HomeMy WebLinkAboutHERITAGE PARK - MJA220001 - 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
September 23, 2021
Adam Harrison
Kimley Horn
Fort Collins, CO
Re: 1742 Heritage Circle - Heritage Park Townhomes Addition
Description of project: This is a request to construct townhome dwelling units as part of
the Heritage Park Apartments located at 1742 Heritage Cir (parcel # 9722112001). The
proposal includes 31 townhome dwelling units (18 2-bedroom units, 13 3-bedroom units)
and 98 vehicle parking spaces (62 garage spaces, 36 surface spaces). The site is located
directly west of S Shields St and approximately 400 feet south of W Prospect Rd. Access
is taken from Heritage Circle directly to the south. The property is within the Medium
Density Mixed-Use Neighborhood (MMN) zone district and is subject to a Major
Amendment which will require Planning & Zoning Commission (Type 2) Review.
Please see the following summary of comments regarding 1742 Heritage Circle - Heritage
Park Townhomes Addition. The comments offered informally by staff during the Conceptual
Review will assist you in preparing the detailed components of the project application.
Modifications and additions to these comments may be made at the time of formal review of
this project. If you have any questions regarding these comments or the next steps in the
review process, please contact your Development Review Coordinator, Brandy Bethurem
Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com.
Comment Summary
Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
1. 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!
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2. The proposed development project is subject to a Type 2 Review. The decision makers for
your project will be the Planning & Zoning Board at a public hearing. For the hearing, we
will formally notify surrounding property owners within 800 feet (excluding public
right-of-way and publicly owned open space). A neighborhood meeting is required at least
10 days prior to formal submittal of a 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 assigned Planner and the City’s Development
Review Liaison will help facilitate the meeting. Please contact me, your Development
Review Coordinator, to assist you in setting a date, time, and location.
Please ensure at least 10 calendar days have passed between the date of the neighborhood meeting
and the submittal of the development application.
3. 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.
4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please
use the checklist in conjunction with the Submittal Requirements located at:
http://www.fcgov.com/developmentreview/applications.php.
The checklist provided is specific to this Conceptual project; if there are any significant
changes to this project, please let me know so we can adjust the checklist accordingly. I
can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials.
5. As part of your submittal you will respond to the comments provided in this letter. This letter
is provided to you in Microsoft Word format. Please use this document to insert responses
to each comment for your submittal, using a different font color. When replying to the
comment letter please be detailed in your responses, as all comments should be
thoroughly addressed. Provide reference to specific project plans or explanations of why
comments have not been addressed, when applicable.
6. 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.
*Please disregard any references to paper copies, flash drives, or CDs.
7. All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must
be removed prior to submittal as they can cause issues with the PDF file. The default setting
is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" in
the command line and enter "0". Read this article at Autodesk.com for more tips on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcarticl
es/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
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8. 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 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.
A convenience fee of 2% + 0.25 will be added to all credit card payments under $2,500.00
A convenience fee of 2.75% will be added to all credit card payments over $2,500.00
9. 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 a
three-week round of review, followed by a formal meeting.
10. When you are ready to submit your formal plans, please make an appointment with me at
least 24 hours in advance. Applications and plans are submitted electronically with initial fees.
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.
11. 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 time will be added to all 1st
and 2nd round submittals (increase from 3 weeks to 4 weeks).
Planning Services
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
1. Planning staff is not supportive of the plan sketch. Filling up the majority of the existing
park nodes in the approved plan is not consistent with the adopted West Central Subarea
Plan (WCAP) which identifies this existing neighborhood as an area of stability and
preservation. There are also a number of questions and code design concerns that are
not answered with the plan. The concept plan’s building orientation, footprint
placement/extent, grading transitions, garage locations and tree impacts are all concerns.
We would like to see alternative site plans. A copy of the plan is located online here:
https://www.fcgov.com/planning/west-area-plan.php? key=advanceplanning/west-area-plan.php
Response: Alternative plans have been provided to the City during the conceptual plan stage.
2. This “West Central” subarea plan area of the city places a high priority on compatibility
and livability. Goals/principles of the plan focus on preserve and enhance existing
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neighborhoods, maintaining established, mature neighborhoods as areas of stability;
emphasizing and respecting existing character and heritage of neighborhoods. Design
must be sensitive to the context. The subarea plan and city code also call for preserving
and enhancing tree canopy, providing walkable developments with building entrances that
orient towards a street and with street enhancements.
Response: The subarea plan and city code regulations were taken into account when preparing the site plan of
the Heritage Park Townhomes Addition.
With the Major Amendment process, the decision maker for the amendment plans is the
Planning and Zoning Commission, and, to the maximum extent feasible, shall comply with
the applicable standards contained in Articles 3 and 4 of the Land Use Code.
Response: Acknowledged.
3. The survey/existing conditions should note existing trees. How much on-street parking is
available will also be helpful. I’m not sure to what extent on-street parking is allowable with
this street section. An aspect of city code is that internal streets may count on-street
parking towards minimum off-street parking requirements.
Response: The survey and existing conditions layout note the existing trees on-site. Please reference the Site
Plan for parking.
4. Please confirm what the current unit/bedroom mix is on the site and whether this has
changed from the approved plans. There have been no approved plan amendments that
changed the existing bedroom mix, and the main thing is establishing the existing
approved parking count and existing unit mix.
Response: Please reference the Major Amendment submission package for a current unit/bedroom mix.
5. Park space amenities should be designed for various age groups per the WCAP plan.
The plan labels these areas as “sand box area”, but these are abandoned playgrounds
without city authorization.
Response: Thank you for your comment. The Heritage Park Townhome Addition project plans to incorporate
additional park space amenities in the future.
