HomeMy WebLinkAboutCORE SPACES AT TRILBY & COLLEGE - PDP220009 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSPage 1 of 25
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
July 29, 2022
Ken Merritt
JR Planners & Engineers
2900 S College Ave Suite 3D
Fort Collins, CO 80525
RE: CORE Spaces at Trilby & College, PDP220009, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of CORE Spaces at Trilby & College. If you have questions
about any comments, you may contact the individual commenter or direct your questions
through your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695
or via email at tsullivan@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan, 970-221-6695,tsullivan@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/19/2022
I will be your primary point of contact throughout the development review and
permitting processes. 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. To best serve you, please include me
in all email correspondence with other reviewers and keep me informed of any
phone conversations. Thank you!
Comment Number: 2 Comment Originated: 07/19/2022
As part of your resubmittal, you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format. Please use this
document to insert responses to each comment for your resubmittal, 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 "Addressed",
"Noted" or "Acknowledged".
Page 2 of 25
Each resubmittal needs to include the most current version of all documents.
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.
Files are to be named PLAN NAME_PROJECT NAME_REVIEW TYPE_ROUND NO.
Example: UTILITY PLANS_MY PROJECT_PDP_RD1.pdf
Submittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing the submittal of
your plans, please notify me as much in advance as possible of the expected submittal date.
Comment Number: 3 Comment Originated: 07/19/2022
Current Review Times - City of Fort Collins Development Review
To best provide thorough reviews and give 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 level adjustments.
Currently, one additional week of review time will be added to all 1st and 2nd
round submittals (increase from 3 weeks to 4 weeks). Lengths of subsequent
rounds of review will be considered after each round of review. Also,
Completeness Checks will be performed on all initial and Round 2 submittals
during this time. Please reach out with any questions or concerns.
Comment Number: 4 Comment Originated: 07/19/2022
All "FOR HEARING" comments need to be addressed and resolved prior to
moving forward with scheduling the hearing for this project.
Department: Planning Services
Contact: Clark Mapes, 970-221-6225,cmapes@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING -- please clearly label the building types on the site plan.
Response: We have labeled the building types on the site plan, with legend.
Comment Number: 2 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING -- A Modification of standards would be needed
for building placement not in direct relation to street sidewalks. Local standards
call for homes to either face street sidewalks, or be perpendicular and face
walkways that lead directly to a street sidewalk without going around buildings
and without crossing any vehicle use area. The northeast-most homes don't meet this.
Likewise, the three tiers of homes east of Mars Dr. don't meet this.
Sometimes, these standards require streets to be added into the framework for
a neighborhood (it's not just about the walkways per se.)
This is in Section 3.5.2 and in the definition of 'Connecting Walkway' and 'Major Walkway Spine'.
For discussion at the meeting.
Page 3 of 25
Response: We have modified the Unit layout on the Southeast corner of the property to
Provide direct access to a street sidewalk without going around buildings and without crossing any
Vehicle use area.
Comment Number: 3 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING -- A Modification of standards would be needed
for the garages that extend forward of the homes. Also, most of the garages
meet the 50% limit on how much of the frontage of a building can be garage
doors -- I see that it is 50.0. With one apparent exception -- is that intentional?
That would need a Modification. It may look minor, but 50% is a fairly dominant
effect for garage doors. Staff's initial response is that we would not recommend
approval for that.
And likewise, re the garages forward of the faces of the homes, that looks like it
would create a 'garagescape' that the standards are intended to prevent.
Are you familiar with the criteria for modifications that you would be advocating?
For discussion and follow-up.
Response: with the Duplex Units that have front loaded garages the Garage will not exceed 50% of
the total frontage of the Unit.
Comment Number: 4 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING -- Staff would like to get a solid understanding of
the grading and related landscaping. Are steps ramps walls and railings all
worked out? This would be a fundamental introduction to the whole story at a hearing.
Response: We’ve designed walkway stairs for units on the west side of Mars, shown walls and
walk-out/reverse walk-out units with max 4:1 slopes. We believe the PDP grading is
feasible/constructible.
Comment Number: 5 Comment Originated: 07/20/2022
07/20/2022: We can follow up regarding ideas about dropping a cul-de-sac
down to the east related to comment 2 and the related idea of a connection(s)
to the College sidewalk at the eastern units. Think in terms of connections for
people going north, and people going south. That idea would pertain to a
connection(s) to the trail on the west as well, where a connection for people
going north to the trail looks necessary. Understood that topo could be an
interesting aspect of walkway connections.
