HomeMy WebLinkAbout2908 S TIMBERLINE RD MULTI-FAMILY DWELLINGS - FDP210028 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
March 2, 2022
City of Fort Collins
Mr. Kai Kleer
281 N College Avenue
Fort Collins, CO 80524
Re: FDP - 2908 S. Timberline Rd Multi-Family Dwellings
Dear Kai,
Thank you for providing comments on the 2908 Timberline Rd Multi-Family Dwellings FDP which was received on
January 31, 2022. Our team’s comment responses are detailed on the following pages. Please feel free to reach out
if you have any questions by phone, 970-409-3414 or by email, rmcbreen@norris-design.com.
Sincerely,
Norris Design
Savanah Benedick-Welch
Project Manager
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Comment Summary:
Development Review Coordinator
Contact: Todd Sullivan, 970 221 6695, tsullivan@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/25/2022
I will be your primary point of contact throughout the development review and
permitting processes. 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. To best serve you, please include me
in all email correspondence with other reviewers and keep me informed of any
phone conversations. Thank you!
Response: Comment noted, thank you.
Comment Number: 2 Comment Originated: 01/25/2022
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.
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.
Files are to be named PLAN NAME_PROJECT NAME_REVIEW TYPE_ROUND NO.
Example: UTILITY PLANS_MY PROJECT_PDP_RD1.pdf
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 resubmit your
plans, please notify me as much in advance as possible.
Response: Comment noted, thank you.
Comment Number: 3 Comment Originated: 01/25/2022
Temporary Service Changes - City of Fort Collins Development Review
To best provide thorough reviews and give 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 level adjustments.
244 North College Ave, #130 I Fort Collins, CO 80524
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Currently, one additional week of review time will be added to all 1st and 2nd
round submittals (increase from 2 weeks to 3 weeks for Affordable projects). Lengths
of subsequent rounds of review will be considered after each round of review. Also,
Completeness Checks will be performed on all initial and Round 2 submittals
during this time. Please reach out with any questions or concerns.
Response: Comment noted, thank you.
Comment Number: 4 Comment Originated: 01/25/2022
FOR FINAL APPROVAL:
All "FOR FINAL APPROVAL / FOR APPROVAL" comments need to be
addressed and resolved prior to moving forward with the final documents and
recording of this project. I will provide a recording checklist and process
information when we are closer to this step.
Response: Comment noted, thank you.
Department: Planning Services
Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/25/2022
01/25/2022 FOR APPROVAL:
Please provide a low screen fence for all ground mounted a/c units which are
highly visible from the private street. Please provide detail view of fence/wall.
The fence could be something similar to the horizontal material that is used on
the balconies which a 1/4" gap between boards.
Response: Per discussions with the city, plant material will be used to screen AC units. The
height, layering and quantities are adequate and meet the intent of the code.
Comment Number: 2 Comment Originated: 01/25/2022
01/25/2022 FOR APPROVAL:
Please provide detail view of fence used to screen parking areas.
Response: Detail of fence has been provided, see detail 5 on page LS108.
Comment Number: 3 Comment Originated: 01/25/2022
01/25/2022 FOR APPROVAL:
Regarding sound attenuation between buildings, it's expected that people will
want to spend time utilizing the amenitized space. Please help mitigate the
noise created by ground mounted a/c condensers by using scroll style
compressors and by adding sound blankets to compressors.
Response: The specified condensing units will have scroll compressors and will be specified
with a compressor blanket accessory.
Comment Number: 4 Comment Originated: 01/25/2022
01/25/2022 FOR APPROVAL:
Regarding the leasing office there are several comments around drive width,
building protection, and bicycle parking. Comments for this area may be moot
244 North College Ave, #130 I Fort Collins, CO 80524
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considering different line work is shown on the utility plan and the renderings
provide a different representation of the building. In either respect comments
include:
Adjusting the adjacent drive width. The dimension is typically required to be 28'
to avoid conflict. Will there be any curbing or bollards to protect the building from
someone backing into it? Can this area be rethought?
Allowing more space to access the hanging bicycle parking. How will people
access their bikes in this area when a car or truck is parked adjacent to the
area. Please remove a parking space and stripe accordingly. It also appears
that this building is represented differently in the Utility Plan (which actually
makes this comment moot), please unify and correct line work for both plans.
Providing better access to bicycle parking from street sidewalk system. Wrap
walkway around to the east side of the building to provide better access this
area from the sidewalk system.
