HomeMy WebLinkAboutIMPALA MULTI-FAMILY - PDP220005 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS
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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
March 10, 2022
Klara Rossouw
Ripley Design Inc.
Fort Collins, CO
RE: Impala Multi-Family, PDR220002, Round Number
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Impala Multi-Family. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Brandy Bethurem Harras via phone at 970 -416-2744 or
via email at bbethuremharras@fcgov.com.
Responses provided for PDP:
Housing Catalyst Response:
Ripley Design Response:
Northern Engineering Response:
Studio Architecture Response:
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
Topic: General
Comment Number: 1
03/01/2022: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Please include me in all email
correspondence with other reviewers and keep me informed of any phone
conversations. Thank you!
Ripley Design Response: Thank you Brandy.
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Comment Number: 2
03/11/2022: TYPE 2 REVIEW - UPDATED:
Neighborhood Meeting has been scheduled for Thursday March 24, 2022.
Ripley Design Response: Thank you Brandy. A short summary of the neighborhood meeting has been provided with the project
narrative.
03/01/2022: TYPE 2 REVIEW:
The proposed development project is subject to a Type 2 Review. The decision
makers for your project will be the Planning & Zoning Commission at a public
hearing. For the hearing, we will formally notify surrounding property owners
within 800 – 1,000 feet (excluding public right-of-way and publicly owned open
space). Staff will need to agree the project is ready for Hearing approximately
4-6 weeks prior to the hearing. I have attached the P&Z schedule, which has key
dates leading up to the hearing.
A neighborhood meeting is required at least 10 days prior to formal submittal of
your development review application. For the neighborhood meeting, we will
formally invite surrounding neighbors to attend the meeting. Neighborhood
meetings offer an informal way to get feedback from surrounding neighbors,
identify any potential concerns prior to the formal hearing, and are an
opportunity for you to share your development proposal. The City’s
Development Review Liaison will facilitate the meeting.
As your Development Review Coordinator, I will assist w ith preparing the
mailing and coordinating the meeting date with your team. Please reach out to
me when you are ready to schedule this meeting. Allow 4-8 weeks prior to the
desired meeting date to accommodate scheduling and notice requirements.
Ripley Design Response: Understood, thank you.
Comment Number: 3
03/01/2022: INFORMATION:
I will provide you a roadmap specific to your development review project,
helping to identify each step of the process. For more detailed process
information, see the Development Review Guide at www.fcgov.com/drg. This
online guide features a color coded flowchart with comprehensive, easy to read
information on each step in the process. This guide includes links to just about
every resource you need during development review.
Ripley Design Response: Thank you, roadmap was received.
Comment Number: 4
03/01/2022: SUBMITTAL:
I will provide a Project Submittal Checklist to assist in your submittal
preparation. Please use the checklist in conjunction with this comment letter and
the Submittal Requirements located at:
http://www.fcgov.com/developmentreview/applications.php.
If you have questions regarding items in the checklist, or the applicability of an
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item to your project, please reach out to me.
Ripley Design Response: Thank you for providing the checklist.
Comment Number: 5
03/01/2022: SUBMITTAL:
As part of your submittal, you will respond to the comments provided in this
letter. The final 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. Please avoid responses like
noted or acknowledged.
Provide reference to specific project plans, pages, reports, or explanations of
why comments have not been addressed when applicable.
Ripley Design Response: Detailed comment responses are provided within this document.
Comment Number: 6
03/01/2022: SUBMITTAL:
Please follow the Electronic Submittal Requirements and File Naming
Standards found at https://www.fcgov.com/developmentreview/files/electronic
submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888.
File names should begin with the file type, followed by the project information, and round number.
Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf
File type acronyms maybe appropriate to avoid extremely long file names.
Example: TIS for Traffic Impact Study, ECS for Ecological Characterization
Study. Reach out to me if you would like a list of suggested names.
*Please disregard any references to paper copies, flash drives, or CDs.
***All plans should be saved as optimized/flattened PDFs to reduce file size and
remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the
PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting
and remove this feature, type "EPDFSHX" in the command line and enter "0".
Read this article at Autodesk.com for more tips on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
Ripley Design Response: We will follow the above format for the submittal.
Northern Engineering Response: Acknowledged
Comment Number: 7
03/01/2022: FEES:
The request will be subject to the Development Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees.php.
I will provide estimated fees, which are due at time of project submittal for
formal review. This is an estimate of the initial fees to begin the development
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review process based on your Conceptual Review Application. As noted in the
comments, there are additional fees required by other departments, and
additional fees at the time of building permit. The City of Fort Collins fee
schedule is subject to change – please confirm these estimates before
submitting. If you have any questions about fees, please reach out to me.
Ripley Design Response: Understood, thank you Brandy.
Housing Catalyst Response: Acknowledged.
Comment Number: 8
03/01/2022: PAYMENT:
Payments can be made by check or credit card.
If paying by check, make payable to City of Fort Collins. This is accepted at the
Development Review Center, 281 N College Ave, Fort Collins, CO 80524 by
mail or can be placed in the blue drop box located at the west side of the
building. Please mark it to my attention and reference the project it is associated with.
If paying by credit card, I can process the payment over the phone with you.
Credit card payments include a convenience fee of 2% + $0.25 added to all
payments under $2,500.00, and 2.75% added to all payments over $2,500.00.
Housing Catalyst Response: Acknowledged. Check was dropped off on 4/8/22.
Comment Number: 9
03/01/2022: SUBMITTAL:
Submittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. Upon initial submittal, your project will be
subject to a completeness review. Staff has until noon that Friday to determine if
the project contains all required checklist items and is sufficient for a round of
review. If complete, a formal Letter of Acceptance will be emailed to you and the
project would be officially routed with its initial round of review, followed by a formal meeting.
As you are preparing to submit your formal plans, please notify me with an
anticipated submittal date. Applications and plans are submitted electronically
to me by email or secured file sharing applications.
Pre-submittal- meetings can be beneficial to ensure you have everything for a
complete submittal. Please reach out and I will assist in those arrangements.
Ripley Design Response: We are planning on submitting PDP #1 on 4-13-2022 before noon. Thank you.
Comment Number: 10
03/11/2022: POSTED NOTICE - UPDATED:
Development Review sign should be posted as of 03/10/2022 to notify nearby
residents of the upcoming Neighborhood Meeting. The sign is located on the Mulberry frontage.
Ripley Design Response: Thank you.
03/01/2022: POSTED NOTICE:
Upon the scheduling of a Neighborhood Meeting, or initial review of the formal
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Development Review Application, a Development Review sign will be posted
on the property. This sign will be posted through the final decision and appeal
process. A request for the removal of signs will be made by the Development
Review Coordinators at the appropriate time.
Ripley Design Response: Understood, thank you.
Comment Number: 11
03/01/2022: UPDATED:
As an affordable housing project, this project will have an expedited review- one
week will be removed from the standard routing.
Ripley Design Response: Understood, we will anticipate that for our internal scheduling.
03/01/2022: 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 timeliness of our reviews. We recognize that development
and construction play a critical role in our community’s vibrancy and economic
recovery, and we have been exploring options for mitigating impacts to our
customers. As a result, we will be making some temporary service changes.
Beginning Monday May 10, 2021, one additional week of review ti me will be
added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks).
Ripley Design Response: Understood, thank you.
Comment Number: 12
03/01/2022: LAPSE:
Once your project has been formally reviewed by the City and you have received
comments, please resubmit within 180 days, approximately 6 months, to avoid
the expiration of your project (LUC 2.211 Lapse, Rounds of Review).
Ripley Design Response: Understood, thank you.
Department: Planning Services
Contact: Jenny Axmacher, , jaxmacher@fcgov.com
Topic: General
Comment Number: 1
03/08/2022: MULTI FAMILY DWELLING STANDARDS:
Multifamily buildings in LMN are subject to compliance with 4.5 (E) (4). Below is
a summary of the standards that will apply for the multi-family/single-family
attached dwellings for the development.
(a)Maximum Number. The maximum number of dwelling units shall be 12. Two
of the three multi-family dwellings are not compliant with this standard. Therefore
a formal modification will be needed if you move forward with the current proposal.
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Ripley Design Response: A formal modification request for LUC 4.5(E)(4)(a) has been provided as part of the PDP submittal. The
applicant is requesting a modification to the number of units for the two walk up buildings on 306 Impala for 16 and 30 units per
building.
(b)Orientation and Setbacks. Minimum setbacks from the property line of
abutting property containing single and two family dwellings is 25 feet. Please
verify that the multi-family building closest to Mulberry is compliant with this standard.
Ripley Design Response: Setbacks have been accommodated and are in compliance with the building along Mulberry is in excess
of 25’ setback from the property line adjacent to the single-family to the east.
(c)Variation Among Repeated Buildings. For any development containing at
least 5 but not more than 7 buildings, there has to be 2 distinctly different
building designs and for any development there cannot be more than 2 similar
buildings placed next to each other along a street or major walkway spine.
Distinctly different building designs must provide significant variation in footprint
size and shape, architectural elevations and entrance features, within a
coordinated overall theme of roof forms, massing proportions and other
characteristics. To meet this standard, variation shall not consist solely of
different combinations of the same building features.