Response: See revised site layout with cul-de-sac and trail changes. We believe that this comment
is now addressed.
Comment Number: 6 Comment Originated: 07/26/2022
07/26/2022: Questions:
Maintenance access to north pond.JR response: Maintenance road has been added.
Varying slopes around ponds.JR response: Slopes have been varied/undulated/pond reshaped.
The majority of the south pond will be constructed prior by the City’s intersection CIP project,
and our grading will add variance in slope and undulation. See grading plans.
Maintenance and access to College channel.JR response: Channel is only 3’ deep, with 4:1
slopes. Maintenance for channel is accessible from the access walk along units, 10’ concrete
trail on College Ave ROW or from the top of spillway.
Paved drive? How to access JR response: All drives are accessible via public ROW or alleys.
See revised site plan.
Page 4 of 25
Department: Engineering Development Review
Contact: Sophie Buckingham, ,sbuckingham@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/18/2022
07/18/2022: FOR HEARING:
An existing 20-foot utility easement is shown on the plans, and it appears to
cross through many of the proposed lots. It looks like you are proposing to
remove the sanitary sewer in this easement. This easement will need to be
vacated. There will need to be a note on the plat stating that the easement will
be vacated by separate document. The vacation will happen after the plat is
filed and the sewer line is removed, but before the first building permit is issued
for this development. A letter of intent from South Fort Collins Sanitation District
will be required for the hearing.
JR response: Plat now references “vacation by separate document”.
Comment Number: 2 Comment Originated: 07/18/2022
07/18/2022: FOR HEARING:
Please use shading to differentiate between concrete and asphalt paving on the utility plans.
JR response: Shading has been added to utility plan. Other plans are too busy.
Comment Number: 3 Comment Originated: 07/18/2022
07/18/2022: FOR HEARING:
Is it possible to get another pedestrian access point to the western trail near the
middle of the property? If the slope is too steep, please provide stairs. Without a
middle access point, there is no access to the trail for a stretch of about 1,400 feet.
JR response: Trail has been reconfigured to follow western most road due to the conflict with the
40’ irrigation easement. This was approved by parks and trails because the ditch company does
not allow trails of any kind over their easement.
Comment Number: 4 Comment Originated: 07/18/2022
07/18/2022: FOR HEARING:
In my redlines, I have noted several locations where pedestrian connections
should be added throughout the site. Please increase walkability within the site
to make up for the lack of connections to College Avenue between the northern
and southern ends of the property's College Avenue frontage. This will facilitate
walking to the northern and southern access points onto College.
JR response: Addressed. Trails and walkway system have been revised to add increased
connectivity throughout the site.
Comment Number: 5 Comment Originated: 07/18/2022
07/18/2022: FOR HEARING:
The vertical curves in Road 1 do not meet LCUASS minimum requirements.
Please see my redlines and adjust the vertical curves to meet the minimum criteria.
JR response: See revised road profiles and response on redline plans.
Comment Number: 6 Comment Originated: 07/18/2022
07/18/2022: FOR HEARING:
There are several instances in which tangents between horizontal curves do not
meet the minimum LCUASS criteria. There are also several instances in which
horizontal curves begin near the top of a vertical crest curve or the bottom of a
vertical sag curve, which is not permitted. Please see my redlines for specific
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locations, and adjust the horizontal curves to meet the minimum criteria.
JR response: See revised road profiles for revised vertical curve configurations. Additional
responses on the utility plan markup responses.
Comment Number: 7 Comment Originated: 07/18/2022
07/18/2022: FOR HEARING:
Several proposed parking spaces do not meet LCUASS minimum setbacks
from public streets. Please see my redlines and relocate or remove parking
spaces as needed.
JR response: Parking space removed to comply with the LCUASS standards.
Comment Number: 8 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING - REVISED:
The alley west of Mars Drive is about 132 feet from the centerline of Mars Drive.
Per LCUASS Table 7-3, the separation should be a minimum of 150 feet.
Please submit a variance request for the 132-foot separation and include a
detailed explanation justifying the variance. The justification should include an
exhibit demonstrating proper sight distance. If you have questions about how
the separation is measured, please see LCUASS Figure 9-1.
JR response: See Table 7-3 below. The row highlighted in red is being referred to by the City in this
comment to evaluate our alley setbacks, but we believe the row highlighted in green is the row that
should be used to measure alley setbacks for our alleys. Minimum separation should be 50’.
