HomeMy WebLinkAboutPOWERHOUSE 2 - PDP220006 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewMay 20, 2022Roger Sherman
BHA Design111 S Meldrum, Suite 110Fort Collins, CO 80525RE: Powerhouse 2, PDP220006, Round Number 1Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Powerhouse 2. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review
Coordinator, Brandy Bethurem Harras via phone at 9704162744 or via email at bbethuremharras@fcgov.com. Comment Summary:Department: Development Review CoordinatorContact: Brandy Bethurem
Harras, 9704162744, bbethuremharras@fcgov.comTopic: GeneralComment Number: 1 04/29/2022: INFORMATION:I will be your primary point of contact throughout the development
review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can
assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you!Response: Okay. Thank you.Comment
Number: 2 04/29/2022: INFORMATION:As part of your resubmittal, 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, avoiding responses
like noted or acknowledged.Response: Responses are provided, as requested.Comment Number: 3 04/29/2022: INFORMATION:Please follow the Electronic Submittal Requirements and
File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should
begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdfFile type acronyms maybe appropriate to avoid extremely
long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. *Please disregard any references to paper copies, flash drives, or CDs.Response:
We’ve received differing direction regrading file names, so we just included simple file namesComment Number: 4 04/29/2022: INFORMATION:All plans should be saved as optimized/flattened
PDFs to reduce file size and remove layers.Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s.AutoCAD turns drawing text into comments
that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the
setting and remove this feature, type "EPDFSHX" in the command line and enter "0". Read this article at Autodesk.com for more tips on this topic:https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcarticles/DrawingtextappearsasCommentsinaPDFcreatedbyAutoCAD.htmlResponse:
PDF files have been flattened and SHX attributes have been removed.Comment Number: 5 04/29/2022: INFORMATION:Resubmittals are accepted any day of the week, with Wednesday at
noon being the cutoff for routing the same week. When you are ready to resubmit your plans, please notify me with as much advanced notice as possible.Response: Okay. Thank you.Comment
Number: 6 04/29/2022: INFORMATION:Temporary Service Changes City of Fort Collins Development ReviewIn order to continue providing thorough reviews and giving every project
the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages
in a number of key departments, which has begun to impact the timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy
and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes.Beginning Monday May
10, 2021, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks).Response: Understood. Thank you.Comment Number: 7
04/29/2022: INFORMATION:Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. (LUC 2.211 Lapse, Rounds of Review).Response: Understood.
Thank you.Comment Number: 8 04/29/2022: FOR HEARING:All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff
will need to agree the project is ready for Hearing approximately 3 to 5 weeks prior to the hearing.Response: Understood. Thank you.Comment Number: 9 04/29/2022: FOR HEARING:This
proposed project is processing as a Type 2 Development Plan. The decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For the hearing, we will formally notify surrounding
property owners within 800 feet (excluding public rightofway and publicly owned open space). Staff will need to agree the project is ready for Hearing approximately 35 weeks prior to
the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing.Response: Understood. Thank you.Department: Planning ServicesContact: Clark Mapes, 9702216225,
cmapes@fcgov.comTopic: GeneralComment Number: 2 05/16/2022: Parking lot: A low fence with architectural character would provide excellent screening and complement the whole
site design.Response: The solar canopy support columns border the south side of the parking lot, as well as native shrub plantings and boulders creating a nice looking edge in this area.Department:
Historic PreservationContact: Jim Bertolini, 9704164250, jbertolini@fcgov.comTopic: GeneralComment Number: 2 05/17/2022: FOR HEARING: Based on findings of eligibility
for the properties on the development site, and based on the minimaltono overlap of the Historic Influence Area and the Powerhouse II building footprint for the two historic properties
in the 200ft Area of Adjacency (107 & 232 E. Vine Dr.), the compatibility requirements in 3.4.7do not apply based on building placement. The design compatibility requirements of Table
1 do not need to be met because the new construction is concentrated on the west side of the property and has minimaltono overlap with the Historic Influence Area of the two adjacent
historic properties.Response: Understood. Thank you.Department: Engineering Development ReviewContact: Tim Dinger, , tdinger@fcgov.comTopic: GeneralComment Number: 1
05/16/2022: FOR HEARING:Please see redlines for additional plan comments.Response: Northern has addressed the redlines. See redlines for comment responses.Comment Number: 2
05/16/2022: FOR HEARING:The US 287 / SH 14 (N. College) Access Management Report does not show auture accessonto N. College Ave from this location. Please verify whether a CDOT access
permitexists for this location. If no CDOT access permit exists, you will be required to apply for one.You may be required to revise the North College Access management plan.Response:
The access to College Avenue has been removed and is now shown as a gated emergency access.Comment Number: 3 05/16/2022: BUILDING PERMIT:The applicant may be required to reimburse
the City for the construction of the frontage of N. College Avenue along the property’s frontage. The current cost per linear foot adopted by the City of Fort Collins is $264/LF. This
repayment would be required prior to the issuance of any building permits. Please contact the Transportation Capital Expansion Fee (TCEF) Program Manager Marc Virata (mvirata@fcgov.com)
for additional information or questions.Response: Thank you for the information.Comment Number: 4 05/16/2022: FOR HEARING:Per the City of Fort Collins Master Street Plan, N.
College Ave is classified as a 4Lane Arterial Road. Per the Larimer County Urban Area Street Standards (LCUASS) Figure 72F, you will be required to dedicate a 15foot utility easement.
