HomeMy WebLinkAboutIMPALA REDEVELOPMENT - PDP220005 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS
1
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com/developmentreview
May 06, 2022
Nichole Rex
HOUSING CATALYST
1715 W MOUNTAIN AVE
Fort Collins, CO 805212359
RE: Impala Multi-Family, PDP220005, Round Number 1
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 6/8/2022
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
04/29/2022: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Please include me in all email
correspondence with other reviewers and keep me informed of any phone
conversations. Thank you!
Ripley Design Response: Thank you, Brandy!
2
Comment Number: 2
04/29/2022: INFORMATION:
As part of your resubmittal, you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format. Please use this
document to insert responses to each comment for your submittal, using a
different font color. When replying to the comment letter please be detailed in
your responses, as all comments should be thoroughly addressed. Provide
reference to specific project plans or explanations of why comments have not
been addressed, when applicable, avoiding responses like noted or acknowledged.
Ripley Design Response: Acknowledged. Updated comment response letter provided.
Comment Number: 3
04/29/2022: INFORMATION:
Please follow the Electronic Submittal Requirements and File Naming
Standards found at https://www.fcgov.com/developmentreview/files/electronic
submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888.
File names should begin with the file type, followed by the project information, and round number.
Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.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.
Ripley Design Response: Acknowledged. File naming reflects these standards.
Comment Number: 4
04/29/2022: INFORMATION:
All plans should be saved as optimized/flattened PDFs to reduce file size and
remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be
removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the
PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting
and remove this feature, type "EPDFSHX" in the command line and enter "0".
Read this article at Autodesk.com for more tips on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
Ripley Design Response: Acknowledged. PDFs are flattened for optimal viewing.
Comment Number: 5
04/29/2022: INFORMATION:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are ready to resubmit your
plans, please notify me with as much advanced notice as possible.
Ripley Design Response: Acknowledged
Comment Number: 6
04/29/2022: INFORMATION:
Temporary Service Changes - City of Fort Collins Development Review
In order to continue providing thorough reviews and giving every project the
3
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).
Ripley Design Response: Thank you, new review rounds times have been accounted for.
Comment Number: 7
04/29/2022: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
(LUC 2.211 Lapse, Rounds of Review).
Ripley Design Response: Acknowledged.
Comment Number: 8
04/29/2022: FOR HEARING:
All "For Hearing" comments need to be addressed and resolved prior to
moving forward with scheduling the Hearing. Staff will need to agree the project
is ready for Hearing approximately 3 to 5 weeks prior to the hearing.
Ripley Design Response: Thank you.
Comment Number: 9
04/29/2022: FOR HEARING:
This proposed project is processing as a Type 2 Development Plan. The
decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For
the hearing, we will formally notify surrounding property owners within 800 feet
(excluding public right-of-way and publicly owned open space). Staff will need
to agree the project is ready for Hearing approximately 3 -5 weeks prior to the
hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing.
Ripley Design Response: Acknowledged.
Department: Planning Services
Contact: Jenny Axmacher, , jaxmacher@fcgov.com
Topic: General
Comment Number: 1
05/03/2022: FOR HEARING:
This submittal does not conform to the City’s Electronic Submittal
Requirements. In all future resubmittals, please format all plan sets to comply
with the enclosed requirements. For example, all of the AutoCAD SHX
comments must be removed from the PDF’s. Instructions on how to remove the
comments are included in the enclosed document.
Ripley Design Response: PDFs have been flattened, thank you for providing clarification on that.
4
Comment Number: 2
05/03/2022: FOR HEARING:
Discuss platting the property into one lot in the project narrative.
Ripley Design Response: Platting into one lot is discussed in the narrative. The updated written document is provided with this
document.
Comment Number: 3
05/03/2022: FOR HEARING:
Update site plan note 6 to include requested modifications.
Ripley Design Response: Modifications to Maximum Floor Area (LUC 4.5(E)(4)(I)), Number of Dwelling Units per building (LUC
4.5(E)(4)(a)) and Orientation to a Connecting Walkway (LUC 3.5.2(D)(1)) are being requested. Those are now listed in the gene ral
notes section of the cover page.
Comment Number: 4
05/03/2022: FOR HEARING:
Please update the city approval signature block, adding "Director" underneath
the signature line.
Ripley Design Response: The title block on the cover sheet has been updated to include “Director” underneath the signature li ne.
Comment Number: 5
05/03/2022: FOR HEARING:
Please provide a sheet in the site plan set that shows the existing site
conditions and demolition plan.
Ripley Design Response: A tree inventory and demolition plan is provided in the site planning sheet. From a Construction
standpoint, the demolition plan is included in the civil set (see sheets C 102 – C 104)
Comment Number: 6
05/03/2022: FOR HEARING:
The parking calculations don’t add up properly. Please correct. Break out the
bedroom parking calculations by 306 Impala and 400 Impala. Please also
make the asterisk references on the parking tables clearer. Don’t repeat the
use of a single asterisk in adjacent tables.
Ripley Design Response: Parking calculations have been revised and re-added. Please see updated land use chart on the site plan.