Page 6 of 25
Comment Number: 9 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING:
The first alley off Mars Drive north of Trilby Road is about 192 feet from the
centerline of Trilby Road. Per LCUASS Table 7-3, the separation should be a
minimum of 200 feet. 192 feet is probably acceptable, but you will need to
submit a variance request and include a detailed explanation justifying the
variance.
JR response: See response to comment 8. Minimum separation should be 100’.
Comment Number: 10 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING:
The first alley off Mars Drive south of Road 1 is about 146 feet from the
centerline of Road 1. Per LCUASS Table 7-3, the separation should be a
minimum of 175 feet. Please submit a variance request for the 146-foot
separation and include a detailed explanation justifying the variance.
JR response: See response to comment 8. Minimum separation should be 100’
Comment Number: 11 Comment Originated: 07/19/2022
07/19/2022: INFORMATION:
Except where I have specifically asked for a variance request, all instances of
non-compliance with LCUASS criteria should be fixed. There is no official cap
on the number of variance requests you can submit, but please keep in mind
that the more variances you submit, the less likely it is that the City Engineer will
approve the variance requests. Even in cases where I have specifically asked
you to submit a variance request, there is no guarantee that the City Engineer
will approve the variance.
JR response: Roadway horiz/vert design has been revised to comply with LCUASS standards.
Horizontal/vertical curves are no longer near the crests/sags of vertical curves. See revised profile
sheets
Comment Number: 12 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING:
Mars Drive at the north end of the site will need to tie into the grade for Mars
Drive as proposed by the Mars Landing development. If the Mars Drive
centerline profile is currently based on tying into existing grade, it will need to be
updated to tie into the grade proposed by Mars Landing.
JR response: Mars drive CL connection elevation & grade is based on the Mars landing plans.
Comment Number: 13 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING:
At the northeast corner of the site, there appears to be a sidewalk stub leading
into a detention pond. What is the purpose of this sidewalk stub?
JR response: The purpose of the sidewalk stub is for detention pond access. According to the Fort
Collins Stormwater criteria manual, maintenance access for all stormwater control and treatment
facilities must be adequate and must be clearly delineated on the final development plans for any
development. Addressed.
Page 7 of 25
Comment Number: 14 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING:
Additional information about site hydrology and groundwater levels may be
needed. Please coordinate with Engineering and Stormwater Utilities.
JR response: This project has wetland mitigation and thus groundwater needs to be at/just below
the pond bed surface. As such, the owner will be installing piezometers at key locations on the site
to monitor levels and will provide those at final.
Comment Number: 15 Comment Originated: 07/19/2022
07/19/2022: FOR FINAL PLAN:
Please add pedestrian ramps in all locations where trails or sidewalks cross
alleys. In these instances, the applicant may to choose whether to install
truncated domes on the ramps.
JR response: There is no curb within the alleys. Therefore, no ramps required. Truncated domes
have been added for ADA purposes.
Comment Number: 16 Comment Originated: 07/19/2022
07/19/2022: FOR FINAL PLAN:
In the final utility plans, please include alley profiles and utility line profiles.
JR response: Are private alley profiles required for all private alleys in Fort Collins? What is the
design criteria? San sewer, storm sewer and water mains ≥12” will be profiled at final.
Comment Number: 17 Comment Originated: 07/19/2022
07/19/2022: FOR FINAL PLAN:
The project narrative mentioned that the project will be constructed in two
phases. Please provide a phasing plan within the final utility plans.
JR response: Understood
Comment Number: 18 Comment Originated: 07/19/2022
07/19/2022: FOR FINAL PLAN:
The proposed median in Mars Drive at the intersection with Trilby Road will
need to be privately maintained. The City does not maintain medians in
collector streets. This will be documented in the Development Agreement.
JR response: Understood
Comment Number: 19 Comment Originated: 07/19/2022
07/19/2022: FOR FINAL PLAN:
Please place the City's updated utility plan signature block on only the cover
sheet of the utility plans. Please remove the old signature block from all other
sheets of the utility plans. You can find the updated signature block at
https://www.fcgov.com/engineering/files/utilitysigblock.pdf?1611856399
JR Response: The City’s updated utility plan signature block has been added to the cover sheet. All
old Signature blocks have been removed from all other utility plan sheets.
Comment Number: 20 Comment Originated: 07/19/2022
07/19/2022: INFORMATION:
Please coordinate with City Engineering and Traffic to ensure that the plans, for
this development project, are consistent with the City's project at the College and
Trilby intersection. We may need to discuss this development project's
contributions to the City's intersection improvement project.
JR response: Understood. We are coordinated with CIP intersection project.
