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HomeMy WebLinkAboutTHE QUARRY BY WATERMARK - PDP200019 - - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 33 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview December 04, 2020 Jessica Tuttle Watermark Apartments 111 Monument Circle, Suite 1500 Indianapolis, IN 46204 RE: The Quarry by Watermark, PDP200019, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of The Quarry by Watermark. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Todd Sullivan via phone at 970 -221-6695 or via email at tsullivan@fcgov.com. Ripley Northern Watermark Studio M Delich Comment Summary: Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 5 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: ** UPDATED COMMENT** The “Beat the- -Peak drainage analysis for this project will need to provide more documentation for the Spring Creek watershed, and not just the Canal Importation watershed. Please identify and provide a comparison of the following items: -MODSWM output showing Spring Creek time to peak and peak flow rate at this site and several other locations. -Time of concentration for discharges from this site and peak rational flow. Page 2 of 33 Depending on the results of this comparison, an actual Spring Creek model run with this development may be required. Please contact me to discuss in more detail. The MODSWM information can be obtained by contacting Dan Evans, Stormwater Master Planning Manager, at 970-416-2217 or daevans@fcgov.com . Northern: We are no longer pursuing Beat the Peak for this development. Comment Number: 6 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Storm separations to buildings and water mains. Storm pipes should be 10-feet minimum from water mains and buildings. There are several locations where these separations are not provided. Please see redlines for more information. Northern: Updated separation between storm and buildings to 10-feet. Comment Number: 7 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: The City Stormwater Dept. needs a paved access path to Canal Importation Ch trail and the Spring Creek trail for stream maintenance. This access should be 12-ft width and designed to accommodate an HS-20 loading (dump truck). We will also need an access agreement and a preferred route to cross your site (preferably with a City standard pavement section to support HS-20 loading). Please consider options and contact us to discuss. Northern: Added access path at southeast corner of site to trails. Comment Number: 8 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: I have several comments about the stormwater outfalls: a. You will need to provide a piped connection for stormwater flows to the stream channel including appropriate scour protection at the outlet. Stormwater Dept does not want the drainage chases under the trails. The 100-yr flows will need to be piped to the creek. Northern: Updated b. The outfall locations should be combined as much as possible. Please remove the western outfall to Spring Creek and try to combine with the southeastern outlet. Northern: Updated c. Please provide more discussion in the drainage report about how major storm flows will be conveyed through the site and to Spring Creek or Canal Importation Channel. (such as flow paths, peak flow rates, and hydraulic sizing of the outlets or pond overflows.) Northern: Drainage design has been updated and more description added on sub basins Comment Number: 9 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: There are additional items needed in the drainage report including: a. Provide stage-storage tables for WQ ponds. Northern: Stage storage tables added b. Provide an impervious areas exhibit and tabulation for WQ/LID. At PDP you need to provide documentation that the proposed site design will provide 75% minimum LID treatment and water quality treatment for 100% of the site. The WQ/LID table should be presented in the body of the drainage report. Here Page 3 of 33 is an example LID table (please modify to apply to your site): http://tinyurl.com/SampleLIDTable Since the drainage report did not include all items needed to perform a complete PDP review, there may be new comments in future rounds as this information is supplied. Round 2 will require a completeness check to confirm the drainage report includes these items. Northern: LID exhibit included Comment Number: 10 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: The project should provide WQ treatment for subbasins C1 and C2. Currently these are being released without treatment. All onsite impervious areas require water quality treatment. Please review and revise the plans to provide treatment for these subbasin areas. Northern: Due to existing grading, WQ treatment of subbasins C1 and C2 is not achievable. However, we are proposing to “swap” treatment area with existing Shields St ROW, which is currently untreated. Comment Number: 11 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Please see the Drainage Report redlines for more comments including: a. Text redlines Northern: Responses added to redlines b. Rational calculations: Please review the Tc calculation spreadsheet coding for all proposed subbasins. Please check the C factor for subbasin OS3. Northern: updated rational calculations c. Offsite flows west of Shields Street: The report indicates concerns of existing overtopping of Shields and Stuart Streets. Please identify and quantify this problem or remove from the drainage report. Please contact me to discuss if needed. Northern: This has been determined not to be an issue upon further analysis and discussions with City stormwater staff. Comment Number: 12 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: There is a proposed drain pan located above the existing 24-inch sewer trunk main, can a different location be worked out for the drain pan? We would rather not have a drain pan over the sewer main. Northern: Relocated drain pan. Comment Number: 13 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Provide profile drawings for storm sewer mains showing all crossings. Proposed water main depths may be assumed for PDP. Northern: Plan and profile provided for storm 1 including water and sanitary crossings Comment Number: 14 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: The ground water levels need to be documented at least 24-inches below the bottom of the proposed rain gardens and water quality ponds. These separations need to be confirmed during the high ground water season (typically July-September) Northern: The geotech report borings were completed at the end of July with additional piezometer readings on August 5th. The highest observed groundwater elevation near the Water Quality pond is estimated at 5006.5’ and the bottom of our WQ pond is 5011’. Comment Number: 15 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Please show the BFEs for Spring Creek and Canal Importation Channel on the grading plans. Page 4 of 33 Northern: BFE’s added to grading plans Comment Number: 16 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL: The rational drainage C-factor assumptions are fine for PDP but should be directly calculated for the final drainage report. Northern: Acknowledged Comment Number: 17 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL - Drain Time Compliance - Please provide evidence that the detention basin is in compliance with drain times per Colorado Revised Statute 37-92-602(8). More information on this statute is available at http://tinyurl.com/RevisedStatuteMemo, and a spre adsheet to show compliance is available for download at http://tinyurl.com/ComplianceSpreadsheet. Please contact Matt Simpson at masimpson@fcgov.com with any questions about this requirement or for assistance with the spreadsheet. Northern: We will include with final Comment Number: 18 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL: All hydraulic calculations necessary (such as inlet capacity, street flow, swale flow, pipe hydraulics, and outlet structures) and scour protection (revetment) calculations will be required with the FDP round 1 submittal. Northern: Acknowledged Comment Number: 19 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL: All necessary standard detail drawings will be required with the FDP round 1 submittal. Northern: Acknowledged Comment Number: 20 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Please see the included redlines and set up a time to go over with me after you have reviewed the comments. Northern: Meeting held regarding comments and have provided responses to redlines. Comment Number: 21 Comment Originated: 12/01/2020 12/01/2020: FOR INFORMATION: Tract B includes the Spring Creek channel, trail and corridor, the Plat indicates that this will be owned and maintained by the HOA, the Utilities Dept. questions if they will be adequately equipped to maintain this tract of land. We would like to begin a discussion if the developer would be willing to convey this tract to the City. Watermark: Yes, our preference is to convey this tract to the City. We walked that area with the neighbors and would like to install a new fence along Wallenberger for them and trim some overgrown bushes that are encroaching over their sidewalk . Can we work out terms that allow us the ability to still clear any clogged drainage areas and remove trash? Would the City mow the grass between the fence and Wallenberger right of way if they accept the tract? Comment Number: 22 Comment Originated: 12/02/2020 FOR HEARING: **NEW COMMENT** Grading comments: - The maximum allowable embankment slopes are 4:1. The proposed grading on the large embankment appears to be too steep. Please review and revise. - The grading for water quality ponds A and B should articulate to meet the detention pond landscaping criteria. Please revise