Comment Number: 7
05/03/2022: FOR HEARING UPDATED:
Staff has concerns about part of the parking for the Mulberry 6-plex being
included on Impala Circle. This will require further discussion and may require a
modification. Please provide additional information about the parking
management strategies being used for the 6 -plex off of Mulberry, as well as the
distance the two parking spots off of Impala Circle will be from the building. Staff
needs this information to evaluate the compliance with 3.2.2 (D)(3)
Ripley Design Response: The applicant team worked hard to find a solution to the parking layout by the Mulberry 6-plex. The trash
& recycling is now enclosed within the 6-plex, which allows the building to be fully parked to the south of the cul-de-sac, and within
easy access to residents. To mitigate thru-traffic from Mulberry, signage along Mulberry indicating “no outlet” will be located at the
drive entrance. The design of the access off Mulberry is also redesigned to appear more like a driveway rather than a road further
discouraging unnecessary turns into that lot. The emergency access connection is designed to dissuade vehicular use with the
introduction of bollards at both the north and south end, and by proposing to have two concrete tracks separated by a landsca pe
strip. Additionally, landscape boulder will be placed included on either side of the emerg ency access drive to prohibit any vehicle
5
from trying to cut through the planting area. All these elements are highlighted on the site and landscape plan enlargements.
Comment Number: 8
05/03/2022: FOR HEARING UPDATED:
Please provide dimensions on the site plan showing the project's compliance
with 3.5.2 (D). If the requirements cannot be met, a request for a modification
will be needed.
Ripley Design Response: 2 of the 3 entrances on Building C are out of compliance. A requesting modifying the LUC 3.5.2 (D)
standard has been submitted as a separate document. We believe the proposed pedestrian connection meets the intent of the code
and that Impala Redevelopment is meeting the affordable housing goals of the community.
Comment Number: 9
05/03/2022: FOR HEARING:
Show and label all required building setback on site plan. Provide dimensions
on at least two (2) sides to the nearest platted property line indicating exact
location of all buildings, structures and building envelopes.
Ripley Design Response: All required setbacks for buildings and parking lots are dimensions and labelled on the site plans. There
are no encroachments into the setbacks. Please see the updated package for more information.
Comment Number: 10
05/03/2022: FOR HEARING:
Direct label a description of each building: proposed use, gross floor area in
square feet and number of stories. If multiple building footprints are proposed,
include a label for each building, such as Building A, Building B, etc.
Ripley Design Response: Gross floor area added to the land use chard and building footprint, and number of stories is direct
labelled on the plan.
Comment Number: 11
05/03/2022: FOR HEARING:
Label natural features, existing vegetation (including existing trees and shrubs
having a diameter greater than two and one-half (2-1/2") inches by species),
wetlands, wildlife movement corridors, natural habitats on-site or within five
hundred (500') feet of the project boundary.
Ripley Design Response: No portion of the 306 and 400 Impala are within 500 feet of an area or feature identified as a natural
habitat or feature on the City’s Natural Habitats and Features Inventory Map (LUC 3.4.1(A)) (diagram from the online map belo w).
No significant natural habitats or features were discovered during site evaluation or reconnaissance associated with the
development review process. A site walk was conducted with Forestry and all trees and associated mitigation values are provid ed in
the Tree Inventory.
Comment Number: 12
05/03/2022: FOR HEARING:
Direct label description and acreage or square feet (if less than one acre) of
common open areas and all public and semi-public land uses including private
parks, public parks, recreation areas, school sites, plaza spaces and similar
uses.
Ripley Design Response: Areas of common open area both public and semipublic have been directly labelled on the plans. The
amenity area for 306 Impala exceeds 8,000 s.f. (this spaced will contain a variety of ‘active uses’ such as outdoor BBQ patio s,
6
shade shelters, flex lawn, and play area), and the common open area in the north of 400 Impala exceeds 27,000 s.f. (this area in
includes passive uses such as a soft trail, and the opportunity to explore a native landscape palette).
Comment Number: 13
05/03/2022: FOR HEARING:
The proposed treatment of all ground surfaces must be clearly shown on the
landscape plans, with both linework and labelling indicating all: shade,
ornamental and evergreen trees, shrubs, perennials, native grasses, dryland
grasses, turf, mulch paved areas, and grading relationships.
Ripley Design Response: Details regarding tree species selection, designated shrub areas, seeding types, turf selection have been
provided. More details about the specific shrub selection will be provided at the final plan level. The applicant will prioritize native or
native adaptive species selection for reduced water usage.
Comment Number: 14
05/03/2022: FOR HEARING:
Show AC condenser locations on site and landscape plans.
Ripley Design Response: AC condenser units, where required, are delineated and shown on the plans.
Studio Architecture Response: Condenser units are shown on the site and landscape plans. Building A will be served by ground -
mounted condenser units. For Buildings B, C and F, VTAC units are proposed within each residential unit which eliminates the need
for a ground-mounted condenser. The only ground-mounted condensers for these buildings will serve the common stair areas.
Small 12”x30” condenser units have been located as inconspicuously as possible near these areas. For buildings D and E, each
“townhome” unit will be served by individual ground-mounted condenser units which have been located on the north side of each
unit.
Comment Number: 15
05/03/2022: FOR HEARING UPDATED:
Building C will require a special height review. Thank you for providing the solar
analysis. Please provide a photo simulation of the view of Building C from
Impala Drive/adjacent single story homes. A view from either intersection of
Impala Drive and Impala Circle could be an acceptable perspective for this
illustration.
Studio Architecture Response: Multiple three-dimensional views of Building C have been provided with this resubmittal. Please see
Architectual package for more information.
Comment Number: 16
05/03/2022: FOR HEARING UPDATED:
Staff is evaluating whether or not the clubhouse design must comply with 3.5.3
Mixed-Use-, Institutional and Commercial Buildings.