Response: The Leasing Building footprint has been mirrored and modified on all plans to
match. The building depth has been reduced to accommodate a 2’-6” space for landscaping and
curb between the drive aisle and the building. One parking space has been removed at the
south of the leasing building to allow for a 6’ sidewalk at the bike parking/mailboxes and 4’ of
landscape space/curb at north parking space.
Comment Number: 5 Comment Originated: 01/25/2022
01/25/2022 FOR APPROVAL:
Some amenity areas on the utility plan are called out as concrete while on the
site plan it is called out as crusher fines. Please unify line work and update
impervious surface calcs as needed.
Response: This has been coordinated and is now consistent between plans.
Comment Number: 6 Comment Originated: 01/25/2022
01/25/2022 FOR APPROVAL:
Show parking lot screen fencing on utility plan. As a higher-level comment,
please ensure that plan sets are unified.
Response: This information has been added as requested.
Comment Number: 7 Comment Originated: 01/25/2022
01/25/2022 FOR APPROVAL:
Regarding walkway directness and continuity 3.2.2(C)(7), the south walkway
along the private street should connect directly into the Timberline sidewalk
system, this off-site pedestrian connection is critical to providing safety,
efficiency, and convenience for pedestrians and bicyclists within the area. With
the idea that the former CSU property will redevelop sometime in the future let's
chat about what might be the best interim or permanent solution for the
pedestrian connection.
244 North College Ave, #130 I Fort Collins, CO 80524
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Response: This comment is understood. A conversation with the design team, owner and City
staff was had on 2/28 where interim options were discussed as well as an option to address the
connection with the overall development. Further discussions are planned to determine the
most appropriate solution.
Department: Engineering Development Review
Contact: Sophie Buckingham, , sbuckingham@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/25/2022
01/25/2022: FOR APPROVAL:
A continuous pedestrian route to Timberline Road will need to be provided. This
may involve installing a short stretch of sidewalk to connect two existing
sections of sidewalk. Please see my redlines on sheet C300, and coordinate
with Engineering, Planning, and Traffic.
Response: Per discussions with City staff on 2/28, the pedestrian connection to the Timberline
sidewalk system will most likely be addressed with the overall development plan, however
conversations are ongoing. The connection will not be shown either way until a final decision is
made. See also the response to comment 7 above.
Comment Number: 2 Comment Originated: 01/25/2022
01/25/2022: FOR APPROVAL - REVISED:
There are two sheets in the civil plan set that are both titled C390. One of these
sheets will need to be renamed, and then please update all references
throughout the plan set to reference the correct sheet name. In my redlines, I
have tried to circle all of the references I found, but please look for others
because I probably missed some.
Response: Sheets have been renumbered to avoid duplicate sheet numbers and all sheet
references are updated.
Comment Number: 3 Comment Originated: 01/25/2022
01/25/2022: FOR APPROVAL:
What is the status of the Developer, Owner, and Lender information for the
Development Agreement? Please submit an updated DA Information form with
the next submittal.
Response: The information provided for the Developer, Owner and Lender information has not
changed at this time.
Comment Number: 4 Comment Originated: 01/25/2022
01/25/2022: INFORMATION ONLY:
There are no public improvements associated with this project. For all
improvements in public access easements on private property, City
Engineering cannot require the improvements to meet City standards or
LCUASS. My comments and redlines regarding improvements on private
property should be interpreted as suggestions rather than strict requirements.
244 North College Ave, #130 I Fort Collins, CO 80524
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Response: Comment noted, thank you.
Comment Number: 5 Comment Originated: 01/25/2022
01/25/2022: INFORMATION ONLY:
Please see my redlines for additional comments and questions.
Response: Comment noted, thank you.
Comment Number: 6 Comment Originated: 01/25/2022
01/25/2022: INFORMATION ONLY:
Please be aware that the Engineering Development Review group is currently
at 50 percent staffing. We are distributing the normal amount of project reviews
between just two reviewers. If you make changes to the plans for the next round
of review, please clearly label all significant changes to help us review your
project efficiently. If a significant change is not labeled and is therefore not
noticed by the reviewer until a later round of review, additional rounds of review
or longer review periods may become necessary.
Response: Understood. Changes are noted accordingly. Comment noted, thank you.