6. Two buildings in the southeast park area:
Staff recommends redesigning this area. Please revise this area and explore one
building placed east of the tot lot, with entrances facing west and visible from the street.
This would fit better with the existing park space. Please inventory and look at preserving
existing trees in this area per the code requirement. The next step is presenting the
proposal at a neighborhood meeting.
MORE SPECIFIC CONCEPT PLAN COMMENTS:
--The front of the building along the south sidewalk needs to be at least 7 feet away from
the sidewalk to provide tree stocking along the porches, see Land Use Code Section 3.2.1(D)(C).
--Along heritage circle, a 9’ building setback is required for new buildings, however
preserving at least the west portion of the existing park area is recommended, and a
greater setback is allowed here to preserve functional park space.
-- The three parking spaces striped as existing spaces – these are not approved parking
spaces per the approved plan – this is backing space. Additionally, the three proposed
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parallel parking spaces don’t work. This type of arrangement is very difficult for residents
to maneuver and does not meet city parking lot standards in LUC 3.2.1.
-- Where attached garages are across from one another, the drive aisle must be 28 feet,
the concept plan provides 25 feet.
-- On the east side of the buildings on the concept sketch, this would also need landscape
depth for tree stocking.
Response: Please reference the Major Amendment submission package and Heritage Circle right of way
vacation in relation to the comments above.
7. For the three buildings proposed in the central park space, staff recommends that the
design be scaled back to preserve the park area and existing trees, especially the existing spruce trees.
MORE DETAILED COMMENTS:
Building Setbacks from the street are not met: 15’ if single-family attached, 9’ to
street-front facing dwellings if multifamily.
The front facades of the buildings need to face the street, and not the garage doors. This
is the more typical way that attached units can meet the city’s garage door standards
(LUC 3.5.2(F) and connecting walkway standards per LUC 3.5.2(D).
Existing significant trees within the park area should be reviewed, preserved and
maintained per City code per Section 3.2.1(F). Buildings and site layouts shall be
designed to minimize the disturbance to significant existing trees.
28 feet is required with drive aisles between garage doors – see LUC 3.2.1.
Response: Please reference the Major Amendment submission package and Heritage Circle right of way
vacation in relation to the comments above.
8. Angled spaces along Heritage don’t meet the code because they remove a street
sidewalk, (and due the to swale between the street and the building (1730(E)), it’s unclear
how a sidewalk alternative would work). Overall exhibit should be prepared and analyzed
showing the sidewalk system, identify gaps that should be connected and making certain
that new improvements enhance the neighborhood. The plan should prioritize pedestrian circulation.
Response: Please reference the Major Amendment submission package in how the project team prioritized
pedestrian circulation on-site while minimizing overall impact for current tenants.
9. North parking area expansion, this also proposes to remove all of the existing centralized
amenity area within this quad, which seems counter to the subarea plans goal of
recognizing and preserving the heritage and existing character of the neighborhoods in
this area though preservation and enhancements.
Response: Please reference the Major Amendment submission package in relation to the adjusted site plan.
10. Per LUC 3.2.2(K)(1)(a): Multi-family dwellings shall provide parking spaces as indicated
by the table on a per unit/bedroom basis. Per 3.5.2(K)(1)(b) Multi-family, Attached or
Two-Family Projects Developed with Internal Streets: Parking on an internal street fronting
on a lot or tract containing multi-family, attached or two-family dwellings (except for
mixed-use dwellings and single-family detached dwellings) may be counted to meet the
parking requirements for the development.
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EXISTING PARKING:
The approved plan should have 273 parking spaces – where is the 294 parking space count coming from?
EXISTING PARKING TABULATIONS:
I BR, 52 x 1.5 = 78
2 BR, 68 x 1.75 = 119
3 BR, 46 x 2.0 = 92
4 BR, 16 x 3.0 = 64
353 total PKG required per current code for existing.
Proposed add: 18-2BR and 13 3 BR: 18x1.5 and 13x2.0 = 27+26 = 53 required per current code.
406 required total required per current code, appears that the 392 number is not correct.
Response: Please reference the Major Amendment submission package for current parking space count.
11. Bicycle parking details for the entire site will need to be upgraded to current standards
with the major amendment submittal. Please see LUC 3.2.2 (C)(4). To meet the minimum
bicycle parking requirements, the development must provide required bicycle parking for
both Enclosed Bicycle Parking (covered) and Fixed Bicycle Racks (uncovered). For the
required quantities of covered vs. fixed (uncovered) bike parking, staff’s interpretation is
that covered parking can be substituted for uncovered (fixed) parking, but not the other
way around – just FYI when determining the counts for each building. One bicycle space is
required per bedroom for multi-family projects.
Response: The project team will continue to work with the City on the preferred location of the bicycle parking as
it related to the overall site plan.
12. Bicycle parking, enclosed shall mean bicycle storage in lockers, a room or other space
within a parking structure or other building, including a shed or carport. All types of
enclosed bicycle storage must be easily accessible to entrances and walkways, secure,
lighted and protected from the weather. Each storage space shall provide a minimum of
six (6) square feet in area. The storage space shall not impede fire exits or be located so
that parked bicycles interfere with public access.
Bicycle parking, fixed shall mean bicycle parking that allows the bicycle frame and both
wheels to be securely locked to the parking structure. The structure shall be of permanent
construction such as heavy gauge tubular steel with angle bars permanently attached to
the pavement foundation. Fixed bicycle parking facilities shall be at least two (2) feet in
width and five and one-half (5½) feet in length, with additional back-out or maneuvering
space of at least five (5) feet.
Response: The project team will continue to work with the City on the preferred location of the bicycle parking as
it related to the overall site plan.
