HomeMy WebLinkAboutHERITAGE PARK - MJA220001 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS
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Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com/developmentreview
June 03, 2022
Cathy Mathis
TB Group
444 Mountain Avenue
Berthoud, CO 80513
RE: Heritage Park, MJA220001, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Heritage Park. 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.
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
Topic: General
Comment Number: 1
05/23/2022: 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!
Response: Thank you!
Comment Number: 2
05/23/2022: RESUBMITTAL:
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
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reference to specific project plans or explanations of why comments have not
been addressed, when applicable, avoiding responses like noted or acknowledged.
Response: Thank you for the information.
Comment Number: 3
05/23/2022: RESUBMITTAL:
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.
Response: Thank you for the information, our team will notify the City team when the resubmittal occurs.
Comment Number: 4
05/23/2022: FOR HEARING:
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.
Response: Thank you for the information.
Comment Number: 5
05/23/2022: FOR HEARING:
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
Response: Thank you for the information.
Comment Number: 6
05/23/2022: INFORMATION:
Temporary Service Changes - City of Fort Collins Development Review
In order to continue providing thorough reviews and giving every project the
attention it deserves, the City of Fort Collins is implementing temporary
changes in how we serve our development customers. As you may be aware,
we are experiencing staff shortages in a number of key departments, which has
begun to impact the timeliness of our reviews. We recognize that development
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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).
Response: Thank you for the information.
Comment Number: 7
05/23/2022: RESUBMITTAL:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project. (LUC 2.211 Lapse, Rounds of Review).
Response: Thank you for the information.
Comment Number: 8
05/23/2022: 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 4 to 8 weeks prior to the hearing.
Response: Thank you for the information.
Comment Number: 9
05/23/2022: FOR HEARING:
The proposed development project is subject to a Type 1 Review. The decision
maker for your project will be an Administrative Hearing Officer 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).
As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the
hearing date with your team.
Response: Thank you for the information.
Comment Number: 10
05/23/2022: FOR HEARING:
I am letting you know that your quasi-judicial item could be heard remotely and
that there is the option to hold off until an in-person hearing can be conducted.
Any person or applicant seeking a quasi-judicial decision from City Council, a
City board or commission or an administrative hearing officer under the City
Code or the City's Land Use Code, shall be notified in writing or by email of the
intention to conduct a Quasi-Judicial Hearing using Remote Technology. Such
person or applicant shall be entitled to request that the Quasi-Judicial Hearing
be delayed until such time as the Hearing can be conducted in person.
Response: Thank you for the information.
Department: Planning Services
Contact: Will Lindsey, , wlindsey@fcgov.com
Topic: General
Comment Number: 1
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05/31/2022: FOR HEARING:
Planning still has major concerns about the plan as proposed. The plan’s
building orientation, building height, footprint placement, grading transitions,
garage locations and tree impacts all need further coordination. As discussed,
at the time of Conceptual Review the “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 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. Planning
staff does not feel that the current proposal satisfies all of these aspects of the
Plan and will require further revision.
Response: Thank you for your feedback, we have made the following changes:
· Building orientation and footprint placement – The new buildings take advantage of open space on the site
and face the main pool area or paseo to create a sense of community. The entries face green spaces and
garages are oriented to a street or alley.
· Building height – The new units will be three stories high, one story higher than the existing units, see
Architectural Perspectives. The new units offer private garages on the ground floor and townhome living on
the upper two levels to diversify the rental options.
· Grading transitions – New sidewalks and unit entries will connect to existing sidewalks.
· Garage locations – Garages are located at the rear of the units facing a street or alley.
· Providing walkable developments – New walkways will be constructed so that residents can walk through
the community and access amenities and surrounding areas.
· Building entrances that orient towards the street and street enhancements – The new buildings are
attached multi-family units. The unit entries face walkways with green spaces, and have porches and
landscaping as a transition to sidewalks. The new buildings meet the requirements outlined in Division 3.5
of the Building Standards, Section E:
o (4)Attached and multi-family dwellings which also face a second street or a major walkway spine
shall be exempt from paragraphs (1) through (3) above. The façade oriented to the second street or
walkway spine shall include windows, doorways and a structured transition from public to private
areas using built elements such as porch features, pediments, arbors, low walls, fences, trellis work
and/or similar elements integrated with plantings.