Department: Traffic Operation
Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/24/2022
01/24/2022: There are a few locations along the main drive aisle into the site
that may need some pedestrian ramp/crosswalk striping revisions. At the far
southwest end of the drive, there is no ramp to take pedestrians north into the
church parking lot sidewalk. Along the curve of the drive aisle, near the double
existing crosswalks, you show one crosswalk to remain, but it doesn't lead to a
ramp on the south side. Also, near the north end of the drive aisle, you have a
proposed ramp that angles into the drive aisle intersection, rather than point
north to the existing ramp. The existing ramp is not a directional one, which is
the City's standard for public pedestrian ramps, but I'd prefer the proposed one
to be, at least.
Response: North ramp originated on the existing ramp. Existing ramps are not feasible along
the drive. Existing routes are not accessible with ramps.
Comment Number: 2 Comment Originated: 01/24/2022
01/24/2022: Please see redlines for full Traffic Operations comments.
Response: Comment noted, thank you.
Department: Stormwater Engineering – Erosion and Sediment Control
Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 01/24/2022
01/24/2022:
INFORMATION ONLY:
Based upon the area of disturbance or this project is part of a larger common development, State
244 North College Ave, #130 I Fort Collins, CO 80524
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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 7.5-2 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.
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 7 buildings, 12
acres of disturbance, 2 years from demo through build out of construction and an additional 3 years ‘til
full vegetative stabilization due to seeding results in an Erosion Control Inspection Fee estimate of
$2431.96.
Based on 2 number of bioretention, 1 bioswale, 1 number detention basin, and 2 number of
underground treatment systems, the estimate of the Stormwater LID/WQ Inspection fee to be $2025.
Please note that as the plans and any subsequent review modifications of the above-mentioned 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: Comment noted, thank you.
Comment Number: 2 Comment Originated: 01/24/2022
01/24/2022: FOR FINAL APPROVAL:
Please ensure that the Erosion Control Plans provided include a individual sequence sheets in
accordance with (FCDCM Ch 2 Section 6.1.3.2)
Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements
(FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5)
It seems that there will be a demolition phase for this project as well as a construction phase, please
provide erosion control plans for the demolition phase as well as the construction phase.
This project is adjacent to an existing development as well as wetlands. Extra care should be taken to
limit construction access to the church area from the construction site and to protect the downstream
channel at all times during construction.
Please add notes to that effect on the plans and provide appropriate measures to protect these.
Please address all comments provided on the redlined Erosion and Sediment Control Plans.
Response: All comments provided on the redline Erosion and Sediment Control Plans have
been addressed.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
244 North College Ave, #130 I Fort Collins, CO 80524
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Topic: General
Comment Number: 3 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
Any swale slopes 2% or greater do not need a concrete pan.
Response: Comment noted, thank you.
Comment Number: 4 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
On sheet C308, there is no slope for the additional concrete pan within the detention basin. Please
provide the minimum .5% with a leader stating minimum .5% on the plans.
Response: Slopes added to plans. Existing slopes are less than 0.5% for both pipes and pans.
Matching existing conditions where typing existing pipes into the pond.
Comment Number: 5 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
Please add invert spot elevations for the bio-swale.
Response: Spot elevations asses.
Comment Number: 6 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
On sheet C311, the grading looks to be incorrect within the detention basin. Looks like there is a sump
within the 4928 contour. Please revise. There are also grading issues throughout the plan set with
contours not matching grading.
Response: Plans updated.
Comment Number: 7 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
There are several locations where channels/swales do not have enough grading information. please
add spot elevations and invert slope information.
Response: Additional design information provided.
Comment Number: 8 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
Forebays are required at the entrances into the raingardens. Please coordinate with the City on the
design.
Response: Forebays provided for the piped entrances. Due to space limitations, a box-forebay
design was used. Forebays for entrances from grass lines swales not included. /NDLA
Comment Number: 9 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
Please add the 100-yr water surface elevation to the storm sewer profile sheets.
Response: The 100-yr water surface elevation is added to all the storm sewer profile sheets.
Comment Number: 10 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
Please use permanent TRM like scour stop, or equal, instead of rip rap for all outlet protections.
244 North College Ave, #130 I Fort Collins, CO 80524
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Response: Scourstop used on all outlet protections entering the detention pond.
Comment Number: 11 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
Please add note "All storm sewer is privately owned and maintained" on each sheet of the storm sewer
plan & profiles just above the profiles.
Response: “Private” is added to the top of all storm sewer profiles.
Comment Number: 12 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
For water quality/LID treatment, all Stormtech chambers need to be isolator rows. Please revise.
Response: Chamber design updated.