Ripley Design Response: Planning staff has determined that the clubhouse is an accessory use and that 3.5.3 will not apply. Thank
for working with the applicant team on this item.
Comment Number: 17
05/03/2022: FOR HEARING:
Please correct the north arrows on the building elevation plans so that they are
pointing north in relation to the site plan.
Studio Architecture Response: The north arrows have all been corrected.
Comment Number: 18
05/03/2022: FOR HEARING UPDATED:
Staff strongly recommends that Building F be rotated so that the west elevation
is what faces Mulberry. See the comments from Historic Preservation for additional details.
7
Ripley Design Response: Building F has been adjusted to have the Primary Entrance face Mulberry. Please see updated site plan
and architectural package for the revised orientation and the applicable elevations.
Comment Number: 19
05/03/2022: FOR HEARING:
Staff would like to see if brick material can be somehow incorporated into the
design of Building F, even as just an accent to honor the adjacent, all brick, historic structure.
Studio Architecture Response: The use of brick has been evaluated by ownership and the design team. In an effort to keep th ese
buildings affordable, brick will not be provided. The Design Team feels that providing a custom exterior paint color that ma tches the
existing brick at 2300 W Mulberry will honor the historic structure while keeping the project affordable.
Comment Number: 20
05/03/2022: FOR HEARING UPDATED:
Staff believes that rotating building D so that the step down to one sto ry is
adjacent to the one story duplex across Impala Circle would increase the building's compliance with 3.5.1.
Studio Architecture Response: Rotating (or mirroring) Building D would place the Accessible townhome unit on the east end of the
building, which happens to be where the adjacent grade is ~3’ below the finished floor elevation in order to properly drain the site. I t
would require costly sitework to create an accessible entrance to that unit if the building was rotated.
Comment Number: 21
05/03/2022: FOR HEARING:
Please describe how the plan complies with 3.8.30 (C) Access to a Park,
Central Feature, or Gathering Place.
Ripley Design Response: LUC 3.8.30 (C) States that at least ninety (90) percent of the dwellings in all development projects
containing two (2) or more acres shall be located within one thousand three hundred twenty (1,320) feet (one -quarter (¼) mile) of
either a neighborhood park, a privately owned park or a central feature or gathering place that is located either within the project or
within adjacent development. Impala Redevelopment totals 7.19 acre and meet this standard provide at least 5,000s.f. of private
parking space. The total ‘park space’ which includes the active amenity space on 306 Impala and the passive trail system in the
north of 400 Impala totals more than 38,000s.f.
Comment Number: 22
05/03/2022: FOR HEARING:
Will a new deed restriction be needed to meet the City's definition of an
Affordable Housing Project due to the replat?
Housing Catalyst Response: Yes, a new deed restriction will needed.
Comment Number: 23
05/06/2022: FOR HEARING:
The maximum light trespass limit is 0.1 along all lot lines, please revise the
proposed lighting and photometric plan to comply.
Studio Architecture Response: The photometric plans have been revised accordingly. The only area showing more than 0.1
trespass is along the east side of the parking lot of 306 Impala where the property boundry abuts the parking area, glare and
illuminance levels are measured offset 10’ from the property boundary.
Comment Number: 24
05/06/2022: FOR HEARING:
Please provide additional dimensions and details on the trash enclosure so that
compliance with 3.2.5 (3), (4), (5), (7), and (9) can be evaluated.
Ripley Design Response: Trash footprints have been updated on the site plan that shows how pedestrians will access the enclosure
8
and where the dumpsters will be wheeled out and accessed by the trash service.
Studio Architecture Response: See revised trash enclosure details on sheets A101A and A201A for compliance with those code
sections.
Comment Number: 25
05/06/2022: FOR HEARING:
Provide information on what is intended with the landscape materials legend
item “shrub beds.” Will this area be limited to only shrubs and at what
coverage? Consider changing to planting beds which is a term used in the code.
Ripley Design Response: “Shrub beds” have been to “planting bed throughout”. Please see updated plans.
Comment Number: 26
05/06/2022: FOR HEARING:
Please provide dimensions on the landscape plans to verify the size of the
planting areas adjacent to buildings and landscape islands.
Ripley Design Response: Dimensions for code required minimum parking lot islands, and parking lot screening has been pr ovided.
Comment Number: 27
05/06/2022: FOR HEARING:
The LUC allows for a reduced minimum tree size for affordable housing
projects. The planting schedule on the landscape plans to not show this project
utilizing these reduced sizes. Please confirm the intent is not to use the reduced tree sizes.
Ripley Design Response: Thank you for this information. Most of our trees are designated as mitigation trees and are upsized from
a 1” to a 2”. The tree schedule gives more detail on how this imp acts the tree sizing, and the tree inventory describes the number of
mitigation trees required.
Comment Number: 28
05/06/2022: FOR HEARING:
The landscaping on the north and east sides of the parking area on the 306
Impala site must meet the parking lot screen requirements in 3.2.1 (E) (4) (b).
Ripley Design Response: A 5’ setback is provided along the north and east sides of the parking lot. Within the setback we are
proposing a planting bed that shall consist of 30” tall shrubs that will provide adequate screening. It should also be noted that the
parking lot is located adjacent to the PSD sports fields which provide a setback greater than 3 00’ to the nearest single-family
backyard, all of which are fenced. Additionally, trees are proposed at a frequency of 1 per 40’ lineal feet along the parking lot
screen.