Studio Architecture Response: Of the five buildings proposed on the 306 Impala property, there are four distinctly different building
designs. The townhome building design is replicated twice, which complies with the requirement since there are no more than two
similar buildings placed next to each other. Each distinct building design has a unique footprint, and the elevations are all unique.
The roof forms, architectural details, building and window proportions are all similar between the building designs which pro vides a
coordinated theme throughout the different building designs.
(d)Building Height. The maximum height of a multi family building is 3 stories.
Buildings with a setback of less than 50 feet facing a street or single or two
family dwellings must minimize the impact on the adjacent single or two family
dwelling property by reducing the number of stories and terracing the roof lines
over the occupied space.
Studio Architecture Response: Five of the size proposed buildings are one- and two- stories. There is only one building that
reaches the maximum of three stories, and it is located on the site furthest away from the existing surrounding neighborhood, far in
excess of 50 feet away. The two-story townhome buildings that face Impala Circle both step down in mas sing at the east sides to
one-story. The 6-plex building along Mulberry also steps from two-stories down to one-story to be sensitive to the adjacent
neighborhood.
(e)Entrances. Entrances shall be clearly identifiable and visible from the streets
and public areas by incorporating use of architectural elements and landscaping.
Ripley Design Response: A more detailed landscape plan will be provided at final that complement the architectural elements a nd
clearly delineates the building entrances.
Studio Architecture Response: Both the shared entrances to each walk-up building and the individual entrances to each townhouse
unit are marked with one or more of the following architectural elements that make them visible from adjacent streets and pub lic
areas: columns, a unique roof shape, an accent color for the entry door, and a light fixture.
(f)Roofs. Roof lines can be either sloped, flat or curved, but must include at least
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2 of the following elements: 1. The primary roof line shall be articulated through
a variation or terracing in height, detailing and/or change in massing.2.
Secondary roofs shall transition over entrances, porches, garages, dormers,
towers or other architectural projections.3. Offsets in roof planes shall be a
minimum of 2 feet in the vertical plane.4. Termination at the top of flat roof
parapets shall be articulated by design details and/or changes in materials and
color.5. Rooftop equipment shall be hidden from view by incorporating
equipment screens of compatible design and materials.
Studio Architecture Response: All of the roofs on the project are sloped to coordinate with the sloped roofs in the adjacent
neighborhood. The primary roof on each building uses a variety of shapes, whether it be a gable, shed or hip. The primary roof line
is also interrupted with accent roofs and dormers in areas to add interest and visual articulation while still maintaining un interrupted
areas for future photovoltaics. Secondary roofs are used to accent entrances, porches, and other architectural features. In addition,
the lower roofs and upper primary roofs are offset more than 2 feet in the vertical plane.
(g)Facades and Walls. Each multi family dwelling shall be articulated with
projections, recesses, covered doorways, balconies, covered box or bay
windows and/or other similar features, dividing large facades and walls into
human scaled proportions similar to the adjacent single or two family dwellings,
and shall not have repetitive, monotonous undifferentiated wall planes. Building
facades shall be articulated with horizontal and/or vertical elements that break
up blank walls of 40 feet or longer. Facade articulation can be accomplished by
offsetting the floor plan, recessing or projection of design elements, change in
materials and/or change in contrasting colors. Projections shall fall within setback requir ements.
Studio Architecture Response: Each proposed building uses projections, recesses, covered doorways, balconies/porches, and
changes in exterior material and color so that each façade has a high level of articulation and interest, and no façade is
undifferentiated for 40 feet or longer. The size and scale of the projections, window openings, and roof forms have been desi gned
to be similar to the adjacent existing neighborhoods.
(h)Colors and Materials. Colors of non masonry materials shall be vari ed from
structure to structure to differentiate between buildings and provide variety and
individuality. Colors and materials shall be integrated to visually reduce the
scale of the buildings by contrasting trim, by contrasting shades or by
distinguishing 1 section or architectural element from another. Bright colors, if
used, shall be reserved for accent and trim.
Studio Architecture Response: A number of coordinating colors are used on the proposed buildings to provide individuality to each
building while keeping a cohesive feel throughout the new community. Darker colors are typically used at the base, while lig hter
colors are typically used on the upper floors. This “grounds” each building and gives them a base, middle, and top, which reduces
the perceived scale of the buildings. Accent colors are used carefully, typically reserving them for the entry doors and Com munity
Center building.
(i)Maximum Floor Area. The maximum gross floor area for single-family
attached and multi-family dwellings in the LMN (excluding garages) is 14,000 square feet.
Studio Architecture Response: The Gross Floor Area of Building B (16 -plex) is ~18,000 s.f. and the GFA of Building C (30-plex) is
~32,200 s.f., both of which we are requesting a modification for.
Comment Number: 2
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03/08/2022: Confirm buildings, especially Walk -up A, meet 3.5.2 (D) (1) and (2).
Ripley Design Response: Both walk-ups on 306 Impala are in compliance. The building entry's are oriented towards the streets to
the extent feasible, and entrances are located within 200’ of the sidewalk along Impala Drive and the street -like private drive. The
street-like private drive is enhanced with additional tree islands with a 7’ sidewalk to enhance the pedestrian experience and safet y.
Comment Number: 3
03/08/2022: SPACE BETWEEN BUILDINGS & PARKING AREAS:
We want to make sure that the space behind the sidewalks between the back of
walk to the building is deep enough to accommodate and screen A/C
condensers and other equipment, as well as provide separation for the unit
patios (if patios are provided) from the parking, and space for tree stocking as
necessary. At least 10 12 feet of depth is recommended where trees are
required, and if less, an architectural or landscape screen may be needed.
Ripley Design Response: AC condenser units will be screened from public view with either a landscape or architectural screen. In
order to accommodate tree stocking requirements, additional parking islands have been included in the layout to enhance the
pedestrian experience, increase tree canopy, and provide additional opportunity for plantings adjacent to the buildings.
Comment Number: 4
03/08/2022: SPECIAL HEIGHT REVIEW:
Per LUC 3.5.1 – if the buildings are taller than 40 feet to the roof peak, special
height review criteria are triggered. See LUC 3.5.1(G).
Studio Architecture Response: Building C (30-plex) is the only building above 40 feet to the roof peak, which has been positioned in
the northeast corner of the property and set back from adjacent property lines to minimize adverse impacts on the distribution of
natural and artificial light on adjacent public and private property. See the shadow analysis provided as part of the PDP submittal for
more information. There will be no privacy impacts to adjacent residential properties since the building will look west into the
proposed development and east to an open activity field.
Comment Number: 5
03/08/2022: LANDSCAPING:
Your formal submittal will require a landscape plan that meets the requirements
of Land Use Code Section 3.2.1. Some of the important considerations when
developing your landscape plan include:
Providing street trees spaced at 30 40-foot intervals.
Parking lot screening, perimeter landscaping, and interior landscaping will be required.
Areas next to buildings with low visual interest should provide tree and shrub
plantings to screen these areas of low visual interest.
Note that with the exception of the street tree spacing requirements that you
may group plantings together and average out the tree spacing to meet these
requirements. All of these code standards can be found in section 3.2.1 of the Land Use Code.
Ripley Design Response: Proposed landscaping includes the above screening and spacing requirements per the LUC above. See
landscape plans for more detail.
Comment Number: 6
03/08/2022: GENERAL PARKING:
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Requirements for parking, bicycle parking, and general access/circulation are
located in Land Use Code Section 3.2.2. Please refer to this section when
finalizing your site plan. Specific things to consider in addition to the number
and dimensions of parking spaces required include: the location of accessible
parking spaces, the location of visitor parking, inclusion o f parking lot islands
and landscaping, bicycle and pedestrian safety and connectivity, and parking lot screening.
Ripley Design Response: Thank you for providing the code section for parking requirements. Table is provided on the overall s ite
plan.
Comment Number: 7
03/08/2022: MULTI FAMILY PARKING:
For future submittals please provide a parking breakdown based on the
bedrooms per unit so that staff can verify that the minimum parking
requirements are being satisfied. Minimum parking for multifamily would be
calculated based on LUC 3.2.2(K)(1)(a) ratios for bedrooms per unit/spaces required (see below).
• One or less 1.5
• Two 1.75
• Three 2.0
• Four and above 3.0
Ripley Design Response: A detailed parking breakdown is provided with this submittal. As currently proposed, the Impala
Renovation project is adequately parked for both 306 and 400 Impala.
Comment Number: 8
03/08/2022: ACCESS TO A PARK, CENTRAL FEATURE OR GATHERING PLACE:
At least 90 percent of the dwellings in this project must be located within ¼ mile
(1,320 feet) of a park, central feature, or gathering space.
It appears that the concept plan includes an amenity area, which may meet the
standard for some of the dwelling units provided it is at least 5,000 sf. When you
submit a formal application, please demonstrate compliance with this standard,
found in LUC Section 3.8.30. In addition, while not required staff encourages
you to look at incorporating additional amenity spaces, particularly adjacent to
the trail looping around the detention pond. Amenities such as tables, benches,
BBQ grills, pergolas, etc. could all be used to enhance the site and provide
pockets of community space beyond the larger shared space in the northern half of the development.