Comment Number: 2
05/31/2022: FOR HEARING:
ROW Improvements: As a Major Amendment the project is expected to make
affiliated right-of-way improvements to Shields and Stuarts streets to bring them
into compliance with current LCUASS requirements for arterial and collector
streets. Please see the attached redlines for more details.
Response: Per discussions with City staff, right-of-way improvements to Shields and Stuart are no longer
required for this Major Amendment application.
Comment Number: 3
05/31/2022: FOR HEARING:
Private Street Standards: If Heritage Circle is going to become a private
right-of-way it needs to be updated to the City’s current private street standards
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(which means LCUASS or better). A street cross section demonstrating
compliance with these standards should be provided for next submittal. An
emphasis on pedestrian circulation, retention of existing trees, and the
provision of detached walkways are key. Please see the attached redlines for
more details.
Response: The intention continues to make Heritage Circle a private right-of-way. The adjacent private
street section has been updated to LCUASS standards. Please reference the resubmittal package for
additional details. The project team has worked with City staff on the emphasis of pedestrian circulation,
retention of existing trees where applicable, and providing detached walkways.
Comment Number: 4
05/31/2022: FOR HEARING:
Pedestrian Connectivity: This is a repeat comment from Conceptual – An
overall exhibit should be prepared and analyzed showing the sidewalk system,
and identifying gaps that should be connected and making certain that new
improvements enhance the neighborhood. The plan should prioritize pedestrian
circulation. See Planning’s redlines on the site plan for additional details and
suggestions on how this can be achieved.
Response: Please reference the resubmittal package for the emphasis and updates related to the
pedestrian connectivity of the Site where improvements are being made.
Comment Number: 5
05/31/2022: FOR HEARING:
Landscaping: As a general note, please break the landscape plan out into a
separate plan set or combine into the “planning set,” it should not be combined with the
Utility, Drainage, and Grading plans.
Response: Thank you for the note.
Comment Number: 6
05/31/2022: FOR HEARING:
Landscaping: The details of the previously approved landscape plan need to be
carried over to the new landscape plan documentation, and all plant/tree totals
should be updated for the entirety of the site. Any plantings from the previous
plan that have died or are missing should be replaced.
Response: Thank you for the note, please see the revised Landscape Plan.
Comment Number: 7
05/31/2022: FOR HEARING:
Trash Enclosures: Per LUC 3.2.5 – All trash and recycling enclosures on 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
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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.
Response: No additional trash enclosures are required for the new multi-family building as trash service will
be individual bins. Existing trash enclosures will be upgraded to include new materials and metal gates, see
Trash Enclosure Architectural Plans.
Comment Number: 8
05/31/2022: FOR HEARING:
Vehicle Parking: Minimum parking requirement based on the bedroom/unit
count is 393 spaces, but parking provided is listed at 316. This parking
deficiency is very significant, and the project is outside of the TOD overlay which
allows for parking reductions. Please review site plan redlines to ensure that the
unit count and parking calculation is correct. If it is accurate then Planning
cannot support the project as proposed without a reduction in the number of units.
Response: The parking data table has been updated and the site now has 58 excess spaces.
337 required
Existing parking = 293
New garages = 60
On-street = 42
Total = 395
Comment Number: 9
05/31/2022: FOR HEARING:
Bicycle Parking: Please provide additional information on specifications for the
fixed bicycle racks, and the location of the enclosed bicycle parking spaces.
Per the Land Use Code, enclosed bicycle parking 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.
Fixed bicycle parking 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 fixed racks are existing and there are about 90 spaces for bikes. With 466 bedrooms, it will
be very challenging to provide 280 enclosed racks and 186 fixed tacks so the applicant would like to
request of Modification for this standard.
