HomeMy WebLinkAboutFISCHER PROPERTIES - PDP220007 - 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
May 27, 2022
Joel Weikert
Ripley Design Inc
419 Canyon Ave Suite 200
Fort Collins, CO 80521
RE: Fischer Properties, PDP220007, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Fischer Properties. If you have questions about any
comments, you may contact the individual commenter or direct your questions through y our
Development Review Coordinator, Tenae Beane via phone at 970 -224-6119 or via email
at tbeane@fcgov.com.
RIPLEY DESIGN RESPONSE:
NORTHERN ENGINEERING RESPONSE:
VFLA RESPONSE:
Comment Summary:
Department: Development Review Coordinator
Contact: Tenae Beane, 970-224-6119, tbeane@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/24/2022
05/24/2022: 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: Acknowledged.
Comment Number: 2 Comment Originated: 05/24/2022
05/24/2022: INFORMATION:
As part of your resubmittal, you will respond to the comments provided in this
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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, all comment will be responded to.
Comment Number: 3 Comment Originated: 05/24/2022
05/24/2022: 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, files will be named in the format described.
Comment Number: 4 Comment Originated: 05/24/2022
05/24/2022: 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" or "PDFSHX" 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, plans will be flattened PDFs to reduce file size on submittal.
Comment Number: 5 Comment Originated: 05/24/2022
05/24/2022: 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: Understood, our team reached out in advance to notify our intended submittal date. With
Tenae on maternity leave, we have contacted the DRC general email (drcood@fcgov.com) for direction and plan on
submitting the application to Brandy.
Comment Number: 6 Comment Originated: 05/24/2022
05/24/2022: INFORMATION:
Temporary Service Changes - City of Fort Collins Development Review
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In order to continue providing thorough reviews and giving every project the
attention it deserves, the City of Fort Collins is implementing temporary
changes in how we serve our development customers. As you may be aware,
we are experiencing staff shortages in a number of key departments, which has
begun to impact the timeliness of our reviews. We recognize that development
and construction play a critical role in our community’s vibrancy and economic
recovery, and we have been exploring options for mitigating impacts to our
customers. As a result, we will be making some temporary service changes.
Beginning Monday May 10, 2021, one additional week of review time will be
added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks).
RIPLEY DESIGN RESPONSE: Acknowledged, our team understands that the second round of review will take 4 weeks.
Comment Number: 7 Comment Originated: 05/24/2022
05/24/2022: 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 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
This proposed project is processing as a Ty pe 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: While the first PDP submittal proposed a pr oject that would be processed as a Type 2
review, the site plan attached proposes a gross density of 23.55 du/ac which is under the 24 du/ac density requirement
listed in LUC 4.9(B)(2)(a)(4). Therefore, the project is now considered as a Type 1 review.
Comment Number: 9 Comment Originated: 05/24/2022
05/24/2022: 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.
RIPLEY DESIGN RESPONSE: Acknowledged and understood.
Department: Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
This plan needs significant revision to respond to the context and key
standards. First is the Shields streetscape, with removal of the existing trees,
and the backs of buildings facing the street. Overall, it looks like utilitarian and
numerical considerations have taken precedence over the vision for a friendly
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sense of community sensitive to the context of the neighborhood, in a way that
relates to the community and favors walking. The density is pushed to the
maximum and slightly beyond.
RIPLEY DESIGN RESPONSE: The plan has gone through significant revision from the previous submittal. Four
significant and healthy trees along Shields are proposed to remain and be protected. This decision came after a second
tree walk with Christine Holtz (Forestry) to better understand the direction of important taproots and health of other trees
on site. To better engage the Shields streetscape, a significant revision to the proposed architecture was made to step
the multifamily building down to 1 story in the middle and provide another common shared entrance along the stree t
frontage. Additionally, first floor dwelling units facing Shields now have a connected walkway to directly engage Shields.
This same treatment is applied to first floor dwellings facing north to Westward Drive. The parking lot has also gone
through revision to reduce 90° parking facing first floor patios. In almost all cases, parking in these scenarios was
removed or parallel parking was provided in place. Sidewalks along the northern edge of the parking lot have been
enlarged to 8 feet wide and tree grates have been provided for additional vertical landscape opportunities. Density has
also been reduced on the resubmittal – please note: the proposed density is in full compliance with that allowed by the
N-C-B district and qualifies for a Type 1 review per LUC Sec. 4.9(B)(2)(a)(4).
Comment Number: 2 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
A related question for the meeting, just for clear understanding: how do the
doorways work as proposed, for people to walk to and from CSU to the north and west?