Page 8 of 25
Comment Number: 21 Comment Originated: 07/20/2022
07/20/2022: INFORMATION - NEW COMMENT:
In the agreement recorded with Larimer County at Reception Number
20180040080, there appears to be a requirement for plat or covenant notes
regarding the North Loudon Ditch. Please ensure that these notes are
incorporated into the development plan documents if needed.
JR response: Understood
Department: Traffic Operation
Contact: Nicole Hahn, 970-221-6820,nhahn@fcgov.com
Topic: Site Plan
Comment Number: 3 Comment Originated: 07/19/2022
07/19/2022:
FOR HEARING: Another vehicular access point to College Ave. will be needed
on the North side of the development. The future access point is shown on the
South College access control plan and will be helpful in mitigating traffic
impacts to Skyway and Trilby.
JR response: As discussed offline, the RI-RO off college will be the only access point along college
due to site constraints.
Comment Number: 4 Comment Originated: 07/19/2022
07/19/2022:
FOR HEARING: Please align access off of Trilby with driveway on the South
side of Trilby Rd.
JR response: Mars Drive alignment has its centerline aligned with the south neighbor’s property
line. There are existing 30’ ROW dedications that straddle the property line on the south side of
Trilby. We align with that.
Comment Number: 5 Comment Originated: 07/19/2022
07/19/2022:
FOR HEARING: Please provide additional bike/pedestrian connectivity through
the site. Additional connections to the trail and College Ave are needed.\
JR response: bike/pedestrian connectivity has been coordinated with all City Departments as
shown on revised plans.
Topic: Traffic Impact Study
Comment Number: 1 Comment Originated: 07/18/2022
07/18/2022:
FOR HEARING: A traffic study was received and reviewed by staff. Additional
information regarding the no build operation of the Trilby and College
intersection is needed.
JR response: We are coordinating with CIP intersection project and understand the need for our
project to study the intersection as though the CIP project doesn’t exist. See revised TIS for
additional intersection calculations and conclusions.Comment Number: 2
Comment Originated: 07/19/2022
Page 9 of 25
07/19/2022:
FOR HEARING: In accordance with Land Use Code 3.7.3.E.1.a.1 and
LCUASS 4.6.8 the intersection of Trilby and College does not meet our overall
level of service standards required. Alternative Mitigation Strategy may be
requested and considered using the following process: The applicant submits
preliminary information from the Transportation Impact Study related to the
intersection, the impact, mitigation measures considered, discussion related to
feasibility and any recommendations for alternative mitigation to the Local
Entity.2. The Local Enity identifies a multi-departmental team of at least two staff
members. Staff members may typically come from Department or Divisions
related to Transportation Engineering, Traffic Operations, FCMoves (Fort
Collins Only), Streets and/or Planning. 3. The team reviews the submitted
information, develops an Alternative Mitigation Strategy and identifies the
reasonably related and proportional contribution based on impact. The Strategy
should be specifically linked to project impact, and may include improvements
for any mode of travel at the impacted intersection or elsewhere, or a fee in lieu
of improvements towards a project anticipated to be constructed within three
years. If the Local Entity Engineer determines that no reasonably related and
proportional mitigation based on impact is possible or desired by the Local
Entity Engineer, no alternative mitigation may be required. 4. Implementation of
an identified Alternative Mitigation Strategy serves as fulfillment of intersection
level of service requirements. In Fort Collins (City Limits Only) the administrative
determination with regard to an Alternative Mitigation Strategy is final and may
only be appealed pursuant to City of Fort Collins Land Use Code Division 2.1.3.
JR response: Alternative mitigation strategy process is understood. We are coordinating with CIP
intersection project and understand the need for our project to study the intersection as though the
CIP project doesn’t exist. See revised TIS for additional intersection calculations and conclusions.
Department: Stormwater Engineering – Erosion Control
Contact: Basil Hamdan, 970-222-1801,bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 07/19/2022
07/19/2022: INFORMATION:
This project is located within the City's MS4 boundaries and is subject to the
erosion control requirements located in the Fort Collins Stormwater Criteria
Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be
found at www.fcgov.com/erosion .
This project was evaluated based upon the submittal requirements of FCSCM.
Please include a total disturbed area calculation at FDP submittal.
Based upon the estimated area, State permits for stormwater will be required
should be pulled before Construction Activities begin.
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 Inspection Fee is based on, the number of lots, the total
site disturbance, the estimated number of years the project will be active.
Based on the proposed site construction associated with this project we are
assuming 270 lots, 39.18 acres of disturbance, 3 years from demo through
build out of construction and an additional 3 years till full vegetative
Page 10 of 25
stabilization due to seeding. Which results in an Erosion Control Inspection Fee
estimate of $10,656.90.