Comment Number: 10
05/31/2022: FOR HEARING:
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Exterior Lighting: The code requires that applicants for major amendments and
changes of use pursuant to 2.2.10(B) must submit a lighting plan for the entire
development site that meets the requirements of this Section 3.2.4 and, if
necessary to meet such requirements, complete a site lighting retrofit for the
entire development 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: Photometric plans will be provided for the site and are designed to meet city requirements.
Comment Number: 11
05/31/2022: FOR HEARING:
Variation Among Buildings - Since the development (both proposed and
existing) contains more than 5 buildings (excluding clubhouses/leasing offices),
there needs to be at least 3 distinctly different building designs. This should be
documented with a typical elevation of the existing buildings in addition to the new.
For all developments, there cannot be similar buildings placed next to each
other along a street, street-like private drive or major walkway spine. The two
new buildings in the southeast of the site, and the three unit and four-unit
buildings on the circle do not meet this standard. Different architectural styles,
footprints, and scale can help to meet the standard.
Please note that building designs are considered similar unless they vary
significantly in footprint size and shape. Building designs must be distinguished
by including unique architectural elevations and unique entrance features within
a coordinated overall theme of roof forms, massing proportions and other
characteristics. This standard applies to the new buildings, and to the extent
feasible, the existing structures if significant architectural changes are proposed for the future.
Response: The proposed enhancements to the community include upgrading existing buildings and
providing new Townhome units as follows:
· Three (3) distinctly different building designs – The proposed enhancements will include:
oUpgrades to the existing buildings and new color scheme
oNew Townhome units in Color Scheme 1
oNew Townhome units in Color Scheme 2 with a variation in materials
· Typical elevation of the existing buildings – The existing buildings are shown with the new paint scheme in
context in the Architectural Perspectives.
· For all developments, there cannot be similar buildings placed next to each other along a street, street‑like
private drive or major walkway spine – With three (3) new Color Schemes and different materials and
design, there will be a variation of buildings along the streets.
· Building designs must be distinguished by including unique architectural elevations and unique entrance
features within a coordinated overall theme of roof forms, massing proportions and other characteristics
o The existing buildings will provide enhancements to the entries, new wainscot and a new color paint
scheme
o The new Townhome units provide a mix of unit types which include variations of entry patios,
different materials and color schemes, and coordinated roof forms to unify the community
Comment Number: 12
05/31/2022: FOR HEARING:
Variation of Color - Please provide additional color schemes for the
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development that demonstrates compliance with this standard. For a
development with more than 56 dwelling units, there must be at least 3 distinct
color schemes used on structures throughout the development. For all
developments, there shall be no more than 2 similarly colored structures placed
next to each other along a street or major walkway spine. Since this is a major
amendment, this standard must be applied to both the proposed and existing
buildings. Please provide additional color schemes for the development that
demonstrate compliance with this standard.
Response: For the overall community, three (3) new color schemes are proposed for the apartments
including an upgraded paint scheme for the existing buildings and two (2) new color schemes with material
variations for the new Townhome units.
Department: Engineering Development Review
Contact: John Gerwel, , jgerwel@fcgov.com
Topic: General
Comment Number: 1
05/19/2022: FOR HEARING:
Any utilities in the vacated ROW will need dedicated utility easements. It is
recommended that the vacated ROW be rededicated as an access and utility easement.
Response: The design team is working on a replat that will abandon the Heritage Circle public right-of-way
and dedicate all necessary easements on the parcel.
Comment Number: 2
05/19/2022: FOR HEARING:
There is a building that is encroaching into the easement. Buildings cannot be
placed within easements. See redlines.
Response: The building in question will not be placed in the easement with the replat.
Comment Number: 3
05/19/2022: FOR HEARING: There is a sidewalk in the northeast that is
apparently being moved from its original easement dedication. Will that
easement be vacated? Will there be a new easement dedication? See redlines.
Response: That easement will be vacated during the replat process and a new easement will be dedicated.
Comment Number: 4
05/19/2022: FOR HEARING:
The 3plex on the west is overlapping with the proposed- sidewalk. See redlines.
Response: Please see the resubmittal package that demonstrates no overlap with the proposed sidewalk.
