Loading...
HomeMy WebLinkAboutFAIRWAY APARTMENTS - PDP210005 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview April 09, 2021 Cathy Mathis TB Group 444 Mountain Ave Berthoud, CO 80513 RE: Fairway Apartments, PDP210005, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Fairway Apartments. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Tenae Beane via phone at 970-224-6119 or via email at tbeane@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Tenae Beane, 970-224-6119, tbeane@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/06/2021 04/06/2021: 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! Comment Number: 2 Comment Originated: 04/06/2021 04/06/2021: 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 2 been addressed, when applicable. Comment Number: 3 Comment Originated: 04/06/2021 04/06/2021: INFORMATION: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to submit your formal plans, please notify me with as much advanced notice as possible Comment Number: 4 Comment Originated: 04/06/2021 04/06/2021: 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_Fairway Apts_PDP_Rd2.pdf Comment Number: 5 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff would need to be in agreement the project is ready for Hearing approximately 3 5 weeks prior to the hearing. I have attached the 2021 P&Z schedule, which has key dates. Comment Number: 6 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: I am letting you know that your quasi judicial item will be heard remotely and that there is the option to hold off until an in person hearing can be conducted. Any person or applicant seeking a quasi judicial decision from City Council, a City board or commission or an administrative hearing officer under the City Code or the City's Land Use Code, shall be notified in writing or by email of the intention to conduct a Quasi Judicial Hearing using Remote Technology. Such person or applicant shall be entitled to request that the Quasi Judicial Hearing be delayed until such time as the Hearing can be conducted in person. Comment Number: 7 Comment Originated: 04/06/2021 04/06/2021: INFORMATION: Temporary Service Changes - City of Fort Collins Development Review In 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 quality and 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. 3 Beginning Monday May 10th one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/05/2021 04/05/2021: FOR HEARING Regarding design standards for multi-family buildings, the project is required to provide three distinctly different building designs. This means that the project will be required to provide two additional building designs that vary significantly in footprint size and shape and must be further distinguished by including unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. Drastic changes to architectural elevations will be needed prior to hearing. RESPONSE: We have revised the architectural character of two of our building types to create three unique and different facades. In addition, we have two smaller building types that have different footprints from each other and the larger buildings. We have arranged the buildings on the site so that no similar buildings are adjacent or across from each other. Comment Number: 2 Comment Originated: 04/05/2021 04/05/2021: FOR HEARING Building 2 and Building 3 will need to be oriented to a Major Walkway Spine. The Major Walkway Spine is required to be a minimum of 35 feet wide in its smallest dimension, be clearly visible from a public street (Fossil Boulevard) be tree lined with a combination of coniferous and deciduous trees (ornamental, canopy shade, etc…), contain a minimum of a 5-foot sidewalk, and be planted with a varied palette of landscaping on both sides of the walkway. Because Building 3 falls outside the maximum Major Walkway Spine distance of 350 feet this building will require a MODIFICATION OF STANDARD to 3.5.2(D) – Relationship of Dwellings to Streets and Parking. Staff would support a strategy that demonstrates and extension of the Major Walkway Spine corridor further north from Building 2 and paring the walkway extension with enhanced landscaping and pedestrian connectivity from and around the building. Enhanced connectivity would include walkways connecting into the major walkway spine from Building 3, sidewalk system around the perimeter of the site and that connects into the transit center and S College Sidewalk system at the northeast and northwest corners of the site and additional connections from the parking lot into the Major Walkway Spine. RESPONSE: We have shifted Building 3 south by moving the two garages to the north of Building 3. This brings Building 3 within 350 feet of the street sidewalk on Fossil Blvd. Building 3 is also now adjacent to the Major Walkway Spine that runs east/west through our project site. We have also widened the sidewalk on the east side of Building 3 and created a larger tree lawn on the east side by using tree wells spaced 30’ on center to create the street like feel. 4 Comment Number: 3 Comment Originated: 04/05/2021 04/05/2021: FOR HEARING Building 1 is required to provide a Connecting Walkway to the sidewalk system of Fairway Lane. Connecting Walkway is defined as, “) any walkway that directly connects a main entrance