The Stormwater Quality Inspection Fee is based on the number of LID/WQ
Features that are designed for on this project. Based on the plans we identified,
1 extended detention basins, and 1 underground treatment facility, results in
an estimate of the Stormwater LID/WQ Inspection fee to be $ $665.00. 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.
JR response: Understood.
Comment Number: 2 Comment Originated: 07/19/2022
07/19/2022: FOR FINAL:
Based on the supplied materials, an Erosion Control Escrow Calculation will
need to be provided. 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) at time of Final Plan submittal.
Based on the preliminary supplied materials, site disturbs more than 1 acre or
is part of a larger common development that requires Erosion and Sediment
Control Report to be submitted. Please submit an Erosion Control Report.
This project disturbs 5 or more acres so erosion control phasing materials will
need to be provided in the erosion control plans, reports and escrow. Please
ensure that the Erosion Control Plans, Escrows, and Reports include phasing
requirements (FCSCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5) to meet City Criteria
(FCDCM Ch 2 Section 6.1.4) at time of Final Plan Submittal.
JR response: Understood
Department: Stormwater Engineering
Contact: Dan Mogen, 970-305-5989,dmogen@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/27/2022
07/27/2022: FOR HEARING:
Coordination is needed between the stakeholders in the stormwater design of
this site including multiple City Departments - Stormwater Master Planning and
Field Operations, Environmental Planning, Engineering Capital Projects. Items
to consider in addition to overall development requirements include master plan
details; accessibility of ponds, channel, and other stormwater infrastructure for
maintenance; proposed landscaping and use of wetlands; and coordination with
adjacent intersection capital improvement project.
Please work with the Development Review Coordinator to schedule a meeting
with all necessary parties.
JR Response: Understood. Coordination with stakeholders/City Departments/CIP has been
ongoing.
Comment Number: 2 Comment Originated: 07/27/2022
07/27/2022: FOR HEARING:
Please provide updated EPA SWMM model for review of compliance with site
Page 11 of 25
and master plan requirements including release rate and detention volume.
JR Response: SWMM model provided.
Comment Number: 3 Comment Originated: 07/27/2022
07/27/2022: FOR HEARING:
A minimum of 2 feet of anticipated separation is required from groundwater to
proposed stormwater facilities including detention ponds and underground
treatment/storage systems. The information provided in the soils report shows
depths to groundwater have varied over time but may be shallow, in the range of
2 to 7 feet when some measurements were taken. Please conduct groundwater
monitoring to show adequate separation from proposed facilities.
JR response: This project has wetland mitigation and thus groundwater needs to be at/just below
the pond bed surface. As such, the owner will be installing piezometers at key locations on the site
to monitor levels and will provide those at final.
Comment Number: 4 Comment Originated: 07/27/2022
07/27/2022: FOR HEARING:
Please review landscape separation requirements and provided separations.
Please see locations identified in the redlines for additional information.
JR Response: Understood. Redlines have been addressed on Landscape Plans.
Comment Number: 5 Comment Originated: 07/27/2022
07/27/2022: FOR HEARING:
The proposed ponds on this site provide an opportunity to implement Fort
Collins’ Landscape Design Standards and Guidelines for Stormwater &
Detention Facilities and include concepts and goals from these guidelines into
this site’s design. Please incorporate a naturalized open space design to the
proposed ponds including varied side slopes.
Guidelines available along with full Stormwater Criteria here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-f
orms-guidelines-regulations/stormwater-criteria
JR response: Slopes have been varied/undulated/pond reshaped. The majority of the south pond
will be constructed prior by the City’s intersection CIP project, and our grading will add variance in
slope and undulation. See grading plans.
Comment Number: 6 Comment Originated: 07/27/2022
07/27/2022: FOR HEARING:
Water quality treatment is required for the entire site and can be achieved thru a
combination of methods including Low Impact Development (LID) facilities.
Please show how water quality is provided for the site. Please see redlines for
additional information.
JR Response: Noted. See updated LID maps.
Comment Number: 7 Comment Originated: 07/27/2022
07/27/2022: FOR HEARING:
Water quality from a dog park can be problematic. Please provide a treatment
train approach to providing water quality from the dog park to minimize and
mitigate downstream water quality concerns.
JR Response: Crusher fines were added to the dog park with an under-drain system to percolate
runoff and minimize direct runoff from this area into the storm drainage system. Water quality is
ultimately treated in the ADS storm isolator rows.
