HomeMy WebLinkAboutIMPALA REDEVELOPMENT - PDP220005 - SUBMITTAL DOCUMENTS - ROUND 5 - RESPONSE TO STAFF REVIEW COMMENTS
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Community Development and
Neighborhood Services
281 North College Avenue
PO Box580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com/developmentreview
August 11, 2022
Nichole Rex
HOUSING CATALYST
1715 W MOUNTAIN AVE
Fort Collins, CO 805212359
RE: Impala Redevelopment, PDP220005, Round Number 3
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Impala Redevelopment. 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.
PDP Responses: 10/19/2022
Housing Catalyst
STUDIO Architecture
Kellar Engineering
Northern Engineering
Ripley Design
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
Topic: General
Comment Number: 1
04/29/2022: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Please include me in all email
correspondence with other reviewers and keep me informed of any phone conversations. Thank you!
Ripley Design: Thanks, Brandy!
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Comment Number: 2
08/12/2022: FOR FINAL PLAN:
As part of your submittal, you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format. Please use this
document to insert responses to each comment for your submittal, using a
different font color. When replying to the comment letter please be detailed in
your responses, as all comments should be thoroughly addressed. Provide
reference to specific project plans or explanations of why comments have not
been addressed, when applicable, avoiding responses like noted or acknowledged.
Ripley Design Response: Updated comment response letter provided. Thank you.
Comment Number: 3
08/12/2022: FOR FINAL PLAN:
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: File naming reflects these standards.
Comment Number: 4
08/12/2022: FOR FINAL PLAN:
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-Aut oCAD.html
Ripley Design Response: PDFs are flattened for optimal viewing.
Comment Number: 5
08/12/2022: FOR FINAL PLAN:
Submittals 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: Acknowledged. Thank you.
Comment Number: 8
04/29/2022: FOR HEARING:
All "For Hearing" comments need to be addressed and resolved prior to
moving forward with scheduling the Hearing. Staff will need to agree the project
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is ready for Hearing approximately 3 to 5 weeks prior to the hearing.
Ripley Design: Acknowledged. Thank you.
Comment Number: 9
04/29/2022: FOR HEARING - UPDATED:
It is my understanding that this project will be put on the agenda for the October 2022
Planning and Zoning Commission Hearing.
Ripley Design: Acknowledged. That aligns with our initial approach. Our team is now planning for a December Planning
Commission Hearing. With this 4th round of PDP, we have made some updates to the 306 Impala layout. We have removed the
townhomes and stand-alone clubhouse, and are now proposing a 10-plex along facing the private road to the south. The
clubhouse is located within the 10-plex building on the east side. Along with the updates PDP we have also issued a revised
narrative, and update modification package that reflects these changes.
04/29/2022: FOR HEARING:
This proposed project is processing as a Type 2 Development Plan. The
decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For
the hearing, we will formally notify surrounding property owners within 800 feet
(excluding public right-of-way and publicly owned open space). Staff will need
to agree the project is ready for Hearing approximately 3-5 weeks prior to the
hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing.
Housing Catalyst: Acknowledged, thank you.
Comment Number: 11
08/12/2022: INFORMATION:
If the Project Development Plan is approved at Hearing, please apply for Final
Development Plan within three years of the date of approval to avoid the
expiration of the PDP Approval. LUC 2.211(D)
Housing Catalyst: Acknowledged, thank you.
Department: Planning Services
Contact: Jenny Axmacher, , jaxmacher@fcgov.com
Topic: General
Comment Number: 5
08/09/2022: FOR HEARING - UPDATED:
Thank you for the inclusion of the demolition plans in the Utility set. Staff
understands the rationale behind not including it with the Site Plan.
Ripley Design: Thank you.
06/28/2022: FOR HEARING - UNRESOLVED:
Please include the sheet in the site plan set that shows existing conditions and demolition plan.
05/03/2022: FOR HEARING:
Please provide a sheet in the site plan set that shows the existing site conditions and demolition plan.
Comment Number: 19
08/09/2022: FOR HEARING - UPDATED:
Thank you for the explanation of the cost impacts of incorporating brick onto the
facade. Please be prepared to include this information in your P&Z presentation
if it comes up as a discussion topic.
Housing Catalyst: Staff will be prepared to discuss this topic. Thank you.