of a building to the street sidewalk without requiring pedestrians to walk across parking lots or driveways, around buildings or around parking lot outlines which are not aligned to a logical route.” RESPONSE: Sidewalks have been provided from the building to the sidewalk in Fairway Lane. Comment Number: 4 Comment Originated: 04/05/2021 04/05/2021: FOR HEARING There are significant natural resources on the site that will require detailed consideration on how they are preserved. Please provide a more detailed overlay of existing trees and building placement to ensure that the best possible preservation balance is being met. This topic will require significant exploration and conversation with planning and forestry staff. These comments can result in significant site plan changes and need to be addressed prior to hearing. RESPONSE: A tree inventory and mitigation plan is provided, and we have been working with Forestry to identify trees that are being removed and trees that are being preserved. Comment Number: 5 Comment Originated: 04/05/2021 04/05/2021: FOR HEARING Consistent with the South College Corridor Plan, the Pedestrian Spine is required to be convenient, multi-modal, wide, and DIRECT. Please provide at least 8 feet of space on each side of the walkway to create an obvious corridor. This corridor should allow for landscaping, preservation of existing trees, and a consistent separation from buildings, basketball court trash enclosure, and dog park. The walkway will be required to be more direct by straightening where the walkway makes a jog in alignment on the eastern portion of the site. Please ensure that where the walkway crosses a vehicle drive aisle that the walkway is raised to give priority to the pedestrian. These areas should also feature a decorated and colored pavement. RESPONSE: The walkways are raised with decorative, scored, colored concrete in three locations. Comment Number: 6 Comment Originated: 04/05/2021 04/05/2021: FOR HEARING There are three instances on the site plan where garages are located are opposite to other garages. In these instances the driveway width must be increased to 28 feet. RESPONSE: The actual drive is 24’ but from garage facade to garage face is over 28’ wide. Comment Number: 7 Comment Originated: 04/05/2021 04/05/2021: FOR HEARING Please revise the garages along the north side of building 4 and 5 will be required to provide person doors on the back side of the garage to ensure direct access to the apartment units. Greater separation between the sidewalk and garage located north of building 5 is also needed. 5 At a minimum, a vertical trim detail that subdivides the overall siding pattern shall be provided at intervals not to exceed two (2) internal parking stalls (approximately twenty [20] to twenty-four [24] feet). In addition, articulation of 6" or more with each change in material is encouraged. Rather than a wholesale cut and past of the code, please review 3.5.2(G) for more information. RESPONSE: Exterior doors have been added to the backside of garages that have sidewalks behind them. This affects the Car Care Center garage and the 9-Stall garage in the revised site plan. Comment Number: 8 Comment Originated: 04/05/2021 04/05/2021: FOR HEARING The detention area at the southeast corner of the site is highly visible area and should be naturalized with undulating side slopes, landscaping, trees, boulders, etc. Please review the City of Fort Collins Landscape Design Standards and Guidelines by visiting https://www.fcgov.com/developmentreview/pdf/stormwater_standards_and_gui delines.pdf In all cases the following standards apply: No concrete trickle channels shall be used where free draining soils are present (Soil Group A, B). Limit their use to areas with clayey soils (Soil Group C, D) if necessary. Side slopes should vary and range from 4:1 to 20:1 No vegetated slope should exceed 3:1 Landscaped areas should slope to drain (2% minimum) or be planted appropriately so regular mowing is not required (see PLANTING DESIGN section). Basin area cannot be 100% bound by walls. All walls proposed for the pond perimeter are required to have a high quality visual character (such as natural stone or integral color concrete with form liner). Walls should not exceed 30” in height. Fences may be required for safety. Provide a minimum of one entry point for regular access by maintenance vehicles and mowers, and for occasional access by heavy equipment if necessary. Provide adequate egress to allow users to safely evacuate the area in the event of high water. Please work closely with planning and utilities staff to further refine this area. RESPONSE: The above criteria have been incorporated into the detention pond area. Comment Number: 9 Comment Originated: 04/05/2021 04/05/2021: FOR HEARING Please provide a digital material board that provides additional detail of 3 color schemes and proposed materials. A physical material board may be requested if additional detail is needed. On the site plan, please label the building color scheme to ensure that no more 6 than two (2) similarly colored structures placed next to one another. RESPONSE: Digital Material Boards have been provided with this resubmittal. Building types, architectural styles, and color schemes are indicated on the Site