or discu ss with us. Northern: Grading updated to meet landscaping criteria and allowable embankment slopes Page 5 of 33 Comment Number: 23 Comment Originated: 12/02/2020 12/02/2020: FOR INFORMATION ONLY: *NEW COMMENT* Stormwater Fees – to obtain an estimate of stormwater fees you can contact our Fee and Rate Specialists at UtilityFees@fcgov.com. You will need to provide or assume the following items to obtain a fee estimate: - Lot size - Lot Imperviousness. (rooftops, paving etc). Watermark - Northern to send email in order for Watermark to confirm budget. Department: Water-Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: The drawing scale on the Landscape Detail drawings is wrong. Please correct. Ripley – Drawing scale has been updated. See updated sheets in submittal. Comment Number: 2 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Provide profile drawings for sanitary sewer mains showing all crossings. Proposed water main depths may be assumed for PDP. Northern: Sanitary sewer profile drawings included Comment Number: 3 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Water mains need to be a minimum of 15 -feet from all buildings. There are 2 garage buildings that are too close to a water main on the northwest portion of the site. Please see the redlines. Northern: Updated to 15’ separation Comment Number: 4 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: There is a location at the NE corner of the site where 2 buildings share 1 sewer service. This does not meet Utilities Wastewater criteria and will require a different approach to serve these buildings. Please come up with ideas and discuss with us. Northern: Updated so they no longer have shared services Comment Number: 5 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Can a different location be worked out for the proposed drain pan located above the existing 24 -inch sewer main? We would rather not have a drain pan over the sewer main. Northern: Updated location of drain pan Comment Number: 6 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: At the southwest corner of the site, there is a long sewer main extension to serve only 1 building on Lot 2. The City does not want this much sewer main to serve 1 building. A different way to provide sewer to this building will need to be figured out. Please review and discuss ideas with us. Northern: No longer an issue building has been removed. Page 6 of 33 Comment Number: 7 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: At the northeast corner of the site, at the Hobbit Street cul-de-sac drive, we have presented a different water and sewer line configuration in the redlines. Also, at the southwest corner of the site, we have presented a different waterline configuration. Please review and discuss with us. Northern: Updated to reflect redlines Comment Number: 8 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Show the water meter locations on the utility plans. Ripley – Noted. Irrigation services and meters will be shown at FDP. Northern: Meter locations added to Utility Plans. Comment Number: 9 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Irrigation service(s) and meter(s) will need to be shown on the plans. Northern: Added to plans Comment Number: 10 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: All water services need to extend perpendicular from the main to the water meter. Bends in water services may occur only on the customer side of the meter. See redlines for more information. Northern: Water services updated to extend perpendicular to main and deflect after the curb stop – per suggestion by City. Comment Number: 11 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: There are several locations where we would like different locations for the fire hydrants. Please see the redlines. Northern: Updated per redlines Comment Number: 12 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Please see the included redlines of the Utility Plans. I encourage you to set up a meeting to go over comments with me after you have reviewed them. Northern: Met with staff and have updated per redlines Comment Number: 13 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Add a note to the Utility Plans that there is a blanket utility easement on this site Northern: Note added to legend Comment Number: 14 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Please add a call out to the plans that “all new manhole connections to the existing sewer trunk mains should be done with a precast manhole. Cast-in-place manholes on the trunk mains will not be allowed.” Northern: Callouts added to plans at SSMH connecting to existing Comment Number: 15 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL: Profiles of the water mains may be needed at FDP. To be discussed later. Page 7 of 33 Northern: Acknowledged Comment Number: 16 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL: Show and label the size of the sewer services. Note that 4-inch to 6-inch services should connect at a tap and 8-inch should connect at a manhole. Exceptions may be made to avoid taps on the trunk mains. Northern: To be provided at Final Comment Number: 17 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL: Please submit service sizing calculations for the proposed water services. Northern: To be provided at Final Comment Number: 18 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL: Show and label the location of the curb stops and size of water services. Northern: Curb stops now shown in plans. Sizes to be provided at final. Comment Number: 19 Comment Originated: 12/01/2020 12/01/2020: FOR INFORMATION ONLY - Sometime in 2021 a code change will occur that will require irrigation services to be sized and presented with the FDP submittal. More information to come about this. Ripley – Noted. Irrigation services and meters will be shown at FDP. Comment Number: 20 Comment Originated: 12/01/2020 12/01/2020: FOR INFORMATION ONLY: There is a proposed blanket UT and DR easement across all of Lot 2. Do you want to do this? In comparison, Lot 1 includes easement exclusions for the building footprints. Northern: Removed blanket easement dedications for Lot 2. Comment Number: 21 Comment Originated: 12/01/2020 12/01/2020: FOR INFORMATION ONLY: There may be no light poles within the utility easements around the trunk sewer mains and the 30-inch water transmission main. Northern: Light poles added to plans. Comment Number: 22 Comment Originated: 12/01/2020 12/01/2020: FOR INFORMATION ONLY: Since there are many items in motion on this site, including utility comments and comments from other departments, there may be new comments in future rounds of review. Northern: Acknowledged Comment Number: 23 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: There is a proposed retaining wall at the NW corner of the site. This wall is too close to the existing 24 -inch sewer trunk main, the wall needs to be at least 15-feet from the trunk main. Northern: Relocated retaining wall away from trunk sewer Comment Number: 24 Comment Originated: 12/02/2020 Page 8 of 33 12/02/2020: FOR HEARING: *NEW COMMENT* Please show the electric and gas on the site plan. Northern: Electric and gas preliminary layouts shown on plans Comment Number: 25 Comment Originated: 12/02/2020 12/02/2020: FOR HEARING: *NEW COMMENT* Please contact us to set up a utility coordination meeting. (Todd is working on this) Ripley – Noted, a meeting held on 12/14/2020 and an additional meeting was held on 12/22/2020. Comment Number: 26 Comment Originated: 12/02/2020 12/02/2020: FOR HEARING: Please see the redlined Landscape Plans for utility separation comments. *Please note that trees may not be within the sewer easement for the sewer trunk mains. This provides 15-feet separation each side of the sewer mains. These mains have regular maintenance requirements that require large equipment to access the manholes. Feel free to talk with us if you have any questions. Ripley – Noted. Tree have been updated to appropriate separations. Comment Number: 27 Comment Originated: 12/02/2020 12/02/2020: FOR INFORMATION ONLY: *NEW COMMENT* Water and Sewer Fees – to obtain an estimate of water and sewer fees you can contact our Fee and Rate Specialists at UtilityFees@fcgov.com. You will need to provide or assume the following items to obtain a fee estimate: -For Multifamily: number of buildings, no. of bedrooms, no. of units, size and number of water meters, and lot square footage. -For Commercial: fees are based on water service size only. You will need to determine or assume the water service size. Watermark - our development budget has water and sewer fees provided by Jill White with the City. Department: Stormwater Engineering – Erosion and Sediment Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 11/19/2020 11/19/2020: FOR FINAL: The disturbed area exceeds 1 acre in size. At FDP please provide the appropriate Erosion Control Plans, report and security estimate. A State Dewatering construction permit will need to be obtained prior to commencing any work on the site. Starting in January 2021, the City will be collecting fees to pay for temporary and permanent water quality inspections. These fees were instituted by City Council and are based on development type and size. An estimate of these fees will be provided at FDP and will be addressed in the Development Agreement for this site. Northern: To be provided at final Watermark – an estimate is included in our budget. Page 9 of 33 Department: Stormwater Engineering - Floodplain Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com Comment Number: 2 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Please include the following notes on the site plan and on utility plans: 1. “Portions of this property are located in the City-regulated, 100-year Canal Importation floodplain/floodway as well as the FEMA Regulated Spring Creek 100-year floodplain/floodway. Any development within the floodplain must comply with the safety regulations of Chapter 10 of City Municipal Code. The Developer shall obtain a Floodplain Use Permit from the City of Fort Collins and pay all applicable floodplain use permit fees prior to commencing any construction activity (building of structures, grading, fill, detention ponds, bike paths, parking lots, utilities, landscaped areas, flood control channels, etc.) within the City of Fort Collins floodplain limits as delineated on the Final Subdivision Plat” 2. “Any construction activities, nonstructural development (bridges, sidewalks, culverts, vegetation, curb-cuts, grading, etc.) in the regulatory floodway must be preceded by a No-Rise Certification, which must be prepared by a professional engineer licensed in the State of Colorado. 