Comment Number: 13 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
Please label the elevations for the diversion manholes on the storm sewer profiles for the Stormtech
systems.
Response: Invert elevations provided.
Comment Number: 14 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
Stormtech does manufacture a diversion plate that may be more economical and simpler to build than
what is being proposed in the diversion manholes
Response: Due to access, maintenance, and pipe diameters, 5-ft diameter manholes are the
best option.
Comment Number: 15 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
The City of Fort Collins does not require a water quality orifice and 12-hour drain time for rain gardens.
The filtration and releasing out of the 4-inch subdrain is all that is required.
Response: Orifice plates removed for the rain garden and underground filters.
Comment Number: 16 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
Detention pond depth gages are required for ponds greater than 4 feet deep. Please add the City's
standard detail to the plans and show and label location on the grading plan.
Response: Detail added to the plans.
Comment Number: 17 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
Please add a detention pond summary table to the Drainage Plan. This should include the volume
required and volume provided as well as the release rate, the 100-WSEL, WQ Elevation and pond
invert.
Response: Additional table has been added to drainage plans.
244 North College Ave, #130 I Fort Collins, CO 80524
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Comment Number: 18 Comment Originated: 01/28/2022
01/28/2022: FOR FINAL APPROVAL:
The submittal included a temporary drainage easement exhibit. Is this supposed to be permanent?
Response: Easement Exhibit added.
Comment Number: 19 Comment Originated: 01/28/2022
01/28/2022: FOR FINAL APPROVAL:
The southwestern most storm inlet is too close to the proposed tree. Please provide 10 feet separation
to the edge of the inlet from the tree.
Response: Tree offsets have been addressed.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/25/2022
01/25/2022: FOR PLAN APPROVAL:
In some utility crossings, the water hydrant, fire and domestic services are below the public sewer
main. The City would prefer these be above the sewer main. It appears this can be accomplished with
1 foot of separation and with 4 feet of cover. Please revise where these conditions can be met.
Response: Waterline profile updated. Due to multiple pipe crossings, it’s not feasible to
eliminate all pipe lowering.
Comment Number: 2 Comment Originated: 01/25/2022
01/25/2022: FOR PLAN APPROVAL:
Please change the note on the plans to read "insulate any sanitary sewer less than 48-inches" rather
than 36-inches.
Response: Note updated.
Comment Number: 3 Comment Originated: 01/25/2022
01/25/2022: FOR PLAN APPROVAL:
Please provide water sizing calculations for the multi-family buildings to justify the 1-1/2 inch domestic
service.
Response: Water sizing calculation charts have been provided with this resubmittal.
Comment Number: 4 Comment Originated: 01/25/2022
01/25/2022: FOR PLAN APPROVAL:
Please add a note on the water plans that all joints are to be restrained. This is
currently preferred over any thrust blocks.
Response: Only fire hydrant leads are restrained. Current City Detail and Regulations allow for
trust blocks.
Comment Number: 5 Comment Originated: 01/25/2022
01/25/2022: FOR PLAN APPROVAL:
Please propose all water service curb stops within landscape areas.
Response: Curb Stops relocated.
244 North College Ave, #130 I Fort Collins, CO 80524
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Comment Number: 6 Comment Originated: 01/28/2022
01/28/2022: FOR FINAL APPROVAL:
Please move the southernmost hydrant a couple feet more away from the tree.
Response: Tree has been shifted to provide adequate clearance
Comment Number: 7 Comment Originated: 01/28/2022
01/28/2022: FOR FINAL APPROVAL:
The southwestern most water meter needs to have 4 feet clear from any fully
mature shrubs and have a clear path to a hard surface.
Response: Shrubs have been adjusted to provide sufficient clearance and access.
Comment Number: 8 Comment Originated: 01/28/2022
01/28/2022: FOR FINAL APPROVAL:
Please add additional separation from Building 5 sewer service to the tree. Six
to ten feet is the range for services with 10 feet preferred.
Response: Trees have been adjusted and are minimum of 10’ off any sewer service line.
Department: Light And Power
Contact: Luke Unruh, 970-416-2724, lunruh@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/25/2022
01/25/2022: FOR FINAL APPROVAL:
Please increase the size of the utility easement to 10 feet wide and have it extend 5’ past the
transformer. Please label these utility easements on the utility plan
Response: Easement enlarged.
Comment Number: 2 Comment Originated: 01/25/2022
FOR FINAL APPROVAL:
Please make the transformer pad size 73 inches by 84 inches. Please make
the pad spatially accurate on the utility plan.