Plan. We have six different building types, three different architectural styles and three different color schemes. Comment Number: 10 Comment Originated: 04/05/2021 04/05/2021: FOR HEARING It is extremely important that the end of the building that abuts the Pedestrian Spine provides clear architectural relationship to the walkway. Elements should include windows, doors, step down in massing, seating, landscaping, human scaled building proportions and not include a/c units and a utility room. RESPONSE: Building ends architecture that abut the Pedestrian Spine have been revised. Apartment unit balconies and patios have been moved to these ends of the buildings. In addition, the three different architecture types have different architectural elements on the ends of the buildings. Comment Number: 11 Comment Originated: 04/05/2021 04/05/2021: FOR HEARING Regarding A/C condensers, please provide a detail of how these units will be screened. A low fence and landscaping are expected. RESPONSE: Plantings have been provided that will screen the A/C condensers. Comment Number: 12 Comment Originated: 04/05/2021 04/05/2021: FOR HEARING Please review all sidewalk connections and alignments across drive aisles and street to ensure consistent alignment and connections are being made across all points. An enhanced, raised connection is also required per LUC 3.2.2(C) (5)(b). There are several instances in the site plan where sidewalk connections to trash enclosures are missing and need to be made. RESPONSE: All sidewalk connections have been cleaned up and are clear and direct. Walks have been added to the trash enclosures. Comment Number: 13 Comment Originated: 04/05/2021 04/05/2021: FOR HEARING It's not entirely clear how enclosed bike parking will be handled located in each garage and under building eaves. Please provide a 'typical detail' for how and the location of the spaces that will be distributed across the site. Detail sheet should include dimensions and fixture details. RESPONSE: Details for enclosed bike parking have been added to the garage drawing sheets. Comment Number: 14 Comment Originated: 04/05/2021 04/05/2021: FOR HEARING Please provide a rendering that better conveys the relationship of the Pedestrian Spine to building ends. RESPONSE: A rendering is provided. Comment Number: 15 Comment Originated: 04/05/2021 04/05/2021 INFORMATION ONLY: As a general comment, the content of the landscape, tree mitigation and site plans were largely incomplete. Most of the comments of this round of review are 7 focused on bigger picture items. Please expect that as the plans become more complete/detailed that new comments will be added that might have greater or unexpected impacts to the programming of the site. RESPONSE: Per the Fort Collins Drafting Guidelines, individual plant symbols are not required until later submittals. Plant symbols have been included per the comment above. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/06/2021 04/06/2021: for hearing: It was commented during the conceptual that the site may have/had irrigation ditch use(s) within the property boundary. The plans and response letter does not appear to indicate any information that would confirm or deny the status of any ditch use/easements on the site and would need to be confirmed as part of the PDP submittal, requiring a letter of intent from any easement holders on preliminary acceptance of the design prior to scheduling a hearing. RESPONSE: We have determined that there is no irrigation easement. Comment Number: 2 Comment Originated: 04/06/2021 04/06/2021: for hearing: CDOT has an adopted cross section for College Avenue that applies to the property as part of the US 287 Environmental Overview Study. (see page 29: https://www.codot.gov/library/studies/US287EOS/acpjanuary2007.pdf) This cross section would show an eventual widening of the road in the future to accommodate an 18' median in the middle of College Avenue. Because there is the potential of the flowline/existing curb and gutter changing in the future, the corresponding amount of parkway between the sidewalk shown today could be reduced or eliminated in the future. The proposed sidewalk should instead be further detached to correspond to the back of right-of-way being dedicated to ensure future widening does not compromise the parkway width. Additionally, tree placement along the frontage should be situated to assume the future widening to ensure trees are not placed within future road widening or with a reduced parkway. RESPONSE: The sidewalk has been revised to be straight along the future ROW to accommodate the ultimate roadway section. This was coordinated with Tim Bilobran by email correspondence earlier in May. Additionally, the tree placement has also been revised, accordingly. Comment Number: 3 Comment Originated: 04/06/2021 04/06/2021: for hearing: The detached sidewalk along Fairway Lane should remain detached across the new driveway approach in accordance with LCUASS Standard Drawing 707.1 (https://www.larimer.org/sites/default/files/apdxa_701_901.pdf). Also note that the drive approach detail depicts concrete in right-of-way with the sidewalk continuing across the drive approach. RESPONSE: The detached sidewalk has been maintained across the approach per the referenced detail. 