RIPLEY DESIGN RESPONSE: Common points of ingress/ egress are identified on the site plan pro vided with the
resubmittal. Shared access is provided at the terminus of each building wing (southside), the north (along Westward
Drive), and to the east (toward S Shields Street).
Comment Number: 3 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
Mass and scale of the long wall and roofline along Shields is not compatible
with neighborhood scale. Breaking that down into two parts should be explored.
A cut-through, like the ones between buildings at Springfield and Shields?
A deep recess? - For discussion.
VFLA RESPONSE: Comment acknowledged. The scale along Shields has been reduced and physically broken down
using a step-down from 3 to 2 stories at the Southeast corner of the elevation, and a step down from 3 stories to 1 story
and deep recess at the Northeast corner. Additionally, the 3 story to 1 story step down on the Shields elevation is set
back from the overall building elevation to provide a visually, larger recess in the building façade. Unit entries have been
focused to be Shields Street facing to provide front door entries as well to help break up the overall wall length. These
elements provide scalar breakdown at the pedestrian level.
Comment Number: 4 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
Walkway framework: This is a crucial aspect of a plan for redevelopment like
this. A walkway connection from the cul de sac to and through the apt. portion
should provide directional access to CSU/Westward/Shields. The south
walkway to Shields should go directly out to Shields and not deviate southward
as shown. The main walkways along the parking lot are a minimum utlitarian
frontage squeezed between overhanging car bumpers and building walls.
RIPLEY DESIGN RESPONSE: The applicant team agrees that this connection is important to promote pedestrian
circulation within the neighborhood. The resubmittal has a walk connection between the proposed cul de sac and
multifamily which creates a straight path to the SW corner of the multifamily building. From this location, the pedestrian
can walk north to Westward drive along parallel parking, foundation landscaping, and ground level patios. The
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pedestrian can also choose to walk east which will direct the site user to Shields Street. This 8’-0” walk engages
common entrances to the multifamily building and is lined with columnar trees within tree grates. Parking has also been
reduced along both routes. The previously proposed southern walkway has been removed.
Comment Number: 5 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
A critical question is how AC condensers if any will be provided. These are a
basic component of architecture and landscape architecture that can have a dominant effect .
VFLA RESPONSE: Comment acknowledged. AC condensers have been concentrated in roof mechanical wells located
on all roofs. Condensers are not planned to be ground mounted or visually seen.
Comment Number: 7 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
Tree planting around the building and parking lot is lacking on the south and east sides.
Related to comment 1. above about utilitarian features dominating over neighborhood character.
RIPLEY DESIGN RESPONSE: Tree planting has been increased with resubmittal - this includes adding trees within tree
grates along the wider 8’ walk adjacent to parking and building entrances. Please note, the landscape islands that follow
the city zoning line cannot be planted with trees due to utility separation conflicts with an existing sanitary main.
Comment Number: 8 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
Question for the meeting: is fencing contemplated? It may depend on neighbors
existing fences and possible conversations with neighbors, e.g. at the north end
of the parking lot and along the south boundary.
RIPLEY DESIGN RESPONSE: Fencing is contemplated with the resubmittal. Privacy fencing is provided in 36’-0”
segments following the southern property boundary (adjacent to multifamily). The segments are broken up with
ornamental/ evergreen trees and will create a visual screen that varies in visual appeal.
Comment Number: 9 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
Details: related comments above about the utilitarian walkways, please give
detailed design attention to the west patios where car bumpers and headlights shine directly into patios.
RIPLEY DESIGN RESPONSE: The site plan has been augmented since the previous submittal. Parallel parking is now
proposed along the west patios to reduce the opportunity for headlights to shine directly into private patios. Landscape
material will also be provided separating the walk from patios.
Comment Number: 10 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
Minor question: what's the flat-roofed building module at the west end of the
north elevation? Why so tall? It would be a good piece to step down for compatibility.
VFLA RESPONSE: The flat roofed canopy piece is a transparent trellis component with minor exposed structure. The
transparency and emphasis on green plantings help this relate to the overall scale. Please refer to th e perspective views
of this canopy.
Department: Historic Preservation
Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com
Topic: General
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Comment Number: 1 Comment Originated: 05/18/2022
05/18/2022: INFORMATION:
All five existing properties on the development site were determined Not
Landmark Eligible under the previous review process in 2017 (1185 & 1201
Westward Dr., and 1207, 1211, & 1215 S. Shields St.). While these
determinations are only valid for five years and have since timed out, and
historic survey requirements have been enhanced since that time, these
determinations will remain valid specifically for this application.