Comment Number: 29
05/06/2022: FOR HEARING:
Provide a calculation on the landscape plans that shows the 6% parking lot
interior landscaping requirement is being met.
Ripley Design Response: A parking lot landscape diagram is provided on the detail sheet of the site landscape plan package.
Department: Historic Preservation
Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com
Topic: General
Comment Number: 1
05/02/2022: FOR HEARING - UPDATED 5/6:
This project will not be referred to the Historic Preservation Commission.
Preservation staff recommends that this project meets Land Use Code 3.4.7.
Building F appears to meet the following requirements in 3.4.7(E), Table 1 in
relation to the primary adjacent property at 2300 W Mulberry, the Ricketts
9
Farmhouse, a City Landmark:
- Massing and Building Articulation – 2 story is similar to height of adjacent
historic building at 2300 W Mulberry (Ricketts Farmhouse)
- Building materials (UPDATED) – Red brick is the dominant material on the
Ricketts Farmhouse, and red brick is not being used on the new building.
Compliance with this factor would be improved by incorporating s ome volume
of red brick masonry on Building F. The colored fiber cement siding on the
forward sections is an acceptable reference, but if retained in lieu of
incorporating masonry, the color (copper wire) should be altered to closer
match the red brick masonry of the Ricketts farmhouse.
- Façade details (UPDATED) – The new construction includes a similar
symmetrical pattern, hipped roof elements, and upper story dormers to replicate
a similar window pattern and roof elements from the Ricketts Farmhouse. While
the current south elevation is acceptable under 3.4.7, compliance under this
code section typically involves replicating dominant features of an adjacent
historic building on a street-facing elevation. In this case, this is because these
features (entrance and primary decorative features) typically fronted to the street
during the historic period for Ricketts Farm. It is recommended that Bui lding F
be rotated so that the entrance and dormer on the current west elevation instead
front to Mulberry Street to better replicate the façade features and pedestrian
emphasis of the Ricketts farmhouse.
- The location of Building F ensures no diminished visibility of the Ricketts
Farmhouse at 2300 W. Mulberry.
2218 W Mulberry was not surveyed as part of this project but is within the area
of adjacency for Building F. It is not considered a design compatibility priority
due to the proximity of a designated City Landmark.
Studio Architecture Response: The use of brick has been evaluated by ownership and the design tea m. In an effort to keep these
buildings affordable, brick will not be provided. The Design Team feels that providing a custom exterior paint color that matches the
existing brick at 2300 W Mulberry will honor the historic structure while keeping the project affordabl e. Building F has been rotated
per Staff’s comment and the "Copper Wire” color on sheet A202F has been revised to say “Custom Color to match adjacent brick
structure at 2300 W Mulberry”.
Comment Number: 2
05/02/2022: PLAN OF PROTECTION - UPDATED:
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.
Specific to this project, that plan of protection will only need to address staging
and operation of construction equipment in the vicinity of the City Landmark at
2300 W Mulberry (West side of the Building F development site).
Studio Architecture Response: A plan of protection will be submitted to Historic Preservation at time of building permit that
addresses construction staging and operation of construction equipment on the West side of the Buidling F development site.
Department: Engineering Development Review
Contact: Tim Dinger, , tdinger@fcgov.com
10
Topic: General
Comment Number: 1
04/28/2022: FOR HEARING:
Please see the redlines for complete plan comments.
Northern Engineering Response: Response to redlines are provided within the plan comment documents.
Comment Number: 2
04/28/2022: FOR HEARING:
A soils report must be submitted for the next round of review. The soils report
must be in conformance with the Larimer County Urban Area Street Standards.
Please note that after the City reviews the soils report, our findings may require
a Subsurface Hydrology Study to be submitted in subsequent rounds.
Northern Engineering Response: Soils report provided with this submittal. Groundwater is approximately 20’ below existing gr ade,
so a Subsurface Hydrology Study will not be necessary.
Comment Number: 3
04/28/2022: FOR FINAL PLAN:
Once the Requests for Modifications get approval from the City, list the approved requests for
modification under note #48 in the general notes on sheet 2 (Sheet C101) in the Utility Plans.
Northern Engineering Response: Understood, approved variances/modifications to be added to C101 notes when approved.
Comment Number: 4
04/28/2022: FOR HEARING:
All proposed easements and existing easements that are to remain must be
depicted on the plat in plan view, with their recording numbers and easement
type in the associated label. Existing easements that are to be vacated by the
plat must be depicted on the plat in one of two ways: (1) The easements that are
to be vacated can be listed by reception number, along with a note that states
that unless otherwise shown, all easements dedicated by plat or separate
document are hereby vacated, OR (2) show the existing easements depicted in
plan view with their recording numbers, easement type, and ‘TO BE VACATED
BY THIS PLAT’ in the associated label.
Northern Engineering Response: The easements that are to be vacated are included in note 11 of the cover sheet following method
(1) outlined above.
Comment Number: 5
04/28/2022: FOR HEARING:
The proposed 9-foot utility easement should be adjacent to the ROW of South
Impala Drive AND adjacent to the public access easement for the sidewalk. The
utility easement and public access easement should not be overlapping.
Northern Engineering Response: A 9-foot utility easement has been included adjacent to the public access easement and the two
are not overlapping.