Ripley Design Response: The proposed amenity space is +/- 8,100 sf plus a proposed +/-2,200 sf clubhouse. The amenity space
will likely include bbq grills, seating areas, terraced landscape walls and an open lawn for recreational use and a playgroun d.
Comment Number: 9
03/08/2022: QUESTION/CLARIFICATION:
Is the attached community center intended to function as both a facility for
residents as well as community members living outside of the development?
Will it encapsulate any non-residential uses such as office space, childcare,
etc.? If so that structure would need to be designed in such a way that it is
compliant with the standards for Mixed Use/Commercial buildings found in LUC 3.5.3.
Housing Catalyst Response: The clubhouse is an accessory use to serve the residents of 306 and 400 Impala and will not be
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available to the general public. The clubhouse will have two work spaces for an on-site property manager and resident coordinator.
Comment Number: 10
03/09/2022: PLAT:
If the property is to be combined with a plat into one lot and improvements are
proposed for both project areas (the single family homes and the duplexes),
then the project density will be calculated based on the overall, single lot.
Northern Engineering Response: The property is being replatted into a single lot. The density calculations reflect the overal l
acerage.
Comment Number: 11
03/11/2022: PRIOR PUD:
LUC sec 2.2.11 (E) (7) allows for planning over the prior PUD with a new PDP,
so long as the boundary of the new PDP matches or exceeds the boundary of
the old PUD. It appears the new PDP will exceed the boundary of the PUD in
this case so that should be all that is necessary.
Ripley Design Response: Thank you for the clarification.
Department: Historic Preservation
Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com
Topic: General
Comment Number: 1
03/08/2022: HISTORIC SURVEY RESULTS
(official transmitted- 2240 W Mulberry results to applicant 3/8/2022):
2240 W Mulberry is Not Landmark Eligible.
2302 W Mulberry is Not Landmark Eligible.
Resources on Impala Circle are not fifty years of age y et and unlikely to be
Landmark eligible (no historic survey required). 2300 W Mulberry is a City -
Landmark and will need considered during project planning & resource treatment.
Studio Architecture Response: See project narrative for how the proposed new Mulberry multi-family building that is adjacent to
2300 W Mulberry complies with Section 3.4.7(E).
Comment Number: 2
03/08/2022: CODE REQUIREMENTS FOR HISTORIC RESOURCES ON
AND NEAR DEVELOPMENT SITE:
If any resources on the development site are identified as historic resources
through the survey and records review process, the project must include a rehabilitation and
adaptive reuse plan for those structures pursuant to Land Use Code Section 3.4.7(B),
to the maximum extent feasible, or satisfactorily meet the requirements for a
modification of standards following the requirements of Division 2.8 of the land use code.
If there are any currently designated historic resources on the State or National
Register of Historic Places that undergo a status change due to an updated
determination of eligibility through the above survey process, public monitoring
of the change in status will also involve sharing the new survey results with the
public at the next available Landmark Preservation Commission meeting.
Commented [GU1]: We need to replat as one property
for density purposes.
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If no structures or other features on the development site are historic resources
(based on the information provided by the surveyor), Historic Preservation
review of your proposed development would be limited to section 3.4.7(E),
which provides various standards regarding architectural compatibility with
abutting and nearby historic properties within 200 feet. The purpose of the
design compatibility standards is not to force derivative architecture, but rather
to establish a few points of commonality and create a fundamental harmony
between the old and the new. Those requirements are designed to create an
appropriate design relationship between new construction and nearby historic
resources. They cover building massing and design features and, for larger
developments, are applied only to the new construction that is closest to the
identified historic structures, i.e. the “historic influence area.” This is illustrated in 3.4.7(B)(2).
If an abutting property is a historic resource or there are historic resources on
the development site, the design compatibility requirements are typically met
relative to that property, even if there are other historic resources within the 200--foot boundary.
Ripley Design Response: Acknowledged. At this time the only i dentified historic resource is 2300 W Mulberry which is within the
area of adjacency. Architectural compatibility is taken into consideration in the design of the walk -up building along Mulberry. See
project narrative for how the proposed new Mulberry multi-family building that is adjacent to 2300 W Mulberry complies with Section
3.4.7(E).
Comment Number: 3
03/08/2022: PLAN OF PROTECTION:
A plan of protection for all nearby historic resources is required to be submitted
to Historic Preservation. This plan will need to detail the particular
considerations and protective measures that will be employed to prevent
short-term and long-term material damage and avoidable impact to identified
historic resources within the 200-foot area of adjacency from demolition, new
construction, and operational activities, as well as any additional requirements
for rehabilitation, long-term stabilization and interpretation of historic resources.
Ripley Design Response: The Grange Building exists 180’ feet to the west of the existing duplex along Mulberry and is separat ed by
a driveway and parking. Contruction access will be off of the existing driveway providing access to the duplex. No impacts to the
Grange property are anticipated. A Plan of Protection will be developed and submitted to Historic Preservation when construction
information is available.
Topic: Site Plan
Comment Number: 4
03/08/2022: With current plan concept, staff expects this will be an
administrative/staff review for Preservation and will not be referred to the
Historic Preservation Commission. Primary concern is long-term- protection of
City Landmark at 2300 W. Mulberry, the Ricketts Farmhouse. Setback of new
2-story- walk-up building on Mulberry should provide reasonable buffer between
the historic and new buildings. Design of 2-story walk-up on Mulberry needs to
meet 3.4.7 Table 1 requirements, specifically Column B (only 2 of the 6
compatibility standards need met, with 2300 W Mulberry, the Ricketts
Farmhouse, as the primary building to reference for those). Please contact staff
with questions; jbertolini@fcgov.com. Stormwater plan should ensure water
from hardscape does not flow into 2300 property.
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Ripley Design Response: Acknowldeged.
Studio Architecture Response: See project narrative for how the proposed new Mulberry multi -family building that is adjacent to
2300 W Mulberry complies with Section 3.4.7(E).
Northern Engineering Response: Hardscape does not drain onto 2300 property.
Department: Engineering Development Review
Contact: Tim Dinger, , tdinger@fcgov.com
Topic: General
Comment Number: 1
03/01/2022: W. Mulberry Street is classified as a 2-lane arterial street. A
15foot utility easement will be required adjacent to the -Right of- -Way (ROW).
Please note that no permanent structures can be constructed over an easement
or ROW. The existing sidewalk along Mulberry Street must be ADA compliant, if
it is not already. If sidewalk widening/relocation is required to become ADA
compliant, coordinate design with Engineering and Forestry so that the existing
trees are not adversely affected.
Northern Engineering Response: No permanent structures proposed in easement or ROW. Detached walk along Mulberry to bring
to current standards, and located to avoid existing trees.
Ripley Design Response: We will continue to coordinate alignment with forestry to make sure trees are not impacted.
Comment Number: 2
03/01/2022: S. Impala Drive is classified as a Residential Local Street, and the
frontage along this road will be required to be designed to the LCUASS Figure
7-9F. A 9-foot utility easement will be required adjacent to the Right-of-Way
(ROW). Please note that no permanent structures can be constructed over an easement or ROW.
Northern Engineering Response: Detached walk to conform to current standards, Public Access Easement provided behind ROW
for sidewalk, as discussed with staff.
Comment Number: 3
03/01/2022: Ensure that all proposed landscaping near the entrances to the
site (accesses from both W. Mulberry and S. Impala Dr.) does not block site
distances for vehicles leaving the site.
Ripley Design Response: There will be no proposed landscaping elements within the site distance triangles that will block the view
for vehicles leaving the site.
Comment Number: 4
03/01/2022: Any modifications made to the existing site acces ses must be
designed to LCUASS standards.
Northern Engineering Response: Acknowledged
Comment Number: 5
03/01/2022: Provide bicycle parking per the City of Fort Collins Land Use
Code (LUC). Section 3.2.2(C)(4) defines the required number of bicycle
parking spaces as well as the percentage required to be enclosed, fixed, etc.
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Ripley Design Response: Bicycle parking has been provided on site to meet the requirements of the LUC. We are providing 68
enclosed bike parking in the walk-up buildings and townhomes and 45 fixed bike parking spaces
Comment Number: 6
03/01/2022: INFORMATION:
Larimer County Road Impact Fees and Transportation Capital Expansion Fees
are due prior to issuance of building permit. For more information, please visit
https://www.fcgov.com/engineering/tcef.php.
Housing Catalyst Response: Acknowledged
Comment Number: 7
03/01/2022: INFORMATION:
Any damaged curb, gutter and sidewalk existing prior to construction, as well as
streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to
construction of this project, shall be replaced or restored to City of Fort Collins
standards at the Developer's expense prior to the acceptance of completed
improvements and/or prior to the issuance of the first Certificate of Occupancy.
Housing Catalyst Response: Acknowledged
Comment Number: 8
03/01/2022: INFORMATION:
All public sidewalk, driveways and ramps, existing or proposed, adjacent or
within the site, need to meet ADA standards. If they currently do not, they will
need to be reconstructed so that they do meet current ADA standards as a part of this project.
