopted at time of a development plan submittal. Ripley Response: A detached sidewalk complying with LUCAS standards has been provided along Hobbit Street. 6. The City constructed frontage improvements to Shields Street abutting the property in 2002, resulting in the completion of the developer's frontage with sidewalk, curb & gutter, pavement and landscaping. (A link to the plans for this construction follows this comment below.) The applicant would be required to repay the City for this local portion of abutting Shields Street, which would be specified in the development agreement and required prior to any issuance of a building permit. The local portion repay to the City is a cost per linear foot of frontage. For reference, the local portion in 2020 is $233 per foot. The local portion cost will be based upon the established cost per foot in the year the repayment is made. https://citydocs.fcgov.com/?cmd=convert&vid=51 &docid=16061 &dt=STR-STREETS Watermark Response: This fee is included in our development budget. We did not anticipate costs to replace sidewalks within right-of-way, see note 7 below. 7. Sidewalk condition and cross slopes would need to be assessed for repair/replacement with the understanding that sidewalk that may be damaged by the construction of the project would also need to replaced prior to certificate of occupancy. Existing access ramps will also be reviewed for condition and cross slope compliance with ADA, along with upgrading to truncated dome detection where not currently present. In my site visit of the frontage, there does appear to be issues with cross slopes of portions of Shields Street sidewalk and at the intersection of Stuart Street, including issues of settlement and cracked sidewalk approaching the signal. Watermark Response: Will the cost of repairing the walk along Shields be subtracted from the repay stated in comment 6 above? Thank you 8. Right-of-way would need to be dedicated to correspond to the back of walk of existing (and proposed) sidewalk as part of the project. A 15 foot utility easement along Shields Street would need to be dedicated behind this right-of-way, with a 9-foot utility easement dedication behind the back of walk/right-of-way. Northern Response: New ROW is shown 9. 1 am noticing that the title of the project references both the applicant's company name and the nearby Spring Creek. There is perhaps an unintended coincidence that water Page 7 of 26 mark is also associated with fluctuations of water height and Spring Creek itself experienced a major flood event in 1997 that had a significant impact to the community (a monument to the high water mark of Spring Creek from the flood of '97 is a little east of the property.) The applicant may want to consider that the apparent coincidental nature of the proposed project name might create an association with the community of the flood event that was not perhaps intended. Watermark Response: The name has been changed to The Quarry. 10. The remaining comments are considered standard comments applicable with the project. Feel free to reach out with any questions on these comments, or the more specific comments provided above. 11. 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. 12. 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 13. 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. 14. 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. 15. 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/streets 16. This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process can be found at: hftp://www.fcgov.com/engineering/devrev.php 17. Utility plans will be required, and a Development Agreement will be recorded once the project is finalized. 18. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. 19. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. 20. All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ Page 8 of 26 landscape plan is in non-compliance. 21. Doors are not allowed to open out into the right-of-way. 22. 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. 23. 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. Watermark Response: Noted, we have a construction phasing plan that will keep staging and material storage on site in our private property. Department: Traffic Operations Contact: Steve Gilchrist, 970-224.6175, sgilchrist(cDfcgov.com 1. 08/14/2020, TRAFFIC IMPACT STUDY: A traffic impact study will be required with the submittal of this project based on chapter 4.2.2 of the Larimer County Urban Area Street Standards. Please contact Steve Gilchrist to schedule a meeting to scope this study. 970-224-6175 Delich Response: Acknowledged. The TIS was scoped through an email exchange in October 2020. 2. 08/14/2020: FOR INFORMATION: The street connection to Stuart will create the 4th leg of that intersection. Design of that approach will need to ensure that it works with Stuart across the street (geometrics, alignment, etc.). Early coordination will be needed on the necessary signal changes (a new master arm, and maybe a new pole in the NW corner) for that approach. Delich Response: The traffic study reflects the addition of the east leg of Stuart Street and the geometric requirements. A detail with regard to signal design is premature for this submittal. 3. 08/14/2020: FOR INFORMATION: Updating the traffic signal at Shields and Stuart will be completed by the City, but will be the financial responsibility of the developer to fund those updates. There is a possibility that this may be reimbursable through the City Transportation Capital Expansion Fee Program, but that will need to be determined. Watermark Response: Noted, what cost should be held in our budget for this work? 4. 08/14/2020: FOR INFORMATION: Will parking spots along the street like private drive be reserved for the commercial/retail/office building since there is not a dedicated parking lot? Watermark Response: A detailed parking study is enclosed. Watermark has studied our other properties and we do not have parking problems when our residential buildings include 1 space per bedroom. Each residential building includes 1 space per bedroom with additional spaces for commercial uses as shown in the enclosed study. Page 9 of 26