3. “No storage of materials or equipment shall be allowed in the floodway, whether temporary (during construction) or permanent.” 4.“Any pedestrian bridges in the floodway that are not able to pass the 100 -year flow are required to be “break-away” and tethered.” Northern: Notes added. Comment Number: 3 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Please see redlines. Northern: Redlines have been addressed. Comment Number: 4 Comment Originated: 12/01/2020 12/01/2020: Will need to discuss pedestrian bridge further. Depending on location of abutments, some modeling may be required as part of No -Rise Certification. Please keep in mind that the lowest chord must be 12 -inches above Base Flood Elevation (BFE). Northern: Understood. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/01/2020 12/01/2020: INFORMATION: 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. Page 10 of 33 Northern: Electric layout has been updated per conversations with Light and Power. Comment Number: 2 Comment Originated: 12/01/2020 12/01/2020: INFORMATION: 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: http://www.fcgov.com/utilities/business/builders and developers/plant investment development fees Northern: Understood Comment Number: 3 Comment Originated: 12/01/2020 12/01/2020: INFORMATION: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a fro nt 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: Proposed transformer locations shown in plans Comment Number: 4 Comment Originated: 12/01/2020 12/01/2020: INFORMATION: 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. 10ft minimum separation is needed between all water, sewer, storm water, and irrigation main lines. Light and Power has a 3ft minimum separation requirement from all other utility lines/infrastructure. Northern: Utility layout re-evaluated to provide required separation Comment Number: 5 Comment Originated: 12/01/2020 12/01/2020: INFORMATION: Light and Power infrastructure will need to be located within utility easements. Once transformer locations are determined, Light and Power's primary electric route will need to be shown on the utility plans. Northern: Proposed electric layout shown on plans Comment Number: 6 Comment Originated: 12/01/2020 12/01/2020: INFORMATION: 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 meters. Page 11 of 33 Northern: Meter locations will be coordinated with Light and Power. Comment Number: 7 Comment Originated: 12/01/2020 12/01/2020: INFORMATION: A customer service information form (C 1 form) and a one line diagram for each building 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 Northern: Understood Watermark noted Comment Number: 8 Comment Originated: 12/01/2020 12/01/2020: SITE SPECIFIC: The primary electrical routing and transformers internal to the site will need to be shown on the utility plan to ensure minimum separation from other utility lines is being met. It is difficult to see how electric will be able to service all buildings with the current proposed utility layout. A utility coordination meeting is suggested to address the electric infrastructure needed for the site in relation to other existing and proposed utilities. I am open to meet directly with Northern Engineering to go over electric requirements for the project so that electric infrastructure can be shown accurately on the plans. Northern: Preliminary routing meeting has been held and layout has been updated per discussions with City staff. Comment Number: 9 Comment Originated: 12/01/2020 12/01/2020: INFORMATION: 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 Northern: Acknowledged Comment Number: 10 Comment Originated: 12/01/2020 12/01/2020: INFORMATION: 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. Northern: Acknowledged Comment Number: 11 Comment Originated: 12/01/2020 12/01/2020: INFORMATION: 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 Northern: Acknowledged Department: Environmental Planning Contact: Kelly Smith, , ksmith@fcgov.com Page 12 of 33 Topic: General Comment Number: 1 Comment Originated: 11/30/2020 11/30/2020: FOR HEARING In alignment with previous projects along the Spring Creek corridor, staff asks that the 100' buffer be adhered to. This is a resource that has specific protection standards that have historically been adhered to by other developments. Ripley – Noted. After several meetings with staff, we have adjusted our site plan and removed a multifamily building that was encroaching on the buffer. We now have detention located along the south of the development. The site plan has gone through several adjustments in this area. Please see updated plans for reference. No buildings encroach on the 100’ buffer. Comment Number: 2 Comment Originated: 11/30/2020 11/30/2020: FOR HEARING Please provide viewshed analysis from different vantage points throughout and around the site to ensure the project meets compatibility standards for environmental and historic preservation. See Viewshed Analysis document that shows different vantage points Historic Preservation and Environmental Planning staff would like modeled via 3D software. Please also include the proposed grading as part of the model to demonstrate actual proposed conditions. Through narrative, please address how this project meets the Visual Character of Natural Features standard: Projects shall be designed to minimize the degradation of the visual character of affected natural features within the site and to minimize the obstruction of scenic views to and from the natural features within the site. Based on these renderings staff may have additional comments on building character and step back requirements. Ripley – After a conversation with Kelly and City Staff we have adjusted viewshed analysis locations. The locations have been slightly adjusted to fit with the LPC submittal. Several of these renderings were used in the LPC submittal and Presentation were the project received approval. Comment Number: 3 Comment Originated: 11/30/2020 11/30/2020: FOR HEARING The aesthetic of the NHBZ is concerning since the plan does not preserve or protect natural characteristics. Instead, the NHBZ is almost exclusively reserved for stormwater creating a lot of grading and disturbance. It also prevents a trail from being constructed in the future. Provide more undisturbed area within the NHBZ along the southern border and work to preserve a natural aesthetic throughout, even near buildings. Vary grading to create more naturalistic and undulating landform. Side slopes should vary and range from 4:1 to 20:1 per the City Stormwater Standards and Guidelines. Ripley – Noted. We have worked with the City as the plans we have su bmitted and the area in the NHBZ has changed significantly since the first submittal. We now have a large portion of the sites NHBZ in detention. We have varied the slope and the edge of the detention area to mimic a more naturalistic look. We have also incorporated natural stone as the retaining wall and native plantings (shrubs and trees) to soften the edges of the detention areas. We have provided an access easement for parks allowing space for a future trail. Comment Number: 4 Comment Originated: 11/30/2020 11/30/2020: FOR HEARING Please provide the following in a table on the site plan: Page 13 of 33 A. The total acreage required by the standard 100' buffer zone for Spring Creek plus the 50' riparian forest. B. The total acreage proposed within the submitted site plan. This may be best illustrated through a vignette/detail on the site plan for clarity. We can discuss this further at the Staff Review meeting and view redlines together. Ripley – A table has been provided on the site plan with the information requested in the comment above. It also provides a reference to the NHBZ Plan which has the same information broken out in more detail. The NHBZ Plan also provides a plan with the riparian 50’ offset, the 100’ wetland offset and the combined (50 + 100) as well as the proposed NHBZ lines. Comment Number: 5 Comment Originated: 11/30/2020 11/30/2020: FOR HEARING Please use the City's Detention Seed mix for detention areas. Thank you for including the seed mix provided for the other areas within the NHBZ! Ripley – Noted. With several updates to the site and landscape plan we have included the detention mix in the detention areas. Comment Number: 6 Comment Originated: 11/30/2020 11/30/2020: FOR HEARING Please include the top of bank line and buffer around riparian forest to the plans in a light line type to any plans with the NHBZ. Ripley – Top of Bank line has been added to all of the site plan, landscape plan, and NHBZ sheets. Comment Number: 7 Comment Originated: 11/30/2020 11/30/2020: FOR HEARING Please include the following notes to the landscape plan: NATIVE SEED MIX NOTES 1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER THROUGH EARLY MAY. 2. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGH LOOSENING AND ADDITION OF AMENDMENTS THAT PROMOTE WATER ABSORPTION AND RELEASE, THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS. 3. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER. 4. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED). 5. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES. 6. PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS ARE PROPERLY MANAGED BEFORE, DURING AND AFTER SEEDING ACTIVITIES. 7. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS. Page 14 of 33 8. WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED UNTIL SEED IS GERMINATED THEN WEEN THE SEED FROM IRRIGATION. IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL ENSURE 100% HEAD-TO-HEAD COVERAGE OVER ALL SEEDED AREAS. ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION PLAN SHALL BE FOLLOWED. 9. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER. 10. THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT MOW DURING HOT, DRY PERIODS. DO NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH. 11. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT VEGETATIVE COVER IS REACHED WITH LESS THAN TEN PERCENT OF COVER CONSISTING OF NOXIOUS WEEDS, NO BARE SPOTS LARGER THAN ONE FOOT SQUARE, AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES AND EROSION CONTROL. 12. THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE AND GROWTH AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE REQUIREMENTS FOR CLOSEOUT. Ripley – Notes have been added to the plan (Landscape Notes and Details Sheet) Comment Number: 8 Comment Originated: 11/30/2020 11/30/2020: FOR HEARING Please provide cut sheets of lighting fixtures. Also, ensure no light spill into the NHBZ and that all fixtures (including wall mounted) are included in the photometric plan. Watermark - updated lighting plan is submitted that shows amenity space lighting by pool. No light spills into the NHBZ zone. Comment Number: 9 Comment Originated: 11/30/2020 11/30/2020: FOR HEARING Please provide a letter from the ditch company agreeing to the pedestrian crossing. Ripley – Sorry for the confusion. What is labeled Wallenberg Ditch is the Canal Importation Channel . It is not an irrigation ditch, it’s a manmade floodplain channel. Coordination will be provided with the City as we move forward regarding the pedestrian crossing. Comment Number: 10 Comment Originated: 11/30/2020 11/30/2020: FOR HEARING Will any wetlands be impacted to construct the pedestrian bridge across the irrigation ditch? These are jurisdictional and will have to be mapped and represented on the plans. Ripley – Wetlands have been added to the landscape and site plan and labeled. No wetlands will be impacted. We are removing the second connection to Wallenberg and bridge crossing. Page 15 of 33 Department: Forestry Contact: Christine Holtz, , choltz@fcgov.com Topic: General Comment Number: 9 Comment Originated: 12/01/2020 12/01/2020: 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 existin g 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 – Existing irrigation tap and backflow have been labeled on the landscape and site plans. We are working to use as much existing infrastructure as possible. We have added a new irrigation tap as the existing location was no longer feasible. Location has been labeled on site and landscape plans. We will contact Jill Wuertz for the hand off of irrigation in the parkway. Comment Number: 12 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL APPROVAL Continued: Thank you for including the utilities on the landscape plan. There are many proposed planting locations that do not meet the separation requirements from utilities (see redlines). Please adjust accordingly. Final utility separations will be reviewed at final plan. 08/17/20: 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 (including fire hydrants), 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 – We have reviewed tree locations with utilities. An updated plan has been provided with this submittal. Comment Number: 18 Comment Originated: 12/01/2020 12/01/2020: INFORMATION ONLY FOR PDP Again, thank you for your wonderfully diverse planting list. Please consider the following changes: -Certain cultivars of Sugar Maple have a fair amoun t of success in Fort Collins including Green mountain, Legacy, and Fall fiesta. Forestry recommends using one of these in place of the non-cultivated Sugar maple. -Thinleaf alders are often killed by harsh winters or early or late freezes. Please consider replacing them with one or two of the other ornamental native trees. Lastly, please use Sucker Punch chokecherry (Prunus virginiana ‘sucker punch’) as this cultivar does not root sucker. Page 16 of 33 -English oak do not respond well to freeze damage. Please replace these with a different shade tree. -Please do not plant lindens in parking lot islands or cutouts, or along arterials as they don’t respond well to salt Ripley – Trees have been updated per recommendations above. Topic: Landscape Plans Comment Number: 11 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL APPROVAL Continued: Thank you for including the General Landscape notes, the Street Tree Notes, and the Tree Protection notes. Please also include the boxed Street Tree Permit note on each page of the landscape plan. Ripley – The boxed Street Tree Permit note has been included on each page of the landscape plan. Thank you for including a detail on the landscape plan showing which trees are mitigation trees. Please also include a note in the planting schedule of which trees are mitigation trees. Ripley – A note in the planting table has been added to show which trees are mitigation trees. Please include a detail of the critical root zo nes (CRZs) of all existing trees on the landscape plan. This is a relatively new requirement and I apologize for leaving this request out of the conceptual comments. The details of the CRZs can better help us better anticipate impacts to existing tre es from construction etc. The critical root zone is defined as 12 inches in radius per one inch in diameter at 4.5 ft above the ground. 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: Ripley – Critical Root Zones have been added to all existing trees recorded in the tree mitigation table as noted above. CRZs have been added to the landscape plan. 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 Page 17 of 33 Ripley – Noted. Thank you for the references. Comment Number: 14 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL APPROVAL Continued: Thank you for your exceptional and diverse planting list. Please note that Japanese tree lilac are ornamental trees, not shade trees which will reduce the percentage shade trees proposed to 45%. Please adjust the number of shade trees to accommodate this switch. Final plant counts will be made at Final Plan Stage. 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. Ripley – Noted, Japanese tree lilac has been moved to the ornamental tree grouping. Update the landscape plan to reflect that 50% of all trees are shade trees and are now within the LUC 3.2.1(D)(c). Comment Number: 16 Comment Originated: 12/01/2020 12/01/2020: INFORMATION ONLY FOR FINAL What type of planting media will be in the shrub beds? Please label it on the landscape plan legend and use wood mulch if possible. I see many proposed tree planting locations in these beds, but no shrubs. Please note that if shrubs will be planted, when installing plant materials in close proximity (within the dripline) to existing trees, please hand dig planting holes in order to avoid root damage. In order to protect the existing trees on-site, please pull all plant material and boulders at least 5 feet away from the tree trunks. Please add a note to the landscape plan that states the following: All plant material, boulders, and flagstone shall be spaced at least 5 feet from the tree trunks. All planting shall be done via hand digging, particularly within the trees’ dripzones/critical root zones. Ripley – Shrub beds will consist of wood and rock mulch. We will provide shrub plantings at FDP as well as the different mulch types and locations withing the shrub beds. Note has been added to the landscape plan. Comment Number: 17 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL APPROVAL Please ensure that all proposed tree locations meet the following separation requirements from other trees: Canopy shade trees 30 – 40’ Ornamental trees 15 – 40’ Coniferous Evergreens 20 – 40’ Ripley – Trees have been reviewed to meet the following separations. Comment Number: 19 Comment Originated: 12/01/2020 12/01/2020: INFORMATION ONLY FOR PDP Please change the scale on the landscape plan from 1”= 50’ to the correct scale (I am assuming 1 = 20’). Ripley – Scales have been updated to the appropriate dimensions and labels on all landscape plans. Comment Number: 20 Comment Originated: 12/01/2020 Page 18 of 33 12/01/2020: INFORMATION ONLY FOR PDP Please use a different symbol for each species of tree being proposed. This makes it easier to distinguish on the landscape plans for both us, the developers, and landscapers down the line. Ripley – A different symbol has been used for each tree species being proposed. See updated landscape plan. Department: Parks Contact: Aaron Wagner, , aawagner@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/01/2020 12/01/2020: FOR INFORMATION The Parks Department and the Park Planning & Development Department (PP&D) 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 Jill Wuertz (jwuertz@fcgov.com), 970-416-2062, or Parks Planning Technician, Aaron Wagner (aawagner@fcgov.com) 970 -416-8083, and Suzanne Bassinger at 970-416-4340, sbassinger@fcgov.com, to schedule a meeting to discuss these concerns in more detail. Ripley – Noted. Parks was included in the first utility call on 12/14/2020. We have had a chance to he ar concerns and are