8 Comment Number: 4 Comment Originated: 04/06/2021 04/06/2021: for hearing: Please provide labeling of the sidewalk and parkway widths along the public street frontages (College Avenue, Fairway Lane, and Fossil Blvd) for verification of the cross section meeting requirements behind the curb for the roadway classification. RESPONSE: Dimensioning has been added. Comment Number: 5 Comment Originated: 04/06/2021 04/06/2021: for hearing: The dedication of right-of-way to the back of sidewalk along Fairway Lane and Fossil Boulevard is required, with a 9' utility easement behind the right-of-way. RESPONSE: This ROW to be dedicated and associated utility easement is now shown on the plat and plans. Comment Number: 6 Comment Originated: 04/06/2021 04/06/2021: information only: Both Fossil Blvd and Fairway Lane are currently signed for no street parking along the frontage and would be maintained this way with the development (the no parking signs should be shown as relocated on the plans for Final with the sidewalk detachment.) Additionally, the close proximity of available parking for the South Transit Center use that might be used by residents and visitors of the development is of potential question/concern. The applicant should be aware that restrictions on parking would be indicated in the development agreement on the project. Notes on the site plan should be added as well. RESPONSE: Comment Noted. Comment Number: 7 Comment Originated: 04/06/2021 04/06/2021: for final: The plans do not indicate the creation of named private drive/streets internal to the site. This doesn't need to be determined until time of a Final Plan but if ultimately implemented, the plat would need to establish the street names. The civil plans would then need to provide details the City's implemented of a different street sign color and background from public streets to delineate the private maintenance aspect of the internal roadways. These details can be provided offline and would need to be in place at time of a final. RESPONSE: Comment Noted. Comment Number: 8 Comment Originated: 04/06/2021 04/06/2021: for final: The City's adopted on its civil/utility plan set an updated approval block that would only be used on the cover sheet and the depicted utility plan approval block can then be removed on all the sheets. This detail to use on the cover sheet is linked below. https://www.fcgov.com/engineering/files/utilitysigblock.pdf?1611856399 RESPONSE: Comment Noted. 9 Comment Number: 9 Comment Originated: 04/06/2021 04/06/2021: information only: It doesn't appear the building elevation labels correspond to the labelling of the buildings on the site plan. RESPONSE: Comment Noted. This has been corrected. Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 2 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: Further conversation will be needed in regard to the pedestrian access on the south side of this site and the potential need for access into the South Transit Center and sidewalks along Fossil. This will take further coordination with Planning, Engineering, and FCMoves. RESPONSE: A Major Walkway Spine has been incorporated for direct access to the South Transit Center and sidewalk along Fossil. This has been coordinated with the planning department. Topic: Landscape Plans Comment Number: 3 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: Adequate sight distance will need to be maintained at intersections and access points in regards to placement of trees within the sight distance triangle. Trees should also not be planted within 50 feet in advance to stop signs. RESPONSE: Sight triangles have been determined and trees cleared of this area, accordingly. Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: The Traffic Impact Study has been received, reviewed and the general conclusions accepted. RESPONSE: Comment Noted. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Comment Number: 1 Comment Originated: 03/31/2021 03/31/2021: INFORMATION ONLY: Based on the extent of the proposed construction activities, an Erosion Control Plan and report are required at FDP. Please note that an Erosion Control escrow calculation based on your plan would also be required at that time. The City Manager's development review fee schedule under City Code 7.5-2 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. 10 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. An estimate will be provided for these fees upon FDP submittal. RESPONSE: Comment Noted. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: Off-site drainage easements are required for this development to use the existing offsite drainage outfall. At minimum, a letter of intent from the offsite property owner is required to allow for a public hearing to be scheduled. RESPONSE: A letter of Intent from the off-site property owner will be provided. Our team has met with Woodley’s management by phone and onsite. Verbally the owner acknowledged the right to use the pipe and easement. To date we have completed survey and pipe inspection with Woodley’s permission. Comment Number: 3 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: The existing offsite drainage outfall needs documentation to ensure it meets City Criteria. This would include ensuring the storm sewer and rundown are not clogged and have no