Comment Number: 6
04/28/2022: FOR FINAL PLAN:
On page 4 of the plat, there are references to the existing right-of-way for Impala
Circle with blank spaces where the vacation ordinance and reception numbers
should be placed. We cannot approve of plans with intentional blank spaces on
11
them. Please fill in the numbers, if possible, otherwise remove the blank spaces from the references.
Northern Engineering Response: The vacation ordinance with reception numbers will be included upon approv al of those
documents. Legal descriptions and an exhibit for the vacation ordinance has been included with this submittal.
Comment Number: 7
04/28/2022: FOR HEARING:
All public utilities must be in a utility easement or within the public right-of-way
(ROW). For any existing utilities to remain where the right-of-way of Impala
Circle is to be vacated, the existing utilities must be relocated, or a utility
easement must be dedicated for the remaining utilities. The ‘Emergency
Access Easement’ along the former ROW of Impala Circle could be dedicated
as a ‘Utility and Emergency Access Easement’ to ensure the utilities are within an easement.
Northern Engineering Response: Lot 1 Block 1 is a blanket Utility and Drainage Easement except for the locations defined as
Easement Exclusions per Note 14. Additional callouts in plan view have been added to clarify.
Comment Number: 8
04/28/2022: FOR HEARING: I would highly recommend adding handrails for
pedestrian safety along the 3’ concrete trail where there are landscape walls or
a drop of 6 inches or more adjacent to the trail (such as around the vertical curb).
Northern Engineering Response: Handrails have been included in the callouts for landscape walls as necessary.
Ripley Design Response: Handrails have been added where the proposed grading and walks improvements warrant the need.
Comment Number: 9
04/28/2022: 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, added note regarding ADA compliance to Existing Conditions & Demolition sheet
(C102-104) and Civil Site Plan (C200-C202) sheet legends.
Comment Number: 10
04/28/2022: 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.
Northern Engineering Response: Acknowledged, see note 4 on Civil Site Plan (C200 -C202) sheet legend
Housing Catalyst Response: Acknowledged, Thank you.
Comment Number: 11
05/03/2022: FOR HEARING:
Coordinate with Poudre Fire Authority on emergency access requirements.
Generally, 2 different accesses will be required for emergency vehicles. The
access easement on the southeast portion of the site may need to be an
Emergency Access Easement as well.
Northern Engineering Response: Emergency access easement added from W est Mulberry to 300 Impala via 400 Impala.
Ripley Design Response: Emergency Access easement is shown on the site plan.
12
13
Department: Traffic Operation
Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com
Topic: General
Comment Number: 1
05/04/2022: FOR HEARING
The TIS recommends adding "sharrows" on Impala Drive north of Impala Cir.
(south) intersection. I'd like to see this reflected on the plans. We talked about
options for the low stress- bike network that needs to extend along your property
frontage. This may be an acceptable approach, but we will need to see exactly
what is proposed in order to evaluate.
Ripley Design Response: Two “sharrows” are already striped along Impala Drive near the two intersections of Impala Circle. Below
is an aerial showing the location:
Comment Number: 2
05/04/2022: FOR HEARING
I don't see that access to the existing athletic field access gate off of Impala Cir.
is being preserved. Does the school need this access to remain or are they
okay with your proposed design?
Ripley Design Response: We are proposing to relocate the access point to the northeast corner of the 306 property. The openin g of
the gate matches what is existing.
Housing Catalyst Response: Confirmed with Poudre High School that they approve of the new gate location.
Comment Number: 3
05/04/2022: INFORMATION ONLY
It looks like you have quite a few utility installations in Impala Drive that have
proposed sawcuts shown. We will need you to work closely with our Work Area
Traffic Control staff (Tom Utech) once you get closer to construction to work out
the impacts to school and neighborhood access. This is especially important
with the proximity to the school. I would recommend your team think through the
construction and timing of the work in the street to come up with a plan that
minimizes disruption to traffic. I would also encourage you to reach out to Tom
Utech when you feel it is appropriate to discuss your traffic control plan and
options in more detail, prior to applying for your Development Construction Permit (DCP).
Tom can be reached via phone and email at: (970) 221-6815, tutech@fcgov.com.
Northern Engineering Response: Acknowledged, a note has been added to the existing conditions and demolition plan to facilita te
coordination.
Comment Number: 4
05/04/2022: FOR FINAL PLAN
Per previous discussion, we will want to see any proposed signage for the
Mulberry access that will be aimed at identifying the access as a private drive
and not a through street.
Northern Engineering Response: Acknowledged, detailed signage to be added for final.
Comment Number: 5
14
05/05/2022: INFORMATION ONLY
The TIS has been reviewed and all analysis and conclusions have been accepted.
Northern Engineering Response: Acknowledged, thank you.
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1
04/27/2022: FOR FINAL PLAN:
EMERGENCY ACCESS EASEMENT The existing access through the Duplex
site shall be dedicated as an Emergency Access Easement. The plat currently
shows an access easement only.
Northern Engineering Response: Emergency Access Easement has been added through the duplex drive aisle.
Comment Number: 2
04/27/2022: FOR HEARING:
FIRE APPARATUS ACCESS - The existing Duplex site has a dead end
access road that exceeds 150 feet and the existing cul-de-sac does not meet
access or turnaround requirements. The cul-de-sac will need to be re-designed
to meet fire lane specifications. If the cul-de-sac is not designed as a
turnaround, the access trail to Mulberry will need to be designed to meet fire
lane specifications. This trail used as an access drive could be reduced to 16
feet wide and a gate would be allowed to block thru traffic. The gate
specifications shall meet C D103.5: Gates securing fire apparatus access
roads shall comply with all of the following criteria:
1. The minimum gate width shall be the same width as the fire lane.
2. Gates shall be of the swinging or sliding type.
3. Construction of gates shall be of materials that allow manual operation by one person.
4. Gate components shall be maintained in an operative condition at all times
and replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall
be approved by the fire code official. Gates must have a Knox Gate Key Switch
that fits the Knox Key system for Poudre Fire Authority.