STUDIO Architecture: Thank you. We will be prepared to discuss during the P&Z presentation
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06/28/2022: FOR HEARING - UNRESOLVED:
Please consider incorporating brick on the Mulberry facade of the building to
increase compatibility with the adjacent historic structure as well as the
surrounding properties.
05/03/2022: FOR HEARING:
Staff would like to see if brick material can be somehow incorporated into the
design of Building F, even as just an accent to honor the adjacent, all brick, historic structure.
Comment Number: 21
08/09/2022: FOR HEARING - UPDATED:
Thank you for the submittal of the modification request for the park standard.
Ripley Design: Thank you. See updated modification packet that reflects the new plan changes for 306 Impala.
06/28/2022: FOR HEARING UPDATED:
Thank you for the details on how the park is meeting the requirements of 3.8.30
(C). The private park criteria specifically talks about Location and states the
following: "Such parks shall be highly visible, secure settings formed by the
street layout and pattern of lots and easily observed from streets. Rear facades
and rear yards of dwellings shall not abut more than two (2) sides or more than
fifty (50) percent of the perimeter frontage of the park." Staff is evaluating the
intent of this standard, and would like to discuss it further with the applicant team
in whether the project is meeting this requirement. A modification request may
be needed pending further evaluation.
05/03/2022: FOR HEARING:
Please describe how the plan complies with 3.8.30 (C) Access to a Park,
Central Feature, or Gathering Place
Comment Number: 23
06/28/2022: FOR HEARING - UPDATED:
It was brought to our attention by staff in Light & Power that there is a desire to
increase the lighting strength along the Impala Dr sidewalk for safety and
security of residents and students. If this is something that the applicant wants to
propose a lighting plan may request alternative compliance to modify the
lighting requirements provided that it still accomplishes the intent of the code.
Housing Catalyst: Per electrical engineer’s analysis, the existing fixtures provide enough light to meet safety requirements once
all fixtures are switched to LED fixtures. Owner will work with City to replace the existing fixtures for adequate safety. No new
light fixtures are proposed.
STUDIO Architecture: See Housing Catalyst response.
05/06/2022: FOR HEARING:
The maximum light trespass limit is 0.1 along all lot lines, please revise the
proposed lighting and photometric plan to comply.
Contact: Will Lindsey, , wlindsey@fcgov.com
Topic: General
Comment Number: 30
08/09/2022: UNRESOLVED:
Can anything be done to create an alternative surface, such as crusher fines, for
pedestrians other than the existing grass? Staff is concerned about the
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Long--term impact of ped--traffic over the grass as passengers enter and exit
vehicles, and the possibility that it may spill-over to impact the neighboring property to the south.
Northern Engineering: A crusher fines walk has been included for pedestrian attenuation and maintenance considerations.
Ripley Design: A crusher fines walk has been added to the south side of the Impala Circle Private Road. Please see revised
plans.
06/28/2022: QUESTION:
Can an attached 6 foot sidewalk for the portion of Impala Circle that abuts 408
Impala Dr be provided? There is already an existing sidewalk stub on the 400
Impala property to the east, and extending that sidewalk out to Impala Dr would
be beneficial for the development as well as helping the vacated ROW meet the
private street standards which require either detached sidewalks with a tree
lawn or attached sidewalks with trees in grates.
Comment Number: 31
08/09/2022: FOR HEARING - UPDATED:
Thank you for the submittal of the modification request in the submittal package.
Ripley Design: Thank you. The modification packet has been updated and is included with this 4th round submittal.
06/28/2022: FOR HEARING:
The multi-family standards have a block size limitation 7 acres maximum (see
LUC section 3.8.30(D)(2)). The total project area is listed as 7.2 acres currently,
so a modification may be needed if a portion of the site cannot be platted
separately or the private drives cannot be brought up to the private street
standards as a means of defining the individual blocks of the development.
Department: Historic Preservation
Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com
Topic: General
Comment Number: 2
05/02/2022: FOR PERMIT - PLAN OF PROTECTION – UPDATED 6/28:
A plan of protection for all nearby historic resources is required to be submitted
to Historic Preservation. This plan will need to detail the particular
considerations and protective measures that will be employed to prevent
short-term and long-term material damage and avoidable impact to identified
historic resources within the 200-foot area of adjacency from demolition, new
construction, and operational activities, as well as any additional requirements
for rehabilitation, long-term stabilization and interpretation of historic resources.