Northern Engineering Response: Acknowledged
Comment Number: 9
03/01/2022: INFORMATION:
Any public improvements must be designed and built-in accordance with the
Larimer County Urban Area Street Standards (LCUASS). They are available
online at: https://www.larimer.org/urban-area-street-standards-2021
Northern Engineering Response: Acknowledged
Comment Number: 10
03/01/2022: INFORMATION:
This project is responsible for dedicating any right-of-way and easements that
are necessary or required by the City for this project (i.e. drainage, utility,
emergency access). This shall include the standard utility easements that are to
be provided behind the right-of-way (15 foot along an arterial, 8 foot along an
alley, and 9 foot along all other street classifications). Information on the
dedication process, as well as deed templates, can be found at:
http://www.fcgov.com/engineering/devrev.php
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Northern Engineering Response: Acknowledged, dedicating easements as necessary. The existing ROW along Impala Dr and
Mulberry are sufficient for Ultimate conditions.
Comment Number: 11
03/01/2022: INFORMATION:
Utility plans will be required, and a Development Agreement will be recorded once the project is finalized.
Northern Engineering Response: Acknowledged
Comment Number: 12
03/01/2022: INFORMATION:
A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Northern Engineering Response: Acknowledged
Comment Number: 13
03/01/2022: INFORMATION:
LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design.
Northern Engineering Response: Acknowledged
Comment Number: 14
03/01/2022: INFORMATION:
All fences, barriers, posts or other encroachments within the public right-of-way
are only permitted upon approval of an encroachment permit. Applications for
encroachment permits shall be made to the Engineering Department for review
and approval prior to installation. Encroachment items shall not be shown on the
site plan as they may not be approved, need to be modified or moved, or if the
permit is revoked then the site/ landscape plan is in non-compliance.
Northern Engineering Response: Acknowledged
Ripley Design Response: Acknowledged.
Comment Number: 15
03/01/2022: INFORMATION:
The development/site cannot use the right-of-way for any Low Impact
Development to treat the site’s storm runoff. We can look at the use of some
LID methods to treat street flows – the design standards for these are still in development.
Northern Engineering Response: Acknowledged
Comment Number: 16
03/01/2022: INFORMATION:
Doors are not allowed to open out into the right-of-way.
Studio Architecture Response: Doors have been located so they do not open into the right-of-way.
Comment Number: 17
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03/01/2022: INFORMATION:
Bike parking required for the project cannot be placed within the right-of-way
and if placed just behind the right-of-way need to be placed so that when bikes
are parked, they do not extend into the right-of-way.
Ripley Design Response: Surface mounted bike parking pads have been placed outside of the ROW .
Comment Number: 18
03/01/2022: INFORMATION:
Regarding construction of this site, the public right-of-way shall not be used for
staging or storage of materials or equipment associated with the Development,
nor shall it be used for parking by any contractors, subcontractors, or other
personnel working for or hired by the Developer to construct the Development.
The Developer will need to find a location(s) on private property to
accommodate any necessary staging and/or parking needs associated with the
completion of the Development. Information on the location(s) of these areas
will be required to be provided to the City as a part of the Development Construction Permit application.
Northern Engineering Response: Acknowledged
Comment Number: 19
03/08/2022: If Impala Circle is to be vacated, submit all appropriate
documentation for vacating a right-of-way to the City.
All utilities must be located within a utility easement.
Northern Engineering Response: Acknowledged, there are ongoing discussion as to if Impala Circle is actual ROW. If it’s
determined that it is, we will provide a Legal Desc/Exh for it’s vacation.
Comment Number: 20
03/09/2022: During the meeting on 3/9/2022, Ripley Designs brought up that
Impala Drive is not centered in the right-of-way (ROW), and it may cause the
sidewalk to be constructed straddling the ROW. The City would prefer that the
sidewalk be constructed within the ROW. If it is not feasible to have the sidewalk
constructed entirely within the ROW, additional access easement can be
dedicated for the sidewalk that cannot fit within the ROW. The City will consider
the sidewalk location and additional easement requirements during official plan
submittal, since this stage is too preliminary to give definitive approval.
Ripley Design Response: Sidewalk alignment along Impala Drive is to remain parallel with the existing curb. This allows for
adequate soil volumes to plant street trees along Impala Drive.
Northern Engineering Response: Public Access Easement being provided behind ROW for sidewalk outside of ROW, as discussed
with City staff.
Department: Traffic Operation
Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com
Topic: General
Comment Number: 1
03/07/2022: A Traffic Impact Study (TIS)will be required with the submittal of
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this project. Refer to Larimer County Urban Area Street Standards (LCUASS)
Chapter 4 for TIS standards and scoping meeting details. Please send a
completed TIS base assumptions form to me, along with the other required
information and documents, prior to beginning the TIS preparation.
Ripley Design Response: A TIS is submitted a long with this proposal along with approved scope from Spencer.
Comment Number: 2
03/07/2022: The City may not allow the proposed vehicular access from the
existing Hill Crest 2nd Subdivision south to Mulberry. This would be introducing
significantly more traffic to an uncontrolled access that has to cross a protected
bike lane and has a very large tree within the sight line to the west. We would
like to see the connection remain a bike/ped connection and depending on
PFA requirements, an emergency access drive.
Ripley Design Response: The site is proposing to re-align and expand the existing 5’ concrete pedestrian connection to a 12’ wide
bike and pedestrian ONLY access path. No vehicular access is proposed.
Comment Number: 3
03/07/2022: Is there a possibility of getting parking along the south side of
Impala Cir. adjacent to 408 S. Impala Dr.? There is some concern with the
project providing enough parking to avoid overflow parking into surrounding areas.
Ripley Design Response: We have included 8 on-street parking stalls along the south side of Impala Cir and is included in the on-
site parking calculations. The parking count tables can be seen on sheet L100.
Comment Number: 4
03/07/2022: Work with Engineering on any required roadway improvements
and ROW/esmt dedication for public roadway frontage of Impala Dr./Cir. and
Mulberry. I think a meeting with FC Moves, Engineering and Traffic Ops to
discuss the requirements of the Low Stress Bike Network adjacent to the site.
This section is currently a gap in the network and will need to be updated per
standards. Please work with Brandy Bethurem Harras- to schedule a meeting.
Northern Engineering Response: Sidewalk improvements only on Impala and Mulberry. Meeting was held with FC Moves - further
direction will be provided once submittal is reviewed. Please note, there were recent ped/bike improvements along Impala Dr
performed by the City.
Ripley Design Response: Impala Drive is identified as a ‘Neighborhood Greenway’ – recent improvements already in place include
a protected bike lane provided along Impala Drive just south of the project site, and ‘sharrows’ on both the north- and southbound
lanes in front of 306 Impala.
Comment Number: 5
03/09/2022: On-street- parking is currently restricted along Impala Cir. adjacent
to the existing school property. Please work with the school district to ensure
that their parking and access needs for the athletic fields are preserved.
Ripley Design Response: Acknowledged.
Housing Catalyst Response: Acknowledged.
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Comment Number: 6
03/09/2022: The City can provide details for the proposed enhanced
pedestrian crossing of Impala Cir. for FDP. We have been recommending the
same design as was used for the pedestrian crossing at the Willow St. and
Pine St. intersection.
Ripley Design Response: Thank you, that will be helpful moving forward.
Northern Engineering Response: Acknowledged, please forward when possible and we will incorporate during Final.
Department: Stormwater Floodplain
Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com
Topic: Floodplain
Comment Number: 1
03/08/2022: INFORMATION:
A portion of this property is currently located in the City -regulated, 100-year
Canal Importation floodplain and must comply with the safety regulations of
Chapter 10 of City Municipal Code. A Flood Risk map is attached.
Northern Engineering Response: Acknowledged
Comment Number: 2
03/08/2022: INFORMATION:
Any construction activities in the floodplain (e.g. grading, fill, structures, sidewalk
or curb & gutter installation/replacement, parking, utility work, landscaping, etc.)
must be preceded by an approved floodplain use permit, the appropriate permit
application fees, and approved plans. If any portion of a structure touches the
floodplain, then the entire structure is considered to be in the floodplain and
must meet Chapter 10 of City Municipal Code.
Northern Engineering Response: Acknowledged
Comment Number: 3
03/08/2022: INFORMATION:
Please note that in the City of Fort Collins construction of residential structures
is allowed in the Canal Importation 100-year floodplain, as long as the lowest
finished floor of the building, and all duct work, heating, ventilation, electrical
systems, etc. are elevated 18-inches above the Base Flood Elevation (BFE).
This elevation is known as the Regulatory Flood Protection Elevation (RFPE).
RFPE = BFE + 18-inches. No basements are allowed in the 100-year
floodplain. An approved FEMA Elevation Certificate, completed by a licensed
surveyor or civil engineer and showing that the addition is constructed to the
required elevation, is required prior to a Certificate of Occupancy (CO) being issued.
Northern Engineering Response: Acknowledged, we are not proposing any structures within the floodplain but have elevated the
building along Mulberry above the RFPE as a precaution.