Comment Number: 5
05/19/2022: FOR HEARING:
Given the amount of easements and ROW needing to be dedicated and
vacated, it is recommended that this project replat the property. The new plat
would include legal descriptions and exhibits for new easements, prepared by a
licensed Colorado Land Surveyor, and point out the easements and ROW that
have been vacated, with previous reception numbers cited.
Response: The design team is working on the replat process for this project.
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Comment Number: 6
05/19/2022: FOR HEARING:
Stuart Street is a 2-lane collector road with parking. Per LCUASS standards,
the amount of ROW required is 81 feet. This area is about 5 feet short on each
side. Please confirm the ROW length and dedicate the ROW needed to bring
this property's half of Stuart to 40.5 feet. Similarly, Shields Street is a 4-lane
arterial road, making the ROW required to be 115 feet. So the half of Shields
that is adjacent to this property will need to dedicate ROW so that your half of
the ROW is 57.5 feet.
Response: The project team will discuss with City staff during the replating process if additional ROW is to
be granted during this replat process or during the eventual ROW improvements per LCUASS standards.
Comment Number: 7
05/19/2022: FOR HEARING:
Frontage improvements will be required for Shields and Stuart. This includes a
parkway and detached sidewalk as described in LCUASS chapter 7.
Response: Per discussions with City staff, no frontage improvements will be required with this Major
Amendment process along Shields and Stuart.
Comment Number: 8
05/19/2022: FOR FINAL PLAN:
The ROW vacation application will be needed for after the hearing. Forms for
ROW vacation can be found here: https://www.fcgov.com/engineering/devrev
Response: Thank you for the information.
Comment Number: 9
05/19/2022: FOR FINAL PLAN:
Please call out all existing and proposed easements with dimensions in the
utility plans. Please provide reception numbers for any recorded easements.
Response: Please see the updated Grading and Utility Plans showing the easements and the
corresponding reception numbers.
Comment Number: 10
05/31/2022: FOR FINAL PLAN:
On the northern part of the property, there is an easement for a sewer line that
does not align with the sewer. This will need to be adjusted. See redlines.
Response: Please see the updated survey linework with this submittal package. The survey team went
onsite to verify the location of the sanitary sewer and the survey has been updated accordingly. Thank you
for this notice.
Comment Number: 11
05/31/2022: FOR FINAL PLAN:
The utility sheet is crowded with labeling. It is preventing a proper review of the
utility set. Consider spreading out the utilities over multiple sheets for clarity.
Response: Thank you for the note. Please see the resubmittal package for a more properly laid out plan.
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Comment Number: 12
05/31/2022: FOR FINAL PLAN:
Please address all other redline comments made in the attached pdfs.
Response: Thank you for your comment, please reference the resubmittal package.
Department: Traffic Operation
Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com
Topic: General
Comment Number: 1
05/31/2022: FOR HEARING:
Please see traffic letter redlines for minor comments.
Response: Thank you for your comments, please reference the updated Traffic Impact Study in the
resubmittal package.
Department: Stormwater Floodplain
Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com
Topic: Floodplain
Comment Number: 4
05/27/2022: FOR HEARING:
Please add the following notes to the site plan, grading, and drainage plan:
1.Portions of this property are located in the City designated-, 100-year Canal
Importation floodplain and floodway. Any development within the floodplain
must comply with the safety regulations of Chapter 10 of City Municipal Code.
2.The Developer shall obtain a Floodplain Use Permit from the City of Fort
Collins and pay all applicable floodplain use permit fees prior to commencing
any construction activity (building of structures, grading, fill, detention ponds,
bike paths, parking lots, utilities, landscaped areas, flood control channels, etc.)
within the Canal Importation floodplain. All activities within the floodplain are
subject to the requirements of Chapter 10 of the Fort Collins Municipal Code.
Response: Thank you for your comment, please reference the resubmittal package.
Comment Number: 5
05/27/2022: FOR HEARING:
Please utilize the floodplain development review checklist when preparing your
plans for submittal (including drainage report), see redlines. Site, grading, and
drainage plans are missing floodplain linework.
Response: Thank you for your comment, please reference the resubmittal package for the floodplain
linework.