structural damage and are in good overall working condition. RESPONSE: An investigation and jet cleaning has been performed of the existing off-site outfall pipe and is in good working condition. Documentation of such has been provided. Survey was completed by King and pipe inspection by High Country Pipe and Utility. The pipe is 15-inch RCP Class IV manufactured August 23, 1989. Comment Number: 4 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: It appears the proposed development is detaining some offsite flows. This can help make up and justify the areas onsite that are not being detained. Please document in the Drainage Report the offsite area that is being detained and compare this with the onsite area that is being free released. RESPONSE: This has been documented in the provided in Section VI.B.1 Sub-Basin OS-1 of Drainage Report. Comment Number: 5 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: Please submit LID sizing calculations for the porous pavement systems that are proposed throughout the site in addition to what has already been submitted. This would include underdrains, cross sections and storm sewer outfalls to ensure all the elevations will work with the proposed design. RESPONSE: A detail of the permeable paver cross section and underdrain have been provided in the construction details of the Utility Plans. Based on this detail, the paver underdrain inverts will range between 18” to 24” below finish grade. The proposed stormwater mains are proposed to range 11 between 42” to 48” below finish grade. Invert elevations of the paver outfall pipes are then forecasted to be approximately 18” to 30” above adjacent stormwater mains and therefore is determined that the systems will work. Comment Number: 6 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: Please provide different shading types for the different run-on areas for each porous pavement section to document the run-on area ratios. RESPONSE: The various run-on areas have been color coded and updated in the LID Treatment Exhibit in the Drainage Report provided. Comment Number: 7 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: A drainage easement is required for the limits of the detention pond and for any storm sewers that convey the 100-year storm. RESPONSE: This easement is shown in the plat and Utility Plans. Comment Number: 8 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: Please add all storm water infrastructure to the Landscape Plan to document required separation distances from trees, etc. RESPONSE: Utilities have been added to the landscape plan sheets. Comment Number: 9 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: Please edit the text of the Drainage Report to include the LID porous paver design in the sub-basin descriptions and in any other section where applicable. RESPONSE: This report text has been updated accordingly in Section VI.B.1 Sub-Basins 1 & 2. Comment Number: 10 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: The detention pond needs to meet the City's Detention Pond Landscape Standards. RESPONSE: The detention pond has been designed per the City’s Detention Pond landscape standards with this submittal. Comment Number: 11 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: Please provide verification that no irrigation rights or easements exist on site. RESPONSE: There is no irrigation easement. Department: Light And Power Contact: Rob Irish, 970-224-6167, rirish@fcgov.com Topic: General 12 Comment Number: 1 Comment Originated: 04/05/2021 04/05/2021: For Hearing: Light & Power has existing electric facilities running along the Southside of Fairway Ln. and into the South Transit Center. Electric infrastructure will need to be extended from Fairway Ln. along the S. College frontage of the this property to the Spradley Barr property. This extension will provide for streetlighting along College Ave. and could possibly serve as a loop feed through the site. RESPONSE: Acknowledged. Transformer locations have been revised with the intent to meet separation requirements. We will continue to work with you to ensure these are in their correct location as we progress toward final design. Comment Number: 2 Comment Originated: 04/05/2021 04/05/2021:For Hearing: You have shown transformer locations on the plan set. Some of the proposed locations are considered out of access and/or don't look to meet the separation requirements from other Utilities. Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 feet of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 feet and side/rear clearance of 4 feet 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. RESPONSE: Transformer locations have been revised with the intent to meet separation requirements. We will continue to work with you to ensure these are in their correct location as we progress toward final design. Comment Number: 3 Comment Originated: 04/05/2021 04/05/2021:For Hearing: Are the transformer locations being shown for 3-phase transformers or are you planning on the buildings being single-phase? Will the units be gas heat or all electric units? Will the Clubhouse need three-phase power? I understand it's early in the process and some of these questions may not be vetted yet. It just really helps with laying out all of the Utilities the sooner this information is available. A Customer Service Information form (C-1 form) and a one-line 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 C-1 form is below: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf RESPONSE: All buildings are planned on being single phase at this time. Once clubhouse equipment loads are determined, we'll evaluate if 3-phase power to that structure makes better sense. Comment Number: 4 Comment Originated: 04/05/2021 04/05/2021:For Hearing: Please indicate on the Site and/or Utility plan the number of dwelling units in each building. This will help with sizing of equipment. RESPONSE: These have been added. 