adjusting plans accordingly. Thank you for attending the call and walking through and explaining concerns regarding Spring Creek Trail. In addition we have had a call in early January. Comment Number: 2 Comment Originated: 12/01/2020 `12/01/2020: FOR FINAL Please label and show the flood plain on all plans for reference. Northern: Flood Plain labeled on sheets Ripley – Flood plain has been shown and labeled on all plans. Comment Number: 3 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL We are requesting a Public Access and Trail Easement for the area highlighted on the plans that include the existing Spring Creek Trail and Spring Creek Spur Trail to Wallenburg Drive, as well as the Natural Habitat Buffer Zone of the above referenced trails. Trail easements may co -exist within a Natural Habitat Buffer Zone if approval is obtained from Environmental Planning. Including a Public Access and Trail Easement overlying the entire Natural Habitat Buf fer Zone may be the most flexible way to allow future trail relocation and construction. Northern: Easement added to plans Comment Number: 4 Comment Originated: 12/01/2020 12/01/2020: FOR INFORMATION This comment is a companion to PP&D’s comments regarding future Spring Creek Trail improvements, please see their comments for further information. We do not know future trail alignment and have not begun exploring how these improvements will be implemented. Grading, floodplain, and meeting existing infrastructure issues will direct how the trail will be aligned. Page 19 of 33 Watermark – Noted, Watermark is granting an additional 50’ easement south of the pavement to allow for future trail improvements. Comment Number: 5 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL Parks requires multiple access points to the Spring Creek Trail and the Spring Creek Spur Trail to Wallenburg Drive for regular maintenance activities. Please coordinate with Parks, PP&D, and Environmental Planning for potential locations and mitigation. Of major concern is our inability to get access to the bridge on the Wallenburg Spur and the Shields St. underpass. Ripley – We have had several conversations internally, with Environmental, Parks, and planning. We are going to replace the existing bridge connection to Wallenberg and provide access to Spring Creek Trail (through a maintenance access connection) on the southeastern edge of the site. Comment Number: 6 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL Parks is not going to allow encroachment into our trail easement for construction activity and/or staging or storage of materials. Please show and label the trail easement(s) on all plans and add the following note to plan notes: “There shall be no encroachment of the Spring Creek Trail easement or trail itself. This includes any related construction activity, staging equipment, or storage of materials.” Northern: Note added to Utility Plan sheets. Ripley – No encroachment is noted. Easements have been labeled on plans. The note above has been added to the site plan notes. Comment Number: 7 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL The Parks Department must approve any proposed connections to the existing trail system. This includes new bridges over Wallenberg Ditch. Access to the recreational trail from the internal bike/pedestrian system should be provided at limited and defined access points. Paved trail connections need to be approved by PP&D and the Parks Department along with approval from Environmental Planning. The slope is steep along the embankments to the trails and all trail connections are required to meet ADA accessibility requirements. Parks, PP&D, and EP need a full understanding of the floodplain requirements to make trail connections. Ripley – Noted. We will be in conversation with the Parks Department as we move forward with the plan. As of this submittal we have decided to remove the new connection to Wallenberg. This decision was made after the second neighborhood meeting as the new connection was not received well with the neighborhood. Inste ad, we will be replacing the bridge to Wallenberg Dr. to on the northeast of the site. Connection to the Spring Creek Trail is made on the southeast of the site along with a maintenance access. Comment Number: 8 Comment Originated: 12/01/2020 12/01/2020: FOR INFORMATION The parks department has plans to replace the bridge to Wallenberg Dr. and improve the trail at this location. However there currently is no funding. Would the applicant consider placing the proposed pedestrian crossing at this location? Ripley – The applicant is willing to replace the existing bridge connecting to Wallenberg Dr. We are in conversations with the neighborhood HOA as to not encroach on any neighborhood property. Page 20 of 33 Department: Park Planning Contact: Suzanne Bassinger, 970-416-4340, sbassinger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 11/30/2020 1)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 adjacent to or on the site. A meeting to discuss these concerns would be beneficial. Ripley – Noted. We have had a chance to meet with Parks to discuss concerns in early January. We have also had opportunities to explore some of the concerns before this meeting through other discussions with the City. Comment Number: 2 Comment Originated: 11/30/2020 2) 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. Ripley – Acknowledged. Comment Number: 3 Comment Originated: 11/30/2020 3)In general, the concerns for the trail segments adjacent to or on the site include (1) the existing 8’ trail width is undersized and below the current standard width of 10’, with a 12’ path width suggested for high traffic areas; (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 and bridge access. Ripley – Noted, we are working with the City to replace the bridge connection to Wallenberg on the northeast of the site (connection off the spur trail). We are connecting The Quarry to the (North/South) spur trail as well as an additional connection point to the Spring Creek Trail for maintenance access. We are also dedicating a n additional 50’ easement on the south side of the site for future Spring Creek Taril maintenance and updates. Comment Number: 4 Comment Originated: 11/30/2020 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. Ripley – Noted, The Quarry is providing additional easements (50’ along south edge, next to Spring Creek Trail) for future trail expansion or adjustments. Comment Number: 5 Comment Originated: 11/30/2020 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 https://www.fcgov.com/parkplanning/plans -andpolicies. 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 Page 21 of 33 includes the existing trail on the proposed site. The project would include widening, repairing and/or replacing this undersized and highly used trail segment. Ripley – Noted, we are providing maintenance access to the Spring Creek Trail for the updating as the City notes above. We are also providing a 50’ easement along the southern edge of the development for the trail adjustment or expansion. Comment Number: 6 Comment Originated: 11/30/2020 6) The site does contain areas to be protected with Natural Habitat Buffer Zones. Trail easements may co-exist within a Natural Habitat Buffer Zone if approval is obtained from Environmental Planning. Including a Public Access and Trail Easement overlying the entire Natural Habitat Buffer Zone may be the most flexible way to allow future trail relocation and construction. Ripley –Noted. A Public Access and Trail Easement has been added and is located within the NHBZ as noted above. Comment Number: 7 Comment Originated: 11/30/2020 7)Park Planning & Development must approve any proposed connection to the 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 – Noted. As of this submittal we have decided to remove the new connectio n to Wallenberg. This decision was made after the second neighborhood meeting as the new connection was not received well with the neighborhood residents. Instead, we will be replacing the bridge to Wallenberg Dr. to on the northeast of the site and providing maintenance access to Spring Creek Trail. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: The extension of Stuart Street intersection into the development would need at least a preliminary design to understand how east-west travel would align with the existing west leg of Stuart Street. The eastern approach of the intersection had established a curb to curb width that was assuming a public street through the site (including bike lanes) were to be provided. With the change on those assumptions, we should understand how the development intends to utilize the existing width into the site, or is there an opportunity/interest to rebuild or reduce the width of the approach. There appears to be an unusual transition in the interior road width to the existing curb return on the westbound movement that may have some unintended consequences (such as parallel parking along the mixed-use building that should be looked into. Note that as a private roadway, this approach leg would typically be built in concrete for the section in right-of-way. Northern: Preliminary striping concept added to plans Comment Number: 2 Comment Originated: 12/01/2020 12/01/2020: INFORMATION ONLY: With the previous comment in mind, at time of final plan, a more finalized intersection design would be required that would address the signing and striping lane configuration on both the west and east sides of Stuart Street, and the signal pole improvements to make the intersection fully functional. Northern: Intersection detail to be provided at final Page 22 of 33 Comment Number: 3 Comment Originated: 12/01/2020 12/01/2020: INFORMATION ONLY: Engineering comment #6 as part of the PDR indicated the need for a repay as part of the