Comment Number: 4
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03/08/2022: INFORMATION:
Critical facilities as defined in Chapter 10 of City Code, are prohibited in the
100-year floodplain. Critical facilities include essential services facilities,
hazardous materials facilities, at-risk population facilities, and government
services facilities.
Ripley Design Response: Comment acknowledged.
Comment Number: 5
03/08/2022: Development review checklists for floodplain requirements can be
obtained at https://www.fcgov.com/utilities/img/site_specific/uploads/fp -checklist100-2018-
update.pdf1522697905 -
. Please utilize these documents when preparing your plans for submittal.
Northern Engineering Response: Acknowledged
Comment Number: 6
03/08/2022: Please show the boundaries of the floodplain and floodway on site
drawings as applicable. Contact Ted Bender of Stormwater Master Planning at
tbender@fcgov.com for floodplain CAD line work.
Ripley Design Response: We have added floodplain line work to the Site and Landscape plan sheets and legends. Floodplain
boundaries also labelled on plan.
Northern Engineering Response: Added floodplain information to plans.
Department: Erosion Control
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1
03/07/2022: INFORMATION:
This project is located within the City's MS4 boundaries and is subject to the
erosion control requirements located in the Stormwater Design Criteria,
Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion
Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or
meets one of the other triggering criteria (sensitive area, steep slopes, or larger
common development) that would require Erosion and Sediment Control Materials to be submitted.
Based upon the area of disturbance or this project is part of a larger common
development, State permits for stormwater will be required since the site is over
an acre and should be pulled before Construction Activities begin.
Northern Engineering Response: Acknowledged, we will provide as plan progresses and becomes more defined.
Comment Number: 2
03/07/2022: FOR FINAL PLAN:
• Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3)
• Please ensure that the Erosion Control Plans provided include a individual sequence sheets in
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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)
• Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion
Control Plans to meet City Criteria. (FCDCM Ch 2 Section 6.1.5)
• Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4)
Northern Engineering Response: Acknowledged, to be provided by Final.
Comment Number: 3
03/07/2022: FOR FINAL PLAN:
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 86 lots, 7.19 acres of disturbance, 2 years from demo through build
out of construction and an additional 3 years till full vegetative stabilization due
to seeding. Which results in an Erosion Control Fee estimate of $4246.31.
We could not make any assumptions at this time for the number of LID and
WQ features, each porous pavers will be $365.00, each bioretention/level
spreaders $315.00, each extended detention basins $250.00, and each
underground treatment will be $415.00. Stormwater LID/WQ Inspections to be $TBD.
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.
Please respond to this comment with any changes to these assumed estimates and why,
so that we may have a final fee estimate ready for this project.
The fee will need to be provided at the time of erosion control escrow.
Northern Engineering Response: Acknowledged
Housing Catalyst Response: Acknowledged.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1
03/07/2022: Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Canal
Importation Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM).
The stormwater criteria manual is available on our website here:
https://www.fcgov.com/utility -development
Northern Engineering Response: Acknowledged, drainage conformance discussed with Staff prior to submittal.
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Comment Number: 2
03/07/2022: Documentation requirements (site specific comment):
A drainage report and construction plans are required and must be prepared by
a Professional Engineer registered in the State of Colorado. The drainage
report must address the four-step process for selecting structural BMPs.
Northern Engineering Response: Acknowledged, provided with submittal.
Comment Number: 3
03/07/2022: Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be the existing storm
sewer outfall into Mulberry Street.
Northern Engineering Response: Acknowledged, we intend on utilizing the same existing outfall.
Comment Number: 4
03/07/2022: Detention requirements (site specific comment):
Onsite detention is required for the runoff volume difference between the
100-year developed inflow rate and the 2-year historic release rate. Please
coordinate with City Stormwater Staff on specifics with the existing detention
ponds from the previous development and with ultimate detention requirements
for this new development.
Please note that the City has landscaping requirements for stormwater
detention ponds. These requirements can be found in the Fort Collins
Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B
(Landscape Design Standards and Guidelines for Stormwater and Detention Facilities).
Northern Engineering Response: Coordinated with staff on detention approach prior to the submittal.
Ripley Design Response: Thank you for providing the Stormwater Detention Pond landscape requirements. Further details includi ng
seeding, grading, and tree layouts are provided with this submittal.
Comment Number: 5
03/07/2022: Water Quality and Low Impact Development requirements (standard comment):
All new or modified impervious areas require stormwater quality treatment. In
addition, the City requires the use of Low Impact Development (LID) methods to
treat stormwater quality on all new or redeveloping property, including sites
required to be brought into compliance with the Land Use Code. There are two
(2) categories of LID requirements; the development will need to meet one of the two following options:
1.LID with Permeable Pavers: When using the permeable pavers option, 50%
of the new or modified impervious areas must be treated by LID methods. Of
the new or modified paved areas, 25% must be pervious.
2.LID without- Pavers: 75% of all new or modified impervious areas must be
treated by LID methods. This typically consists of a rain garden or bioretention
system, but other options are allowed.
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The remainder of the water quality treatment can be accomplished ‘standard’ or
LID water quality methods. Accepted methods are described in the Fort Collins
Stormwater Criteria Manual (FCSCM), Chapter 7:
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations/stormwater-criteria
Northern Engineering Response: Acknowledged, we are providing LID by means of rain garden for 306 Impala, which is >75% of
the new or modified impervious areas.
Comment Number: 6
03/07/2022: Imperviousness documentation (standard comment):
The existing and proposed impervious areas need to be documented in the
drainage report. Drainage requirements and development fees are based on
new impervious area. An exhibit showing the existing and proposed impervious
areas with a table summarizing the areas is required with the first project submittal.
Northern Engineering Response: Historic and developed rational calcs provided, and an exhibit demonstrating existing/proposed
impervious areas.
Comment Number: 7
03/07/2022: Detention drain times (standard comment):
Per Colorado Revised Statute §37-92-602 (8) that became effective August 5,
2015, criteria regarding detention drain time will apply to this project. As part of
the drainage design, the engineer will be required to show compliance with this
statute using a standard spreadsheet (available on request) that will need to be
included in the drainage report. Upon completion of the project, the engineer
will also be required to upload the approved spreadsheet onto the Statewide
Compliance Portal. This will apply to any volume based- stormwater storage,
including extended detention basins.
Northern Engineering Response: Acknowledged
Comment Number: 8
03/07/2022: Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project
is complete and the maintenance is handed over to an HOA or another
maintenance organization. Standard operating procedures (SOPs) for on-going
maintenance of all onsite drainage facilities will be included as part of the
Development Agreement. More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-development
Northern Engineering Response: Acknowledged
Comment Number: 9
03/07/2022: Fees (standard comment):
The 2022 city wide Stormwater development fee (PIF) is $10,109/acre
($0.23207/ sq. ft.) of new impervious area over 350 square feet. No fee is
charged for existing impervious area. This fee is to be paid at the time each
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building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees
or contact our Utility Fee and Rate Specialists at (970) 416-4252 or
UtilityFees@fcgov.com for questions on fees.
Monthly fees - http://www.fcgov.com/utilities/business/rates
Northern Engineering Response: Acknowledged
Housing Catalyst Response: Acknowledged.
Comment Number: 10
03/07/2022: Offsite Stormwater Flows (standard comment):
The development will need to accept and pass any existing offsite flows.
Northern Engineering Response: Acknowledged, there are offsite flows from the PSD and subdivision to the west of the 400 Impala,
both of which have previously been and are being accounted for in the drainage design.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1
03/07/2022: Existing Water Infrastructure (site specific comment):
There is an existing 16-inch water main in Impala Ln. and an existing 6-inch
water main in Impala Cir. with existing 3/4-inch water services each structure.
There is an existing 6-inch water main in the private drive at 400 Impala Drive.
Northern Engineering Response: Acknowledged, thank you
Comment Number: 2
03/07/2022: Existing Sewer Infrastructure (site specific comment):
There is an existing 8-inch sewer main in Impala Ln. and an existing 8-inch
sewer main in Impala Cir. with existing sewer services each structure. There is
an existing 8-inch sewer main in the private drive at 400 Impala Drive.
Northern Engineering Response: Acknowledged, thank you
Comment Number: 3
03/07/2022: Service abandonment (standard comment):
Any existing water and sewer services that are not planned to be reused with
this project will be required to be abandoned at the main.
Northern Engineering Response: Acknowledged
Comment Number: 4
03/07/2022: Service sizing (standard comment):
The water service and meter for this project site will need to be sized based on
the AWWA M22 manual design procedure. A sizing justification letter that
includes demand calculations for maximum flows and estimated continuous
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flows will need to be provided as a part of the final submittal package for this project.
Northern Engineering Response: Acknowledged, will be provided at Final once building plans progress.
Comment Number: 5
03/07/2022: Sewer discharge (standard comment):
Please note that all City of Fort Collins Utility Customers are subject to City
Code requirements for wastewater. These requirements include Section
26-306 Wastewater Discharge Permit Requirements and Section 26-332
Prohibitive Discharge Standards. A permit may be required depending on
activities on the site; however, discharge standards apply to every customer,
both large and small, regardless of what activities take place on the site.
Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or
(970) 221-6900, to discuss these requirements and how they apply to this development.
Northern Engineering Response: Acknowledged
Comment Number: 6
03/07/2022: Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply.
Information on these requirements can be found at: http://www.fcgov.com/standards
Ripley Design Response: Thank you for providing this resource.
Comment Number: 7
03/07/2022: Notice of Changes to Domestic Water Fees and Irrigation Service
Requirements (standard comment):
On Oct. 5, 2021 Council adopted changes to Fort Collins Utilities Water Supply
Requirements and Plant Investment Fees. In general developments that use
more water may pay more and developments that use less water may pay less.
The City will also require a separate irrigation tap for all multi-family and
commercial developments that use more than 30,000 gallons of water a year.
These changes are to be implemented 1/1/2022; specific information can be
found at www.fcgov.com/wsr-update.
Ripley Design Response: Acknowledged.
Comment Number: 8
03/07/2022: Landscape Plan and Hydrozone Table.
For final plan, the Landscape Plan will need to include a hydrozone table for
outdoor irrigation that is broken out per tap. This is used to document the
outdoor water budget and determine water allotment requirements. For more
information, please see this webpage: www.fcgov.com/wsr-update
Ripley Design Response: Understood and will include a Hydrozone table at final.
Comment Number: 9
03/07/2022: Fees (standard comment):
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New or upgraded water and sewer services will require development and water
supply requirement (WSR) fees, these are paid at building permit. Please
contact our Utility Fee and Rate Specialists at (970) 416 -4252 or
UtilityFees@fcgov.com for more information or questions. Information on fees
can also be found at: www.fcgov.com/development-fees
Housing Catalyst Response: Acknowledged.
Comment Number: 10
03/07/2022: One building per service (standard comment):
Separate water and sewer services, connecting to the City main, will be
required to service each building.
Northern Engineering Response: Acknowledged
Comment Number: 11
03/07/2022: Private drives and utility separation (standard comment):
Buildings being served from private drives can be problematic meeting utility
spacing requirements. When finalizing a site layout please consider utility
spacing requirements - including the need for utility boxes, water meters,
electric vaults, etc. on the site. Utilities may include water, sewer, electric, gas,
Northern Engineering Response: Acknowledged, we will start adding this information into the plan as it becomes available or m ore
clear.
and communication.
Comment Number: 12
03/07/2022: Utility Separations (standard comment):
Based on the proposed site plan and the available space, utility services and
required separations may be problematic on this site. For your reference,
minimum water and sewer service separations are:
> 10-ft min. between water and sewer services.
> 6-ft min. between trees and water or sewer services.
> 4-ft min. between shrubs and water or sewer services.
> 10-ft min. between storm-drain pipes and other utilities.
> Service lines of the same type may be joint trenched with 3 -ft of separation
Other utilities, such as gas, electric, and communications will also have spacing
requirements and will need space on the site. Last, please remember that there
may be service lines on the adjacent properties for which clearances also need to be maintained.
Ripley Design Response: Understood and we will propose a landscape plan to follow the above separation requirements.
Northern Engineering Response: Acknowledged
Department: Light And Power
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
Topic: General
Comment Number: 1
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03/08/2022: INFORMATION:
Light and Power has existing single phase facilities for the portion to the
northwest and single phase facilities for the section of existing duplexes.
Depending on the power requirements for the new "Walk-up C" building, system
modifications may be needed to get power to your site.
Northern Engineering Response: Acknowledged
Comment Number: 2
03/08/2022: INFORMATION:
Light and Power only owns, installs, and maintains single family detached
residential services. Therefore, all proposed buildings for your site will have
customer owned services, including the existing duplexes.
Northern Engineering Response: Acknowledged
Comment Number: 3
03/08/2022: PRIOR TO FINAL PLAN:
I understand gathering information for your power requirements for these
buildings is not typically done until later on in your process, but please reach out
to us with your power requirements as early as possible. Your power
requirements for this site will dictate how many transformers will be needed and
where. Transformer locations should be determined prior to FDP.
Northern Engineering Response: Acknowledged, we will provide the information as it becomes available.
Ripley Design Response: Transformer locations have been proposed and shown on the plans.
Comment Number: 4
03/08/2022: INFORMATION:
Light and Power would like to remind you that all of our facilities must have a ten
foot clearance away from all water, wastewater, and storm sewer facilities. We
also require a three-foot clearance away from all other utilities with the exception
of communication lines.
Northern Engineering Response: Acknowledged
Comment Number: 5
03/08/2022: INFORMATION:
As your project begins to move forward please contact Light and Power
Engineering to coordinate the streetlight, transformer and electric meter
locations, please show the locations on the utility plans.
Northern Engineering Response: Acknowledged, we will provide this information as it becomes available.
Comment Number: 6
03/08/2022: INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone
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service. Contact John Stark with Fort Collins Connexion at 970-207-7890 or
jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements.
Ripley Design Response: Thank you for providing his contact information and will discuss with Housing Catalyst.
Comment Number: 7
03/08/2022: INFORMATION:
Please provide a one line diagram and a C-1 form for each building to Light
and Power Engineering. The C-1 form can be found at:
https://www.fcgov.com/utilities/img/site_specific/uploads/c -1_form.pdf?159767 7310
Northern Engineering Response: Acknowledged, we will provide this as soon as possible.
Housing Catalyst Response: Acknowledged.
Comment Number: 8
03/08/2022: INFORMATION:
Electric Capacity Fee, Building Site charges and any system modification
charges necessary will apply to this development.
Housing Catalyst Response: Acknowledged.
Comment Number: 9
03/08/2022: INFORMATION:
Transformer locations shall be within 10' of a paved surface and must have a
minimum of an 8' clearance from the front side and a 3' clearance around the
sides and rear. (1000 kVA up to 2500 kVA requires 4' around the sides and rear.)
Northern Engineering Response: Acknowledged
Ripley Design Response: Transformer locations have been shown and are located within 10’ of a paved surface. The landscape wi ll
be designed to meet clearance requirements.
Comment Number: 10
03/08/2022: INFORMATION:
You may contact Austin Kreager, project engineering if you have questions.
(970) 224-6152. You may reference Light & Power’s Electric Service Standards at
http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar
ds_FINAL_18November2016_Amendment.pdf
You may reference our policies, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Northern Engineering Response: Acknowledged, thank you
Department: Park Planning
Contact: Kyle Lambrecht, 970-221-6566, klambrecht@fcgov.com
Topic: General
Comment Number: 1
03/08/2022: INFORMATION:
The Park Planning & Development Department is available to discuss these
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comments in more detail. Please contact Kyle Lambrecht, PE at 9704164340, klambrecht@fcgov.com.
Ripley Design Response: Thank you for providing this contact information should we have any questions or need clarity.
Comment Number: 2
03/08/2022: INFORMATION:
The City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails”
addresses compliance with the 2021 Parks and Recreation Master Plan
(“Master Plan”). The Master Plan indicates the general location of all parks and
regional recreational trails. Parcels adjacent to or including facilities indicated
in the Master Plan may be required to provide area for development of these
facilities. The Parks and Recreation Master Plan is available at
https://www.fcgov.com/parksandrecplan/.
Ripley Design Response: Acknowledged. Thank you.
Comment Number: 3
03/08/2022: INFORMATION:
The 2013 Paved Recreational Trail Master Plan (“Trail Master Plan”) was
adopted by City Council and provides conceptual locations and general trail
design guidelines for future regional recreational trails. The Trail Master Plan is
available at https://www.fcgov.com/parkplanning/plans-and-policies.
Ripley Design Response: Acknowledged. Thank you.
Comment Number: 4
03/08/2022: INFORMATION:
The Larimer County Urban Area Street Standards (“LCUASS”), Chapter 16
Pedestrian Facilities and Chapter 17 Bicycle Facilities provide additional
design guidelines for multiuse recreational trails.
Ripley Design Response: Thank you for providing this resource. Just an informal 3’ wide crusher fines to be maintained by
ownership has been provided. The intent is not for this to function as a multiuse recreational trail.
Comment Number: 5
03/08/2022: INFORMATION:
Grade separated crossings of arterial roadways and major collectors are
required (LCUASS Chapter 17.3) and provide safe trail connectivity. Additional
easement area for underpass/overpass approaches may be required in
locations of potential grade separated crossings for the trail.
Northern Engineering Response: Acknowledged, we are not aware of any grade separated crossings planned in the area.
Comment Number: 6
03/08/2022: INFORMATION:
Local street at grade intersections with a recreational trail are to be avoided.
When necessary, the location of a future recreational trail at-grade crossing
must be coordinated with both Park Planning and Development and Traffic Operations.
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Ripley Design Response: Acknowledged, we are not aware of a future recreational trail in the area that would need to be
coordinated as part of this development proposal.
Comment Number: 7
03/08/2022: INFORMATION:
The 2006 Northwest Subarea Plan, Chapter 4, presents conceptual alignments
for multi-purpose trails which not only connect neighborhoods within the plan
area but also provide connectivity to regionally significant trails. Please
reference this document as this development is located within the plan’s subarea.