13 Comment Number: 5 Comment Originated: 04/05/2021 04/05/2021: For Hearing: Please show a proposed electric running line throughout the site. It looks like electric will mainly be running through the parking and under the permeable pavers. Is this okay with Stormwater? At the North end of the property there doesn't appear to be a way for electric to go East/West between the garages and meet minimum separation requirements. Please show how this will work. Please provide adequate space along the private drives to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 feet separation is required between water, sewer and storm water facilities, and a minimum of 3 feet separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. RESPONSE: We will continue to work with you to finalize this routing as we progress toward final design. Comment Number: 6 Comment Originated: 04/05/2021 04/05/2021:For Hearing: All dwelling units will need to be separately metered and comply with our electric metering standards. This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. 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/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf RESPONSE: Acknowledged. Electric gear and meters are shown on our building elevations and are shown on the site plan. Comment Number: 7 Comment Originated: 04/05/2021 04/05/2021:For Hearing: Streetlighting will be placed along Fairway Ln. and along College Ave. adjacent to this site. 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. RESPONSE: Preliminary street lighting is placed along the referenced streets. We will continue to work with you on finalizing these locations as we progress toward final design. Trees have been placed to meet the 15’ separation from streetlights. Comment Number: 8 Comment Originated: 04/05/2021 04/05/2021:For Hearing: Relocations or modifications to existing electric facilities will be at the expense of the owner/developer. Any existing and/or proposed Light & Power electric facilities that will remain within the limits of the project will need to be located within a dedicated easement or the public right-of-way. Please coordinate relocations with Light & Power Engineering. RESPONSE: We will continue to work with you as we progress to final design on location of these facilities and ensure facilities to remain will be located within their own dedicated easements. Comment Number: 9 Comment Originated: 04/05/2021 04/05/2021: For Final: 14 Electric Capacity Fee, Building Site charges, and any system modification charges necessary will apply to this development. Please contact Light & Power Engineering at ElectricProjectEngineering@fcgov.com. Please reference our Electric Service Standards, development charges and fee estimator at the following link: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees RESPONSE: Comment Noted. Comment Number: 10 Comment Originated: 04/05/2021 04/05/2021: For Final: “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.” RESPONSE: Comment Noted. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 04/02/2021 04/02/2021: FOR HEARING: Fire Containment- The site plan cover sheet indicates a 5,008 square feet clubhouse but the site plan shows 4,995 square feet. If the proposed clubhouse exceeds 5,000 square feet, it shall be sprinklered or fire contained. If containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation. RESPONSE: The clubhouse will be less than 5000 square feet and will not be sprinklered. Comment Number: 2 Comment Originated: 04/02/2021 04/02/2021: FOR HEARING: Aerial Access- The building elevations are showing a top of wall height of 29.58 feet but the comment letter is indicating aerial access requirements of fire lane width and distance to building are being satisfied. If the top of wall is 30 feet or greater, the fire lane distance to building shown on the site plan does not meet the requirements. If the top of wall is below 30 feet, then fire lanes meet all requirements. RESPONSE: Comment Noted. Since the height of the buildings are below 30’, we understand that fire lanes meet all requirements per your comment. Comment Number: 3 Comment Originated: 04/02/2021 04/02/2021: FOR FINAL PLAN: Pavers- Fire lanes shall be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. Private drives incorporating pavers as surface for fire lanes shall provide geotech information confirming the paver design can handle fire truck loading. A note shall be added to the civil plans. RESPONSE: Comment Noted. 