City's construction of the street improvements along the frontage of the property. At the quoted $233/foot for 2020 with approximately 1,000 feet of frontage, this is estimated to have been approximately $233,000.00. Engineering has been re-examining our repay policies for the local portion obligation and has received confirmation from our Deputy PDT Director that this repay will not be enforced on the project due to the time period that has elapsed since the City constructed the infrastructure. With this in mind, (and City code requiring the maintenance of abutting sidewalk and curb and gutter to be the responsibility of the abutting property owner) the aspects of the existing frontage that do not meet City/ADA construction standards today (cross slope, truncated dome detection, damage infrastructure) are the responsibility of the development and would need to be identified and demonstrated compliance on the plans during final plan. Northern: Existing access ramps (three) on Shields Street adjacent to property will be brought up to current ADA/City standards. Watermark - thank you, our budget is updated and we plan to bring existing sidewalks up to code along our frontage. Comment Number: 4 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: With the previous comment in mind, the plans before hearing should at least be still indicating updating the existing access ramps along Shields Street with truncated dome detection. Northern: Truncated domes added and note added to bring ramps adjacent to property up to current standards. Comment Number: 5 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: The plat should be dedicating an access easement for the main drive aisle connection from Hobbit Street tying into Stuart Street. Northern: Access easement added. Comment Number: 6 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: The plat should be dedicating an access easement for the main drive aisle connection from Hobbit Street tying into Stuart Street. Northern: Access easement added. Comment Number: 7 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Verification should be made on whether named street-like private drives are to be provided (or required to be provided from an emergency access perspective.) Should the interior roadways become named, these should be identified on the plat, and it is presumed two different street names would be required for the change in direction on the main private drive tying Hobbit to Stuart. Northern: Any names provided to us will be shown on plans and plat Watermark - The main drive through the site will be named. Page 23 of 33 Comment Number: 8 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Similar to the end of the first comment with respect to the construction of a private drive connecting to public street, the connection to Hobbit Street should be built in concrete to the property line as part of the construction detail for a private drive. Northern: It is intended for the connection to be concrete to the ROW per City standards. Comment Number: 9 Comment Originated: 12/01/2020 12/01/2020: INFORMATION ONLY: The utility tie ins into the Hobbit Street -cul-desac- will need to be further discussed and defined at time of final plan. This excavation would be subject to triple impact fees for the street cuts due to the pavement being new. It may be that a mill and overlay should be explored given the extent of the patching and (resulting street cut penalty) that would occur. Northern: This to be considered at final. Watermark – Noted. Comment Number: 10 Comment Originated: 12/01/2020 12/01/2020: INFORMATION ONLY: We'll want to coordinate on the timing of the right -of-way vacation for the street right-of-ways previously dedicated on the property that are no longer necessary in relationship to a project development plan approval. We would move forward with an item to City Council after a PDP approval. The providing of a legal description, an $800 application to vacate a right-of-way, and additional details should be kept in mind with subsequent submittals leading to a hearing Northern: Understood Watermark – Noted. Comment Number: 11 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: The plat creates easement exclusion areas for the buildings, but it leaves some ambiguity as to whether the Lots surrounding the easement exclusion areas are then blanket easements, as I do not see any indication of blanket easements. Absent of the establishment of blanket easements, it seems that interior utility, drainage, and access easement are missing and needed for the project. Note that in multi-family projects however, we've had some challenges with the blanket easement approach for unanticipated structures encroaching into blanket easements (carports, solar panels, etc.) Northern: Plat updated to show blanket easements. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING The TIS was received, reviewed and conclusions from the study have been accepted. Delich - Acknowledged Page 24 of 33 Comment Number: 2 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING Prior to hearing we would like a preliminary intersection design for the Stuart Street intersection into the development. We need an exhibit showing general intersection geometry and lane alignments in addition to a basic traffic signal plan, showing mast arm lengths and pole locations with utilities reflected on the plans Northern: Preliminary intersection design to be provided with next submittal Comment Number: 3 Comment Originated: 12/01/2020 12/01/2020: The anticipated delay at the Shields and Stuart intersection indicates that more storage at the intersection might be beneficial. With the delays that are anticipated queuing can be expected to extend beyond the diagonal parking. Moving the parking back could help the operations of the private drive. Northern: Diagonal parking shifted east to allow for 35’ minimum calculated queue in long range. 50’ (min) used for 2 vehicles. Comment Number: 4 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING The proximity to the Spring Creek Trail and active bike lanes on Stuart indicate that bike traffic will be present on the site. Please work with FCMoves to determine the appropriate connections for bike traffic. Northern: Understood Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING - AUTOMATIC FIRE SPRINKLER SYSTEM GROUP R SPRINKLER SYSTEMS - LOCAL AMENDMENT > As previously noted, new multi-family (Group R-2) buildings with a unit count greater than 12 shall be provided with NFPA 13 (full protection) fire suppression systems. Group R-2 buildings up to 12 units may qualify to install 13 -R systems with adequate fire separation between units. Contact the building department for details. > 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. > Indicate location of fire line connections on Utility Plans. > Indicate location of Fire Department Connections on Utility Plans. INFORMATION - OTHER GROUP OCCUPANCY BUILDINGS > Any proposed building exceeding 5,000 square feet shall be sprinklered or fire contained. > Any Group A-2 assembly occupancy with an occupant load of 100 or more persons will require a fire sprinkler system. Watermark – Noted Page 25 of 33 Comment Number: 2 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING - 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. An exception to this rule pertains to buildings (four stories or more) equipped with a standpipe system which requires a hydrant within 100 feet of any Fire Department Connection (FDC). > The project is also responsible for hydrant infill along Shields Street. A hydrant at the Stuart Street intersection is required. The one indicated just east of this site can be relocated closer to Shields to satisfy this requirement. > Hydrant placement to be coordinated between PFA and City Water. Northern: Hydrant placement is being coordinated with PFA and City Water. Comment Number: 3 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING - FIRE APPARATUS ACCESS PERIMETER APPARATUS ACCESS: Fire access is required to within 150 feet of all exterior portions of any building ground floor as m easured by an approved route around the perimeter. This requirement appears to be satisfied and an EAE is shown on the plat. AERIAL APPARATUS ACCESS: In addition to the above and so as 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 of the building or as otherwise approved by the fire code official. At this time, it does not appear all applicable buildings are compliant. Access to the four-story building remains problematic. Ripley – The 4-story building and site layout has been adjusted to allow for access within 30 feet from the building. The north and south sides are now within 30 feet from the edg e of the emergency access easement to building face. Comment Number: 4 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL APPROVAL - FIRE LANE SPECIFICATIONS > Fire lane sign locations or red curbing should be labeled and detailed on fi nal plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. > Add LCUASS detail #1418 to Utility Plan set. Northern: Sign location and detail to be provided at final. Comment Number: 5 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL APPROVAL - ADDRESS POSTING & WAYFINDING > 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. > Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure and best route. > A plan for address posting and wayfinding shall be submitted prior to final approval. Page 26 of 33 Watermark –Noted. Comment Number: 6 Comment Originated: 12/01/2020 12/01/2020: INFORMATION - FIRE PITS & GRILLS > Fire pits & grills fueled by natural gas may be allowed in association with multi-family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. > Fire pits & grills shall be located in a permanent/fixed location, such as a built-in