Specific to this project, that plan of protection will only need to address staging
and operation of construction equipment in the vicinity of the City Landmark at
2300 W Mulberry (West side of the Building F development site). Please submit
to Historic Preservation staff once developed, prior to permitting/construction.
STUDIO Architecture: A plan of protection will be submitted to Historic Preservation staff prior to building permit / construction.
Department: Engineering Development Review
Contact: Tim Dinger, , tdinger@fcgov.com
Topic: General
Comment Number: 3
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04/28/2022: FOR FINAL PLAN:
Once the Requests for Modifications get approval from the City, list the
approved requests for modification under note #48 in the general notes on
sheet 2 (Sheet C101) in the Utility Plans.
Northern Engineering: Acknowledged, approved modifications to be added to general notes.
Comment Number: 6
04/28/2022: FOR FINAL PLAN:
On page 4 of the plat, there are references to the existing right-of-way for Impala
Circle with blank spaces where the vacation ordinance and reception numbers
should be placed. We cannot approve of plans with intentional blank spaces on
them. Please fill in the numbers, if possible, otherwise remove the blank spaces from the references.
Northern Engineering: The blank spaces will be filled in once the right-of-way vacation has been approved and reception numbers
are available at final plan.
Department: Traffic Operation
Contact: Nicole Hahn nhahn@fcgov.com
Topic: General
Comment Number: 2
08/09/2022: FOR FINAL PLAN - UPDATED:
Please show relocated access on plans.
05/04/2022: FOR HEARING
I don't see that access to the existing athletic field access gate off of Impala Cir. is being preserved.
Does the school need this access to remain or are they okay with your proposed design?
Housing Catalyst: Staff has discussed new field access with the School District. This new gate access is shown on the plan and
has support from the school.
Ripley Design: The gate is located in the north east corner of the property and will match what is existing in function, design, and
width.
Comment Number: 3
05/04/2022: INFORMATION ONLY:
It looks like you have quite a few utility installations in Impala Drive that have
proposed sawcuts shown. We will need you to work closely with our Work Area
Traffic Control staff (Tom Utech) once you get closer to construction to work out
the impacts to school and neighborhood access. This is especially important
with the proximity to the school. I would recommend your team think through the
construction and timing of the work in the street to come up with a plan that
minimizes disruption to traffic. I would also encourage you to reach out to Tom
Utech when you feel it is appropriate to discuss your traffic control plan and
options in more detail, prior to applying for your Development Construction
Permit (DCP). Tom can be reached via phone and email at: (970) 221-6815, tutech@fcgov.com.
Northern Engineering: Note added to utility legend regarding contractor coordination with Traffic Operations (Note 11).
Comment Number: 4
06/28/2022: FOR FINAL PLAN - UNRESOLVED:
I did not see any proposed signage for this access.
Northern Engineering: Signage and striping to be addressed at final and provided in Civil Site Plan (C 200-C 202).
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05/04/2022: FOR FINAL PLAN
Per previous discussion, we will want to see any proposed signage for the
Mulberry access that will be aimed at identifying the access as a private drive and not a through street.
Comment Number: 6
08/09/2022: FOR FINAL PLAN:
Signing and striping will be coordinated in final design
Northern Engineering: Signage and striping to be addressed at final and provided in Civil Site Plan (C 200-C 202).
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 2
08/09/2022: FOR FINAL PLAN - UNRESOLVED:
07/01/2022: FOR FINAL PLAN - UNRESOLVED:
05/06/2022: FOR FINAL PLAN:
Please provide water meter sizing calculations for all the proposed water services.
Northern Engineering: Water meter sizing calculation will be provided at final.
Comment Number: 4
08/09/2022: FOR FINAL PLAN - UNRESOLVED:
07/01/2022: FOR FINAL PLAN - UNRESOLVED:
05/06/2022: FOR FINAL PLAN:
The southwest fire hydrant is within 10 feet of a shade tree. Please provide 10
feet of separation. Another option would be to propose an ornamental tree with
6 to10 feet of separation.
Northern Engineering: The proximity and separation from landscape design elements to utilities will be coordinated in detail at final
plan.