15 Comment Number: 4 Comment Originated: 04/02/2021 04/02/2021: FOR FINAL PLAN: Fire Lane Signage- Fire lane sign locations or red curbing should be labeled and detailed on final plans. RESPONSE: Comment Noted. Comment Number: 5 Comment Originated: 04/02/2021 04/02/2021: FOR FINAL PLAN: Emergency Access Fire Lane - If the access road to the north is for emergency access only, please provide information on security gates for approval. -IFC 503.6: The installation of security gates across a fire apparatus access road shall be approved by the fire chief. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times - IFC D103.5: Gates securing fire apparatus access roads shall comply with all of the following criteria: 1. The minimum gate width for vehicle access shall be 20 feet. 2. Gates shall be of the swinging or sliding type. 3. Construction of gates shall be of materials that allow manual operation by one person. 4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. Gates must have a Knox Gate Key Switch that fits the Knox Key system for Poudre Fire Authority. 6. Gate design and locking device specifications shall be submitted for approval by the fire code official prior to installation. 7. Electric gate operators, where provided, shall be listed in accordance with UL 325 and have a means of emergency, manual operation during power loss. 8. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200. RESPONSE: Comment Noted. Comment Number: 6 Comment Originated: 04/02/2021 04/02/2021: FOR HEARING: Required Water Supply- Fire hydrant locations look good but still need the additional hydrant location on Utility plan for infill along College Ave. RESPONSE: The additional fire hydrant has been added. Department: Forestry Contact: Nils Saha, nsaha@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/06/2021 16 04/06/2021: FOR HEARING: Pertaining to the existing tree inventory: 1. The inventory and mitigation table does not indicate which trees are to be preserved, removed and/or transplanted. Please add a column to the table and indicate the above for each tree. 2. The landscape plan appears to show some trees being retained. It is not clear which trees those are. Please label with corresponding number from the inventory and mitigation table. 3.There are symbols on sheets LS04 and LS05 that are missing labels. RESPONSE: All of the aforementioned items have been addressed. Comment Number: 2 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: Forestry requested that the following trees be retained on site to the extent reasonably feasible: #74, #102, #115, in addition to some of the large ash, honeylocusts and pines on site. Please coordinate with Forestry to determine how these trees can be protected. Please incorporate and show the critical root zone of trees to be protected on the plans. Given that this is a heavily canopied site, please consider how more trees can be retained and be incorporated into the site design. RESPONSE: The comment has been acknowledged. Comment Number: 3 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: The Tree Removal Feasibility Letter is incomplete. Please coordinate with Forestry prior to the next round of submittal and provide a complete letter that provides justification for tree removal. RESPONSE: The Tree Removal Feasibility Letter is complete and has been included with this submittal. Comment Number: 4 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: Since the plans do not indicate which trees are being removed, it is not clear whether the landscape plan includes adequate number of mitigation trees. Please note the following size requirements for mitigation trees: 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 When it is not possible to meet mitigation requirements on site, LUC 3.2.1 (F) provides the following options: 17 1. To the extent feasible, replacement trees should be planted on the development site. 2. When it is not reasonably feasible to plant mitigation trees on the development site, replacement trees should be planted within one half mile of the development site. 3. If no locations can be identified within half mile of the development site, the applicant can choose to submit a payment-in-lieu to the City of Fort Collins Forestry division to be used to plant replacement trees as close to the site as possible. RESPONSE: Acknowledged. More details are provided with this submittal on which trees are to be retained and which ones are to be mitigated. Comment Number: 5 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: The parkway on College Avenue tapers to ~6.5’ in certain areas. There are large gaps in street trees along that frontage as well. S College Ave is a 6-lane arterial along this stretch and should have a minimum parkway width of 10 feet. Is there a reason why the parkway width narrows in certain areas? Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. It also appears that some of the existing trees along College will be retained (they should be). Please provide additional details on how these trees will be protected with the proposed construction of the sidewalk, curb/gutter etc. RESPONSE: The walks along College have been redesigned per the comment. Trees that can be preserved are shown on the tree mitigation plan along with information regarding tree protection. Please confirm that Fairway Lane is considered a local street. Comment Number: 6 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: There are several parking lot islands that are missing trees. Please incorporate trees in these islands (LUC 3.2.1 (E.5.c)). RESPONSE: Tree have been added to the parking islands. Comment Number: 7 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: Please note the following changes on the proposed plant schedule: 1.Ginnala maples are considered ornamental, given their mature height and canopy. Please list as such. 2. Redpointe maples or cultivars of red maples should not be planted in Fort Collins, given our alkaline soil. They are prone to chlorosis. 