kitchen or fireplace with UL fixtures as appropriate; or as otherwise limited by manufacturer's installation guidelines. Connections shall have hard pipe, not flex pipe and be equipped with an emergency shut off. > Fire pits and grills fueled by natural gas shall have a 10 -foot separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. Ripley – Noted, any fire pits will follow the prescribed details above. Thanks Comment Number: 7 Comment Originated: 12/01/2020 12/01/2020: INFORMATION - VALET TRASH SERVICE Several Multi-Family developments have proposed valet trash and recycling services where residents set their trash and recycling outside their unit for building maintenance or janitorial staff to collect and deposit in a centralized location. Please be aware that while not specifically prohibited, valet collection service requires careful planning and approval from the City and Poudre Fire Authority. In general, no valet collection service will be approved that allows residents to place combustible materials within an emergency exit corridor. Any proposal to provide valet collection services must be approved by the fire marshal and thoroughly documented on the Planning Set. Watermark – Noted. Department: Planning Services Contact: Meaghan Overton, 970-416-2283, moverton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/01/2020 12/01/2020: FOR INFORMATION: Staff appreciates the responsiveness to early discussions about the design of the street-like private drive connecting Stuart and Hobbit Streets. The wide sidewalks, trees, and angled parking create a logical, aesthetically pleasing travel route through the site. Thank you. Ripley – Acknowledged. Thanks Comment Number: 2 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: The ground-level entrances onto Hobbit Street, Stuart Street, and along the private street satisfy the code intent to orient buildings to streets, rather than parking lots. Thank you for creatively redesigning the ground-level access points of the buildings. There are still buildings that do not orient to streets, which are addressed in comments about the requested modification below. In addition, there is not a pedestrian crossing between buildings 7 (multifamily) and 10 (two-family). Please consider modifying the design in this area to ensure safe pedestrian passage and Page 27 of 33 minimal impact to proposed landscaping. Ripley – An enhanced pedestrian crossing (raised) has been added between buildings 7 (multifamily) and 10 (two -family). We have also updated the sidewalk in this area to a 9’ walk with tree grates and additional landscaping . A modification has been added to our submittal concerning this update and the connecting walkway from two-family buildings #8, #9, #10. Please see the modification for a detailed response. Comment Number: 3 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Please update the modification request to include building 5 as well; the entrances facing the parking lot appear to measure more than 200 feet to a street sidewalk. The code standard is clear that any primary entrance must be no more than 200 feet from a street sidewalk. Ripley –Noted. Modification has been updated to include building 5 as well. The walkway and entrances along the west have been updated to the standards along the south in the modification. Please see the Site Plan and updated modification for reference . Comment Number: 4 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Please see comments from Environmental Planning, Stormwater, and Parks Planning regarding the Natural Habitat Buffer Zone (NHBZ), Spring Creek Trail access, and overall coordination of the southern portion of the site. Staff has previously recommended moving building #8 out of the NHBZ, and understands that there will be further discussion about how best to resolve these issues given site constraints. Ripley – Noted. We have been working with Environmental, Stormwater, and Parks in the NHBZ and Spring Creek Trial on the south of the property. We have removed building #8 (3-story multifamily). After additional review, we have to use the southern portion of the site for detention. For this reason, the commercial building has also been removed from the plans. The area will now act as detention as well as a natural buffer and open space. A paved access to the Spring Creek Trail has been added for maintenance vehicles per city’s request. Comment Number: 5 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: The proposed development meets requirements for the number of building types in 3.8.30 with three distinct building designs (multifamily, mixed use, twofamily). However, the requirements in this section (specifically 3.8.30(F)(2)) for variation among buildings have not been fully addressed. Building designs should be distinguished from one another by including unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features. Staff suggests looking closely at buildings 1 and 2 as well as buildings 6 and 7 to incorporate more variation in entrance features and elevations. One possible suggestion is to incorporate some of the varied roof forms and massing from the mixeduse building into building A to provide more variety throughout the development. Watermark – Our submittal now includes a revised building A elevation to add variety to the architecture throughout the site. See enclosed. Comment Number: 6 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: With the exception of building type C, all of the multifamily (3story) buildings appear to have no windows on the sides. Is there any way to add more visual interest to the sides of the buildings? Windows could be a solution, and there may be other options that would help add more Page 28 of 33 variety and interest to the sides of the buildings. Watermark – The revised building A has added windows on the short ends of the buildings. Closets and bathrooms in our floorplans limit adding windows in the other building types. The short end that faces Shields Street is a Type A building that will have windows. Comment Number: 7 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: The proposed building architecture does not meet the requirements in section 3.8.30 for color variation. Two color schemes are proposed, and three are required. Please add one color scheme to your next submittal. Also be prepared to identify which color scheme is proposed for each building to ensure that no similar-colored buildings are next to each other. Watermark – Three color schemes are now included. A colored site plan shows the variation throughout the site. Comment Number: 8 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: The commercial building elevations look significantly less complete than the rest of the architectural set, and the building is identified as “future commercial.” However, earlier comments in conceptual review indicated that the project will be completed in one phase. Please clarify. In addition, the elevation for the commercial building appears to have a very different architectural style than the rest of the development, particularly with the thicker column/pilaster elements and the curved roof. This building should be coordinated with the rest of the development. Watermark – The stormwater department has required onsite detention which needs to fit on the south side of the si te due to topography. The required “street like drive” connection location on Shields meant the stormwater detention area removed the commercial outlot. We have expanded the commercial square footage in the mixed use building and have planned for viable commercial uses on-site. Comment Number: 9 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: The mixed-use building appears to have more variation in massing than is demonstrated on the site plan based on staff’s review of the elevations and rendering in the architectural set. Is this cor rect? Please note that Section 3.5.3 has specific standards for mixed -use buildings, including that building bays shall be a maximum of thirty (30) feet in width, visually established by architectural features such as columns, ribs or pilasters, piers and fenestration pattern. It might be helpful to see a footprint for the building to better review the building articulation at the ground level. Watermark – The revised plans show the correct footprint that match our architect’s design. Comment Number: 10 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: A shadow analysis will be required for all buildings over 40 feet in height – this will include all of the multifamily buildings and the mixed use building. The code requirements in this Section 3.5(G) are primarily concerned with impacts on adjacent properties and preservation of privacy for neighbors and residents of the development. Studio M - Provided with this submittal. Comment Number: 11 Comment Originated: 12/01/2020 Page 29 of 33 12/01/2020: FOR HEARING: 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. It would be very helpful to have an idea of what uses are being proposed in the mixed-use and commercial buildings. The zone district standards strongly encourage a supermarket or grocery store use. Watermark – Noted, Watermark also sees a grocery store as a nice amenity for our residents. We are open to leasing the space to a market or small grocery in the mixed-use retail space. We are designing the retail space to allow for a variety of commercial uses to be able to lease to interested tennants. The building’s foundation is being designed to allow for flexibility with utilities. Comment Number: 12 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Please add the new zone district boundaries onto the site plan for your next submittal to show where the NC and MMN zones are in relation to the buildings proposed. This will help staff more accurately