The 10foot utility easement that is currently shown on the plat and plans is insufficient. Please note that no structures can be constructed within the easement.Response: The requested
easement has been added, along with an access easement for the walk that is outside the ROW.Comment Number: 5 05/16/2022: FOR HEARING:Per the City of Fort Collins Master Street
Plan, E. Vine Drive is classified as a 2Lane Arterial Road. Per the Larimer County Urban Area Street Standards (LCUASS) Figure 73F, you will be required to dedicate a 15foot utility
easement. The 10foot utility easement that is currently shown on the plat and plans is insufficient. Please note that no structures can be constructed within the easement.Response: A
15’ easement is now provided, along with an access easement where the walk is outside the 42’ half-ROW.Comment Number: 6 05/16/2022: FOR HEARING:Stormwater detention structures,
such as rain gardens, cannot be within a utility easement. The grading of these devices may encroach into the easement, but the slopes of the grading that are encroaching should be 6H:1V
or flatter. 4H:1V slopes are acceptable, but the City would prefer flatter is possible. No ponding can occur within the utility easement. Coordinate with stormwater for rain garden relocation
options.Response: All rain gardens and detention have been removed from the utility easements.Comment Number: 7 05/16/2022: FOR HEARING:We are planning on scheduling a meeting
between the applicant team for Powerhouse 2, the applicant team for the Jerome Street Station project, and City reviewers. We would like to do some coordination on the proposed city
trails which span both properties. Brandy will help with the coordination.Response: This meeting occurred with representatives from the City, Jerome St and Powerhouse. Comment Number:
8 05/18/2022: FOR FINAL PLAN:We are requiring E Vine Drive to have a minimum of 42 feet of rightofway (ROW) on the north side of the road. If you are seeking to vacate ROW on
the west end of E Vine Dr. to reduce the total ROW from 50 feet to 42 feet, ROW vacation information can be found at https://www.fcgov.com/engineering/devrev.Response: 42’ of ROW is
provided along the north side of Vine. Per discussions with staff, we plan to vacate portions of ROW that exceed 42’ will be vacated and conveyed back to the property owner.Department:
Traffic OperationContact: Spencer Smith, 9702216820, smsmith@fcgov.comTopic: GeneralComment Number: 1 05/17/2022: FOR HEARING:Traffic Operations has safety and operational
concerns regarding the proposed onstreet parking on Vine Drive and is not supportive of this proposal.Response: Per follow-up conversations with staff, we understand that on-street parking
is now preferred, so we have continued to include it in the plan.Comment Number: 2 05/17/2022: FOR HEARING:The City is currently working on plans for some improvements at the
intersection of Vine/Jerome to address safety concerns. This project will need to coordinate closely with Engineering CIP and FC Moves on these plans.Response: Thank you for including
us in the coordination meeting on June 9th. We have provided base information to City staff and look forward to additional coordination as more details are determined. Our understanding
is that the design may follow behind our project, and if this is the case, we plan to provide an easement that encompasses the best info available and would anticipate the City constructing
those improvements when ready.Comment Number: 3 05/17/2022: FOR HEARING:See redlines for additional comments and clarifications.Response: Redlines have been addressed. Comment
Number: 4 05/17/2022: FOR HEARING:See TIS redlines for detailed comments. The bike/ped discussion needs more detail and I'm not clear why the existing College access isn't
included in the background traffic analysis.Response: The bike/ped discussion is updated in the revised TIS. No peak hour traffic was observed at the existing site access during the
counting of the College/Vine intersection. Site access is no longer being requestedComment Number: 5 05/17/2022: FOR HEARING:There are several comments regarding proposed ramp
and walk/trail alignments (see redlines).Response: Redlines have been addressed.Comment Number: 6 05/17/2022: FOR HEARING:Please coordinate with the owners of the adjacent proposed
development (Jerome Street Station) regarding the ditch crossing that you show on your plans. We believe that a crossing here would be very beneficial to both projects and the area.Response:
After further discussions between the projects and City staff, the suggested ditch crossing has been removed from the plans.Comment Number: 7 05/17/2022: FOR HEARING:I have a
few concerns and suggestions with the configuration of parking near the Jerome St access (see redlines).Response: We believe the offsets to parking meet LCUASS requirements and we don’t
want to lose any parking, if possibleComment Number: 8 05/17/2022: FOR HEARING:Please follow all LCUASS guidelines for design and layout of the proposed City regional trail
on this site.Specifically make sure drive crossings, signing/striping, widths, etc. are in line with City standards.Response: The 10’ regional trail is shown on the plans, however details
are still being worked out with City staff on the exact configuration. Space is provided for the trail that we hope allows the project to move to hearing while the City finalizes their
design.Comment Number: 9 05/17/2022: FOR HEARING:These plans should be showing all improvements recommended/warranted in the TIS. This includes a pedestrian crossing treatment
at Jerome/Vine. Please provide a recommendedsolution for staff to evaluate. This may also take some coordination with the City regarding the interim improvements at this intersection
to ensure what is proposed will work with those improvements.Response: Please see the response to comment 8 above. Comment Number: 10 05/17/2022: FOR HEARING:I believe that this
project will require an access permit from CDOT. The applicant should be working with CDOT on this application, along with the proposed College Ave. access that may conflict with the
CDOT long range access control plan for this area.Response: The access has been changed to an emergency access. CDOT has indicated this is acceptable.Department: Stormwater EngineeringContact:
Basil Hamdan, 9702221801, bhamdan@fcgov.comTopic: Erosion ControlComment Number: 1 05/12/2022: INFORMATION:This project is located within the City's MS4 boundaries and
is subject to the erosion control requirements located in the Stormwater Design Criteria, Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosionBased
upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other triggering criteria (sensitive area, steep slopes, or larger common development) that
would require Erosion and Sediment Control Materials to be submitted.Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater
will be required since the site is over an acre and should be pulled before Construction Activities begin.The City Manager’s development review fee schedule under City Code 7.52 was
updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control
fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active and the Stormwater Inspection Fees are based on the number
of LID/WQ Features that are designed for on this project. Based on the proposed site construction associated with this project we are assuming 1 lots, 4.97 acres of disturbance, 2 years
from demo through build out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $1,974.06.Based
on 4 porous pavement fields, 4 bioretention/rain gardens and 1 extended detention basin, the estimate of the Stormwater LID/WQ Inspection fee to be $2970.Please note that as the plans
and any subsequent review modifications of the abovementioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates
for you to review.Response: Thank you for the information.Comment Number: 2 05/12/2022: FOR FINAL PLAN:Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch
2 Section 6.1.3)Please ensure that the Erosion Control Plans provided include an individual sequence sheets in accordance with (FCDCM Ch 2 Section 6.1.3.2)Please submit an Erosion Control
Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. (FCDCM Ch 2 Section 6.1.5) Please submit an Erosion Control Report to meet City Criteria.
(FCDCM Ch 2 Section 6.1.4) Please make sure there is a sedimentation forebay at the inflow point to all rain gardens.Response: This information will be provided at final as required.Department:
Stormwater Engineering - FloodplainContact: Marsha Hilmes-Robinson MHILMESROBINSON@fcgov.comTopic: FloodplainComment Number: 1 05/16/2022: FOR HEARING:The floodplain line
is not correct. Please see Poudre Whitewater Park LOMR and subsequent corrected LOMR (to fix the islands) for the most up to date linework. Please include a note with the map panel
info.Response: After much discussion, we believe this comment referred to the plat. We have updated the plat to match the rest of the plans.Comment Number: 2 05/16/2022: FOR
HEARING:Label the floodplain better to denote 100year vs. 500year on the island on west side of site. Arrows on each side of the line denoting the 100year on the outside of the island
and 500year on the inside have worked well in the past.Response: The requested information has been provided.Comment Number: 3 05/16/2022: FOR HEARING:Elevation of all items
that require flood protection must be shown on the plan. Items to include: Transformer, Yards, EV Charging stations, Solar panel components, monument signs, elevator, HVAC, Geothermal
tank, other electrical and mechanical, etc.. Include specific elevations for each.Response:Please note specific equipment types, material handling tanks and their locations and elevations
are unknown at this time.All equipment will be installed at the RFPE or higher with the required anchoring systems.Refer to the grading plan for service yard elevations and the Flood
Elevation Detail on the utility plans, and Floodplain notes on the Site Plan (Sheet S0).
Service/utility yards/trash enclosure:
The proposed project will have a trash enclosure and utility/service areas that will serve the facility. All service/utility yard and transformer locations will comply with the required
RFPE or higher.
Each area (see site plan) will be an enclosed area with eight-foot-high concrete block screen walls except for the electrical transformer which is an open space for serviceability. All
utility/service yards will have a 4- to 6-inch-thick concrete slab as the ground surface. The elevation of the concrete slabs will be at the required RFPE or higher.
Utility/service yards will have standard six-foot-high chain-link fencing and gates with locks and/or latches at openings in the concrete block walls. The trash enclosure will have gates
with latches.
Equipment within the walled enclosures will be secure within the concrete block walls and chain-link fencing. Anchoring system to be 4” lag bolts epoxied into ground base concrete or
stone with straps and/or chains secured to elements to prevent floatation.
Primary openings to the service/utility yards are located on the downstream flows of potential flood waters.
Electrical Transformer:
The electrical transformer pad will be at the RFPE and will comply with the City of Fort Collins, Light and Power installation guidelines and standards.
Elevator/Elevator Pit:
All elevators installed in the project will comply with FEMA NFIP Technical Bulletin 4 / June 2019 and the 2021 IBC.