Comment Number: 5
08/09/2022: FOR FINAL PLAN - UNRESOLVED:
07/01/2022: FOR FINAL PLAN - UNRESOLVED:
05/06/2022: FOR FINAL PLAN:
A proposed tree is too close to the most upstream public sewer manhole just
northeast of Building D. Please revise.
Northern Engineering: The proximity and separation from landscape design elements to utilities will be coordinated in detail at final
plan.
Comment Number: 7
08/09/2022: FOR FINAL PLAN - UPDATED:
The hydrant needs to be 30 inches west of the flow line. This may put the
hydrant on top of the bike pad.
Northern Engineering: The hydrant location and hardscape adjustments will be addressed at final design.
07/01/2022: FOR FINAL PLAN - UNRESOLVED:
05/06/2022: FOR FINAL PLAN:
The northeast fire hydrant is too close to the electric transformer. Please
provide proper separation.
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Comment Number: 9
08/09/2022: FOR HEARING - UNRESOLVED:
Northern Engineering: Updated easement width to 30’ between existing buldings.
06/27/2022: FOR HEARING:
The easement exclusion for the existing buildings in the middle of the property is
reducing the existing sanitary sewer easement. In addition, the city would prefer
if it were to have a 30-foot easement instead.
Department: Stormwater Floodplain
Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com
Topic: Floodplain
Comment Number: 4
08/03/2022: FOR FINAL PLAN - UNRESOLVED:
Redlines from round 2 remain unaddressed. See site and landscape redlines.
06/28/2022: FOR FINAL PLAN - UPDATED: Please see updated redlines.
05/02/2022: FOR FINAL PLAN:
Please see redlines for minor comments.
Northern Engineering: Site and landscape plan redlines to be addressed at final design.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 11
08/09/2022: FOR FINAL PLAN - UNRESOLVED:
07/01/2022: FOR FINAL PLAN - UNRESOLVED:
05/06/2022: FOR FINAL PLAN:
A shade tree is too close to the northern rain garden's soil sand media. Please
provide 6 feet of separation and 10 feet of separation from the underdrain as well.
Northern Engineering: Forbays and design details shall be provided for all raingardens including at final design
Comment Number: 13
08/09/2022: FOR FINAL PLAN - UNRESOLVED:
06/27/2022: FOR FINAL PLAN:
It appears that the design point for basin 100 should be moved north to the Rain Garden. Please confirm
Northern Engineering: Design point locations shall be updated at final design.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1
04/27/2022: FOR FINAL PLAN:
Preliminary irrigation plans (PIP) are required for review at Final Development
Plan (FDP), prior to issuance of building permit. The requirements for the PIP
must comply with the provisions outlined in Section 3.2.1(J) of the Land Use
Code. Direct questions concerning irrigation requirements to
irrigationdr@fcgov.com or Eric Olson eolson@fcgov.com
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Ripley Design: Acknowledged. Irrigation plans will be provided at final.
Comment Number: 2
04/27/2022: BUILDING PERMIT:
Irrigation plans are required no later than at the time of building permit. The
irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of
the Land Use Code. Direct questions concerning irrigation requirements to Eric
Olson, at 221-6704 or eolson@fcgov.com
Ripley Design: Acknowledged, irrigation plans will be submitted for review at final plan, and will be submitted as part of the
building set.
Department: Light And Power
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
Topic: General
Comment Number: 1
06/28/2022: INFORMATION:
Thank you for all of the coordination work that has taken place in between
rounds. At time of construction, there will need to be a high degree of
coordination to lessen the impacts to surrounding properties.
Northern Engineering: Thank you as well, we will continue coordination as the process progresses.
05/03/2022: INFORMATION:
Any existing electric infrastructure that needs to be relocated as part of this
project will be at the expense of the developer. Please coordinate relocations
with Light and Power Engineering. Please coordinate with me prior to your next
submittal to get a proposed design on your plans for the relocation of our facilities.
Housing Catalyst: Acknowledged. We will coordinate with you on the proposed design. Thank you.
Comment Number: 3
05/03/2022: INFORMATION ONLY:
Light and Power would like to remind you that all of our facilities must have a ten
foot clearance away from all water, wastewater, and storm sewer facilities. We
also require a three foot clearance away from all other utilities with the exception of communication lines.