Ripley Design Response: The Impala Redevelopment proposal does fall within the Northwest Subarea Plan. There are no plans for
a regional trail connection through this site. The closest access to the proposed Soldier Creek Trail is located to the north of the high
school.
Comment Number: 8
03/08/2022: Multi-purpose trails do not function as widened sidewalks adjacent
or within street rights-of-way. Please adjust the site plan to reflect that the
connections around the townhomes and Walk-Up buildings are sidewalks and
not trails. These sidewalks should be gray in color.
Ripley Design Response: We have provided pedestrian concrete sidewalks to the townhomes and Walkup buildings to connect
them to the adjacent public sidewalks. No trails are proposed to be used in lieu of sidewalks.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
Topic: General
Comment Number: 1
3/8/2022: INFORMATION FOR PDP:
Thank you for conducting the tree inventory prior to PDR submittal. Please
include the existing tree inventory and mitigation table on the landscape plans
for the first round of PDP. Inner and outer critical root zones shall be shown on
the proposed landscape plan so Forestry can review potential root impacts. All
trees shall be preserved and protected unless a significant burden to the project
prevents their preservation. Show trees to be removed with a X over the symbol.
Ripley Design Response: A tree mitigation plan and Existing Tree Feasibility Letter will be included with this submittal. We have also
included the inner and outer Critical Root zones to the proposed trees that are not to be removed in the Site and Landscape Plan
sheets.
Comment Number: 2
3/8/2022: INFORMATION FOR PDP:
Please provide a landscape plan that meets the Land Use Code 3.2.1
requirements. This should include the existing tree inventory, any proposed tree
removals with their locations clearly noted and any proposed tree plantings
(including species, size, quantity and method of transplant).
The plans should also include the following City of Fort Collins notes:
• General Landscape Notes
• Tree Protection Notes
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• Street Tree Permit Note, when applicable.
These notes are available from the City Planner or by following the link below
and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php
Ripley Design Response: The above notes have been included in t he Landscape Details sheets (L500-L501).
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
Ripley Design Response: The reduced minimums for required trees on affordable housing projects are included in the plant
schedule shown on the Landscape Plan sheets. Mitigation sizes and species are also clearly defined in the legend.
Comment Number: 3
3/8/2022: INFORMATION FOR PDP:
Please include locations of utilities on the landscape plan including but not
limited to water service/mains, sewer service/mains, gas, electric, streetlights,
and stop signs. Please adjust tree locations to provide for proper tree/utility separation.
• 10’ between trees and public water, sanitary, and storm sewer main lines
• 6’ between trees and water or sewer service lines
• 4’ between trees and gas lines
• 10’ between trees and electric vaults
• 40’ between canopy shade trees and streetlights
• 15’ between ornamental trees and streetlights
Ripley Design Response: Acknowledged, thank you.
Comment Number: 4
3/8/2022: INFORMATION FOR PDP:
If there are trees that create a significant burden to the project, please provide
an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review.
Proposals to remove significant existing trees must provide a justification letter
detailing the specific reason for each tree removal. This is required for all
development projects proposing significant tree removal regardless of the scale
of the project. The purpose of this letter is to provide a document of record with
the project’s approval and for the City to maintain a record of all proposed
significant tree removals and justifications. Existing significant trees within the
project’s Limits of Disturbance (LOD) and within natural area buffer zones shall
be preserved to the extent reasonably feasible. Streets, buildings and lot layouts
shall be designed to minimize the disturbance to significant existing trees.
(Extent reasonably feasible shall mean that, under the circumstances,
reasonable efforts have been undertaken to comply with the regulation, that the
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costs of compliance clearly outweigh the potential benefits to the public or would
unreasonably burden the proposed project, and reasonable steps have been
undertaken to minimize any potential harm or adverse impacts resulting from
noncompliance with the regulation.) Where it is not feasible to protect and retain
significant existing tree(s) or to transplant them to another on-site location, the
applicant shall replace such tree(s) according to City mitigation requirements.
Ripley Design Response: An Existing Tree Removal Feasibility Letter will be included in this submittal that refers to the Tr ee
Mitigation sheets provided in this submittal for proposed trees to be removed and reasoning why.
Comment Number: 5
3/8/2022: INFORMATION FOR PDP:
According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute
at least (50%) of all tree plantings.
Ripley Design Response: The landscape plan is proposing a total of 87 trees, 52 of which are canopy shade trees.
Comment Number: 6
3/8/2022: INFORMATION FOR PDP:
If the project is responsible for frontage improvements along Mulberry Road,
please preserve existing trees to the maximum extent possible.
Ripley Design Response: The project will include a detached sidewalk along Mulberry Road. It is aligned to go in-between the
existing trees. We will continue to coordinate with Forestry on the best way to minimize damage to those existing trees.
Comment Number: 7
3/8/2022: INFORMATION ONLY PDP:
If sidewalk widths are required to be widened in order to accommodate ADA
compliance, please coordinate any existing tree concerns with Forestry. Trees
in close proximity to widen sidewalks are able to be preserved if cut and fill
depths can be minimized, and roots carefully protected.
Ripley Design Response: Acknowledged.
Department: Environmental Planning
Contact: Kelly Smith, , ksmith@fcgov.com
Topic: General
Comment Number: 1
03/07/2022: The City of Fort Collins has many sustainability programs that may
benefit this project. Of particular interest may be:
1)Zero Waste Plan and the Waste Reduction and Recycling Assistance
Program (WRAP) provides communication materials and on-site assessments
to support recycling program. Also provides rebates for new compost
programs: http://fcgov.com/recycling/wrap.php, contact Waste Reduction and
Recycling Team at recycling@fcgov.com.
2)Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility
customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda
Gatzke at 970-416-2312 or rgatzke@fcgov.com
3)Integrated Design Assistance Program offers financial incentives and
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technical support for new construction and major renovation projects. Must apply
early in the design phase: http://fcgov.com/idap, contact David Suckling at 970 -
416-4251 or dsuckling@fcgov.com
Ripley Design Response: Acknowledged, thank you for providing these resources.
Comment Number: 2
03/07/2022: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires
that to the extent reasonably feasible, all plans be designed to incorporate water
conservation materials and techniques. This includes use of low-water-use
plants and grasses in landscaping or re-landscaping and reducing bluegrass
lawns as much as possible. Native plants and wildlife -friendly (ex: pollinators,
butterflies, songbirds) landscaping and maintenance are also encouraged.
Please refer to the Fort Collins Vegetation Database at
https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native
Plants document for guidance on native plants:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf.
Ripley Design Response: For this round of PDP, we are showing proposed trees and landscape bed locations. We will re fer to the
above document to ensure native plants are utilized. It is the intent of Housing Catalyst to develop a sustainable, native, a nd low-
water-use landscape.
Comment Number: 3
03/07/2022: Please clarify specific turf species on the Landscape Plan and the
blend percentages to ensure the project water budget chart gets adequately calculated.
Ripley Design Response: Different seed mixes/ blends have been identified and provided on the landscape plans.
Comment Number: 4
03/07/2022: If tree removal is necessary then a songbird nesting survey shall
be completed prior to construction. If tree removal is necessary, please include
the following note on the tree mitigation plan and landscape plan, as appropriate:
"NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING
SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A
PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A
NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE
PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY
ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY
WILL COORDINATE WITH RELEVANT STATE AND FEDERAL
REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL
RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY."
Ripley Design Response: The above note has been added to the “Tree Protection Notes” on sheet L501.
Comment Number: 5
03/07/2022: If any raptor nests are present on the site, consultation with
Colorado Parks & Wildlife and additional protection standards may be necessary.
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Ripley Design Response: Acknowledged.
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1
03/02/2022: FIRE APPARATUS ACCESS:
Fire access is required to within 150 feet of all exterior portions of any building,
or facility ground floor as measured by an approved route around the perimeter.
Any private alley, private road, or private drive serving as a fire lane shall be
dedicated as an Emergency Access Easement (EAE) and be designed to
standard fire lane specifications. In addition, aerial apparatus access
requirements are triggered for buildings in excess of 30' in height. Code
language and fire lane specifications provided below.
- IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building
or portion of a building hereafter constructed or moved into or within the
jurisdiction. The fire apparatus access road shall comply with the requirements
of this section and shall extend to within 150 feet of all portions of the facility and
all portions of the exterior walls of the first story of the building as measured by
an approved route around the exterior of the building or facility. When any
portion of the facility or any portion of an exterior wall of the first story of the
building is located more than 150 feet from fire apparatus access, the fire code
official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire-sprinkler system
Ripley Design Response. Fire access is provided within 150 of all exterior portions of the building, with access being off of Impala
drive (local street) and the street-like private drives surrounding 306 Impala. Access is provided to the walk -up being along Mulberry
and the driveway will serve as the fire lane.
Comment Number: 2
03/02/2022: FIRE LANE SPECIFICATIONS:
A fire lane plan shall be submitted for approval prior to installation. In addition to
the design criteria already contained in relevant standards and policies, any
new fire lane must meet the following general requirements:
-Fire lanes established on private property shall be dedicated by plat or
separate document as an Emergency Access Easement.
-Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance. Where road widths exceed 20 feet in width, the full width
shall be dedicated unless otherwise approved by the AHJ.
-Access roads with a hydrant are required to be 26 feet in width.
-Additional fire lane requirements are triggered for buildings greater than 30' in
height. Refer to Appendix D105 of the International Fire Code.
Be designed as a flat, hard, -allweather- driving surface capable of supporting 40 tons.
-Dead-end fire access roads in excess of 150 feet in length shall be provided
with an approved turnaround area for fire apparatus.
-Deadend- roads shall not exceed 660 feet in length without providing for a second point of access.
-The required turning radii of a fire apparatus access road shall be a minimum
of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans.
-Dedicated fire lanes are required to connect to the Public Way unless
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otherwise approved by the AHJ.
-Fire lane to be identified by red curb and/or signage, and maintained
unobstructed at all times.
-Fire lane sign locations or red curbing should be labeled and detailed on final
plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and
spacing. Appropriate directional arrows required on all signs.
Northern Engineering Response: Acknowledged, Fire Lanes provided as needed. Will provide signage at Final.
Comment Number: 3
03/02/2022: AERIAL FIRE APPARATUS ACCESS ROADS:
Buildings over 30' in height trigger additional fire lane requirements in order to
accommodate the logistical needs of aerial apparatus (ladder trucks). The
intent of the code is to provide for rescue operations and roof access via ladder
trucks when ground ladders cannot reach upper floors. Aerial access should
therefore be available on at least one long side of the building, located within a
minimum of 15 feet and a maximum of 30 feet from the building or as otherwise
approved by the fire marshal. Aerial fire apparatus access roads shall have a
minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate
vicinity of the building or portion thereof. Dead end access roads shall have a
minimum width of 30 ft. Parapet heights greater than 4' in height do not support ladder truck operations.
Ripley Design Response: Aerial access is provided along the longest side of the 3-story walkup on 306 Impala. The fire lane is 26’
for staging, and the distane to the eave is within 30’ of the fire lane.
Comment Number: 4
03/02/2022: 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.
Ripley Design Response: Acknowledged, our team will continue to coordinate with staff on appropriate naming of the drives.
Comment Number: 5
03/02/2022: FIRE ALARM AND DETECTION SYSTEMS:
Fire alarm systems and smoke detection shall be installed as required by IFC
Section 907.2.1 through 907.2.23. and provide occupant notification in
accordance with IFC Section 907.5
Studio Architecture Response: Acknowledged. Fire alarm systems and smoke detection systems will be installed per code.
Comment Number: 6
03/02/2022: AUTOMATIC FIRE SPRINKLER SYSTEMS AND FIRE CONTAINMENT:
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If the proposed community center 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.
Studio Architecture Response: The proposed community center will not exceed 5,000 square feet.
Comment Number: 7
03/02/2022: GROUP R SPRINKLER SYSTEMS:
New multi-family buildings shall be provided with NFPA13 (full protection) fire suppression systems.
-Exception 1: M-F units with six (6) or fewer dwelling units per building will be
allowed to install 13-R fire suppression systems provided the units are
separated by one-hour construction (walls & floors).
-Exception 2: M-F units with seven to twelve (7 - 12) units per building will be
allowed to install 13-R fire suppression systems provided the units are
separated by two-hour construction (walls & floors).
Studio Architecture Response: Acknowledged
Comment Number: 8
03/02/2022: KEY BOXES REQUIRED:
- IFC 506.1 and Poudre Fire Authority Bureau Policy P-13-8.11: Poudre Fire
Authority requires at least one key box ("Knox Box") to be mounted in an
approved, exterior location (or locations) on every new or existing building
equipped with a required fire sprinkler or fire alarm system. The box shall be
positioned 3 to 6 feet above finished floor and within 10 feet of the front door, or
closest door to the fire alarm panel. Exception can be made by the PFA if it is
more logical to have the box located somewhere else on the structure. Knox
Box size, number, and location(s) to be determined at building permit and/or by time of final CO.
All new or existing Knox Boxes must contain the following keys as they apply to the building:
- Exterior Master
- Riser room
- Fire panel
- Elevator key if equipped with an elevator
The number of floors determines the number of sets of keys needed. Each set
will be placed on their own key ring.
- Single story buildings must have 1 of each key
- 2-3 story buildings must have 2 of each key
- 4+ story buildings must have 3 of each key
For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority.
Studio Architecture Response: Acknowledged. Final Knox box location will be coordinated with PFA before bui lding permit
application.
Housing Catalyst Response: Acknowledged.
Comment Number: 9
03/02/2022: WATER SUPPLY:
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A fire hydrant capable of providing 1500 (1000) gpm at 20 psi
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residual pressure is required within 300 (400) feet of any commercial
(residential) building as measured along an approved path of vehicle travel. For
the purposes of this code, hydrants on the opposite side of arterial roadways
are not considered accessible to the site.
There are multiple existing hydrants throughout the site and all appear to be
within the required distances.
Northern Engineering Response: Acknowledged, replacing hydrants in similar locations as existing on 306 Impala.
Comment Number: 10
03/02/2022: EMERGENCY RESPONDER RADIO COMMUNICATION -
AMPLIFICATION SYSTEM TEST 2018 IFC 510 & 1103.2:
New and existing buildings require a fire department emergency
communication system evaluation after the core/shell but prior to final build out.
For the purposes of this section, fire walls shall not be used to define separate
buildings. Where adequate radio coverage cannot be established within a
building, public safety- radio amplification systems shall be designed and
installed in accordance with criteria established by Poudre Fire Authority. The
installation of required ERRC systems shall be reviewed and approved under a
separate permit process through PFA.
LOCAL EXCEPTION: PFA will waive the testing requirement and system
installation in all buildings less than 10,000 sq. ft. and any Type V construction
building less than 15,000 sq. ft. PFA policy P15 -510.1
Studio Architecture Response: Acknowledged. ERRC systems will be coordinated with PFA before building permit application fo r
applicable buildings.
Comment Number: 11
03/02/2022: PLAN REVIEW SUBMITTAL:
When you submit for your building permit though the City of Fort Collins please
be advised Poudre Fire Authority is an additional and separate submittal. The
link for Poudre Fire Authority’s plan review application can be found at
https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permit
s/new-building-plan-review-application.
Studio Architecture Response: Acknowledged. A separate submittal will be made to PF A at time of building permit application.
Comment Number: 12
03/02/2022: CODES AND LOCAL AMENDMENTS:
This project was reviewed under the 2018 IFC and local amendments. Adoption
of the 2021 IFC and local amendments is expected in early 2022.
- Copies of our local amendments can be found here:
https://www.poudre-fire.org/programs-services/community-safety-services-fire-p
revention/fire-code-adoption
- Free versions of the IFC can be found here: https://codes.iccsafe.org
Studio Architecture Response: Acknowledged. This project will be designed to meet 2021 IFC and local amendments.
Department: Building Services
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Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
02/18/2022: BUIDLING PERMIT:
Construction shall comply with adopted codes as amended. Current adopted codes are:
2018 International Residential Code (IRC) 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 .
Please read the residential permit application submittal checklist for complete requirements.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or
· Front Range Gust Map published by The Structural Engineer's Association of Colorado
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code: 2018 IRC chapter 11.
INFORMATIONAL ITEMS:
· 3ft setback required from property line or provide fire rated walls & openings
per chap 3 of the IRC.
· Bedroom egress windows (emergency escape openings) required in all bedrooms.
· Prescriptive energy compliance with increased insulation values is required for
buildings using electric heat.
· Attached single-family townhomes are required to be fire sprinkled per local
amendment and must provide a P2904 system min and provide fire rated wall
per R302. This fire sprinkler system usually requires a ¾” or 1” water line and
meter to meet all P2904 requirements.
· New homes must provide EV/PV ready conduit, see local amendment if garages are attached.
· Provide site-wide accessibility plan in accordance with CRS 9-5. This requires
accessible units per that state standard.
Studio Architecture Response: Acknowledged. This project will be designed to meet current codes at time of building permit
application.
Comment Number: 2
02/18/2022: BUIDLING 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
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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 Colorado
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
· Multi-family and Condominiums 3 stories max: 2018 IECC residential chapt er.
· 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.
Studio Architecture Response: Acknowledged. This project will be designed to meet current codes at time of building permit
application.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 1
03/03/2022: As of January 1, 2015, all development plans are required to be
on the NAVD88 vertical datum. Please make your consultants aware of this,
prior to any surveying and/or design work. Please contact our office for up to
date Benchmark Statement format and City Vertical Control Network information.
Northern Engineering Response: Acknowledged, we are using NAVD88 and referencing City Benchmarks on Cover Sheet.
Comment Number: 2
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03/03/2022: If submitting a Subdivision Plat is required for this property/project,
addresses are not acceptable in the Subdivision Plat title/name. Numbers in
numeral form may not begin the title/name. Please contact our office with any questions.
Northern Engineering Response: Acknowledged
Comment Number: 3
03/03/2022: Closure reports will be required for all Subdivision Plats &
Easements submitted for review.
Northern Engineering Response: Acknowledged