Comment Number: 6
05/27/2022: FOR HEARING:
Please show the boundaries of the floodplain and floodway on site drawings as
applicable. Contact Ted Bender of Stormwater Master Planning at
tbender@fcgov.com for floodplain CAD line work.
Response: Please reference the resubmittal package for the floodplain and floodway linework.
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Department: Stormwater Engineering
Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com
Topic: General
Comment Number: 1
05/27/2022: FOR HEARING:
Additional information is needed to determine if Stormwater requirements
including Low Impact Development, Water Quality, and Detention are being
met. It is not clear the detention pond will provide adequate detention for the
allowable release rate, and it is not clear if the new and modified impervious
areas are being treated for WQ/LID.
Please see redlines for additional details.
Prior to next submittal, please contact me/Brandy to schedule a meeting to
discuss the proposed stormwater approach to ensure appropriate City Criteria
is being followed and all requirements are being met.
Response: Please reference the updated Preliminary Drainage Report for added information related to the
detention being met in the proposed condition, the LID/WQ strucutre treating adequete impervious area,
and the release rates of the outlet structure.
Comment Number: 2
05/27/2022: FOR HEARING:
Please show drainage easement for proposed bioretention, detention pond, and outfalls.
Response: Drainage easement to be dedicated with replat process.
Comment Number: 3
05/27/2022: DEVELOPMENT AGREEMENT:
Please note a development agreement will be required prior to final approval.
Response: Noted, development agreement will be provided prior to final approval.
Department: Water-Wastewater Engineering
Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com
Topic: General
Comment Number: 1
05/27/2022: FOR HEARING:
Please see redlines regarding proposed water and sewer services.
Clarification is needed to understand if these will be single family attached townhomes or
multifamily buildings. I encourage you to reach out with any questions or to review potential
revisions, and I’d be happy to set up a meeting or conference call to do so.
Response: These proposed structures are to be treated as multi-family buildings.
Comment Number: 2
05/27/2022: FOR HEARING:
If ROW is being vacated, are easements being dedicated in its place?
Response: Yes, utility, access, and drainage easements will be dedicated with the replat of the overall
parcel.
Comment Number: 3
05/27/2022: FOR FINAL PLAN:
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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: Noted, sizing justification letter will be provided in future submittals.
Comment Number: 4
06/01/2022: FOR INITIAL FDP SUBMITTAL:
The initial FDP submittal will need to include separate irrigation service(s) for
the site. Separate irrigation service is required due to recent changes to Fort
Collins Utilities Water Supply Requirements (WSR) and Plant Investment Fees (PIF).
Please ensure the project submittal includes:
- Preliminary Irrigation Plan (PIP) – plan requirements can be found at: www.fcgov.com/WCS. Please
contact Irrigation Development Review (irrigation@fcgov.com) with questions regarding the required PIP.
- Water budget (annual usage) and peak flow (gallons per minute) for each
irrigation service. Note: this information should be included on the PIP.
- Landscape Plan including hydrozone table updated with 2022 values – 3, 8,
14, and 18 gallons/square foot/year for very low, low, medium, and high zones, respectively.
- Water Need Form – form is available at: www.fcgov.com/WFF
Please contact Utility Fee and Rate Specialists (UtilityFees@fcgov.com or
970-416-4252) with questions regarding the Water Need Form.
- Irrigation service(s), including curb stop and meter location, shown on the
Utility and Site Plans. Irrigation service location(s) must match information on the PIP.
On Oct. 5, 2021 Council adopted changes to Fort Collins Utilities Water Supply
Requirements and Plant Investment Fees. In general developments that use
more water may pay more and developments that use less water may pay less.
These changes were implemented 1/1/2022; more information can be found at: www.fcgov.com/wsr-update
Response: Irrigation Plan will be provided with FDP submittal.
Department: Erosion Control
Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 7
06/01/2022: FOR FINAL PLAN:
Please submit an Erosion Control Plan and other supporting materials in
accordance with City stormwater criteria.
Response: Erosion Control Plan will be submitted with future submittals.