RIPLEY DESIGN RESPONSE: Acknowledged, and understood.
Comment Number: 2 Comment Originated: 05/18/2022
05/18/2022: INFORMATION:
Compatibility with the 1301 S. Shields property is encouraged but for the
purposes of this project, if Planning considers LUC 3.5.1 compatibility
requirements met, Historic Preservation will consider design compatibility
requirements of 3.4.7 also met.
VFLA RESPONSE: Comment acknowledged. Generally, the architectural aesthetic of the overall building design is to
blend into the scale of the surrounding neighborhoods. The approach includes an overall scale that has been reduced
and physically broken down using a variety of step-down conditions at the ends of the buildings to begin and end with
smaller scales and lower masses that are directly adjacent to the residences of the neighborhoods. Similar to 1301 S.
Shields, which utilizes a similar scale breakdown of a lower building component at the edges of the taller, main body of
the residence on the north, east, and south sides. Additionally, the overall building mass is broken into smaller
components in which it physically steps down at the roof and reduces the stories from 3 to 2 stories and in some
locations, 3 to 1 story steps at others. Larger overall building mass is reduced with large recesses along the facades on
the Shields and Westward Drive creating smaller scaled, main building masses. Similarly, to the 1 st floor of the 1301
Shields project, the architecture includes a series of smaller scaled and unique design components at the entries and
corners that provide a higher level of pedestrian scaled elements.
Finally, the window compositions and types in the ov erall design reflect compositions that are similar to the area. The
windows are “single hung” styles that provide a residential feel. They are designed to provide a variety of visual scales
where windows are ganged together, separated, and at times, smaller scaled to the program needs.
Residential accent trim is utilized at and around the windows, doors and corners of the building to blend with the
residential contect within the area and specifically, 1301 S. Shields.
Department: Engineering Development Review
Contact: Tim Dinger, , tdinger@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
Please see redlines for additional plan comments.
NORTHERN ENGINEERING RESPONSE: Redlines have been addressed and responses will be included in the
resubmittal.
Comment Number: 2 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
For more information regarding the vacation of right -of-way (ROW) for the
existing 60’ ROW for Lakewood Drive, please visit the City of Fort Collins
Engineering Development Review webpage
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(https://www.fcgov.com/engineering/devrev)
NORTHERN ENGINEERING RESPONSE: Thank you.
Comment Number: 3 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
Pavement replacement and street cuts should span the entire width of a lane.
No partial lane pavement replacement is allowed. Please see Larimer County
Urban Area Street Standards (LCUASS) Figures 25-1 through 25-4 for more details.
NORTHERN ENGINEERING RESPONSE: Sawcuts and asphalt patches have been revised.
Comment Number: 4 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
Design a pedestrian connection from the sidewalk within the single -family
houses along Lakewood Drive out to Shields Street. Please see the redlines for
approximate location. The City would like this sidewalk to be wider than
standard due to the high pedestrian traffic volume that would use this sidewalk
through the site (7- or 8-foot width concrete sidewalk).
NORTHERN ENGINEERING RESPONSE: A revised route has been proposed. See redline responses.
Department: Traffic Operation
Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/24/2022
05/24/2022: FINAL PLAN:
We would like to see the 6-foot walk connection to the Shields sidewalk
widened a couple of feet if possible. This will be a well used - connection to get
to the signal at Springfield and a bit wider section will be more comfortable to navigate for bikes/peds.
NORTHERN ENGINEERING RESPONSE: The trail connection has been widened to 7’.
Comment Number: 2 Comment Originated: 05/24/2022
05/24/2022: HEARING:
The sidewalk that connects to the cul-de-sac into th MF site should extend east
and connect to the rest of the walkway system at at least one side (north/south).
If only one is possible, the south side would be ideal.
NORTHERN ENGINEERING RESPONSE: The connecting sidewalk has been extende d to create a route to South Shields
Street from the single-family area.
Comment Number: 3 Comment Originated: 05/24/2022
05/24/2022: HEARING:
Is there coordination that has to happen with the adjacent property owner on the
south side for the emergency access? The proposed easement looks like it is
encroaching into existing fencing?
NORTHERN ENGINEERING RESPONSE: Per PFA the offsite emergency access will not be required.
Comment Number: 4 Comment Originated: 05/24/2022
05/24/2022: INFORMATION:
The traffic study has been reviewed and all analysis and conclusions accepted.
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NORTHERN ENGINEERING RESPONSE: Noted.