13. Per 3.2.2(D)(3)(b) Guest Parking. Off-street guest parking spaces in multi-family
developments shall be distributed proportionally to the dwelling unit locations that they are
intended to serve. Such parking shall not be located more than two hundred (200) feet
from any dwelling unit that is intended to be served.
Response: Acknowledged, please reference the Major Amendment package as it relates to guest parking location
and proximity to dwelling units.
14. Per 3.2.2(E)(4) Landscaped Islands. To the maximum extent feasible, landscaped islands
with raised curbs shall be used to define parking lot entrances, the ends of all parking
aisles and the location and pattern of primary internal access drives, and to provide
pedestrian refuge areas and walkways. Parking bays shall be landscaped in accordance
with the requirements contained in subsection 3.2.1(E)(5).
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Response: Acknowledged, existing landscaped islands have been maintained to their best ability and proposed
landscaped islands have been implemented where they seem fit regarding the overall site plan.
15. Please see LUC 3.2.2(K)(5) for Handicap Parking requirements which will need to be
applied to the entire site per the Major Amendment. Scheduling a presubmittal meeting
with Building Services may also be helpful.
16. Please see LUC 3.2.2(L) for parking stall and lot dimensional requirements.
Response: Acknowledged.
17. Please see LUC 3.2.2(M) and LUC 3.2.1 for parking lot landscaping requirements which
will need to be applied to the entire site per the Major Amendment. At least six (6) percent
of the interior space of any parking lot containing at least one thousand eight hundred
(1800) square feet and containing not less than six (6) or more than one hundred (100)
spaces, and ten (10) percent of the interior space of any parking lot with more than one
hundred (100) spaces, shall be devoted to landscaping meeting the standards set forth in
this Division. All parking lot islands, connecting walkways through parking lots and
driveways through or to parking lots shall be landscaped according to the following standards:
(a)VISIBILITY. To avoid landscape material blocking driver sight distance at driveway-street
intersections, no plant material greater than twenty-four (24) inches in height shall be
located within fifteen (15) feet of a curbcut.
(b)MAXIMIZED AREA OF SHADING. Landscaped islands shall be evenly distributed to the
maximum extent feasible. At a minimum, trees shall be planted at a ratio of at least one
(1) canopy shade tree per one hundred fifty (150) square feet of internal landscaped area
with a landscaped surface of turf, ground cover perennials or mulched shrub plantings.
(c)LANDSCAPED ISLANDS. In addition to any pedestrian refuge areas, each landscaped
island shall include one (1) or more canopy shade trees, be of length greater than eight (8)
feet in its smallest dimension, include at least eighty (80) square feet of ground area per
tree to allow for root aeration, and have raised concrete curbs.
(d)WALKWAYS AND DRIVEWAYS. Connecting walkways through parking lots, as required in
subsection 3.2.2(B)(5)(a) (Walkways) shall have one (1) canopy shade tree per forty (40)
lineal feet of such walkway planted in landscape areas within five (5) feet of such walkway.
Driveways through or to parking lots shall have one (1) canopy shade tree per forty (40)
lineal feet of and along each side of such driveway, in landscape areas within five (5) feet of such driveway.
e)PARKING BAYS shall extend no more than fifteen (15) parking spaces without an
intervening tree, landscape island or landscape peninsula.
Response: Thank you for the information.
18. ALTERNATIVE COMPLIANCE – landscape plan: Per LUC 3.2.1(N), upon request by an
applicant, the decision maker may approve an alternative landscape and tree protection
plan that may be substituted in whole or in part for a landscape plan meeting the standards of this Section.
(1)Procedure. Alternative landscape plans shall be prepared and submitted in
accordance with submittal requirements for landscape plans. Each such plan shall clearly
identify and discuss the modifications and alternatives proposed and the ways in which
the plan will better accomplish the purposes of this Section than would a plan which
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complies with the standards of this Section.(2)Review Criteria. To approve an alternative
plan, the decision maker must first find that the proposed alternative plan accomplishes
the purposes of this Section equally well or better than would a plan which complies with
the standards of this Section.
In reviewing the proposed alternative plan for purposes of determining whether it accomplishes the purposes
of this Section as required above, the decision maker shall take into account whether the alternative
accomplishes the functions listed in Subsection (C)(1) through (7) and Subsection (H) of this Section 3.2.1 and
demonstrates innovative design and use of plant materials and other landscape elements.
Response: Acknowledged, thank you for your comments.
19. Per LUC 3.2.5 – all trash and recycling enclosures o the site will need to be upgraded.
This will likely take up additional space on the site. Development plans must include
labeled drawings of all proposed enclosures, internal trash and recycling rooms, staging
areas and the like and include all proposed dumpsters, containers, bins and other
receptacles and label the capacity of each. Proposed recycling capacity must be at least
fifty (50) percent of the proposed trash capacity. To provide equal access for trash,
compostable and recyclable materials, space allotted for the collection and storage of
compostable/recyclable materials must be adequate in size and provided everywhere
space for trash is provided in a functional manner. Enclosures must be constructed of
durable materials such as masonry and shall be compatible with the structure to which it is
associated. All enclosures must provide adequately sized, conveniently located, and
easily accessible areas. All enclosures must be designed to allow walk-in access for
pedestrians separate from the service opening that is at least thirty-two (32) inches wide
and provides unobstructed and convenient access to all dumpsters, containers, bins, and
other receptacles. Where possible, pedestrian entrances are encouraged to provide
door-less entry unless reasonable circumstances (preventing illicit activities/usage,
regulated waste streams, and the like) are demonstrated that would necessitate doors. If
doors are used, they must provide safe and efficient access. A service opening that is at
least ten (10) feet for haulers to efficiently maneuver dumpsters, containers, bins and other
receptacles unless an alternative and functional method is demonstrated on the plan.