Northern Engineering: Thank you for the concise direction on utility spacing.
Ripley Design: Noted, thank you.
Comment Number: 4
05/03/2022: INFORMATION ONLY:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me to discuss development fees or visit the following website for
an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
Housing Catalyst: Acknowledged. We will contact you to determine fee estimates. Thank you.
Comment Number: 5
05/03/2022: INFORMATION ONLY:
Please document the size of the electrical service(s) that feeds the existing
property prior to demolition of the buildings to receive capacity fee credits.
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Northern Engineering: Electrical services shall be documented prior to demolition.
Comment Number: 6
05/03/2022: INFORMATION ONLY:
Transformer locations will need to be coordinated with Light & Power.
Transformers must be placed within 10 ft of a drivable surface for installation
and maintenance purposes. The transformer must also have a front clearance of
10 ft and side/rear clearance of 3 ft minimum. When located close to a building,
please provide required separation from building openings 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 locations comply with spacing standards, and will continue to coordinate with any
future changes.
Ripley Design: Separation requirements acknowledged. We will continue to coordinate closely on these during final plan.
Comment Number: 7
05/03/2022: INFORMATION ONLY:
Single phase transformers are limited to a maximum of 8 runs of secondary, not
to exceed a wire size of 350KCMIL. Three phase transformers are limited to a
maximum of 12 runs of secondary, not to exceed a wire size of 500KCMIL.
STUDIO Architecture: Thank you for the information.
Comment Number: 9
05/03/2022: FOR FINAL PLAN:
Multi family buildings and duplexes are treated as customer owned services;
therefore a C-1 form and one line diagram must be filled out and submitted to
Light & Power Engineering for each building. All secondary electric service
work is the responsibility of the developer and their electrical consultant or
contractor. A C-1 form can be found here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-f
orms-guidelines-regulations
Housing Catalyst: Acknowledged. This will be included in the final plan. Thank you.
Comment Number: 10
05/03/2022: INFORMATION ONLY:
This project will need to comply with our electric metering standards. Electric
meter locations will need to be coordinated with Light and Power Engineering.
Residential units will need to be individually metered. Please gang the electric
meters on one side of the building, opposite of the gas meters. Reference
Section 8 of our Electric Service Standards for electric metering standards. A
link has been provided here:
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
Housing Catalyst: Project will comply with electric metering standards. We will coordinate with Light and Power to ensure
standards are being met.
STUDIO Architecture: Electrical meter locations will be coordinated with Light and Power. Each unit will be individually metered.
Electric meters have been located together on one side of the building.
Comment Number: 11
05/03/2022: INFORMATION ONLY:
If the private drives/alleys are proposed to be illuminated, the streetlights are
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considered private and will need to be privately metered. Please show all
private streetlights and private meters on the plans.
Housing Catalyst: Acknowledged. Please see photometric plan for private lights and meter locations.
Comment Number: 12
05/03/2022: INFORMATION ONLY:
You may contact Austin Kreager with project engineering if you have questions.
(970) 224-6152. You may reference Light & Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437
You may reference our policies, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Housing Catalyst: Acknowledged, thank you.
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 4
8/8/2022: FOR FINAL PLAN-UPDATED
Fire lane sign detail has been added to civil plans. Still need to show sign
locations throughout the site.
Northern Engineering: See note 12 of Civil Site Plan (C 200-C 202) legend.
04/27/2022: FOR FINAL PLAN:
FIRE LANE SIGNS - The limits of the fire lane shall be fully defined. Fire lane
sign locations should be indicated on future plan sets. Refer to LCUASS detail
#1418 & #1419 for sign type, placement, and spacing. Appropriate directional
arrows required on all signs. Posting of additional fire lane signage may be
determined at time of fire inspection. Code language provided below.
Northern Engineering: Striping and signage to be detailed at final in Civil Site Plan sheets (C 200-C 202) and comply with LCUASS
and PFA standards.
Comment Number: 5
04/27/2022: FOR FINAL PLAN:
PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. Addresses shall be posted on each structure and where otherwise
needed to aid in wayfinding. Code language provided below.
- IFC 505.1: New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is
plainly legible, visible from the street or road fronting the property, and posted
with a minimum of eight-inch numerals on a contrasting background. Where
access is by means of a private road and the building cannot be viewed from
the public way, a monument, pole or other sign or means shall be used to
identify the structure and best route.