Department: Light And Power
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
Topic: General
Comment Number: 1
05/31/2022: FOR HEARING:
Light & Power would like to see more of the West side of Heritage Circle
across from the new proposed townhomes. We will need to see all existing
utilities and structures to determine where we can place a transformer and/or
vault to feed the new units. Please see submitted redline for location of this comment.
Response: Please reference the resubmittal package. Let us know if you need to see more of the West
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area of Heritage Circle.
Comment Number: 2
05/31/2022: FOR HEARING:
The farthest South proposed building 4 is shown on top of existing electric
primary and the transformer that feeds two other existing buildings. Please shift
the building a minimum of 6 feet from the existing electric facilities or coordinate
with Light & Power on the relocation of these facilities. Relocating these
facilities will require extensive secondary work by the owner and possibly long
outages on existing buildings. Please see submitted redline for location of this comment.
Response: Thank you for the comment, please see the updated Utility Plan showing the relocation of the
electrical line.
Comment Number: 3
05/31/2022: FOR HEARING:
The plan set appears to be missing many existing electric structures, i.e. vaults.
Please show these on the Utility Plan set along with all existing electric facilities.
Response: Thank you for your comment, our team reached out to the surveyor for any outstanding electric
structures. If we are still missing structures, please let us know and we will update accordingly. Let us know
if a site walk to identify all structures would be recommended.
Comment Number: 4
05/31/2022: FOR HEARING:
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: Noted, easements to be dedicated with replat.
Comment Number: 5
05/31/2022: FOR HEARING:
Utility Plan shows the proposed buildings secondary services connecting to
existing primary lines. This is not possible. Transformers will need to be
installed to provide power to these buildings. Please see submitted redlines.
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-guidelines-regulations
Response: Please see updated Utility Plan for proposed transformer locations.
Comment Number: 6
05/31/2022: FOR HEARING:
With the vacation of the existing Heritage Circle ROW, the existing streetlights
will need to be removed or a determination will need to be made on what to do
with the lights. Light & Power does not provide lighting on private drives/streets.
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
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within a dedicated easement or the public right-of-way. Please coordinate
relocations with Light & Power Engineering.
Response: Per the Photometric Plan and conversations with City staff, the project team is planning to
remove the existing street lights and provide new lighting structures in its place to meet City criteria.
Comment Number: 7
05/31/2022: FOR HEARING:
It will help to know early on what size electric services you will be needing for the
proposed buildings. This will help determine how many transformers and/or
vaults will be needed and where best to locate them.
A Customer Information Form (C-1 Form) and a One-line diagram will need to
be submitted to Light & Power Engineering for any proposed electric changes
and/or additions. A link to the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
Response: A C-1 form will be provided closer to Final.
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1
05/26/2022: INFORMATION:
2021 IFC CODE ADOPTION
Poudre Fire Authority will be adopting the 2021 International Fire Code (IFC) in
the upcoming months. Future development plans and building plan reviews shall
be subject to the adopted version of the fire code as amended. The following
codes are the current adopted 2018 IFC amendments. Once the 2021 IFC has
been adopted, the approved amendments will be available online.
- Copies of our current local amendments can be found here:
https://www.poudre-fire.org/programs-services/community-safety-services-fire-p
revention/fire-code-adoption
- Free versions of the IFC can be found here: https://codes.iccsafe.org
Response: Acknowledged, thank you.
Comment Number: 2
05/26/2022: FOR PERMIT:
The comment response indicates no sprinkler system is planned. The narrative
states these are multifamily units. I do not see property lines for each unit so
these will be considered R2 Multi-family and will be constructed according to the IBC/IFC.
This will require a fire sprinkler system as follows:
· New multi-family buildings shall be provided with NFPA13 (full protection) fire suppression
systems.
o 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).
o 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: The new buildings will have 2, 3, 4 and 6 dwelling units per building and 13-R sprinkler system
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will be provided.
Comment Number: 3
05/26/2022: FOR PERMIT:
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: Fire alarm systems and smoke detection shall be provided for all new units.
Comment Number: 4
05/26/2022: FOR HEARING:
Heritage Circle does not appear to provide 20 feet of unobstructed access when vehicles
are parked on street. The installation of no parking/ fire lane signage can help to support access width.