Service gates must be constructed of metal or other comparable durable material, and
must be finished to complement the enclosure. Service gates must be free of obstructions
that would prevent them from opening fully, must have a method to be secured by
hardware in both closed and fully open positions, and must be properly maintained so
they may be operated easily and smoothly. See LUC 3.2.5(C) for additional information.
Response: Please reference the Site Plan for the proposed trash and recycling enclosures.
20. Per LUC 3.2.4(D)(5) – a Lighting Plan and details are required for the entire site. The
property is within the LC1 context area. Detailed site lighting plans should provide lighting
details, dimensions and BUG rating information – please tailor the documentation to
demonstrate compliance with the maximum BUG (Backlight-Uplight-Glare) ratings for the
LC1 area. Please provide plan dimensions and rating information as necessary to confirm compliance.
Response: A lighting plan was not provided given the fact that Heritage Circle right of way is to be vacated under
separate permit and will not be a public right-of-way therefore no street lighting is required.
21. Please see LUC 3.8.30 for other multi-family design standards.
Response: Thank you for your comment.
22. WEST CENTRAL AREA PLAN:
New development that is compatible with existing development Collaborative design process that
respects neighborhood concerns Desirable, safe and attainable neighborhoods that are a source of pride
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Preserve and enhance existing neighborhoods, maintain established, mature neighborhoods as areas of
stability; emphasize and respect existing character and heritage of neighborhoods.
Pedestrian and streetscape oriented.
PRINCIPLES:
Design must be sensitive to the context and influenced by local attributes.
Compatibility – use open space and setbacks;
Orient towards streets, street enhancements, walkable
Accommodate a range of tenants, not specialized student oriented housing.
Preserve and enhance tree canopy
Response: Thank you for your comment.
Department: Engineering Development Review
Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com
1. The location of the proposed townhome access at the northwest corner of Heritage Cir.
needs to meet any applicable LCUASS access spacing requirements.
Response: Heritage Circle right-of-way is to be vacated under separate permit. The access will no longer abut
public right-of-way.
2. The parking additions at the north end of the site interfere with an existing fire lane. You
will need to look at reconfiguring things to make this work. There are also several other
similar fire lane areas that have bike racks installed within them. These need to be removed/relocated.
Response: Please reference the Site Plan in the Major Amendment submittal for updates.
3. Generally, we will want to see all of the new buildings and parking connected to the
existing sidewalk network within the site. I will provide a redlined site plan showing
where it may make sense to add sidewalk. If there are existing deficient pedestrian
facilities (walk, ramps, etc.) that don't meet current ADA requirements, they should be updated with this project.
Response: Please reference the Site Plan in the Major Amendment submittal for updates.
4. Please look at the redlined site plan provided with these comments. I have added more
details and identified areas for improvements that are not necessarily mentioned in
these written comments.
Response: Thank you for your comment.
5. This project is responsible for dedicating any easements and/or rights-of-way that are
necessary or required by the City for this project. From the submitted site plan, it
appears that there will need to be an access easement and a utility easement dedicated
to the applicant by the City. The applicant will be required to submit legal descriptions
and exhibits to the City to review as part of this project. The legal descriptions and
exhibits will need to be prepared by a licensed Colorado Land Surveyor. A completed
Transportation Development Review Fee application and associated fees will need to
accompany the submittal of the legal descriptions and exhibits. Please coordinate with
Engineering Development Review staff regarding the easement dedication process.
Additional information on the dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php
Response: Understood, thank you for your comment. Please reference the Major Amendment submittal package
for the proposed Heritage Circle right of way vacation.
6. The City's Transportation Development Review Fee (TDRF) is due at the time of
submittal. For additional information on these fees, please see:
http://www.fcgov.com/engineering/dev-review.php
Response: The City’s TDRF has been submitted.
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7. 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.
Response: Understood, thank you for your comments.
8. 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.
Response: Understood, thank you for your comments.
9. Any public improvements must be designed and built in accordance with the Larimer
County Urban Area Street Standards (LCUASS). They are available online at:
http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Response: Understood, thank you for your comments.
10. Utility plans will be required and a Development Agreement will be recorded once the project is finalized.
Response: Understood, thank you for your comments.
11. A Development Construction Permit (DCP) may need to be obtained prior to starting any work on the site.
Response: Understood, thank you for your comments.
12. A utility coordination meeting on this site is suggested. Utility coordination meetings, if
requested, are typically scheduled after the preliminary submittal of the project, but can
be scheduled prior to submittal upon request. Please provide a site plan with a
preliminary utility layout for routing with the meeting notice. If you are interested in having
a utility coordination meeting, please contact the development review engineer for scheduling.
Response: Understood, thank you for your comment. Our team will plan to have a utility coordination meeting
after receiving our first formal comments.
13. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design.
Response: Understood, thank you for your comment. Heritage Circle right of way will be vacated under separate
permit.
14. 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.
Response: Understood, thank you for your comments.
15. The development/site cannot use the right-of-way for any Low Impact Development to
treat the site’s storm runoff.
Response: Understood, thank you for your comments.
16. 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.
Response: Understood, thank you for your comment. Our team will place the bike parking accordingly.
17. With regards to construction of this site, the public right-of-way shall not be used for
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staging or storage of materials or equipment associated with the Development. The
Developer will need to find a location(s) on private property to accommodate any
necessary staging 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.
Response: Understood, thank you for your comment.
18. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building
permit.
Response: Understood, the fees will be paid at the time of the building permit.