review the NC parcel for compliance with Section 4.23 (secondary uses, block frontage, etc.). Ripley – Zoning district boundaries have been added to the site plan. NC and MMN zones are now shown and labeled. Comment Number: 13 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Staff would like to see more landscaping along the proposed major walkway spine to fully comply with the definition of "major walkway spine", particularly along eastern edge and at curve leading to Wallenberg. Please add detail to the site plan demonstrating that the major walkway spine meets the definition in the LUC. The walkway itself must be a minimum of 5 feet wide, and the walkway spine must measure 35 feet in total width (including landscaping on either side of the 5 ft walk). In addition, the walkway spine must be visible from a publ ic street – in this case, that would likely be Wallenberg Drive. Ripley – Landscaping has been added to the Major Walkway Spine. Details regarding the width of the walk (6’ wide), and width of the total walkway spine (min 92’) have been added to the site plan. You are correct in assuming the walkway would be visible from Wallenberg Drive. Comment Number: 14 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Can the walkway meander or curve more naturally along the south edge of the development where it currently zig-zags with the outline of the streetlike private drive? This would provide a more logical - pedestrian path. Ripley – Walkway has been updated to meander along southern edge of development where street -like private drives zig-zags. Comment Number: 15 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Please add a calculation to the landscape plan showing that the requirement for 10% interior parking lot landscaping has been met as required in Section 3.2.2(M). Ripley – Calculation has been added to the landscape details sheet. Comment Number: 16 Comment Originated: 12/01/2020 12/01/2020: FOR INFORMATION: The shrub beds around the building are noted, and meet requirements for foundation plantings. Staff understands that plant selection will occur at final plan. Ripley – Understood, planting of shrubs will occur at final plan around foundations. Page 30 of 33 Comment Number: 17 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Staff understands that a trash valet service is proposed. Where will the trash and recycling be staged for pickup? Watermark – Our design team is working with the Fire Marshal to ensure our valet trash design will work and if not, we plan to add trash rooms to the buildings. One compactor will be on-site regardless of if we do valet trash or not because a company will still come empty the trash rooms. Comment Number: 18 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Is the lighting design finalized? The photometric plan indicates that some areas of the site will be unlit – examples include the building surrounds facing Hobbit Street, the area around the two-family buildings, and much of the walkway along the west side of the street -like private drive. Please clarify – currently, the site appears to be under-lit. Watermark – a revised photometric plan is included. Comment Number: 19 Comment Originated: 12/01/2020 12/01/2020: FOR HEARING: Please confirm that the accessible parking stalls will have ramp access to the sidewalk network wherever they are shown on the site plan. Ripley – Noted, access with be show before hearing. Northern: Ramp locations now shown. Comment Number: 20 Comment Originated: 12/01/2020 12/01/2020: FOR INFORMATION: Note that all mechanical equipment (ground and roof-mounted) will need to be screened from view. Ripley – Understood. Mechanical equipment has been added to the site and landscape plan. Shrub plantings will be added at FDP. We plan to screen all mechanical equipment as noted in comment above. Watermark –Noted. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/01/2020 12/01/2020: We are anticipating that you will bring this item to the Landmark Preservation Commission for the January 20 meeting. Submittal materials for that meeting are due by midnight on December 28. The LPC will provide a recommendation to the decision maker (P&Z) regarding the project's compliance with Section 3.4.7 of the land use code. Watermark – This project was unanimously approved by LPC with the closing quote from Charman Dunn “Very fine project that will fit well with the historic district.” Comment Number: 2 Comment Originated: 12/01/2020 12/01/2020: As we have discussed in meetings and via email, the presentation to the LPC should include views of the development from the Sheely Drive Historic District at any relevant points, but to include at least from the property that is closely abutting the development site and from a useful point further to the north within the district. Please include the recent Landmark development in those views. Page 31 of 33 Watermark – See enclosed for 3D views discussed with the City after we received this comment letter. Comment Number: 3 Comment Originated: 12/01/2020 12/01/2020: For the LPC meeting, please summarize how the buildings within the historic influence area, as shown on your map, are specifically compliant with each design compatibility requirement in Table 1 of section 3.4.7 (E), relative to the Sheely Drive District. Staff recommends responding to all six design compatibility requirements to avoid any confusion regarding the site's status as directly abutting a historic district. Watermark – See enclosed elevation for descriptions showing how the building is compatible to all items in Table 1. Department: Transportation Planning Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com Topic: Site Plan Comment Number: 1 Comment Originated: 12/03/2020 12/03/2020: FOR HEARING: A strong bike/ped connection should be made from the terminus of Hobbit directly to the east and connect with the Spring Creek Trail at the bridge to Wallenberg Drive. Ripley – Access is provided through the northeaster edge of the site. An existing bridge will be replaced creating a safe and accessible ped and bike connection to Spring Creek Trail and Wallenberg Drive. It is important to note that there is also a connection from Landmark (development to the north) in the same location. In addition, bike lanes have been added on the street like private drive when it terminates with Schields street. A connection to on the southeast of the site connects to Spring Creek Trail. Comment Number: 2 Comment Originated: 12/03/2020 12/03/2020: FOR HEARING: Regarding the proposed private drives through the site, they need to accommodate bicycle traffic both from tenants within the site and other cyclists moving through the site. Perhaps a parallel bike/ped path would serve this purpose without creating the conflict between parking vehicles and bikes -from the corner of Shields and Stuart along the edge of the NHBZ up to the northeast corner. Ripley – Cyclists will have to access at the connection of W Stuart St with bike lanes. Bike lanes will merge within the drive lane of the street like private drive. We also have a connecting sidewalk along the south of site that connects to a Major Walkway spine connecting to Spring Creek Trail. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 Comment Originated: 12/01/2020 12/01/2020: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Ripley –Noted. Plans will be reviewed at FDP Topic: Plat Comment Number: 1 Comment Originated: 12/01/2020 12/01/2020: FOR FINAL APPROVAL: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not Page 32 of 33 made. Please provide any responses on redlined sheets and/or in response letter. Northern: Redlines addressed. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 11/30/2020 11/30/2020: 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 Copies of current City of Fort Collins c ode 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 SEAC. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: · Single family: IRC chapter 11. · Multi-family and Condominiums 3 stories max: 2018 IECC residential chapter. · Commercial and Multi-family 4 stories and taller: 2018 IECC commercial chapter. INFORMATIONAL ITEMS: · 10% of all parking spaces must be EV ready (conduit in place) · Multi-family Residential located within 1000ft of rail tracks, 500 of highway, or 250ft of a 4-lane road must provide exterior wall composite sound transmission of 39 STC min. · R-2 occupancies apartment/condo must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · City of Fort Collins amendments to the 2018 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). · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. Page 33 of 33 · A City licensed commercial general contractor is required to construct any new multi-family structure. · Attached single-family provide 3ft setback to property line or provide fire rated walls & openings per chap 3 of the IRC. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · Attached single-family townhomes and duplexes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. Determine what water line size will be provided to dwellings so the fire-sprinkler system can be designed. · New homes must provide EV/PV ready conduit, see local amendment. · Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. This requirement includes single family attached homes and accessible path must be provided into the dwelling entrance (no step). Stock Plans: When residential buildings will be built at least three times with limited variations, a stock plan design or master plan can be submitted for a single review and then permit issued from that master. Building Permit Pre-Submittal Meeting: Please schedule a pre-submittal meeting for any new commercial or multi-family building with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards. Watermark – Noted.