Response: Pad size updated on plans.
Comment Number: 3 Comment Originated: 01/25/2022
FOR FINAL APPROVAL:
Please show the electric meter locations and the electric services on the utility plan. 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_18Novembe
r2016_Amendment.pdf
Response: Thank you for the comment. Electrical meters and services are denoted on the
electrical site utility plans, E101-E103 Note 4. Meter locations shall conform with the Electric
Service Standards as described.
Comment Number: 4 Comment Originated: 01/25/2022
FOR FINAL APPROVAL:
244 North College Ave, #130 I Fort Collins, CO 80524
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Please add a note to the utility plan that states: The electric service conductors shall be installed owned
and maintained by the owner.
Response: Thank you for the comment. A note shall be added to the electrical site utility plans,
E101-E103.
Comment Number: 5 Comment Originated: 01/25/2022
01/25/2022: FOR FINAL APPROVAL
Please provide a C-1 form and one-line diagram for each building. A link to the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulati
ons
Response: Thank you. Completed C-1 forms shall be provided along with one-line diagrams for
each building for final construction documents and once final electrical loads are determined.
Comment Number: 6 Comment Originated: 01/27/2022
01/27/2022: Please verify that the transformer locations are 20' form building openings and meet our
clearance standards. Some look close and I cant tell where there are doors and windows. 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.
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards_12-august-2019.pdf?
1570027325
Response: Thank you for the comment. All transformer locations are currently shown on the
electrical site utility plans, E101-E103, and their locations meet the spacing requirements the
Electrical Service Standards.
Department: Environmental Planning
Contact: Kelly Smith, , ksmith@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/25/2022
01/25/2022: FOR APPROVAL
Please ensure all plant species within the NHBZ are native to Fort Collins.
Response: This has been confirmed.
Comment Number: 2 Comment Originated: 01/25/2022
01/25/2022: FOR APPROVAL
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: Thank you comment is noted.
Department: Parks
244 North College Ave, #130 I Fort Collins, CO 80524
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Contact: Aaron Wagner, , aawagner@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 01/25/2022
01/25/2022: FOR INFORMATION
Parks has no further comments
Response: Thank you.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
Topic: General
Comment Number: 16 Comment Originated: 01/25/2022
01/25/2022: 1/25/2022: FOR FINAL APPROVAL
Continued:
Mitigation trees should be upsized in the plant list. Some mitigation trees are shown at standard
caliper/height. Please update.
There are 52 mitigation trees required on-site but only 11 shown in the plant list. Please provide the
remaining 41 mitigation trees in the plant list and on the plans and keep in mind that mitigation trees
are in addition to the basic tree stocking requirements set forth in LUC 3.2.1.
Response: Per our comment review discussion, the mitigation trees are quantified in both plant
schedules on sheet LP002 totaling 54.
10/26/2021: FOR FINAL APPROVAL
Please label mitigation trees in the plant list.
Response: Per comment review meeting discussion, the mitigation trees are shown in their own
columns and quantified in both plant schedules on sheet LP002.
Comment Number: 17 Comment Originated: 01/25/2022
1/25/2022: FOR FINAL APPROVAL
Please do not propose Boxelder, Water Birch, Netleaf Hackberry, and Lanceleaf Poplar in areas other
than the natural habitat buffer zone. These species are not adapted and/or do not work well in urban
settings such as parking lots, parkways, or around buildings. They are suitable species for locations on
site that provide a more native setting.
Response: Tree species have been adjusted to only include these species in the natural habitat
buffer zone.
Comment Number: 18 Comment Originated: 01/25/2022
1/25/2022: FOR FINAL APPROVAL
Please review Forestry redlines for remaining tree-utility conflicts and other questions regarding
unlabeled attributes on the plans.
Response: Forestry redlines have been reviewed and conflicts have been resolved. Unlabeled
items are in the legend. Redlines requested that trees be added in some areas; due to conflicts
with light poles or other utilities, some of the trees were not added.
Comment Number: 19 Comment Originated: 01/25/2022
1/25/2022: FOR FINAL APPROVAL
244 North College Ave, #130 I Fort Collins, CO 80524
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The tree inventory and mitigation information has not been included in Civil drawings. Currently,
existing trees are shown to be protected. The note on the demo plans that reference the detail tree
inventory/removal plan is not adequate. To be included on the civil drawings for final approval: ALL
existing trees (to remain and to remove), proposed tree removals with locations clearly noted (X over
the symbol is an easy identifier), and the mitigation table provided by City Forestry. This information
might need to be added as a separate sheet in the civil plan set. In addition, please include the City of
Fort Collins Tree Protection notes to the demo plan.