Page 12 of 25
Comment Number: 8 Comment Originated: 07/27/2022
07/27/2022: FOR HEARING:
There are concerns with grading and transition to the property to the north; it
appears there is a steep drop from the north to the property walk/path along the
north property line. How will this be stabilized? Please see redlines for more information.
JR Response:The grading in this area has been updated.
Comment Number: 9 Comment Originated: 07/27/2022
07/27/2022: FOR HEARING:
Please see redlines. I encourage you to reach out with any questions or to
review potential revisions, and I’d be happy to set up a meeting or conference
call to do so.
JR Response: Understood. See responses on plan redlines.
Comment Number: 10 Comment Originated: 07/28/2022
07/28/2022: FOR HEARING:
Is future widening of South College planned? If widening is anticipated, the
site/stormwater design must take into account the future widening.
JR Response: R.O.W improvements and for South College Ave have been incorporated into the
drainage design and the College and Trilby intersection improvements have been
incorporated/coordinated into the design of the site.
Department: Light And Power
Contact: Cody Snowdon, 970-416-2306,csnowdon@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING:
In having alley within this project, Light and Power will require the main lines to
be shown on the Preliminary Plans and primary and secondary with services
and structures to be shown on the Final Plan.
JR response: Electric design has been coordinated/provided with City electric department. See
updated utility plans.
Comment Number: 2 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING:
Please provide adequate space along the private drives to ensure proper utility
installation and to meet minimum utility spacing requirements. A minimum of 10
ft separation is required between water, sewer and storm water facilities, and a
minimum of 3 ft separation is required between Natural Gas. Please show all
electrical routing on the Utility Plans.
JR response: Understood
Comment Number: 3 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING:
Please work with Light and Power for the streetlight design along all public
streets. A 40 feet separation on both sides of the light is required between
canopy trees and streetlights. A 15 feet separation on both sides of the light is
required between ornamental trees and streetlights. Please coordinate the light
placement with Light & Power. A link to the City of Fort Collins Streetlighting
requirements can be found below:
Page 13 of 25
https://www.larimer.org/sites/default/files/ch15_2007.pdf
JR response: Understood
Comment Number: 4 Comment Originated: 07/19/2022
07/19/2022: FOR FINAL:
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.
JR response: Understood
Comment Number: 5 Comment Originated: 07/19/2022
07/19/2022: FOR FINAL:
This project will need to comply with our electric metering standards. Electric
meter locations will need to be coordinated with Light and Power Engineering.
Each residential unit 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 below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
JR response: Understood
Comment Number: 6 Comment Originated: 07/19/2022
07/19/2022: FOR INFORMATION:
The services to the buildings will be consider a commercial service; therefore,
the service lines from the transformers to the meters are required to be
installed, owned, and maintained by the property owner.
JR response: Understood
Comment Number: 7 Comment Originated: 07/19/2022
07/19/2022: FOR FINAL:
A commercial service information form (C-1 form) and a one-line diagram for all
commercial meters will need to be completed and submitted to Light & Power
Engineering for review prior to Final Plan. A link to the C-1 form is below:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
JR response: Understood
Comment Number: 8 Comment Originated: 07/19/2022
07/19/2022: FOR INFORMATION:
If any existing electric infrastructure needs to be relocated or underground as
part of this project, it will be at the expense of the developer and will need to be
relocated within Public Right-of-Way or a dedicated easement. Please
coordinate relocations with Light and Power Engineering.
JR response: Understood
Comment Number: 9 Comment Originated: 07/19/2022
07/19/2022: FOR INFORMATION:
For additional information on our renewal energy programs please visit the
Page 14 of 25
website below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/go-renewable
JR response: Understood
Comment Number: 10 Comment Originated: 07/19/2022
07/19/2022: FOR INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone
service. Contact John Stark with Fort Collins Connexion at (970) 207-7890 or
jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements.
JR response: Understood
Comment Number: 11 Comment Originated: 07/19/2022
07/19/2022: FOR INFORMATION:
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 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
JR response: Understood
Comment Number: 12 Comment Originated: 07/19/2022
07/19/2022: FOR DCP:
Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and
Landscape Plans prior to the Entitlement Process approval.
JR response: Understood
Comment Number: 13 Comment Originated: 07/19/2022
07/19/2022: FOR INFORMATION:
Please reference our policies, construction practices, development charge
processes, electric services standards, and fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
JR response: Understood
Department: Environmental Planning
Contact: Kirk Longstein, 970-416-4325,klongstein@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/18/2022
07/19/2022: FOR HEARING – Please submit a wetland mitigation and
monitoring plan to ensure performance criteria established by LUC 3.4.1 (E)(1);
including soil amendment, vegetative cover, and predictable hydrology to
ensure wetlands are successfully replaced at a 1:1 minimum.