STUDIO Architecture: Will be “addressed” at final.
Ripley Design: We will continue to work with staff on the addressing and signage during final plan.
Comment Number: 7
8/8/2022: FOR FINAL PLAN - UPDATED:
Bollards will need notes indicating a 1 inch square nut will be installed to
Commented [GU1]: Klara - we are including the
lighting plan with this info correct?
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accommodate our standard hydrant wrench. The bollards shall be high visibility
with reflective striping or yellow in color. Bollards must collapse in the direction of likely path of travel.
Ripley Design: Noted, specifications of the bollards will be and confirmed with PFA at final.
06/28/2022: FOR FINAL PLAN:
SECURITY GATE/BOLLARDS
A security gate would be preferred for the second point of access to the duplex
site. If you would like to install bollards, a spec sheet will be required for
submittal. Bollards with low level padlock options that require keys will not be
allowed as they are prone to freezing and snowpack. Collapsible bollard
options that use a 1" square hydrant nut operated by a hydrant wrench would be acceptable.
If gates are proposed, they shall meet IFC D103.5: Gates securing fire
apparatus access roads shall comply with all of the following criteria:
1. The minimum gate width shall be the same width as the fire lane.
2. Gates shall be of the swinging or sliding type.
3. Construction of gates shall be of materials that allow manual operation by one person.
4. Gate components shall be maintained in an operative condition at all times
and replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall
be approved by the fire code official. Gates must have a Knox Gate Key Switch
that fits the Knox Key system for Poudre Fire Authority.
6. Gate design and locking device specifications shall be submitted for
approval by the fire code official prior to installation.
7. Electric gate operators, where provided, shall be listed in accordance with
UL 325 and have a means of emergency, manual operation during power loss.
8. Gates intended for automatic operation shall be designed, constructed and
installed to comply with the requirements of ASTM F 2200.
Gates or bollards shall be signed with vertical letters on both sides stating
"FIRE ACCESS" and bollards shall have an additional label on the hydrant nut
side stating "HYDRANT WRENCH".
Department: Building Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
05/02/2022: BUILDING PERMIT:
Construction shall comply with adopted codes as amended. Current adopted codes are:
2021 International Residential Code (IRC) with local amendments
2018 International Plumbing Code (IPC) as amended by the State of Colorado
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
Please read the residential permit application submittal checklist for complete requirements.
Snow Load Live Load: Ground Snow Load 35 PSF.
Frost Depth: 30 inches.
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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.
· For buildings using electric heat, heat pump equipment is required.
· Attached single-family townhomes are required to be fire sprinkled per local
amendment and must provide a P2904 system min and provide fire rated wall
per R302. This fire sprinkler system usually requires a ¾” or 1” water line and
meter to meet all P2904 requirements.
· New homes must provide electric vehicle ready wiring if garages are attached, see local amendment.
· Provide site-wide accessibility plan in accordance with CRS 9-5. This requires
accessible units per that state standard.
STOCK PLANS:
When residential buildings will be built at least three times with limited
variations, a stock plan design or master plan can be submitted for a single
review and then built multiple times with site specific permits. More information
can be found in our Stock Plan Guide at
fcgov.com/building/res-requirements.php.
STUDIO Architecture. Noted, thank you.
Comment Number: 2
05/02/2022: BUILDING PERMIT:
Construction shall comply with adopted codes as amended. Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local amendments
Colorado Plumbing Code (currently on the 2018 IPC)
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
Important: Fort Collins will be adopting the new 2021 Building Codes in April of 2022.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Load Live Load: Ground Snow Load 35 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
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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.
· 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/res-requirements.php.
STUDIO Architecture: Noted, thank you.
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
early to mid-design stage for this meeting to be effective. Applicants of new
projects should email your Coordinator to schedule a pre-submittal meeting.
Housing Catalyst: We will schedule this meeting soon. Thank you.
STUDIO Architecture: We will schedule a presubmittal meeting in the near future.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 2
08/04/2022: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Northern Engineering: Acknowledged, thank you.
Ripley Design: Thank you.
Topic: Plat
Comment Number: 1
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08/04/2022: FOR HEARING-UPDATED:
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: Please see responses to redlines