Response: Tree mitigation plans are sequenced behind civil demo plans.
Comment Number: 20 Comment Originated: 01/26/2022
1/26/2022:
Please do not propose White Fir or Scotch Pine on the plans as they are marginal species in Fort
Collins climate. Please use Juniperus monospernum in fewer quantities.
Response: White Firs and Scotch Pines have been replaced with alternative evergreen trees.
Juniperus monosperma quantities have been reduced.
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 01/24/2022
01/24/2022: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING
Where possible, the naming of private drives is usually recommended to aid in wayfinding. Addresses
shall be posted on each structure and where otherwise needed to aid in wayfinding. Code language
provided below. - IFC 505.1: New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is plainly legible, visible
from the street or road fronting the property, and posted with a minimum of eight-inch numerals on a
contrasting background. Where access is by means of a private road and the building cannot be
viewed from the public way, a monument, pole or other sign or means shall be used to identify the
structure and best route.
Please show any proposed directional monument/pole sign locations on site plan.
Response: Addresses will be posted on each building and will be visible from the street.
Wayfinding signs are not proposed at this time.
Comment Number: 2 Comment Originated: 01/26/2022
01/26/2022: FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on future
plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate
directional arrows required on all signs. Posting of additional fire lane signage may be determined at
time of fire inspection.
Response: Additional signs added. Pavement markings provided on parking lots where signs
are not feasible.
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Comment Number: 1 Comment Originated: 01/21/2022
01/21/2022: 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.
Important: Fort Collins will be adopting the new 2021 Building Codes in March 2022.
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
multi-family structure.
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
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 Development Review Coordinator to schedule this meeting.
Thank you for the information.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 8 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
Please revise the sub-title as marked. See redlines.
Response: Sheet has been updated.
Comment Number: 9 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
Some of the sheet numbers in the sheet index do not match the noted sheets. See redlines.
Response: Sheet numbering updated
Comment Number: 10 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
Please revise the Basis Of Bearings statement as marked. See redlines.
Response: Sheet has been updated.
Comment Number: 11 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
Please provide the following information for the Benchmark Statement in the
EXACT format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS
DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION
SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF
FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’.
Response: Sheet has been updated.
Comment Number: 12 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
Response: Sheet has been updated.
Comment Number: 13 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
There are some sheet title & sheet number issues. See redlines.
Response: Sheet has been updated.
Comment Number: 14 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
There are spelling issues. See redlines.
Response: Sheet has been updated.
Comment Number: 15 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
There are text over text issues. See redlines.
Response: Sheet has been updated.
Comment Number: 16 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
There are missing sheet number references. See redlines.
Response: Sheet has been updated.
Comment Number: 17 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
There is text that needs to be masked. Mask all text in hatched areas. See redlines.
Response: Sheet has been updated.
Comment Number: 18 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
There is a blank portion of the plan section on sheet C810. See redlines.
Response: Sheet has been updated.
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Comment Number: 19 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
There are cut off text issues. See redlines.
Response: Sheet has been updated.
Topic: Landscape Plans
Comment Number: 6 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
There are text over text issues. See redlines.
Response: These issues have been addressed.
Topic: Lighting Plan
Comment Number: 7 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
There is text that needs to be masked. Mask all text in hatched areas. See redlines.
Response: Text has been moved off of the hatched area in the lighting detail.
Topic: Plat
Comment Number: 1 Comment Originated: 01/25/2022
01/25/2022: 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. If you have any specific questions about the redlines, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
Response: Plat has been updated.
Topic: Site Plan
Comment Number: 2 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
Please revise the legal description as marked. See redlines.
Response: The legal description has been updated on the cover sheet.
Comment Number: 3 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
Some of the sheet titles & sheet numbers in the sheet index do not match the noted sheets. See
redlines.
Response: The sheet index titles and numbers on the cover sheet have been updated to match
the sheets.
Comment Number: 4 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
There are sheet references that do not match the plan set sheet numbering. See redlines.
Response: The sheet references have been updated on the cover sheet and site plan.
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Comment Number: 5 Comment Originated: 01/26/2022
01/26/2022: FOR FINAL APPROVAL:
There are text over text issues. See redlines.
Response: These issues have been addressed on the site plan.