JR response: Noted
Comment Number: 2 Comment Originated: 07/18/2022
07/19/2022: FOR HEARING – Within the natural habitat buffer zone, according
to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing
landscaping and grading within the buffer zone are incompatible with the
purposes of the buffer zone. The current wetland mitigation and NHBZ concept
design includes the installation of an underground utilities structure and a
detention pond design with vertical side slope in excess of 4:1 which is not
acceptable for a natural NHBZ aesthetics. Please schedule a design
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coordination meeting with Environmental Planning and the city’s Stormwater
utilities staff to ensure that wetland mitigation and stormwater management
designs are compatible with natural habitat features and buffer zone
performance standards outline with LUC 3.4.1 (E)(1).
JR response: Meet with Kirk to discuss
Comment Number: 3 Comment Originated: 07/18/2022
07/19/2022: FOR HEARING – Please resubmit a revised Ecological
Characterization Study to include the boundary of wetlands adjacent Louden
Ditch and a description of the ecological functions and characteristics provided
by those wetlands. A buffer zone should be established on the plan following
the standards set by LUC 3.4.1 (E)(1)
JR response: Noted and Completed
Comment Number: 4 Comment Originated: 07/18/2022
07/19/2022: FOR HEARING - The wetland along the eastern extent of the site is
greater than one third acre and requires a 100 ft natural habitat buffer from edge
of wetlands as measured using three metrics: soils, hydrology and vegetation.
Please resubmit a revised Ecological Characterization Study to show a 100 ft
natural habitat buffer around wetland greater than one third acre.
JR response: Noted and Completed
Comment Number: 5 Comment Originated: 07/18/2022
07/19/2022: FOR HEARING - Please add the following note to the landscape
plans: “If tree removal is necessary, please include the following note on the
tree mitigation plan and/or landscape plan, as appropriate: “NO TREES
SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON
(FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL
ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY
TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE
WITHIN 5-7 DAYS OF TREE REMOVAL. THE SURVEY SHALL BE SENT TO
THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND,
THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL
REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL
RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY.”
JR response: Noted and Completed
Comment Number: 6 Comment Originated: 07/18/2022
07/19/2022: FOR HEARING – Please add temporary tree mitigation strategies
to the site plan to account for LUC 3.4.1 (n)(5)( c ) requirement. “A temporary
LOD of a four-hundred-fifty-foot radius shall be established for Red-tailed and
Swainson's hawk active nest sites during the period from February 15 through
July 15 of the first year of a multi-year development construction.”
JR response: Noted and Completed
Comment Number: 7 Comment Originated: 07/18/2022
07/19/2022: PRIOR TO DCP - Please provide a report that documents when
prairie dog removal occurred, the method(s) that were used to remove prairie
dogs, measures taken to ensure that prairie dogs will not re-inhabit the site, and
confirmation that no threatened or endangered species were harmed by
removal activities. it is unlawful to capture, transport and relocate black-tailed
prairie dogs without a permit from Colorado Parks and Wildlife (CPW). The
Page 16 of 25
permit application forms and dead prairie dog donation report form required for
these activities are available on the Colorado Parks and Wildlife Application Forms page.
JR response: Noted
Comment Number: 8 Comment Originated: 07/18/2022
07/19/2022: INFORMATION ONLY - Language regarding the protection and
enhancement of the Natural Habitat Buffer Zone will be included in the
Development Agreement for this project. A security will need to be provided
prior to the issuance of a Development Construction Permit that accounts for
the installation and establishment of the Natural Habitat Buffer Zone. Prior to the
Final Development Plan (FDP) approval please provide an estimate of the
landscaping costs for the Natural Habitat Buffer Zone, including materials, labor,
monitoring for a minimum of three years, weed mitigation and irrigation. We will
then use the approved estimate to collect a security (bond or escrow) at 125%
of the total amount prior to the issuance of a Development Construction Permit.
JR response: Noted
Department: Forestry
Contact: Christine Holtz, ,choltz@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/19/2022
07/19/2022: INFORMATION ONLY FOR FINAL
The water and sewer service lines are not included on the landscape plan, and
they must be included to ensure proper tree separation. Please provide their
locations with clear symbols on the plans and in a legend. Forestry will review
final tree to streetlight, stop sign, water and sewer service line separations
during final plan review.