Elevators will be hydraulic type. Elevator pits below the Base Flood Elevation will contain a float switch to prevent the elevator cab from descending into floodwater. The building’s
ground floor level will be at or above RFPE and therefore all elevator equipment rooms will also be above RFPE. Elevator controls will be placed above the flood protection level or
protected with flood damage-resistant components. Electrical equipment installed below the RFPE will be inside a NEMA 4-rated enclosure for water resistance.
Elevator shafts/enclosures will be designed to resist hydrostatic, hydrodynamic, and debris impact forces, as well as erosion.
Back-up power and fire recall switches will be installed.
EV Charging Stations:
All required components for proposed EV charging stations to be installed above the RFPE. Specific elevations are not known at this time.
Geothermal Tank:
There will not be a geothermal tank used on this project. All apparatus used for the geothermal system, with the exclusion of the borings will be located within the building.
Solar Panel Components:
All required components for the proposed solar array at the parking lot are to be installed above the RFPE . Specific elevations are not known at this time.
Monument Signs:
All project signage will be building-mounted and above RFPE.Comment Number: 4 05/16/2022: FOR HEARING:Include a table that has the following information for each item effective
BFE, RFPE, structure elevation, and freeboard. If floodproofed instead of elevated (Ex. Geothermal tank), then please note how and who will certify.Response:See response, comment #3
above. Northern Engineering will field survey final installation locations and elevation. FYI, Geothermal Tank is not being used.Comment Number: 5 05/16/2022: FOR HEARING:The
yards must meet the freeboard if they are to be storing tanks. Currently the elevations are as low as 68.1. I believe the Effective RFPE is 4968.46 from Greg Koch’s calc in the no
rise memo. Therefore, it does not meet the freeboard. See Grading plans, but this information needs to be shown on the Floodplain plan, as well.Response: All service yards have been
elevated above the RFPE. Please note that this elevation has changed from the initial submittal.Comment Number: 6 05/16/2022: FOR HEARING:The figure in the bottom right is
not correct and incomplete. This is not a mixed-use building. Also all mechanical and electrical must be elevated to 24” above BFE.Response: The detail has been updated.Comment Number:
7 05/16/2022: FOR HEARING:Note 2 is incorrect. The project is not located in a City designated floodway. It is located in a FEMA designated 100year floodplain fringe.Response:
The note has been updated.Comment Number: 8 05/16/2022: FOR HEARING:Note 4 is incorrect. This applies to the floodplain on the Poudre River, not just the floodway.Response:
The note has been updated.Comment Number: 9 05/16/2022: FOR HEARING:Note 5 – We can discuss how many floodplain permits will be required.Response: Sounds good.Comment Number:
10 05/16/2022: FOR HEARING:Note 6 is incorrect – It does not appear that you are doing any work in the floodway. However, this site is doing a no rise evaluation because of
its location in the Split Flow Path. A floodplain use permit is still required for any work. Please reword.Response: The note has been updated.Comment Number: 11 05/16/2022:
FOR HEARING:Note 7 – We need to discuss how to deal with construction equipment andmaterials because the no floatables also applies to the Poudre River floodFringe not just the floodway.
Let’s discuss timing of construction, storage options, etc.Response:Project team is willing to discuss City’ expectations for site management. We would like to include this in the pre-construction
meeting discussion.Comment Number: 12 05/16/2022: FOR FINALNote 9 – Separate elevation certificates will be required for each of the storage yards in addition to the floodway.
Other components (generator, elevator, EV Charging stations, solar panel equipment, geothermal, etc.) will also be required to be surveyed to show they are above the regulatory flood
protection elevation prior to issuance of the CO. Floodproofing is an alternative. Please include details for each element.Response: Understood. We look forward to discussing this
in more detail as we get closer to construction.Comment Number: 13 05/16/2022: FOR HEARING:Please add a note about no overnight storage of equipment or materials post construction
– (Ex. fleet vehicles, etc.) Tables and chairs, outdoor classroom items, trash dumpster, etc. must be anchored to prevent floatation. Please show anchoring details for each.Response:Furniture
or site components not elevated above the floodplain or contained within a utility wall will be securely anchored to grade to prevent movement during a flood event. Anchoring system
to be 4” lags bolts epoxied into ground base concrete or stone with straps and/or chains secured to elements to prevent floatation. Exact equipment and furnishing types have not been
selected at this time. Attachment details will be provided after final selections are made.Also see Floodplain notes of the site planComment Number: 14 05/16/2022: FOR HEARING:Please
include a note about geothermal components and how they are being protected. Include anchoring details for geothermal tank.
Response:There will not be a geothermal tank used on this project. All apparatus used for the geothermal system, with the exclusion of the borings will be located within the building.Comment
Number: 15 05/16/2022: FOR HEARING:Please include a note about the elevator and design will conform with Technical Bulletin 493. Show detail for elevator.Response:
All elevators installed below the RFPE in the project will comply with FEMA NFIP Technical Bulletin 4 / June 2019 and the 2021 IBC. Elevators will be hydraulic type. Elevator pits below
the Base Flood Elevation will contain a float switch to prevent the elevator cab from descending into floodwater. The building’s ground floor level will be above RFPE and therefore
all elevator equipment rooms will also be above RFPE. Elevator controls will be placed above the RFPE or protected with flood damage-resistant components. Electrical equipment installed
below the BFE will be inside a NEMA 4-rated enclosure for water resistance. Elevator shafts/enclosures will be designed to resist hydrostatic, hydrodynamic, and debris impact forces,
as well as erosion. Back-up power and fire recall switches will be installed.Comment Number: 16 05/16/2022: FOR HEARING:Please include a note regarding prohibition of critical
facilities and specifically call out schools, after school programs/day camps for K12. Will need to add info about variance for hazardous materials when/if that is approved.Response:
The requested note has been added to the drainage report and the site plan.Comment Number: 17 05/16/2022: FOR HEARING:FOR FINALPlease include a note about the need for an Emergency
Response and Preparedness Plan (ERPP) prior to floodplain permit and building permit.Response: The requested note has been added.Comment Number: 18 05/16/2022: FOR HEARING:Utility
Plans Sheet 5 – Proposed Outdoor Classroom – What is this for?? School housed in the building or just fieldtrips? Include in notes and discuss the use in drainage report.Needs to be
anchored. Show details.Response: The outdoor classroom is envisioned as an informal outdoor gathering space that could be used for site tours, outdoor learning, and general employee
uses (lunch, socializing, etc.). It will be constructed using large boulders and crusher-fines surfacing. See floodplain notes on Site Plan.Comment Number: 19 05/16/2022: FOR
HEARING:Please discuss the Whitewater Park LOMR and subsequent corrected LOMR. Please use an updated floodplain map from the latest LOMR.Response: Information has been added to the
report as requested.Comment Number: 20 05/16/2022: FOR HEARING:Please discuss the floodplain variance request in the drainage reportResponse: Information has been added to the
report as requested.Comment Number: 21 05/16/2022: Discuss compliance with Floodplain criteria – Ex. elevation (table from on plans), floatable materials and anchoring, ERPP,
geothermal components and floodproofing, etc.Response:Information has been added to the report as requested.Comment Number: 22 05/16/2022: FOR HEARING:Please see additional
redlines regarding wording within the report.Response: The redlines have been reviewed and incorporated.Comment Number: 23 05/16/2022: FOR HEARING:Please see the Floodplain
Development Review Checklist for the required information to be included on the plans and the drainage report. Additional comments may arise after these items are included.Response:
We have reviewed the referenced checklist and have included the applicable info. Comment Number: 24 05/16/2022: FOR HEARING:What kind of agreement is in place for the maintenance
of Stormwater parcel at NW corner?? Add notes about it staying as open space and reference the agreement.Response: No permanent structures/hardscape improvements are proposed within
the City owned parcel at the northwest corner of the property have been removed from the project, so we feel that a maintenance agreement is no longer necessary.Comment Number: 25
05/16/2022: FOR HEARING:Please utilize floodplain checklist (see redlines) when preparing second round submittal.Response: We have reviewed the checklist and believe all items
have been provided.Department: Stormwater EngineeringContact: Matt Simpson, (970) 4162754, masimpson@fcgov.comTopic: GeneralComment Number: 1 05/17/2022: FOR HEARING:The
project is not providing enough LID treatment to meet the LID requirements in the Fort Collins Stormwater Criteria Manual (FCSCM) or City Code. If the development uses permeable pavers
as an LID feature, the LID treatment requirement would be 50% (min.), otherwise the LID treatment requirement is 75% (min.). Please see the included LID ordinance for more information.Response:
As discussed with staff, we believe that we are meeting the LID requirement. We understand that the gravel parking areas do not count as LID treatment, but that they count as 40% impervious
when calculating total impervious area. Our LID table reflects this and showed 83% treatment in the last submittal and 79.6% in the updated site. We have discussed this with staff and
it appears our methodology is correct, but if we are missing something, please let us know.Comment Number: 2 05/17/2022: FOR HEARING:Rain gardens may not be located in the streetside
public utility easement. Please refer to Ch 7, section 6.9 of the FCSCM for this requirement.Response: The rain gardens have been removed from the public ROW.Comment Number: 3
05/17/2022: FOR HEARING:In the drainage report body, please state the existing and proposed site imperviousness. Please also note how much of the existing imperviousness is gravel
(which is not grandfathered for flows purposes).Response: The requested information has been added to the report.Comment Number: 4 05/17/2022: FOR HEARING:In the drainage report
body, please add an LID treatment table. The table that is provided on the LID Treatment Exhibit would be good. If it is helpful, here is a sample standard LID table that can be adjusted
for each site: http://tinyurl.com/SampleLIDTableResponse: The LID treatment table has been added. As an FYI, we prefer not to include this sort of info in the report but instead like
to use the LID exhibit as the sole source of the information. This helps to prevent duplicated info that can conflict in future updates.Comment Number: 5 05/17/2022: FOR HEARING:The
Lake Canal Ditch Company appears to have an easement on this property. As a result, the Ditch Company will need to approve the final plans. Please add a ditch company signature block
to cover sheet. For Hearing you will need to obtain a Letter of Intent (LOI) from the Ditch.**In addition, the proposed bridge crossing over Lake Canal will require their approval.
Please contact Lake Canal early to discuss requirements.Response: We checked with Lake Canal, and they do not want to sign our construction documents, so we have omitted their signature
block for now. We acknowledge that an LOI has been requested, however, we would point out that we are not proposing any changes within the ditch anymore and our proposed improvements
are located on the fringe of the proposed easement.Comment Number: 6 05/17/2022: FOR HEARING:Please consider increasing the detention pond bottom slope to 2%. This would not
require a concrete drainage pan. At 0.5%, as designed, the pond will require a concrete drain pan.Response: The detention pond is intended to function as a natural habitat buffer area,
with native vegetation and a more naturalized character, similar to the flatter areas along the adjacent ditch. As such, the slope has been left flatter and the concrete pan omitted.
The applicant is aware that this approach changes the character and maintenance of the pond and believes this is preferred over a less naturalized solution.Comment Number: 7
05/17/2022: FOR HEARING:Provide a profile drawing of the proposed storm main crossing E Vine Drive.Response: A storm profile is now provided. Please note that the surveyed invert of
the existing inlet was higher than the as-builts had shown, which precluded connecting to that structure. As such, we have shown an entirely separate storm outfall pipe. The line is
still deficient on cover and will require additional discussion around the best material to use since it is within the ROW. Based on prior projects with similar circumstances, we believe
a C-905 PVC or some sort of steel is best, but will look to staff for final direction.Comment Number: 8 05/17/2022: FOR HEARING:Please see the redlines of the Utility Plans,
Drainage Report, and Plat for further comments.Response: The redlines have been reviewed and addressed.Comment Number: 9 05/17/2022: FOR HEARING:Landscape Plan Comments – the
minimum separation from storm drains is 10ft to trees and 4ft to shrubs. Please see my redlines and update the landscape plan.Response: Tree and shrub locations have been adjusted to
provide required offsets to utilitiesComment Number: 10 05/17/2022: FOR HEARING:The drainage report needs to discuss depth to groundwater below the proposed rain gardens and
detention pond bottom elevations. The groundwater levels, taken during the high groundwater months (July – Sept), need to be documented at 2 feet or greater below the pond and LID features.Response:A
ground water monitoring station will be installed in July by CTL Thompson.Comment Number: 11 05/17/2022: FOR FINAL PLAN:Please provide evidence that the detention basin is
in compliance with drain times per Colorado Revised Statute 3792602(8). More information on this statute is available at http://tinyurl.com/RevisedStatuteMemo, and a spreadsheet 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.Response: Northern will provide this information at final plan as requested.Comment Number: 12 05/17/2022: INFORMATION:Because the rain
gardens will need to be relocated and because these plans do not provide the minimum LID treatment required, please expect new comments to appear in future rounds as the site design
is updated.Response: While we understand this possibility, we believe that the subtle shift of the rain gardens out of the easement but with the same treatment area in essentially the
same location will limit any new comments. Also, we would like to point out that the previous submittal DID provide the required LID treatment percentages, but that the rain gardens
just needed to be shifted.Department: WaterWastewater EngineeringContact: Matt Simpson, (970) 4162754, masimpson@fcgov.comTopic: GeneralComment Number: 1 05/17/2022:
FOR HEARING:The proposed offsite sewer main will require an easement and agreement from that property owner. A Letter of Intent (LOI) from this property owner will be required before
Hearing.Response:Understood. A letter of intent will be provided prior to the Hearing.Comment Number: 2 05/17/2022: FOR HEARING:The design of the proposed offsite sewer main
will need to be coordinated with the adjacent developer. Existing and proposed infrastructure near the new sewer main will need to be shown on these plansResponse: A sewer profile is
provided with this submittal.Comment Number: 3 05/17/2022: FOR HEARING:Provide a profile drawing the proposed offsite sewer main.Comment Number: 4 Response: The requested
info is provided with this submittal.05/17/2022: INFORMATION:The conversion of existing 12inch sewer main to proposed sewer service for this building will require that the developer
take ownership of the sewer pipe between the building and the E Vine Drive manhole. This pipe will become your sewer service. This will be noted on the plans and will be included in
the development agreement. Please confirm this is acceptable to the developer. Let me know if you have any questions.Response: This is understood and acceptable. The design team wants
to consider replacing the existing clay pipe with a new, smaller PVC connection to avoid future maintenance issues. Please verify this would be acceptable from the City perspective.Comment
Number: 5 05/17/2022: FOR HEARING:Please see the redlines of the Utility Plans for further commentsResponse: Redlines have been addressed.Comment Number: 6 05/17/2022:
FOR HEARING:See the Landscape Plan redlines for comments on separation from trees and shrubs to water or sewer infrastructure.Response: Tree and shrub locations have been adjusted to