Department: Traffic Operations
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
1. TRAFFIC IMPACT STUDY: The addition of 31 townhome units within this proposal
would require the submittal of a Transportation Impact Study, according to Chapter 4 of
the Larimer County Urban Area Street Standards. Please have your Traffic Engineer
contact the Traffic Operations department to scope the study.
Response: A traffic impact study has been submitted with the Major Amendment.
2. Further coordination will be needed with regard to the adjacent frontage improvements
that may be required. Our Engineering department will have additional comments on
these requirements. Sidewalk access to new the new parking areas along Heritage
Circle may be required. The driveways that access directly to the Heritage Circle are
also too small to accommodate parking and a sidewalk may be needed in this area as well.
Response: The Heritage Circle right of way will be vacated under separate permit.
3. The new drive isles to the two different clusters of 12 townhomes will need to be
coordinated with Poudre Fire Authority to determine what emergency access is needed.
The spacing of these access points may also need further discussion as the distance
between the existing access (SE cluster) and the distance to the corner (NW cluster)
may not meet standards and could be a concern.
Response: Coordination with PFA will be completed after the first round of comments have been distributed back
to the project team.
Department: Erosion Control
Contact: Chandler Arellano, (970) 420-6963, carellano@fcgov.com
1. 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.
Response: Thank you for this notice.
2. 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.
Response: An Erosion and Sediment Control plan and report will be submitted after the City deems the project is
substantial for Civil Construction Documents.
3. 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 sequence chart in
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accordance with (FCDCM Ch 2 Section 6.1.3.2)
Response: An Erosion and Sediment Control plan and report will be submitted after the City deems the project is
substantial for Civil Construction Documents.
4. 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)
Response: An Erosion and Sediment Control escrow/security calculation will be submitted after the City deems
the project is substantial for Civil Construction Documents.
5. Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4)
Response: An Erosion and Sediment Control plan and report will be submitted after the City deems the project is
substantial for Civil Construction Documents.
6. 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.
Response: An Erosion and Sediment Control plan and report will be submitted after the City deems the project is
substantial for Civil Construction Documents.
7. 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
32 lots, 1.31 acres of disturbance, 2.5 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 $3139.07.
Based on 0 number of porous pavers, 0 number of bioretention/level
spreaders, 0 number of extended detention basins, and 0 number of
underground treatments, results in an estimate of the Stormwater
LID/WQ Inspection fee to be $0.
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.
Response: Thank for this notice. There are no changes to the assumed estimates above.
Department: Stormwater Floodplain
Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com
8. A portion of this property is currently located in the City-regulated, 100-year Canal
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Importation floodway and floodplain and must comply with the safety regulations of
Chapter 10 of City Municipal Code. A City Flood Risk map is attached.
Response: Thank you for your comment.
9. Any and all construction activities (e.g. structures, parking lots, sidewalk or curb & gutter
installation/replacement, utility work, landscaping, etc.) in the floodplain and floodway
must be preceded by an approved Floodplain Use Permit, the appropriate permit
application fees, and approved plans. Based on the documents submitted, it appears
that the proposed 12 parking spaces between buildings D and E are the only work
impacted by the floodplain.
Response: Thank you for your comment. Please reference the Major Amendment submittal for the updated Site
Plan.
10. Any buildings in the floodplain being removed/demolished, will require a Floodplain Use permit.
Response: Thank you for your comment. Please reference the Major Amendment submittal for the updated Site
Plan.
11. Please find the Development review checklists for floodplain requirements at
https://www.fcgov.com/utilities/img/site_specific/uploads/fp-checklist100-2018-update.p
df?1522697905. Please utilize these documents when preparing your plans for submittal.
Response: Thank you for the references.
12. Please show the boundaries of the floodplain and floodway on site drawings as
applicable. Contact Beck Anderson of Stormwater Master Planning at
banderson@fcgov.com for floodplain CAD line work.
Response: Thank you for your note. Our team will plan to show the boundaries of the floodplain and floodway on
site drawings where applicable on the Civil Construction Documents.
Department: Stormwater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com
13. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the ‘Spring Creek’
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/utilities/business/builders-and-developers/development-forms-gu
idelines-regulations/stormwater-criteria
This site is also part of Northwood Apartments development and must conform to the
drainage design of the approved development plans.
Response: Thank you for your note. Please reference the Preliminary Drainage Report detailing how our
improvements conform to the drainage design of the approved development plans.
14. 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 report will need to
document the existing & proposed drainage patterns, discuss the water quality
measures being provided and the four-step process for selecting structural BMPs. The
report will also need to address how detention and water quality treatment will be
provided for the additional runoff generated by this development.
Response: Thank you for your notice.
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15. Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be the existing detention pond at
the northeast corner of the site. From here flows will discharge into a public storm drain
that flows south along Shields Street, ultimately outfalls to Spring Creek.
Response: Acknowledged.
16. Detention requirements (site specific comment):
When improvements are proposed to an existing developed site and there is an
increase in impervious area greater than 1000 square feet, additional onsite detention
is required for runoff from new impervious surfaces. These new flows will need to be
detained to the 2-year historic discharge rate.
- Please contact us to discuss the details of stormwater detention on existing sites.*
- If work is done within the existing detention pond area, the design of this pond will need
to be brought up to current standards and reevaluated under the City’s current design rainfall.
- 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).
Response: Thank you for detailing of the requirements.
17. 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.
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-forms-gui
delines-regulations/stormwater-criteria
Response: Thank you for the detailing of the LID and Water Quality requirements.
18. 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.
Response: Noted, please reference the preliminary drainage report.
19. 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
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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.
Response: Acknowledged, thank you.
20. Erosion control requirements (standard comment):
The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins
Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). If you need
clarification concerning this section, please contact the Erosion Control Inspector, Jesse
Schlam at 224-6015 or jschlam@fcgov.com.