Response: Fire lane signs will be provided.
Comment Number: 5
05/26/2022: FOR FINAL PLAN:
ALLEY LOADED UNITS
There is a reasonable expectation that emergency services personnel can
quickly arrive at a person-door to the residence. This is usually the front door;
however, plans containing alley/access road loaded lots present an added
obstacle to access. Front doors onto a greenbelt or other landscape feature
shall be provided with an approved sidewalk to the front door that connects to
with the alley/access drive to provide direct and efficient access to any
individual unit. A walkway from access road to front doors shall be provided
from both ends of the building. Future plans should include all walkways to the front door.
Response: New walkways are planned from the new unit entries to the alley ways or streets. Additionally,
alleys are a 28’ wide for fire truck access to each unit.
Comment Number: 6
05/27/2022: FOR FINAL PLAN:
PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in
a position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be arabic numbers or alphabetical letters. Numbers shall not be spelled
out. The address numerals for any commercial or industrial buildings shall be
placed at a height to be clearly visible from the street. They shall be a minimum
of 8 inches in height unless distance from the street or other factors dictate
larger numbers. Refer to Table 505.1.3 of the 2018 IFC as amended. The
address numbers for one and -twofamily- dwellings shall be a minimum of 4” in
height with a minimum ½” stroke and shall be posted on a contrasting
background. If bronze or brass numerals are used, they shall only be posted on
a black background for visibility. Monument signs may be used in lieu of
address numerals on the building as approved by the fire code official.
Buildings, either individually or part of a multi- building complex, that have
emergency access lanes on sides other than on the addressed street side, shall
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have the address numbers and street name on each side that fronts the fire lane.
Response: Address signs will be provided for each unit entry and garage that faces the street or alley.
Comment Number: 7
05/27/2022: FOR HEARING:
TURNING RADII
The turning radius into the drive access of the 6 plex buildings does not meet
the requirements. Please correct or submit an Autoturn exhibit.
- IFC 503.2.4 and Local Amendments: The required turning radii of a fire
apparatus access road shall be a minimum of 25 feet inside and 50 feet outside.
Response: Please see in the submittal package for the AutoTurn exhibit showing the PFA fire truck making
the route around the site.
Comment Number: 8
05/27/2022: FOR HEARING:
FIRE LANES
If the access drives for the 6 plex buildings is to be used as fire apparatus
access, they shall meet fire lane requirements and be dedicated EAE.
Response: Fire lane requirements will be met with a 28’ alley drive.
Department: Environmental Planning
Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com
Topic: General
Comment Number: 1
05/31/2022: FOR HEARING:
The wetland boundary needs to be portrayed on all applicable plan sets: civil,
landscaping, etc. The wetland boundary determines the buffer extent, and the
proposed stormwater detention pond comes very close to the possible buffer boundary.
Response: Please see updated submittal package showing the wetland boundary delineation.
Comment Number: 2
05/31/2022: FOR HEARING:
Please provide the details of all seed mixes to be used: species (both scientific
and common names), proportions of each species, and seeding rate(s). Detail
with hatching where each mix will be used.
Response: Please reference Landscape Plan in submittal package for seed mixes.
Comment Number: 3
05/31/2022: FOR HEARING:
Please include the following standard Native Seed Mix Notes:
NATIVE SEED MIX NOTES
1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER THROUGH EARLY MAY.
2. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE
SEED MIX SPECIES THROUGH LOOSENING AND ADDITION OF
AMENDMENTS THAT PROMOTE WATER ABSORPTION AND RELEASE,
THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER
ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS
POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS.
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3. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE
CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER.
4. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED
(STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED).
5. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED
APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. FOR
BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE
SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE
FOR SPECIES, PERCENTAGES AND APPLICATION RATES.
6. PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS
ARE PROPERLY MANAGED BEFORE, DURING AND AFTER SEEDING ACTIVITIES.
7. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED
STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS.
PLASTIC-BASED EROSION CONTROL MATERIALS (I.E.,
PLASTIC-WELDED BLANKETS) SHALL NOT BE USED WITHOUT
EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS
THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT ISSUES.
8. WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED
UNTIL SEED IS GERMINATED THEN WEEN THE SEED FROM IRRIGATION.
IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS
SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL
ENSURE 100% HEAD-TO-HEAD COVERAGE OVER ALL SEEDED AREAS.
ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION PLAN SHALL BE FOLLOWED.
9. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER
IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS
NEEDED TO ESTABLISH COVER.
10. THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE
MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT
MOW DURING HOT, DRY PERIODS. DO NOT MOW LOWER THAN 6 TO 8
INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH.
11. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN
SEVENTY PERCENT VEGETATIVE COVER IS REACHED WITH LESS
THAN TEN PERCENT OF COVER CONSISTING OF NOXIOUS WEEDS, NO
BARE SPOTS LARGER THAN ONE FOOT SQUARE, AND/OR UNTIL
DEEMED ESTABLISHED BY CITY PLANNING SERVICES AND EROSION CONTROL.
12. THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS
RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE AND GROWTH
AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND
LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE
SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL
CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE
REQUIREMENTS FOR CLOSEOUT.
Response: Please see updated Landscape Plan with applicable notes.
Department: Forestry
Contact: Christine Holtz, , choltz@fcgov.com
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Topic: General
Comment Number: 2
05/31/2022: FOR HEARING:
Please include the Tree Protection Notes per Land Use Code 3.2.1 requirements.
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
Response: Please see updated Landscape Plan with applicable notes.
Comment Number: 3
05/31/2022: FOR HEARING:
Although there may be a new tree inventory implemented, currently there are 32
trees proposed as mitigation. See the standards below for mitigation sizes.
Please adjust your ornaments sizes from 1.5” B&B to 2”, and your evergreen sizes from 6’ B&B to 8’.
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: Thank you for the comment, see Landscape Plan for updates.
Comment Number: 4
05/31/2022: FOR HEARING:
Please ensure tree locations maintain 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: Thank you for the comment, please see Landscape Plan for updates.
Comment Number: 5
05/31/2022: FOR HEARING:
The 3 spruce trees proposed for removal on the northeast side of the submitted
plans are extremely significant to this property. They provide a good buffer for
Shields, and they are all in good condition—‘good’ condition is the highest
rated condition for trees. Please consider reconfiguring the building proposed
in that location to accommodate these trees.
Response: Acknowledged, thank you for your concern.
Comment Number: 6
05/31/2022: FOR HEARING:
Please use a different species for honey locust, white fir, and Tartarian maple for the reasons stated below:
-Honey locust: The City of Fort Collins’ urban forest has reached the maximum
percentage of the Honeylocust (Gleditsia triacanthose: ‘Shademaster’,
‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana).
-White fir: soil intolerance can sub white spruce
-Tartarian maple: trees tend to break apart
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Response: Noted, please see updated submittal with different species.
Comment Number: 7
05/31/2022: FOR HEARING:
According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute
at least (50%) of all tree plantings. Please ensure the tree planting proposed
with the Major Amendment adheres to this requirement for the original approved landscape plan.
Response: Noted, thank you for your comment.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 1
05/26/2022: INFORMATION:
Unless required during MJA, a complete review of all plans will be done at FDP.
Response: Acknowledged.
Comment Number: 2
05/26/2022: Please provide a closure report for the ROW Vacation.
Response: Closure report to be provided with replat process.
Department: Building Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
05/30/2022: Townhome and duplex 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.
Please read the residential permit application submittal checklist for complete requirements.
· Snow 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.
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.
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· For buildings using electric heat, heat pump equipment is required.
· Attached single-family townhomes and duplexes 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.
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/resrequirements.php-.
Response: Acknowledged, thank you.
Comment Number: 2
05/30/2022: 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
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 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.
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.
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· All multi-famliy buildings must be fire sprinkled. City of Fort Collins
amendments to the 2021 International Fire Code limit 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/resrequirements.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
mid-design stage for this meeting to be effective. Applicants of new
projects should your development review coordinator to schedule a presubmittal- meeting.
Response: Acknowledged, thank you.