Department: Erosion Control
Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 05/19/2022
05/19/2022: FOR INFORMAION:
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 St ormwater Inspection Fees are based on the
number of LID/WQ Features that are designed for on this project.
Based on the proposed site construction associated with this project we are
assuming 11 lots, 5.34 acres of disturbance, 3 years from demo thr ough build
out of construction and an additional 3 years till full vegetative stabilization due
to seeding. Which results in an Erosion Control Inspection Fee estimate of $2,914.
Based on 1 bioretention/rain garden, 2 extended detention basins and 1
underground treatment system, the estimate of the Stormwater LID/WQ Inspection fee is $1,230.
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 your review.
NORTHERN ENGINEERING RESPONSE: Noted.
Comment Number: 2 Comment Originated: 05/19/2022
05/19/2022: FOR INFORMATION:
This project is located within the City's MS4 boundaries and is subject to the
erosion control requirements located in the Stormwater Desi gn Criteria,
Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion
Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or
meets one of the other triggering criteria (sensitive area, steep slopes, or larger
common development) that would require Erosion and Sediment Control materials to be submitted.
Based upon the area of disturbance or this project is part of a larger common
development, State permits for stormwater will be required since the site is over
an acre and should be pulled before Construction Activities begin.
NORTHERN ENGINEERING RESPONSE: Noted.
Comment Number: 3 Comment Originated: 05/19/2022
05/19/2022: FOR FINAL PLAN:
Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3)
Please ensure that the Erosion Control Plans provided include a individual
sequence sheets in accordance with (FCDCM Ch 2 Section 6.1.3.2)
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Please ensure that the Erosion Control Plans, Escrows, and Reports include
phasing requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5)
Please submit an Erosion Control Escrow / Security Calculation based upon the
accepted Erosion Control Plans to meet City Criteria. (FCDCM Ch 2 Section 6.1.5)
Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4)
NORTHERN ENGINEERING RESPONSE: This will be provided at final.
Department: Stormwater Engineering
Contact: Matt Simpson, (970) 416-2754, Civil Engineer III
Topic: General
Comment Number: 1 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
Regarding the design of Detention Pond 1 (western pond):
a.Ideally no more than 50% of detention pond perimeter should be bounded by
walls. At minimum the basin area cannot be 100% bounded by walls. All walls
must have a high quality of visual and aesthetic character.
b.the maintenance access will need to be sufficient to accommodate lawn
mower and other maintenance equipment. Also, if the single-family HOA will be
maintaining this pond, the maintenance access should be from the cul -de-sac
side and not the apartment side.
c.Please check the wall heights, the detention pond design standards state
single walls should not exceed 30-inchs. Railings are required at 48-inchs of
combined wall height.
NORTHERN ENGINEERING RESPONSE: The Detention ponds have been redesigned.
Comment Number: 2 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
Regarding the design of Detention Pond 2 (eastern pond):
a.Please add more slope articulation to detention pond 2. This is to break up
the uniform slopes.
b.Strongly suggest that the trickle pan is shortened by slightly increasing the
slope in the main pond area.
c.Please check the wall heights, the detention pond design standards state
single walls should not exceed 30-inchs. Railings are required at 48-inchs of
combined wall height.
NORTHERN ENGINEERING RESPONSE: The Detention ponds have been redesigned.
Comment Number: 3 Comment Originated: 05/24/2022
05/24/2022: FOR INFORMATION ONLY:
Fort Collins encourages a thoughtful approach and design of the stormwater
system and its incorporation into the overall site design. Please review Fort
Collins’ Landscape Design Standards and Guidelines for Stormwater &
Detention Facilities (*Appendix B*) and include concepts and goals from these
guidelines into this site’s design. These are available along with full Stormwater
Criteria here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-f
Orms-guidelinesregulations/-stormwater-criteria
NORTHERN ENGINEERING RESPONSE: The Detention ponds have been redesigned.
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Comment Number: 4 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
Drainage easements (min. 20-ft) need to be provided around all storm pipes
that outlet from water quality or detention facilities.
NORTHERN ENGINEERING RESPONSE: Drainage easements have been provided.
Comment Number: 5 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
See redlines of Utility Plan and Landscape Plan for further comments.
NORTHERN ENGINEERING RESPONSE: Redlines have been addressed and responses will be included in the
resubmittal.
RIPLEY DESIGN RESPONSE: Redlines will be addressed on resubmittal.
Comment Number: 6 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
See redline comments on drainage report.