Response: The erosion control report will be submitted with the civil construction documents package.
21. 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-developement
Response: Acknowledged, thank you for the note.
22. Fees (standard comment):
The 2021 city wide Stormwater development fee (PIF) is $9,730/acre of new impervious
area over 350 square feet and there is a $1,045/acre of site review fee. No fee is
charged for existing impervious area. These fees are to be paid at the time each
building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo
pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for
questions on fees. There is also an erosion control escrow required before the
Development Construction permit is issued. The amount of the escrow is determined by
the design engineer, and is based on the site disturbance area, cost of the measures, or
a minimum amount in accordance with the Fort Collins Stormwater Manual.
Monthly fees - http://www.fcgov.com/utilities/business/rates
Response: Thank you for the notice on the PIF fee.
Department: Water-Wastewater Engineering
Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com
1. Existing Water Infrastructure (site specific comment):
There is an existing 6-inch water main in Heritage Circle on both sides of the proposed building sites.
Response: Acknowledged, thank you.
2. Existing Sewer Infrastructure (site specific comment):
There is an existing 6-inch sanitary sewer main in Heritage Circle on the west side of the
proposed site. There are also 2 – 6-inch mains on the east side of the swimming pool.
Response: Acknowledge, thank you.
3. One building per service (standard comment):
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Separate water and sewer services, connecting to the City main, will be required to service each building.
Response: Acknowledged, thank you.
4. 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, and communication.
Response: Thank you for this note. Please reference the Major Amendment submittal package.
5. 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.
Response: Thank you for this note. Our team will work towards this minimum utility separation for service lines.
6. 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.
Response: Acknowledged, thank you.
7. 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 flows will need to be provided
as a part of the final submittal package for this project.
Response: A sizing justification letter will be provided with the Civil Construction Documents.
8. 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.
Response: Acknowledged, thank you for this note.
9. 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
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10. Fees (standard comment):
New or upgraded water and sewer services will require development fees and water
rights, 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:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees
**Notice of potential changes to domestic water fees**
If approved by City Council, the City’s domestic water fees will change from being
based on tap size to actual usage based on business type. The City will also require a
separate irrigation tap for all multi-family and commercial developments.
Response: Acknowledged, thank you. Our team will anticipate these fees at building permit.
Department: Electric Engineering
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
1. Light & Power has existing single-phase electric facilities running along the outer edge
of Heritage Circle. Power will need to be extended across Heritage Circle to feed the proposed units.
Response: Acknowledged, thank you.
2. Relocations or modifications to existing electric facilities will be at the expense of the
owner/developer. Any existing and/or proposed Light & Power electric facilities that will
remain within the limits of the project will need to be located within a dedicated
easement or the public right-of-way. Please coordinate relocations with Light & Power Engineering.
Response: Acknowledged, thank you.
3. Transformer and meter locations must be coordinated with Light & Power Engineering
and shown on the plan set. Transformers must be located within 10 feet of an all-weather
surface accessible by a line truck. Please adhere to all clearance requirements in the
Electric Service Standards at the following link.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations
Response: Acknowledged, our team will look for the first submittal review to look for placement of transformer for
each proposed building.
4. A Customer Information Form (C-1 form) and a One-line diagram will need to be
submitted to Light & Power Engineering for all proposed commercial and/or multi-family
buildings. A link to the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations
Response: A C-1 form will be submitted with our building submittal.
5. Secondary service for any buildings other than single-family detached, will be installed,
owned and maintained by the owner.
Response: Acknowledged, thank you.
6. Please provide adequate space along the private drives to ensure proper utility
installation and to meet minimum utility spacing requirements. A minimum of 10 feet
separation is required between water, sewer and storm water facilities, and a minimum
of 3 feet separation is required between Natural Gas. Please show all electrical routing on the Utility Plans.
Response: Thank you for the note regarding utility separation.
7. This project will need to comply with our electric metering standards. Electric meter
locations will need to be coordinated with Light and Power Engineering. Reference
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Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FIN
AL_18November2016_Amendment.pdf
Response: Understood, thank you.
8. Electric capacity fee, building site charges, and any system modification charges
necessary to feed the site will apply to this development. Please contact me or visit the
following website for an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees
Response: Understood, thank you. Our team will look into the estimate of charges and fees related to this project.
9. “The City of Fort Collins now offers gig-speed fiber internet, video and phone 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.”
Response: Acknowledged, thank you.
10. On the east side of the property there is an existing electric vault that feeds the existing
office/clubhouse and the buildings along Shields and west Stuart. Relocation or
modification to this vault, for the proposed townhomes, will require the existing customer
owned services to the buildings to be relocated/modified.
Response: Understood, thank you.
Department: Fire Authority
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
1. FIRE LANES - 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. For the purposes of this section, fire access cannot be measured from an
arterial road. 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
Response: Understood, with Heritage Park right of way being vacated, our team will plan to propose an EAE on
the new private drive.
2. 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, or as
otherwise approved by the fire marshal so as to allow flexibility in affecting successful
fire ground operations. Parapet heights greater than 4' in height do not support ladder
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truck operations. Aerial fire apparatus access roads shall have a minimum unobstructed
width of 26 feet, exclusive of shoulders. At least one of the required access routes
meeting this condition shall be located within a minimum of 15 feet and a maximum of
30 feet from the building, and shall be positioned parallel to one entire side of the
building. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official.
Response: Understood, thank you.
3. 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.
-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, all-weather 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.
-Dead-end roads shall not exceed 660 feet in length without providing for a second point
of access. Dead-end access roads in excess of 1320 feet in length require a third point
of access. Dead-end access roads in excess of 2640 feet in length require a fourth 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 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.