3. The ornamental trees list consists of mostly crabapples. Please substitute additional species (Japanese tree lilacs, chokecherries, hotwing maples etc.) to diversify the palette. RESPONSE: Acknowledged, Thank you. Comment Number: 8 Comment Originated: 04/06/2021 18 04/06/2021: FOR HEARING The diversity percentages should be calculated for all the trees proposed on the plant schedule. Canopy shade trees should constitute at least 50 percent of all tree plantings. RESPONSE: Acknowledged and updated per comment. Comment Number: 9 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: Please coordinate with Planning to determine whether adequate screening is provided on this project. It appears a little sparse. RESPONSE: Additional screening has been provided with this submittal. Comment Number: 10 Comment Originated: 04/06/2021 04/06/2021: FOR HEARING: The entire parkway on Fairlane Ln has sugar maples proposed. Please provide groups of 3-5 trees of any one species at most along the frontage. RESPONSE: Noted thank you. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/05/2021 04/05/2021: FOR HEARING: Due to the substantial number of mature trees on site, a songbird nesting survey (if trees are removed during the nesting season, Feb 1 to July 31) is a substantial survey. Please keep Environmental Planning updated on tree inventory and removal plans. RESPONSE: Acknowledged. Notes are included on the Landscape plans. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 Comment Originated: 04/05/2021 04/05/2021: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. RESPONSE: Comment Noted Topic: Plat Comment Number: 1 Comment Originated: 04/05/2021 04/05/2021: 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 made. Please provide any responses on redlined sheets and/or in response letter. 19 RESPONSE: Comment Noted Department: Outside Agencies Contact: Megan Harrity, Larimer County Assessor, (970) 498-7065, mharrity@larimer.org, Topic: General Comment Number: 1 Comment Originated: 03/30/2021 03/30/2021: FOR HEARING: Of the four parcels being combined, one is in a different taxing district than the other three. Parcel number 9602100012 R0230219 is in tax district 1106. Parcels 9602109002,9602100015,9602100006 are in tax district 1107. The difference is that Parcel No. 9602100012, in tax district 1106, is not included into the FORT COLLINS - LOVELAND WATER DISTRICT. The four parcels will need to be in the same taxing district before they can be combined into one lot. RESPONSE: We will coordinate these districts with the FCLWD and SFCSD (Nate Ensley, PE) to address any discrepancy as referenced in your comment. Nate is looking into this issue. On another project we found that county records did not match the district’s inclusion documents and that this appeared to be due to subdivisions of land. Nate is currently researching this issue. If you need contact information for the Fort Collins - Loveland Water District, or if you have questions about the taxing districts, please contact Lisa Ford in our office. Here is Lisa's contact information Lisa Ford Assessment Support Mgr fordla@co.larimer.co.us 970-498-7068 Comment Number: 2 Comment Originated: 04/06/2021 03/30/2021: FOR HEARING: The plat is titled as FAIRWAY LANE SUBDIVISION. The dedication of the plat is dedicating it as "FAIRVIEW LANE SUBDIVISION" RESPONSE: This has been corrected on the plat. Contact: Nate Ensley, FCLWD, 970-226-3104, Topic: General Comment Number: 2 Comment Originated: 03/31/2021 03/31/2021: FOR FINAL PLAN: Please see the attached comments. 20 Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 04/02/2021 04/02/2021: BUILDING PERMIT: Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) 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 code amendments can be found at Fcgov.com/building. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or · Front Range Gust Map published by The Structural Engineer's Association of Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: · 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) · This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. · R-2 occupancies must provide 10ft 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). · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. · A City licensed commercial general contractor is required to construct any new 21 multi-family structure. 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 built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Building Permit Pre-Submittal Meeting: Please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email their coordinator to schedule a pre-submittal meeting. RESPONSE: Acknowledged. The applicant intends to set up a meeting in the near future.