NORTHERN ENGINEERING RESPONSE: Redlines have been addressed and responses will be included in the
resubmittal.
Comment Number: 7 Comment Originated: 05/24/2022
05/24/2022: FOR FINAL PLAN:
Please provide evidence that the detention basin is in compliance with drain
times per Colorado Revised Statute 37-92-602(8). More information on this
statute is available at http://tinyurl.com/RevisedStatuteMemo, and a
spreadsheet to show compliance is available for download at
http://tinyurl.com/ComplianceSpreadsheet. Please contact Matt Simpson at
masimpson@fcgov.com with any questions about this requirement or for
assistance with the spreadsheet.
NORTHERN ENGINEERING RESPONSE: This will be provided at final.
Comment Number: 8 Comment Originated: 05/24/2022
05/24/2022: FOR INFORMAITON ONLY:
Please think through and explain how the HOAs will work for this development
and which entities will be maintaining the single -family and multi-family detention
and water quality facilities.
NORTHERN ENGINEERING RESPONSE: This will be considered.
RIPLEY DESIGN RESPONSE: Thank you for the comment, the maintenance responsibilities between SFD and multifamily
will be identified during Final as the Development Agreement approaches.
Department: Water-Wastewater Engineering
Contact: Matt Simpson, (970) 416-2754, Civil Engineer III
Topic: General
Comment Number: 1 Comment Originated: 05/24/2022
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05/24/2022: FOR INFORMATION ONLY:
There will be credits for the existing water and sewer services on this site. We
have started an estimate sheet. Please contact UtilityFees@fcgov.com for
more information.
NORTHERN ENGINEERING RESPONSE: Noted.
Comment Number: 2 Comment Originated: 05/24/2022
05/24/2022: FOR INFORMATION ONLY: (updated comment)
There will need to be significant water and sewer coordination with Water
Utilities. The infrastructure in this area is old and may not be able to support a
development of this nature, described as follows.
a)For information The- water mains in Lakewood Dr, Del Mar St, and
Westward Dr will be replaced in 2022 by City crews. The location of these
water mains will likely be moved from the current location (behind walk) to the
street.
b)For Hearing The -northsouth- sewer main that bisects this site is old and in
need replacement due to excessive root intrusion. See comment 3 for
continuation of this subject.
NORTHERN ENGINEERING RESPONSE: Noted.
Comment Number: 3 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING: (updated comment)
This developer will, at minimum, need to replace the sewer main from
Westward Drive to Springfield Drive. However, the Utility would rather have thi s
sewer main relocated to Westward Drive. The Utility is willing to cost share in
this effort. The developer would be responsible for the cost to replace the
existing main in place and the City would be willing to provide the incremental
cost difference to relocate. *Please see redlines for more information and
follow up with us to discuss further.*
**For Hearing – the proposed Westward Drive sewer main will need to be
profiled to confirm this is a workable option – both for slope and for conflict
avoidance with the existing Shields St storm main.
NORTHERN ENGINEERING RESPONSE: The existing sewer will be replaced in place with an expanded 30’ sanitary
sewer easement. The Del Mar Street sewer main was profiled, and it proved too shallow to serve the proposed single
family lots.
Comment Number: 4 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
The existing sewer easement will need to be upgraded to 30 -ft (centered on
main) to meet current requirements – unless this main is abandoned.
NORTHERN ENGINEERING RESPONSE: The existing sewer will be replaced in place with an expanded 30’ sanitary
sewer easement.
Comment Number: 5 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
Water should be served to the multifamily building from Westward Drive, as
noted in the conceptual review comments.
NORTHERN ENGINEERING RESPONSE: The multifamily water service now connects to the main in Westward Drive.
Once we have update information on the relocated water main in Westward Drive, this connection will be revised.
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Comment Number: 6 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
For the single-family portion of the development, please show the water and
sewer services to each lot and confirm separations can be provided to trees. I
suggest showing the driveways at this time would be helpful also.
NORTHERN ENGINEERING RESPONSE: This will be provided at final.
Comment Number: 7 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
- A separate irrigation meter and service wil l be needed for the single-family
detention and rain garden areas.
- A separate irrigation meter and service will be needed for the multifamily site.
NORTHERN ENGINEERING RESPONSE: This will be provided at final.
RIPLEY DESIGN RESPONSE: Understood and will be provided at final.
Comment Number: 8 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
See redlines for further comments.
NORTHERN ENGINEERING RESPONSE: Redlines have been addressed and responses will be included in the
resubmittal.