Response: Understood, thank you.
4. FIRE ALARM AND DETECTION SYSTEMS - Fire alarm systems and smoke detection
shall be installed in Group R-2 occupancies as required by IFC Section 907.2.9.1 and 907.2.9.3.
Response: Understood, thank you.
5. 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).
Response: Understood, thank you.
6. WATER SUPPLY - Hydrant spacing and flow must meet minimum requirements based
on type of occupancy. A fire hydrant capable of providing 1500 gpm at 20 psi residual
pressure is required within 300 feet of any commercial/multifamily 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.
Response: Understood, thank you for the notice regarding the hydrants on the other side of the arterial road.
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7. FIRE DEPARTMENT HOSE CONNECTION -
- IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA
standards. Fire department connections shall be located on the street side of buildings,
fully visible and recognizable from the street or nearest point of fire department vehicle
access. The location of fire service lines and FDC(s) shall be approved by the fire
department and the location labeled on Utility Plans.
Response: Understood, thank you. Our buildings are not planned to be sprinklered.
8. 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 7 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 its 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 Division of Community Safety Services.
Response: Understood, thank you. Our buildings are not planned to be sprinklered.
9. 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.
Response: Understood, addressing will be completed with the building permit submittal.
10. ACCESS TO BUILDING OPENINGS - An approved access walkway leading from fire
apparatus access roads to the main egress door of the building shall be provided for
each dwelling on this site. Please provide details on site plan for the access walkway.
Response: Understood, please reference the site plan for the access walkway.
11. EXISTING ACCESS - An existing fire access to the east of the 7 unit building is
proposed to be partially blocked. This access appears to be required due to fire
access beyond 150 feet without a turnaround.
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Response: Understood, please reference the Site Plan in the Major Amendment submittal with our site updates.
Department: Environmental Planning
Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com
1. PRE-SUBMITTAL: An Ecological Characterization Study (ECS) is required by City of
Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC
defined natural habitats and features (riparian forest, wetlands). Note the buffer standard
of 50ft for riparian forest and wetlands <1/3 acre, and 100ft for wetlands >1/3 acre as
you proceed with your site design process. A memo-based ECS can be submitted for
this proposed project. The ECS should address LUC 3.4.1(D)(1) available for view
online and identify the wetland edge (as determined by a qualified ecological
professional) and dripline of the riparian forest. Please contact me to discuss the scope
and requirements of the ECS further and/or to schedule an onsite meeting. The ECS is
due a minimum of 10 working days prior to PDP submittal.
Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use
Response: Understood, please reference the Major Amendment submittal for the ECS.
2. Information from the ECS informs design of a "natural habitat buffer zone" or "NHBZ".
Within any NHBZ(s) that may be designated on this site, the City has the ability to
determine if existing landscaping within the zone is incompatible with the purposes and
intent of the buffer zone [LUC 3.4.1(E)(1)(g)]. Please ensure the ECS discusses existing
vegetation and uses on-site and identifies potential restoration options. If existing
vegetation is determined to be insufficient, then restoration and mitigation measures may be required.
Response: Understood, please reference the Major Amendment submittal for the ECS.
3. The project will be required to submit all necessary details, plans, etc. to demonstrate
complete compliance with the lighting code (LUC Section 3.2.4), which allows no light
trespass onto Natural Areas, Natural Habitat Buffer Zones, or River Landscape Buffers.
Response: Understood, there is no proposed lighting plan with the vacation of the Heritage Park right of way.
4. If any impacts are necessary to the wetland the following will be required - prior to
Hearing, provide a copy to City Environmental Planner of request sent to Army Corps of
Engineers for jurisdictional determination and permitting. Current site layout with road
crossings appears to impact wetlands under federal regulation (along Lake Canal etc)
thus a jurisdictional letter from the United States Army Corps of Engineers (USACE) needs to be submitted.
Prior to Final Plan Approval a copy of the USACE jurisdictional determination letter
must be submitted to the City Environmental Planner. Refer to LUC 3.4.1(O)(1) Proof of
Compliance: If a proposed development will disturb an existing wetland, the developer
shall provide to the city a written statement from the U.S. Army Corps of Engineers that
the development plan fully complies with all applicable federal wetland regulations
established in the federal Clean Water Act.
Response: No impacts to the wetland are anticipated.
5. 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
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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."
Response: This is shown on the Tree Mitigation Plan.
6. 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.
Response: Understood, please reference the Landscape Plan in the Major Amendment submittal.
7. The City of Fort Collins has many sustainability programs and goals 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
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 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
Response: Understood, thank you.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
1. PRE-SUBMITTAL: Forestry Tree Inventory
There appears to be existing trees onsite and near the limits of development. Please
schedule an on-site meeting with City Forestry (mroche@fcgov.com) to obtain tree
inventory and mitigation information. Please note that these existing significant trees
should be retained to the extent reasonably feasible. This meeting should occur prior to
first round of formal submittal. Forestry recommends scheduling the on-site tree
inventory as early in the design process as possible.
Response: Multiple on-site meetings with the City Forestry department have been preformed.
2. Trees provide many environmental and socioeconomic benefits including reduced
cooling expenses, providing natural wind breaks, improving air quality, and increasing property values.
Existing significant trees shall be preserved to the extent reasonably feasible. Will there
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be construction within the critical root zone of any of the existing trees on your property?
The critical root zone is defined as 12 inches in radius per one inch in tree diameter
measured at 4.5 ft above the ground.
If so, please consider how the construction will impact the health of the nearby trees and
consider alternate scenarios to preserve them. Additionally, please add a detail
outlining the critical root zones of each existing tree on the landscape plans.
Response: Understood, thank you for the note.