6. Gate design and locking device specifications shall be submitted for
approval by the fire code official prior to installation.
7. Electric gate operators, where provided, shall be listed in accordance with
UL 325 and have a means of emergency, manual operation during power loss.
8. Gates intended for automatic operation shall be designed, constructed and
installed to comply with the requirements of ASTM F 2200.
Northern Engineering Response: The cul-de-sac has been redesigned to remove the center landscape area and provide a flush
paved surface and straight through connection to an emergency access drive meeting fire lane specifications with collapsible
bollards.
Ripley Design Response: Collapsible bollards and detailed section describing the design access drive can be found in the
landscape plan detail sheets.
Comment Number: 3
04/27/2022: FOR FINAL PLAN:
15
EMERGENCY ACCESS LOADING - Fire lanes shall be designed as a flat,
hard, all-weather- driving surface capable of supporting 40 tons. A note shall be added to the civil plans.
Northern Engineering Response: Acknowledged, a note has been added to the civil plans.
Comment Number: 4
04/27/2022: FOR FINAL PLAN:
FIRE LANE SIGNS - The limits of the fire lane shall be fully defined. Fire lane
sign locations should be indicated on future plan sets. Refer to LCUASS detail
#1418 & #1419 for sign type, placement, and spacing. Appropriate directional
arrows required on all signs. Posting of additional fire lane signage may be
determined at time of fire inspection. Code language provide d below.
Northern Engineering Response: Acknowledged, detailed signage to be added for final.
Comment Number: 5
04/27/2022: FOR FINAL PLAN:
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 eightinch- 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: Wayfinding signage design and layout will be provided for PFA review at final plan.
Studio Architecture Response: Building addressing locations have been shown on the building elevation sheets that address IFC
section 505.1.
Department: Light And Power
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
Topic: General
Comment Number: 1
05/03/2022: INFORMATION:
Any existing electric infrastructure that needs to be relocated as part of this
project will be at the expense of the developer. Please coordinate relocations
with Light and Power Engineering. Please coordinate with me prior to your next
submittal to get a proposed design on your plans for the relocation of our facilities.
Northern Engineering Response: Acknowledged, thank you.
Housing Catalyst Response: Thank you, Austin. We will continue to work with you on this.
Comment Number: 2
05/03/2022: FOR HEARING:
Please show a viable transformer location for the clubhouse on your next
submittal. Also, the transformer servicing building E and D is currently too close
to the water line. Please move it to allow for the ten foot of separation.
Northern Engineering Response: Transformer servicing buildings D and E has been moved to allow 10’ of separation from existin g
16
water main. Added electrical vault to service clubhouse within Impala Drive ROW inside parkway .
Ripley Design Response: An electric vault is shown and called out on the Site and Landscape Plans.
Comment Number: 3
05/03/2022: INFORMATION ONLY:
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, we will be mindful of maintaining minimum separations for any future changes.
Comment Number: 4
05/03/2022: INFORMATION ONLY:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me to discuss development fees 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-development-fees
Northern Engineering Response: Acknowledged, thank you.
Housing Catalyst Response: Thank you, Austin. We will continue to work with you on this.
Comment Number: 5
05/03/2022: INFORMATION ONLY:
Please document the size of the electrical service(s) that feeds the existing
property prior to demolition of the buildings to receive capacity fee credits.
Northern Engineering Response: Acknowledged, thank you.
Studio Architecture Response: Noted
Comment Number: 6
05/03/2022: INFORMATION ONLY:
Transformer locations will need to be coordinated with Light & Power.
Transformers must be placed within 10 ft of a drivable surface for installation
and maintenance purposes. The transformer must also have a front clearance of
10 ft and side/rear clearance of 3 ft minimum. When located close to a building,
please provide required separation from building openings a s defined in
Figures ESS4 - ESS7 within the Electric Service Standards. Please show all
proposed transformer locations on the Utility Plans.
Northern Engineering Response: Acknowledged, we will be mindful of maintaining minimum separations for any fut ure changes.
Comment Number: 7
05/03/2022: INFORMATION ONLY:
Single phase transformers are limited to a maximum of 8 runs of secondary, not
to exceed a wire size of 350KCMIL. Three phase transformers are limited to a
maximum of 12 runs of secondary, not to exceed a wire size of 500KCMIL.
17
Studio Architecture Response: Noted
Comment Number: 8
05/03/2022: PRIOR TO HEARING:
All existing and proposed electric facilities owned by Light and Power need to
be located either in right of way or a utility easement.
Northern Engineering Response: Acknowledged, all electric facilities will be located within the Lot 1 blanket utility easeme nt.
Comment Number: 9
05/03/2022: FOR FINAL PLAN:
Multi family buildings and duplexes are treated as customer owned services;
therefore a C-1 form and one line diagram must be filled out and submitted to
Light & Power Engineering for each building. All secondary electric service
work is the responsibility of the developer and their electrical consultant or
contractor. A C-1 form can be found here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations
Housing Catalyst Response: Acknowledged. Thank you. We are continuing to work on this piece.