Comment Number: 9 Comment Originated: 05/24/2022
05/24/2022: FOR FINAL PLAN:
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 locati on(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:
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www.fcgov.com/wsrupdate
NORTHERN ENGINEERING RESPONSE: This will be provided at final.
Comment Number: 10 Comment Originated: 05/24/2022
05/24/2022: FOR FINAL PLAN:
Show all existing water and sewer services. Label "To be removed and
abandoned at the main".
NORTHERN ENGINEERING RESPONSE: All water services have be labeled to be removed and abandoned at the main.
Sanitary sewer services could not be field located. There is a note on the existing conditions and demolition plan stating
that all water and sanitary sewer services to be removed and abandoned at the main.
Comment Number: 11 Comment Originated: 05/24/2022
05/24/2022: FOR FINAL PLAN:
A water service and meter sizing memo, with calculations, must be provided
with the FDP round 1 submittal.
NORTHERN ENGINEERING RESPONSE: This will be provide d at final.
Comment Number: 12 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
Please add a note to the Landscape Plan regarding landscape separation
requirements and show utilities.
No trees shall be planted within 10’ of water and sewer mains or within 6’ of
service lines. No shrubs shall be planted within 4’ of water and sewer mains or
service lines.
RIPLEY DESIGN RESPONSE: This note is provided within the General Landscape Not es, found on sheet L5. Specifically,
tree/ shrub separations are provided on Note #8.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/05/2022
05/05/2022: 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: Thank you for your comment, PIP plans will be provided during the FDP process.
Comment Number: 2 Comment Originated: 05/05/2022
05/05/2022: 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: Thank you for your comment, irrigation plans will be provided prior to building permit.
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Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 05/20/2022
05/20/2022: FOR HEARING:
AERIAL ACCESS - The comment response indicates access is provided to the
western side of the West Wing. The West Wing is only 2 story and showing
max eave height of 24 ft-7 in so no aerial access is required for this wing. The
response also indicates aerial access on each end of the wings. Aerial access
will not work on the gable ends of the wings.
Westward Dr could be used as aerial access if the building is moved to within
30 feet of the curb. No parking fire lane would be required in this area.
RIPLEY DESIGN RESPONSE: The intent of the resubmittal application is to provide aerial access via Westward Drive.
Additionally, aerial access is provided along a portion of the western side of the east multifamily wing.
Comment Number: 3 Comment Originated: 05/20/2022
05/20/2022: FOR HEARING:
PERIMETER ACCESS
It is unclear how access into the Courtyard and Pool area work. Is this a gate or
wall? Firefighter access is required to all exterior portions of the building within
150 ft from the fire apparatus access lanes.
RIPLEY DESIGN RESPONSE: Perimeter access is provided to all exterior portions of the building within 150’ from an
access lane.
VFLA RESPONSE: The fence and gate have been removed from the project. Access into the courtyards is fully open
from the sidewalks and parking lots.
Comment Number: 4 Comment Originated: 05/20/2022
05/20/2022: FOR FINAL PLAN:
FIRE LANE LOADING - Fire lanes shall be designed as a flat, hard, all-weather
driving surface capable of supporting 40 tons. The utility plan indicates Heavy
Duty but will need to indicate this will support 40 tons. A note shall be added to the civil plans.
NORTHERN ENGINEERING RESPONSE: This will be provided at final.
Comment Number: 5 Comment Originated: 05/20/2022
05/20/2022: 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 lan guage provided below.
- IFC D103.6: Where required by the fire code official, fire apparatus access
roads shall be marked with permanent NO PARKING - FIRE LANE signs
complying with Figure D103.6. Signs shall have a minimum dimension of 12
inches wide by 18 inches high and have red letters on a white reflective
background. Signs shall be posted on one or both sides of the fire apparatus
road as required by Section D103.6.1 or D103.6.2.
NORTHERN ENGINEERING RESPONSE: This will be provided at final.
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Comment Number: 6 Comment Originated: 05/20/2022
05/20/2022: 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
two-family 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 have the address numbers and
street name on each side that fronts the fire lane.
NORTHERN ENGINEERING RESPONSE: Acknowledged
VFLA RESPONSE: Comment acknowledged. Final address numbers will be provided as noted in the comment.
Department: Light And Power
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/24/2022
05/24/2022: FOR HEARING:
The proposed transformer on the southeast side of the site unfortunately does
not work for Light and Power. We do not allow our transformers to be located in
the utility easement along the backside of Right of Way in order to allow other
utilities to use that space. Please find a location on your property that will meet
our standards for separation and access that can accommodate this
Transformer.