3. 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
Street Tree Permit Note, when applicable.
These notes are available from the City Planner or by following the link below and
clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php
Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
Required mitigation tree sizes:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 8.0’ height balled and burlapped
Ornamental tree: 2.0” caliper balled and burlapped
Response: Please reference the Landscape Plan in the Major Amendment submittal.
4. 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
Response: Utilities are shown on the Landscape Plan in the Major Amendment submittal.
5. If applicable, 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 with specific details of the reasons for removal. For example, tree X
removed due t grading; grading proposed to enhance storm water flow in this section of
the development. This is required for all development projects proposing significant tree
removal regardless of the scale of the project. The purpose of this letter is to provide a
document of record with the project’s approval and for the City to maintain a record of all
proposed significant tree removals and justifications. Existing significant trees within the
project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be
preserved to the extent reasonably feasible. Streets, buildings, and lot layouts shall be
designed to minimize the disturbance to significant existing trees.
(Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts
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have been undertaken to comply with the regulation, that the costs of compliance clearly
outweigh the potential benefits to the public or would unreasonably burden the proposed
project, and reasonable steps have been undertaken to minimize any potential harm or
adverse impacts resulting from noncompliance with the regulation.) Where it is not
feasible to protect and retain significant existing tree(s) or to transplant them to another
on-site location, the applicant shall replace such tree(s) according to City mitigation requirements.
Response: Please reference the Major Amendment submittal for the tree removal feasibility letter.
6. According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least
(50%) of all tree plantings.
Response: Please reference the Landscape Plan in the Major Amendment submittal.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
1. 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.
2. If submitting a replat 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.
Response: Thank you for the note.
Pre-Submittal Meetings for Building Permits Pre-Submittal meetings are offered to assist the designer/builder by assuring, early in the
design, that new commercial or multi-family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the
mid-design stage for this meeting to be effective and is typically scheduled before the Final
Development Plan submittal. Applicants should be prepared to present site plans, floor plans,
and elevations and be able to discuss code issues of occupancy, square footage, type of
construction, and energy compliance method being proposed. Applicants of new commercial
or multi-family projects should contact their Development Review Coordinator to schedule a
pre-submittal meeting.
Construction shall comply with the following adopted codes and standards as amended: 2018 International Building Code (IBC) with local amendments
2018 International Residential Code (IRC) with local amendments
2018 International Existing Building Code (IEBC) with local amendments
2018 International Energy Conservation Code (IECC) with local amendments
2018 International Mechanical Code (IMC) with local amendments
2018 International Fuel Gas Code (IFGC) with local amendments
2018 International Swimming Pool and Spa Code (ISPSC) with local amendments
2018 International Plumbing Code (IPC) as amended by the State of Colorado
2017 National Electrical Code (NEC) as amended by the State of Colorado
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 ll (most structures):
* 140mph (Ultimate) exposure B or
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* Front Range Gust Map published by The Structural Engineer's Association of Colorado
Risk Category l: 130mph (Ultimate) exposure B
Risk Category lll & lV: 150mph (Ultimate) exposure B
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use:
1.Single Family; Duplex; Townhomes: 2018 IRC Chapter 11 or 2018 IECC Chapter 4 Residential Provisions
2.Multi-family and Condominiums 3 stories max: 2018 015 IECC Chapter 4 Residential Provisions.
3.Commercial and Multi-family 4 stories and taller: 2018 IECC Chapter 4 Commercial Provisions.
Current codes and amendments are effective as of January 12, 2019. Copies of the code
amendments can be obtained at www.fcgov.com/building/codes.php or at the Building Services office.
Department: Building Code Review
Contact: Katy Hand, , khand@fcgov.com
1. NOTICE: The building code definition of townhomes has been locally amended to read:
"A single-family dwelling unit constructed as part of a group of two or more attached
individual dwelling units, each of which is separated from the other from the foundation
to the roof and is located entirely on a separately recorded and platted parcel of land
(site) bounded by property lines, which parcel is deeded exclusively for such single-family dwelling"
2. NOTICE: A townhome with property lines between units can be built under the
International Residential Code. Implications include:
-located 3 feet min to property lines and 6ft between walls (walls closer will need to be
fire rated with limited/no windows and doors)
-P2904 Sprinkler system installation
- (2) 1hr walls between units.
3. NOTCE: When 3 or more dwelling units are attached it needs to be built under the
International Building Code, as an R-2 Occupancy/Multi-family building. Implications :
-located 10 feet min to property lines or public ways and 20ft between walls (walls closer
will need to be fire rated with limited/no windows and doors)
-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).
- 1hr rated walls between units with sound transmission rating of 50
4. INFORMATIONAL: Multi-family R-2 Items:
-10% of all parking spaces must be EV ready (conduit in place)
- Multi-family Residential located within 1000ft of rail tracks, 500 of highway, or 250ft of a
4 lane road must provide exterior wall composite sound transmission of 39 STC min.
-A City licensed commercial general contractor is required to construct any new multi-family structure.
-If trash chutes are proposed in the building, dedicated recycle chutes must also be provided.
-Accessibility is required per IBC, ICC-A117.1 and state law CRS 9-5
-Accessible parking and access aisles must be provided in covered and open parking
areas per current IBC including van spaces where required.
5. INFORMATIONAL: Single Family Attached Townhomes:
New homes must provide EV/PV ready - conduit in place.
· Provide site-wide accessibility plan in accordance with CRS 9-5. This requires
accessible units per that state standard. This requirement includes single family
attached homes and accessible path must be provided into the dwelling entrance (no step).
-Each townhome unit will require an separate air tightness test for certificate of
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occupancy passing at 3ACH. Consider air barrier details between units for the building design Response: Understood, thank you.