Comment Number: 10
05/03/2022: INFORMATION ONLY:
This project will need to comply with our electric metering standards. Electric
meter locations will need to be coordinated with Light and Power Engineering.
Residential units will need to be individually metered. Please gang the electric
meters on one side of the building, opposite of the gas meters. Reference
Section 8 of our Electric Service Standards for electric metering standards. A
link has been provided here:
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
Northern Engineering Response: Acknowledged, we will coordinate as design progress continues.
Studio Architecture Response: Noted. The proposed meter locations have been shown on the site plan and building elevations.
Comment Number: 11
05/03/2022: INFORMATION ONLY:
If the private drives/alleys are proposed to be illuminated, the streetlights are
considered private and will need to be privately metered. Please show all
private streetlights and private meters on the plans.
Northern Engineering Response: Acknowledged, we will coordinate as design progress continues.
Studio Architecture Response: The site plan and photometric plans.have been revised to show the private stre etlights and meters
Comment Number: 12
05/03/2022: INFORMATION ONLY:
You may contact Austin Kreager with project engineering if you have questions.
(970) 224-6152. You may reference Light & Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar
ds.pdf?1645038437You 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, Austin has been helpful and we will continue to utilize his expertise.
18
Studio Architecture Response: Noted
Department: Erosion Control
Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1
04/27/2022: 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 submitt ed.
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 meet the erosion control requirements as the design progresses into final.
Comment Number: 2
04/27/2022: INFORMATION - UPDATED:
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 p roject 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.
Based on 2 number of bioretention/level spreaders the estimate of the
Stormwater LID/WQ Inspection fee is $630.
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.
The fee will need to be provided at the time of erosion control escrow.
Housing Catalyst Response: Acknowledged. Thank you.
Ripley Design Response: Thank you Basil. We will continue to work on the number of permits that will be provided. Currently, each
building (multifamily, townhomes, and duplexes) will be issued separately.
Comment Number: 3
04/27/2022: FOR FINAL PLAN:
• Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3)
19
• Please ensure that the Erosion
• 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) on Control Plans provided include a individual sequence
sheets n accordance with (FCDCM Ch 2 Section 6.1.3.2
Northern Engineering Response: Acknowledged, we will meet the erosion control requirements as the design progresses into fina l.
Department: Stormwater Floodplain
Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com
Topic: Floodplain
Comment Number: 4
05/02/2022: FOR FINAL PLAN:
Please see redlines for minor comments.
Northern Engineering Response: Redline responses are provided within the specified documents.
Comment Number: 5
05/02/2022: INFORMATION:
Most of the proposed project is outside of the City designated - Canal
Importation 100-Year floodplain; however, there is work in the floodplain that will
require a permit (grading, fill, detention ponds, utilities, landscaped areas, walls,
paths, and sidewalks, etc.). If any work extends into the floodway, a No Rise-
Certification is required.
Northern Engineering Response: Understood, we are intent on keeping the work outside the floodway.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 6
05/03/2022: PRIOR TO HEARING:
Please provide additional documentation and explanation in the text of the
Drainage Report on the release rate from the site justifying the rate from the
southern pond into the Mulberry Street storm sewer.
Northern Engineering Response: Additional documentation is provided in the text of the drainage report referencing the prev ious
drainage report as justification for the release rate from the southern pond into the Mulberry Street storm sewer.
Comment Number: 7
05/03/2022: PRIOR TO HEARING:
It appears rain garden #2 with not have all of the impervious area in sub-basin
200 drain to the treatment area. Please adjust the sub -basin to what will
actually drain into the rain garden and revise sizing calculations.
Northern Engineering Response: Rain garden #2 has been removed. The LID treatment area for new or modified areas are being
fully provided via Rain Garden #1 and water quality is being added to Pond #2 in the south.
Comment Number: 8
20
05/03/2022: PRIOR TO HEARING:
Please provide 100-year conveyance for flows through the rain gardens and into
the detention ponds. This should include an overflow path or storm sewer. The
City recommends a storm sewer for at least the 10-year storm to minimize overtopping of the rain gardens.
Northern Engineering Response: An overflow weir has been provided for Rain Garden #1 into the detention pond.
Comment Number: 9
05/03/2022: PRIOR TO HEARING:
The drainage report did not include any detention pond sizing calculations.
Please add this to the report.
Northern Engineering Response: Detention pond sizing calculations have been included in the report.
Comment Number: 10
05/03/2022: FOR FINAL COMPLIANCE:
Please include forebays at the entrances into both rain gardens.
Northern Engineering Response: A forebay has been included at the entrance to the rain garden.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1
05/03/2022: INFORMATION:
No Pre-hearing comments. Additional comments may apply at Final Compliance.
Northern Engineering Response: Understood, thank you.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
Topic: General
Comment Number: 8
5/3/2022: FOR HEARING:
Please review Forestry redlines. There is one tree that is too close to a street
light along S Impala Drive. I also indicated a few areas where additional trees can be added.
Ripley Design Response: Thank you! Updated tree layouts have been proposed on the landscape plans.
Comment Number: 9
5/3/2022: FOR HEARING:
Please include the City of Fort Collins Tree Protection Notes and existing tree
inventory/mitigation table to the utility plan set. Critical root zone dimensions
should also be included on these plans.