NORTHERN ENGINEERING RESPONSE: Transformer has been relocated
Comment Number: 2 Comment Originated: 05/24/2022
05/24/2022: 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: Transformer has been relocated with these requirements in mind.
Comment Number: 3 Comment Originated: 05/24/2022
05/24/2022: INFORMATION ONLY:
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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.
NORTHERN ENGINEERING RESPONSE: acknowledged
Comment Number: 4 Comment Originated: 05/24/2022
05/24/2022: 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-investmen
T-development-fees
NORTHERN ENGINEERING RESPONSE: acknowledged
Comment Number: 5 Comment Originated: 05/24/2022
05/24/2022: INFORMATION ONLY:
Any existing and/or proposed Light and Power electric facilities that are within
the limits of the project must be located within a utility easement or public
Right-of-way.
NORTHERN ENGINEERING RESPONSE: acknowledged
Comment Number: 6 Comment Originated: 05/24/2022
05/24/2022: INFORMATION ONLY:
Please document the size of the electrical service(s) that feeds the existing
property prior to demolition of the building to receive capacity fee credits.
NORTHERN ENGINEERING RESPONSE: acknowledged
Comment Number: 7 Comment Originated: 05/24/2022
05/24/2022: 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 fr ont 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 as defined in
Figures ESS4 - ESS7 within the Electric Service Standards. Please show all
proposed transformer locations on the Utility Plans.
NORTHERN ENGINEERING RESPONSE: Transformer has been relocated with these requirements in mind.
Comment Number: 8 Comment Originated: 05/24/2022
05/24/2022: INFORMATION ONLY:
Streetlights will be placed along public streets. 40 ft separation on both sides of
the light is required between canopy trees and streetlights. 15 ft separation on
both sides of the light is required between ornamental trees and streetlights.
Please coordinate the light placement with Light & Power. Please reach out to
me before the first round of the Final Development Plan so I can provide a
streetlight layout. The City of Fort Collins street lighting requirements can be found at:
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http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf
NORTHERN ENGINEERING RESPONSE: acknowledged. This will be addresses at final
RIPLEY DESIGN RESPONSE: Thank yo u for your comment, the separation requirement is noted and information will be
addressed at final.
Comment Number: 9 Comment Originated: 05/24/2022
05/24/2022: 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-f
Orms-guidelines-regulations
RIPLEY DESIGN RESPONSE: Thank you for your comment, the C1 form will be provided at Final.
Comment Number: 10 Comment Originated: 05/24/2022
05/24/2022: 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
VFLA RESPONSE: Comment acknowledged. Electric meters have been located per the utility metering standards input.
Department: Environmental Planning
Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/23/2022
05/23/2022: FOR FINAL PLAN:
Please provide the details of all seed mixes intended to be used (common
name, scientific name, proportions, and rates).
RIPLEY DESIGN RESPONSE: Seed mixes intended to be used added to plans, see sheet L5.
Comment Number: 2 Comment Originated: 05/23/2022
05/23/2022: FOR FINAL PLAN:
Include the following standard native seed mix notes on the landscape plan:
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
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ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS
POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS.
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.
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RIPLEY DESIGN RESPONSE: Native seed mix notes added to plans, see sheet L5.
Department: Forestry
Contact: Christine Holtz, , choltz@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 05/25/2022
05/25/2022: FOR HEARING:
Required mitigation sizes for all shade and ornamental trees is 2”. There are 70
proposed mitigation trees, and 73 total plantings. 10 ornamental trees are
proposed to be 1.5”. Please increase the caliper of some of the proposed
ornamental trees to meet this requirement.
RIPLEY DESIGN RESPONSE: Size of ornamental trees have been upsized to 2” caliper.
Comment Number: 2 Comment Originated: 05/25/2022
05/25/2022: FOR HEARING:
Standard LUC standard for Tree Species Diversity states that in order to
prevent insect or disease susceptibility and eventual uniform senescence on a
development site or in the adjacent area or the district, species diversity is
required and extensive monocultures are prohibited. The following minimum
requirements shall apply to any development plan:
Number of trees on site Maximum percentage of any one species
10--19 50%
20--39 33%
40--59 25%
60 or more 15%
Please reduce the number of Redmond lindens proposed and include another
species to increase diversity.
RIPLEY DESIGN RESPONSE: The number of proposed Redmond Lindens has been reduced from the previous submittal.
No species on the proposed site is above the 15% threshold.
Comment Number: 3 Comment Originated: 05/25/2022
05/25/2022: FOR FINAL PLAN:
Ultimate separation requirements will be reviewed at final plan.