provide required offsets to utilitiesComment Number: 7 05/17/2022: FOR FINAL PLAN:All sewer services will need to be located and shown on the plans. All existing services,
not to be reused, will need to be abandoned at the main.Response: Northern is working with City staff to get camera info to verify that all sewer services are shown.Comment Number:
8 05/17/2022: FORFINAL PLAN:The initial FDP submittal will need to include separate irrigation service(s) for the site. Separate irrigation service is required due to recent
changes to Fort Collins Utilities Water Supply Requirements (WSR) and Plant Investment Fees (PIF). Please ensure the FDP submittal includes:Preliminary Irrigation Plan (PIP) – plan
requirements can be found at: www.fcgov.com/WCS.Please contact Irrigation Development Review (irrigation@fcgov.com) with questions regarding the required PIP.Water budget (annual usage)
and peak flow (gallons per minute) for each irrigation service. Note: this information should be included on the PIP.Landscape Plan including hydrozone table updated with 2022 values
– 3, 8, 14, and 18 gallons/square foot/year for very low, low, medium, and high zones, respectively.Water Need Form – form is available at: www.fcgov.com/WFFPlease contact Utility Fee
and Rate Specialists (UtilityFees@fcgov.com or 9704164252) with questions regarding the Water Need Form.Irrigation service(s), including curb stop and meter location, shown on the Utility
and Site Plans. Irrigation service location(s) must match information on the PIP.On Oct. 5, 2021 Council adopted changes to Fort Collins Utilities Water Supply Requirements and Plant
Investment Fees. In general developments that use more water may pay more and developments that use less water may pay less. These changes were implemented 1/1/2022; more information
can be found at: www.fcgov.com/wsrupdateResponse: A separate irrigation service is included in the utility plans on the south side of the building.Other information will be provided
on the Final Plans.Comment Number: 9 05/18/2022: FOR FINAL PLAN: New CommentThe initial FDP submittal will need to include water service and meter sizing calculation using the
AWWA M22 method. This should include a cover memo summarizing the calculation and service sizing results with the calculations attached.Response: The mechanical/plumbing engineer will
provide this at final design.Comment Number: 10 05/18/2022: FOR HEARING: New CommentA separate irrigation service and meter will be required, unless the site hydro zone plans
show less than 30,000 gallons of annual outdoor water use. Please show the irrigation service and meter on the utility plan.Response: A separate irrigation service is included in the
utility plans on the south side of the building.Department: Light And PowerContact: Cody Snowdon, 9704162306, csnowdon@fcgov.comTopic: GeneralComment Number: 1 05/17/2022:
FOR HEARING:There is a 3-phase vault along North College Avenue that can be used for the service into the site. Please see redlines for that location and show the revised routing of
the service.Response: The utility plans show the proposed routing from the College vault.Comment Number: 2 05/17/2022: INFORMATION:Our maps currently show four existing transformers
on site that our currently in use with the existing buildings. Please document the size of the electrical service(s) that feeds the existing property prior to demolition of the building
to receive capacity fee credits.Response: This will be done prior to demolition.Comment Number: 3 05/17/2022: INFORMATION:If any existing electric infrastructure needs to be
relocated or underground as part of this project, it will be at the expense of the developer and will need to be relocated within Public Right-of-way or a dedicated easement. There
appear to be a few facilities that need to be relocated, please see redlines. Please coordinate relocations with Light and Power Engineering and show them on the Utility Plan.Response:
UnderstoodComment Number: 4 05/17/2022: INFORMATION:All utility easement and crossing permits (railroad, ditch, floodplain, etc.) needed for the development will need to be
obtained by the developer.Response: UnderstoodComment Number: 5 05/17/2022: INFORMATION:Any existing and/or proposed Light and Power electric facilities that are within the
limits of the project must be located within a utility easement or public rightofway.Response: UnderstoodComment Number: 6 05/17/2022: FOR HEARING:With the transformer being
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.Response: We believe the required offsets are provided. The transformer is now shown on the utility plans.Comment Number: 7 05/17/2022:
FOR HEARING:There appears to be utility conflict along College Avenue with our existing facilities and the proposed water and gas service. Please provide a minimum of 10 ft separation
between water, sewer and storm water facilities, and a minimum of 3 ft separation between Natural Gas. Please see redlines for potential conflicts.Response: Conflict has been resolved
by shifting the water/fire connections to Vine Drive.Comment Number: 8 05/17/2022: FOR FINAL PLAN:With our current Streetlighting Standards, and additional streetlight may be
required along Vine Drive. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required
between ornamental trees and streetlights. Please coordinate the light placement with Light & Power. A link to the City of Fort Collins street lighting requirements can be found below:https://www.larimer.org/sites/default/files/ch15_2007.pdfResponse:
Proposed streetlight locations were coordinated with Light & Power and they are illustrated on the site and landscape plansComment Number: 9 05/17/2022: INFORMATION:The service
to the building will be considered a commercial service; therefore, the The applicant is responsible for installing the secondary service from the transformer to the meter(s) and will
be owned and maintained by the individual unit owner. It is highly discouraged to run the service line under any structures including walls.Response: Understood, Thank you.Comment Number:
10 05/17/2022: FOR FINAL PLAN:Please coordinate meter locations with Light and Power and show on the utility plans during Final Design. These locations will need to comply
with our electric metering standards. All individual tenant spaces will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the
gas meters. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below.https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2016_Amendment.pdfResponse:
The metering strategy and location are still being developed but it’s anticipated that a single utility meter will be utilized for the building due to the proposed geothermal mechanical
system that would be shared across the whole building. Submeters for individual tenants and uses are anticipated. There are renewable energy sources being proposed as well, and any
required metering of these systems will be coordinated with the Utility. We will coordinate with the City during preparation of final plans.Comment Number: 11 05/17/2022: FOR
FINAL PLAN:A Customer Owned Service Information Form (C1 Form) and a oneline diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for
review prior to Final Plan. A link to the C1 Form is below:https://www.fcgov.com/utilities/img/site_specific/uploads/c1_form.pdf?1597677310Response: Understood, Thank you.Comment Number:
12 05/17/2022: FOR FINAL PLAN:On the oneline diagram, please show the main disconnect size and meter sequencing. A copy of our meter sequencing can be found in our electric
policies practices and procedures below.http://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulationsResponse: Understood, Thank you.Comment Number:
13 05/17/2022: INFORMATION:The City of Fort Collins now offers gigspeed fiber internet, video and phone service. Contact John Stark with Fort Collins Connexion at (970) 2077890
or jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements.Response: Understood. The tenant(s) will reach out if this service is desired.Comment Number: 14
05/17/2022: 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/gorenewableResponse:
Thank you for the informationComment Number: 15 05/17/2022: INFORMATION:Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior
to the Entitlement Process approval.Response: AutoCAD files will be provided at the appropriate time, as required.Comment Number: 16 05/17/2022: INFORMATION:Electric capacity
fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following
website for an estimate of charges and fees related to this project:http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelopmentfeesResponse: Understood.