Northern Engineering Response: Critical root zones and tree protection notes have been added to the utility plans as well as
references to the tree inventory and mitigation tables.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1
21
04/27/2022: FOR FINAL PLAN:
Preliminary irrigation plans (PIP) are required for review at Final Development
Plan (FDP), prior to issuance of building permit. The requirements for the PIP
must comply with the provisions outlined in Section 3.2.1(J) of the Land Use
Code. Direct questions concerning irrigation requirements to
irrigationdr@fcgov.com or Eric Olson eolson@fcgov.com
Ripley Design Response: Irrigation plans will be submitted along with final plans.
Comment Number: 2
04/27/2022: BUILDING PERMIT:
Irrigation plans are required no later than at the time of building permit. The
irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of
the Land Use Code. Direct questions concerning irrigation requirements to Eric
Olson, at 221-6704 or eolson@fcgov.com
Ripley Design Response: Acknowledged.
Department: Environmental Planning
Contact: Kelly Smith, , ksmith@fcgov.com
Topic: General
Comment Number: 1
04/27/2022: no comments
Ripley Design Response: Acknowledged.
Department: Park Planning
Contact: Kyle Lambrecht, 970-221-6566, klambrecht@fcgov.com
Topic: General
Comment Number: 1
05/03/2022: INFORMATION:
The Park Planning & Development Department is available to discuss these
comments in more detail. Please contact Kyle Lambrecht, PE at 970.416.4340, klambrecht@fcgov.com.
Ripley Design Response: Acknowledged.
Comment Number: 2
05/03/2022: 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.
Comment Number: 3
05/03/2022: 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
22
available at Plans and Policies - City of Fort Collins (fcgov.com).
Ripley Design Response: Acknowledged.
Comment Number: 4
05/03/2022: 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: Acknowledged.
Comment Number: 5
05/03/2022: 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.
Ripley Design Response: No grade separated crossings are being proposed with this development.
Comment Number: 6
05/03/2022: 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.
Ripley Design Response: Acknowledged. No grade separated crossings are being proposed.
Northern Engineering Response: Acknowledged, at grade intersections with recreational trails will be avoided.
Comment Number: 7
05/03/2022: INFORMATION:
Thank you for the previous discussion to clarify the intent of the path around the
detention pond as well as the responses to previous comments! Park Planning
and Development staff understands the intent of the path around the pond is for
the development and is to be a crusher fines walking path. Please verify this is
consistently shown as a soft surface path on all submittal docs.
Ripley Design Response: Acknowledged. Thank you.
Northern Engineering Response: Acknowledged, the soft surface path will be provided.
Department: Building Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
05/02/2022: BUILDING PERMIT:
Construction shall comply with adopted codes as amended. Current adopted codes are:
2021 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.
23
Please read the residential permit application submittal checklist for complete requirements.
Studio Architecture Response: Noted
Snow Load Live Load: Ground Snow Load 35 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or
· Front Range Gust Map published by The Structural Engineer's Association of Colorado
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code: 2021 IECC residential chapter.
Studio Architecture Response: Noted
INFORMATIONAL ITEMS:
· For a fire-sprinkled building, 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.
· For buildings using electric heat, heat pump equipment is required.
· 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 electric vehicle ready wiring if garages are attached,
see local amendment.
· Provide site-wide accessibility plan in accordance with CRS 9-5. This requires
accessible units per that state standard.
Studio Architecture Response: Noted
Stock Plans:
When residential buildings will be built at least three times with limited
variations, a stock plan design or master plan can be submitted for a single
review and then built multiple times with site specific permits. More information
can be found in our Stock Plan Guide at
fcgov.com/building/res-requirements.php.
Studio Architecture Response: None of the buildings will be built more than twice, so a stock plan design will not be applica ble to
this project.
Comment Number: 2
05/02/2022: BUILDING PERMIT:
Construction shall comply with adopted codes as amended. Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local
amendments
Colorado Plumbing Code (currently on the 2018 IPC)
2020 National Electrical Code (NEC) as amended by the State of Colorado
24
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 April of 2022.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Load Live Load: Ground Snow Load 35 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
• Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter.
• Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter.
Studio Architecture Response: Noted. All buildings will be designed to meet the 2021 IECC
INFORMATIONAL ITEMS:
· Electric vehicle charging parking spaces are required, see local amendment.
· 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 2021 International Fire Code l imit what
areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment.
· Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
· If using electric systems to heat or cool the building, ground source heat pump
or cold climate heat pump technology is required.
· A City licensed commercial general contractor is required to construct any new multi-family structure.
Stock Plans:
When the exact same residential building will be built more then once with
limited variations, a stock plan design or master plan can be submitted for a
single review and then built multiple times with site specific permits. More
information can be found in our Stock Plan Guide at
fcgov.com/building/res-requirements.php.
Building Permit Pre-Submittal Meeting:
Please schedule a pre-submittal meeting with Building Services for this project.
Pre-Submittal meetings assist the designer/builder by assuring, early on in the
design, that the new projects are on track to complying with all of the adopted
City codes and Standards listed above. The proposed project should be in the
middesign- stage for this meeting to be effective. Applicants of new projects should
email your Development Review Coordinator to schedule a presubmittal- meeting.
Studio Architecture Response: The Design team will schedule a presubmittal meeting in the near future.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
25
Topic: General
Comment Number: 2
05/03/2022: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Northern Engineering Response: Acknowledged.
Topic: Plat
Comment Number: 1
05/03/2022: FOR HEARING:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
Northern Engineering Response: Response to comments are provided in the specified documents.