Trees proposed at the northeastern end of the development are not meeting the
tree-water utility separation requirements. See Forestry redlines
Street Light/Tree Separation:
Canopy shade tree: 40 feet
Ornamental tree: 15 feet
Stop Sign/Tree Separation:
Based on feedback from Traffic Operations, it is preferred that trees be planted
at least 50 feet from the nearest stop sign in order to minimize conflicts with
regulatory traffic signs.
Driveway/Tree Separation:
At least 8 feet from edges of drive ways and alleys.
Utility/Tree Separation:
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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
RIPLEY DESIGN RESPONSE: Separations understood; while final tree separations will be provided at final, our
resubmittal effort attempts to minimize conflicts as well.
Comment Number: 4 Comment Originated: 05/25/2022
05/25/2022: FOR HEARING:
There are multiple large mature trees on this property in fair or better condition
including, 27, 40, 41, 42, 43. These are mostly located along Shields. Please
consider preserving some of this mature canopy instead of removing all the
trees inventoried. Having mature trees
RIPLEY DESIGN RESPONSE: Thank you for meeting us out on site and discussing some of the mature canopy trees. Our
resubmittal effort includes preserving 4 mature trees along Shields including the 37” blue spruce.
Comment Number: 5 Comment Originated: 05/25/2022
05/25/2022: FOR HEARING:
Please increase the number of tree plantings on site. For the amount of
impervious services proposed, there are not enough proposed tree to fulfill the
Land Use Code requirements or mitigate the heat island effect.
RIPLEY DESIGN RESPONSE: Proposed trees have increased with the resubmittal as requested.
Department: Building Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 05/23/2022
05/23/2022: BUILDING PERMIT:
A permit is required for this project and construction shall comply with adopted
codes as amended. Current adopted codes are:
· 2021 International Residential Code (IRC) with local amendments
· Colorado Plumbing Code (currently 2018 IPC) with local amendments
· 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:
· 5ft setback required from property line or provide fire rated walls & openings
for nonfire- sprinkled houses per chap 3 of the IRC. 3ft setback is required for fire sprinkled houses.
· Fire separation of 10ft between dwellings is required.
· Bedroom egress windows (emergency escape openings) required in all bedrooms.
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· For buildings using electric heat, heat pump equipment is required.
· A passing building air tightness (blower door) test is required for certificate of occupancy.
VFLA RESPONSE: Comment acknowledged. All locally adopted codes will be applied.
Comment Number: 2 Comment Originated: 05/23/2022
05/23/2022: 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 l ocal 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.
· 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
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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
mid-design stage for this meeting to be effective. Applicants of new projects
should email their Development Review Coordinator to schedule a
pre-submittal meeting.
VFLA RESPONSE: Comment acknowledged. A PreSubmittal Meeting will be scheduled with the Building Department.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 05/20/2022
05/20/2022: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
RIPLEY DESIGN RESPONSE: Acknowledged and understood.
Topic: Plat
Comment Number: 1 Comment Originated: 05/20/2022
05/20/2022: FOR FINAL APPROVAL:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
NORTHERN ENGINEERING RESPONSE: Redlines have been addressed and responses will be included in the
resubmittal.
Comment Number: 2 Comment Originated: 05/20/2022
05/20/2022: FOR FINAL APPROVAL:
Please provide current acceptable monument records for the aliquot corners shown.
NORTHERN ENGINEERING RESPONSE: This will be provided at final.
Department: Outside Agencies
Contact: Don Kapperman, Comcast, 970-567-0245, don_kapperman@comcast.com,
Topic: General
Comment Number: 1 Comment Originated: 05/04/2022
05/04/2022: Comcast has no issues.
RIPLEY DESIGN RESPONSE: Acknowledged, thank you for your review.
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Contact: Megan Harrity, Larimer County Assessor, mharrity@larimer.org, ,
Topic: General
Comment Number: 2 Comment Originated: 05/10/2022
05/10/2022: I have a comment on this preliminary plat.
There are a total of seven parcels involved.
The statement of ownership and subdivision has a description for only six of the
seven parcels included.
The statement is missing the description for parcel no.
9715400005 R0084921.
This parcel has no property location address but it is included within the parcels
involved in the plat.
Please see attached so that the legal description can be included.
NORTHERN ENGINEERING RESPONSE: Parcel no. 9715400005 is covered by the legal description.
Title will be revised/updated to clarify conflicting and current deeds. Plat will be revised upon receipt of revised title. B T 8-
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