Thank you for the informationComment Number: 17 05/17/2022: INFORMATION:Please reference our policies, construction practices, development charge processes, electric services
standards, and fee estimator at http://www.fcgov.com/utilities/business/buildersanddevelopers.Response: Understood, Thank you.Department: PFAContact: Marcus Glasgow, 9704162869,
marcus.glasgow@poudrefire.orgTopic: GeneralComment Number: 1 05/16/2022: FOR HEARING:AERIAL FIRE APPARATUS ACCESSBuildings over 30' in height trigger additional fire lane
requirements in order to accommodate the logistical needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue operations and roof access via ladder trucks
when ground ladders cannot reach upper floors. Aerial access should therefore be available on at least one long side of the building, located within a minimum of 15 feet and a maximum
of 30 feet from the building or as otherwise approved by the fire marshal. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders,
in the immediate vicinity of the building or portion thereof. Dead end access roads shall have a minimum width of 30 ft. Parapet heights greater than 4' in height do not support ladder
truck operations.The EAE drive aisles in the parking lot are only dedicated 20 feet wide and cannot be counted as aerial access. Vine Drive and the turnout along Vine are located beyond
30 feet from the face of the building.Response:A Request for Modification letter (dated June 4th, 2022) was sent to PFA indicating alternative methods to eliminate the Aerial Fire Apparatus
Access requirements as requested. Sent to Marcus Glasgow via e-mail, June 5th.Comment Number: 2 05/16/2022: FOR HEARING:TURNING RADII IFC 503.2.4 and Local Amendments: The
required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside.The proposed corners and entrance of the EAE do not appear to meet this.
As an alternative, you can provide an autoturn exhibit that shows no obstruction of fire apparatus or body overhang outside of the dedicated fire lane.Response: All radii have been
updated to 25’ radii.Comment Number: 3 05/16/2022: FOR FINAL/ FOR PERMIT:FIRE HYDRANT/ FIRE DEPARTMENT HOSE CONNECTION IFC 912.2: Fire Department Connections shall be installed
in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire
department vehicle access. The location of the FDC will be reviewed at construction and the sprinkler system permit. The existing hydrants meet the distance to building requirements,
but you will need to make sure the future proposed FDC is located within 100 feet of a hydrant.Response: The FDC is currently planned for the south face of the building, which is more
than 100’ from the existing fire hydrants. As such, a new hydrant has been added.Comment Number: 4 05/16/2022: FOR FINAL PLAN:PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING
Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address
identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background.
Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at
a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table
505.1.3 of the 2018 IFC as amended. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address
numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi building complex, that have emergency access lanes on sides other than
on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane.Response: Understood. Thank you.Comment Number: 5 05/16/2022:
FOR FINAL PLAN:FIRE APPARATUS VERTICAL CLEARANCE It appears that string lights might be proposed above the fire lane. These are indicated by symbol CL on the lighting plan but I do
not see a cut sheet for this fixture. If these are string lights above the fire lane, they shall not interfere with aerial operations and also provide a minimum 14 feet vertical height
for apparatus access.Response: The catenary lights, cables, and supporting poles are being designed to keep the required 14’ vertical clearance for the fire lane. Comment Number: 6
05/16/2022: INFORMATION:2021 IFC CODE ADOPTION Poudre Fire Authority will be adopting the 2021 International Fire Code (IFC) in the upcoming months. Future development plans
and building plan reviews shall be subject to the adopted version of the fire code as amended. The following codes are the current adopted 2018 IFC amendments. Once the 2021 IFC has
been adopted, the approved amendments will be available online. Copies of our current local amendments can be found here: https://www.poudrefire.org/programsservices/communitysafetyservicesfireprevention/firecodeadoption
Free versions of the IFC can be found here: https://codes.iccsafe.org
Response: Understood. Thank you for the information.Department: Environmental PlanningContact: Scott Benton, (970)4164290, sbenton@fcgov.comTopic: GeneralComment Number: 1
05/17/2022: FOR HEARING:The Natural Habitat Buffer Zone needs to be delineated and labeled on the site, grading, utility, lighting, and landscape plans.Response: NHBZ has been illustrated
on the plans, as requested.Comment Number: 2 05/17/2022: FOR HEARING:Please add the following note on all sheets of the site, landscape and utilityplans that show the Habitat
Buffer: "The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat
Buffer Zone." This will help preserve the intention behind the buffer zones and the natural features into the future.Response: This note has been added to the plans, as requested.Comment
Number: 3 05/17/2022: FOR HEARING:Please add a table to the site plan that includes: the following:amount of buffer area that would be required by a 50' buffer from Lake Canal
and riparian forest (whichever extent is greatest)amount of buffer area provided on these plansminimum buffer distancemaximum buffer distanceaverage buffer distanceResponse: A table
was added to Sheet S1 including this information.Comment Number: 4 05/17/2022: FOR HEARING:NHBZs can also be noncontiguous, so if additional NHBZ is needed that can be explored,
particularly in the southeastern detention pond. If quantitative standards cannot be reached then qualitative standards must be explored. The use of a bioswale north of the parking area
and south of Lake Canal is an excellent recommendation from the ECS that would meet qualitative standards. In fact, ECS provides a plethora of good recommendations for improving habitat
quality within the NHBZ.Response: A non-contiguous NHBZ is included for the proposed detention pond. Many of the recommendations from the ECS have been incorporated in the plans.Comment
Number: 5 05/17/2022: FOR HEARING:Wetland delineation is required at the proposed trail crossing of Lake Canal as per City requirements and ECS recommendations. The delineation
must extend far enough to the east and west to also delineate the expected limits of construction.Response: The trail crossing has been removed from the plans and wetland delineation
is no longer necessary.Comment Number: 6 05/17/2022: FOR HEARING:I cannot emphasize this enough proof of coordination with the ditch company is needed regarding the work to be
done adjacent to Lake Canal and especially regarding the proposed trail crossing. Agreements, letters of intent, etc. will be needed by the time of final approval.Response: We are presenting
the proposed Powerhouse 3 project to the Lake Canal Board during their July meeting and we will document their comments and their comments will be addressed in the 3rd Round PDP submittal.
A Lake Canal easement had been added to the plat/site plan along the south side of the canal measuring 30 feet from the ditch centerline.Comment Number: 7 05/17/2022: FOR HEARING:Alterations
to the lighting may be needed once the NHBZ is properly depicted on the lighting plan.Response: Based on discussions with Scott Benton, we have shown the proposed NHBZ offset 6’ from
the parking lot. This allows space for light poles, solar canopy supports and EV charging stations to be installed behind the curb. Parking lot lighting is designed to reduce light spill
into the buffer zone but some light spills beyond the NHBZ line. We tried to balance the need for adequate parking lot lighting andlimiting impacts to the Natural Habitat Buffer Zone.
Lower pole heights, house side shields, and specific fixture optics have been utilized to reduce light spill. In addition, lighting control strategies will be utilized to reduce light
levels when possible including the use of integral fixture motion sensors (which will allow fixtures to dim down when not needed) and photocells.Comment Number: 8 05/17/2022:
FOR HEARING:The provided Phase I indicated the presence of recognized environmental conditions and provided several recommendations, including a limited Phase II assessment. Please provide
documentation indicating how theserecommendations will be implemented and coordination with the appropriate state agencies.Response:
Several environmental investigations have been completed at this site including;
two (2) PH 1 ESA'S
two (2) PH II ESA'S
one (1) above ground fuel storage tank removal
one (1) demolition of concrete fuel tank containment
one (1) ground penetrating radar survey
The environmental consulting work that remains to be completed at this point are:
preparation of a soils management plan
investigation/removal/disposal of impacted soils at location of former AST
removal of one (1) known underground storage tank on Hersh property
additional ground penetrating radar survey at former gas station at corner
additional PH II ESA at former gas station at corner
comprehensive asbestos surveys of buildings that remain onsite
Colorado OPS and Fort Collins PFA will participate in the tank removal, and asbestos abatement activities, if any, will be under the authority and scrutiny of CDPHE.Comment Number: 9
05/17/2022: FOR FINAL PLAN:The names of seed mixes need to align between the seed mix tables and the hatching/legends.Response: Labels have been changed for consistencyComment
Number: 10 05/17/2022: FOR FINAL PLAN:Please depict the wetland seed mix more clearly on the landscape plan and provide the wetland seed mix details, similar to the upland and
upper riparian seed mixes.Response: We don’t anticipate that there will be enough moisture on a regular basis to support wetland seed, but Upper Riparian Seed Mix is used in areas where
moisture will be present periodically.Comment Number: 11 05/17/2022: FOR FINAL PLAN:The ECS provides good recommendation for altering the seed mixes; please incorporate those
suggestions.Response: Many of the ECS recommendations have been incorporated in the seed mixesComment Number: 12 05/17/2022: FOR FINAL PLAN:Please include the following standard
Native Seed Mix Notes on the landscape plan.NATIVE SEED MIX NOTES1.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. PLASTICBASED EROSION CONTROL MATERIALS (I.E., PLASTICWELDED BLANKETS) SHALL NOT BE USED
WITHOUT EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT ISSUES.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% HEADTOHEAD 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.Response: These notes were added to Sheet L3.Comment Number: 13 05/17/2022: FOR FINAL PLAN:A restoration plan
will be needed for this project prior to final approval. The plan should address all elements of restoration (weed management prior to, during, and following construction, soil handling
practices, seed mixes and recommended planting species, etc.), an adaptive management approach with solid lines of communication to inform management practices, and a minimum of three
years of monitoring. The ECS provides a rough basis for the restoration plan. Additionally, abbreviated versions of the restoration and its key elements (including weed management) will
need to be included on the landscape plan.Response: We’re not sure what the difference is between a “Landscape Plan” and a “Restoration Plan”. Can the City provide clarification or provide
a good example? Can all of this information just be included on the landscape plan or is a separate plan necessary?Comment Number: 14 05/17/2022: FOR FINAL PLAN:Language regarding
the protection and enhancement of the Natural Habitat Buffer Zone will be included in the Development Agreement for this project. A security will need to be provided prior to the issuance
of a Development Construction Permit that accounts for the installation and establishment of the Natural Habitat Buffer Zone. Prior to the FDP approval please provide an estimate of
the landscaping costs for the Natural Habitat Buffer Zone, including materials, labor, monitoring for a minimum of three years, weed mitigation and irrigation. We will then use the approved
estimate to collect a security (bond or escrow) at 125% of the total amount prior to the issuance of a Development Construction Permit.Response: Understood. Thank you for the information.Department:
Park PlanningContact: Kyle Lambrecht, 9702216566, klambrecht@fcgov.comTopic: GeneralComment Number: 1 05/17/2022: INFORMATION:The Park Planning & Development Department
is available to discuss these comments in more detail. Please contact Kyle Lambrecht, PE at 970.416.4340, klambrecht@fcgov.com.Response: Thank you.Comment Number: 2 05/17/2022:
INFORMATION:The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails” addresses compliance with the 2021 Parks and Recreation Master Plan (“Master Plan”). The Master
Plan indicates the general location of all parks and regional recreational trails. Parcels adjacent to or including facilities indicated in the Master Plan may be required to provide
area for development of these facilities.Response: Understood, Thank you.Comment Number: 3 05/17/2022: INFORMATION:The 2013 Paved Recreational Trail Master Plan (“Trail Master
Plan”) was adopted by City Council and provides conceptual locations and general trail design guidelines for future regional recreational trails. The Trail Master Plan is available
at https://www.fcgov.com/parkplanning/plans and policies. A regional trail is identified on the eastern side of this parcel.Response: Understood, Thank you.Comment Number: 4
05/17/2022: INFORMATION:The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle Facilities provide additional design guidelines
for multi use regional recreational trails.Response: Thank you for the info.Comment Number: 5 05/17/2022: INFORMATION:The future trail alignment cannot be used to provide internal
pedestrian circulation and cannot provide direct access to buildings. Internal access to the recreational trail from the internal bike/pedestrian system should be provided at limited
and defined access points. Thank you for taking this into account.Response: Thank you.Comment Number: 6 05/17/2022: INFORMATION:Thank you for accommodating the regional trail
segment along the Jerome Street frontage. City Engineering, Traffic and FC Moves have initiated an intersection improvement project at Vine Drive and Jerome Street. Please plan to
coordinate with this team as the regional trail crossing of Vine Drive may be impacted. The City’s project manager is Florian Fiebig and can be contacted via email at ffiebig@fcgov.com.Response:
We met with City Staff to discuss the intersection, the public trail along Jerome Street, and the Vine Drive trail crossing. Based on an email from Florian Fiebig received on 6/27/2022,
these items are shown in a way that the City can support. We assume that the pedestrian flashing signal will be designed and installed by the City of Fort Collins, so it is not illustrated
on this submittal. It can be added after the City shares the design.Comment Number: 7 05/17/2022: INFORMATION:Please plan to coordinate with the Jerome Street development north
of your parcel. The regional trail extends north along their Jerome Street frontage as well. Please ensure design compatibility of the regional trail.Response: See response to Comment
6 above.Comment Number: 8 05/17/2022: INFORMATION:A trail easement may not be located within a ditch easement unless the applicant provides written approval for the trail easement
within the ditch easement from the ditch company. In reviewing the plans, it does not appear that the trail connection extends into a ditch easement. Please verify.Response: a small
portion of the proposed Lake Canal ditch easement overlaps the proposed public access easement for the Jerome Street trail in the NW corner of the property. We will discuss this with
the Lake Canal board during their July board meeting.Comment Number: 9 05/17/2022: INFORMATION:Grading within the designated recreational trail easement is required to occur
during overall site grading. Plans must indicate that the final grade within the easement can provide a trail alignment that meets the American Disabilities Act (ADA) standards for
cross slopes between 1 and 2% and a maximum centerline profile grade of 5%. Construction documents should include trail profiles and cross sections to demonstrate the ability to meet
ADA standards.Response: Thank you for the info.Comment Number: 10 05/17/2022: INFORMATION:Additional information is needed to better understand construction and maintenance
responsibilities of the segment of regional trail along Jerome Street as well as any intersection improvements. I would suggest a meeting with Engineering, Traffic, Parks, and Park
Planning to coordinate improvements and define construction/maintenance of the regional trail.Response: We’re happy to meet with City Staff at any time to coordinate these items. Comment
Number: 11 05/17/2022: INFORMATION:Landscaping adjacent to the recreational trail within the right of way is typically the responsibility of the underlying landowner. Please
verify this is the case with Engineering and Parks. Landscaping must provide acceptable clearances from the trail surfaces as specified in the Trail Master Plan. Spray irrigation,
if required, shall be designed and maintained to avoid spray on the trail.Response: We agree that maintenance responsibilities for the trail and areas adjacent to the trail requirefurther
discussion. Appropriate clearances between the trail and landscaping have been provided, and irrigation will be designed to minimize overspray on to the trail, as required.Department:
ParksContact: Aaron Wagner, , aawagner@fcgov.comTopic: GeneralComment Number: 1 05/10/2022: GENERAL INFORMATION:Parks Department Planning staff can help with any questions
you may have regarding these comments. Please contact Jill Wuertz (jwuertz@fcgov.com), 9704162062, or Parks Planning Technician, Aaron Wagner (aawagner@fcgov.com) 9706820344, 413 S.
Bryan Ave, Fort Collins, CO 80521 regarding the Parks’ Department’s interest.Response: Understood. Thank you.Comment Number: 2 05/10/2022: FOR HEARING:Please clarify the intent
of the trails on this development and label whether they will be Private Trails/Privately Maintained, Publicly Accessible or Public Trails/Publicly Maintained. If they are to be public,
Pedestrian Trails and Access Easement(s) will be required.Response: The trail along Lake Canal and the pedestrian bridge crossing the canal have been removed from the plans. So, the
only remaining public trail is the trail along the west side of Jerome Street. Maintenance responsibilities for the public trail and adjacent areas require further discussion.Comment
Number: 3 05/19/2022: FOR FINAL PLAN:Thank you for considering a continued partnership with the Parks Dept. regarding a shared parking agreement with the White Water Park.
Please coordinate with us moving forward so we can see if there is workable solution for the development and the city.Response: The applicant is open to the concept of shared parking
and requests that the City draft a proposal for shared parking and submit it to the applicant for review. Maintenance responsibilities should also be included in the proposal.Department:
ForestryContact: Christine Holtz, , choltz@fcgov.comTopic: GeneralComment Number: 3 05/16/2022: FOR HEARING:Please include the existing tree inventory conducted in October
of 2021 as well as the proposed tree removals (as seen on page 4 of the utility plans). Please also indicate on the landscape plans which proposed tree plantings are mitigation trees.Response:
The tree mitigation plan was included in the original submittal, but I don’t think it was distributed to Forestry for review. We’ve included it again with the resubmittal.Comment Number:
4 05/16/2022: FOR HEARING:There is no scale on the landscape plans, so I am unable to ensure proper tree/utility separation is being met.Response: Scale and north arrow has
been added to the landscape plan.Comment Number: 5 05/16/2022: FOR HEARING:10/18/21: INFORMATION ONLY FOR NEXT ROUNDPlease provide an “Existing Tree Removal Feasibility Letter”
for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter with specific details of the reasons for removal. For example, tree
X removed due t grading; grading proposed to enhance storm water flow in this section of the development. 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 onsite location, the applicant shall replace such tree(s) according to City
mitigation requirements.Response: Apologies for not including the letter with the 1st Submittal. It is included with this round.Comment Number: 6 05/16/2022: FOR HEARING:Please
include the quantity of each tree species to ensure shade trees constitute at least 50 % of all tree plantings.Response: The left column of the Plant Schedule on Sheet L3 has been updated
to include the total number of Shade Trees, Ornamental Trees, and Evergreen Trees. Shade trees exceed 50% of proposed trees.Comment Number: 7 05/16/2022: FOR FINAL PLAN:Please
consider using different species to replace both the proposed honey locusts and bur oaks. the City of Fort Collins is reaching the maximum percent diversity of these two trees species.Response:
Honey locusts and Bur Oaks have been removed from the Plant Schedule and replaced with other species, as requested.Comment Number: 8 05/16/2022: FOR FINAL PLAN:Please keep
all proposed tree sized to 2” caliper or less for ornamentals that are not mitigation trees. Forestry has found the highest quality trees at our local nurseries are 2” caliper.Response:
Size/caliper of ornamental trees has been adjusted, as requested.Department: Building ServicesContact: Russell Hovland, 9704162341, rhovland@fcgov.comTopic: Building Insp Plan
ReviewComment Number: 1 05/09/2022: BUILDING PERMIT:Construction shall comply with adopted codes as amended. Current adopted codes are:2021 International Building Code (IBC)
with local amendments2021 International Existing Building Code (IEBC) with local amendments2021 International Energy Conservation Code (IECC) with local amendments2021 International
Mechanical Code (IMC) with local amendments2021 International Fuel Gas Code (IFGC) with local amendments2021 International Swimming Pool and Spa Code (ISPSC) with local amendmentsColorado
Plumbing Code & state amendments (currently 2018 IPC)2020 National Electrical Code (NEC) as amended by the State of ColoradoCopies of current City of Fort Collins code amendments can
be found at fcgov.com/building.· Accessibility: State Law CRS 95 & ICC/ANSI A117.12017.· Snow Live Load: Ground Snow Load 35 PSF.· Frost Depth: 30 inches.· Wind Loads: Risk Category
II (most structures):· 140mph (Ultimate) exposure B or Front Range Gust Map published by The Structural Engineer's Association of Colorado· Seismic Design: Category B.· Climate Zone:
Zone 5· Energy Code: 2021 IECC commercial chapter. INFORMATIONAL ITEMS: · Commercial occupancies must provide 10ft setback from property line and 20 feet between other buildings or
provide fire rated walls and openings per chapter 6 and 7 of the IBC.· City of Fort Collins adopted International Fire Code (IFC) and amendments to the 2018/2021 IFC require a full NFPA13
sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements).· Buildings using electric heat, must use heat pump equipment.· A City
licensed commercial general contractor is required to construct any new commercial structure.· Plans must be signed and stamped by a Colorado licensed architect or engineer and must
be included in the permit application.· Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604.BUILDING PERMIT PRESUBMITTAL MEETING: Please
schedule a presubmittal meeting with Building Services for this project. PreSubmittal 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 middesign stage for this meeting to be effective. Applicants
of new projects should email your coordinator to schedule a presubmittal 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.Response: Understood. Thank you. We will schedule a Pre-Submittal meeting
in the future.Department: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.comTopic: GeneralComment Number: 3 05/17/2022: INFORMATION:Unless required
during PDP, a complete review of all plans will be done at FDP.Response: Understood. Thank you.Topic: PlatComment Number: 1 05/17/2022: FOR HEARING:Please make changes as
marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or
in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 9702216565 or jvonnieda@fcgov.comResponse: The plat redlines have been addressed.
As an FYI, these were not included in the information provided to the design team and we had to get them directly from Tech. Services.Comment Number: 2 05/17/2022: FOR HEARING:Please
provide a closure report for the outer boundary of this Subdivision Plat.Response: A closure report will be provided. Our understanding is that this is not a requirement of preliminary
plats, at least per the checklist. Will this be a new requirement moving forward, or can it be provided at final as has traditionally been the case?Department: Street OversizingContact:
Marc Virata, 9702216567, mvirata@fcgov.comTopic: GeneralComment Number: 1 05/17/2022: INFORMATION:The additional width for parking along Vine (if allowed) would not be
reimbursable through the TCEF Program. Reimbursement would be limited to oversizing the walk and parkway along Vine from local to minor arterial standards.Response: Cost for on-street
parking requires further discussion.Responses to Comments Received after PDP Comment Letter:Stormwater Parcel - Since the trail that was shown along Lake Canal has been removed from
the plans, the applicant has decided that transferring ownership of the small parcel owned by Fort Collins Stormwater is not necessary.Lake Canal Comment requesting 50’ easement from
centerline of ditch -Lake Canal said they don’t want trees to be planted in their easement, so the PDP plans include a 30’ easement (not 50’) to allow space for trees to be planted in
the NHBZ. We will be presenting the plans to the Lake Canal Board in July and the 3rd Round Submittal, if required, will incorporate the Board’s comments.On-Street Parking on Vine–The
City confirmed that it will support on-street parallel parking on Vine