JR response: Noted
Please include locations of utilities on the landscape plan including but not
limited to water service/mains, sewer service/mains, gas, electric, streetlights,
and stop signs. Please adjust tree locations to provide for proper tree/utility separation.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and water or sewer service lines
4’ between trees and gas lines
10’ between trees and electric vaults
40’ between canopy shade trees and streetlights
15’ between ornamental trees and streetlights
JR response: Noted
Comment Number: 2 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING
Thank you for your wonderfully diverse planting schedule. Although there are a
couple of larger Japanese Pagoda trees in Fort Collins, they are not very cold
tolerant and they are prone to breakage. Please reduce the number of
proposed pagodas to 2 – 4% of the total tree plantings.
JR response: Noted
Page 17 of 25
Comment Number: 3 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING
Please diversify the evergreen trees being planted by including more than one
species. Options include blue spruce, junipers, and or Vanderwolf pine.
JR response: Noted
Comment Number: 4 Comment Originated: 07/20/2022
07/20/2022: FOR FINAL
Is there an opportunity to plant more trees along the trail on the West side of the
property, and around the edge of the detention areas? I understand there are
easements all around the length of the trail, but it is approximately ½ mile long
and could especially use more shade trees to maximize the tree benefits
including shading the trail and mitigating the heat island effect.
JR response: The Irrigation Ditch Company will not allow any trees in there 40’ wide Irrigation
Easement nor can we plant trees in the adjacent 20’ wide Waterline Easement
Department: Park Planning
Contact: Kyle Lambrecht, 970-221-6566,klambrecht@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/19/2022
07/19/2022: INFORMATION: The Park Planning & Development Department is available to
discuss these comments in more detail. Please contact me at 970.416.4340,klambrecht@fcgov.com.
JR response: We met with Kirk to discuss his comments.
Comment Number: 2 Comment Originated: 07/19/2022
07/19/2022: INFORMATION: The City of Fort Collins Land Use Code Section
3.4.8 “Parks and Trails” addresses compliance with the 2021 Parks and
Recreation Master Plan (“Master Plan”). The Master Plan indicates the general
location of all parks and regional recreational trails. Parcels adjacent to or
including facilities indicated in the Master Plan may be required to provide area
for development of these facilities.
JR response: Noted
Comment Number: 3 Comment Originated: 07/19/2022
07/19/2022: INFORMATION: The 2013 Paved Recreational Trail Master Plan
(“Trail Master Plan”) was adopted by City Council and provides conceptual
locations and general trail design guidelines for future regional recreational trails.
JR response: Noted
Comment Number: 4 Comment Originated: 07/19/2022
07/19/2022: INFORMATION: The Larimer County Urban Area Street Standards
(“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle
Facilities provide additional design guidelines for multi-use recreational trails.
JR response: Noted
Comment Number: 5 Comment Originated: 07/19/2022
07/19/2022: INFORMATION: Grade separated crossings of arterial roadways
and major collectors are required (LCUASS Chapter 17.3) and provide safe
trail connectivity. Additional easement area for grade separation approaches
may be required to accommodate the grade separation. Trilby Road adjacent
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to this development is identified as a 4-Lane Arterial roadway on the City’s Master Street Plan.
JR response: We discussed this with Kirk and pointed out the a Grade Separated Crossing
Cannot be accomplished under Trilbey Road due to Utility Conflicts
Comment Number: 6 Comment Originated: 07/19/2022
07/19/2022: INFORMATION: Local street at grade intersections with a
recreational trail are to be avoided. When necessary, the location of a future
recreational trail at grade crossing must be coordinated with Traffic Operations.
JR response: Noted
Comment Number: 7 Comment Originated: 07/19/2022
07/19/2022: INFORMATION: Park Planning and Development must approve
the trail alignment and design. The developer will be required to develop a
centerline profile and cross-sections for the trail as part of the site design during
the final plan phase.
JR response: Noted
Comment Number: 8 Comment Originated: 07/19/2022
07/19/2022: INFORMATION: The South College Corridor Plan (SCCP)
adopted March 3, 2009 by the City of Fort Collins indicates the conceptual
location of the Skyridge Trail on the western portion of the property, extending
from Skyway Drive to Trilby Road. Please plan to reference this document
during the development of this project.
JR response: Noted, the Irrigation Ditch Company will not allow a Pedestrian/Bike Trail to be
located in there 40’ Wide Easement.
Comment Number: 9 Comment Originated: 07/19/2022
07/19/2022: INFORMATION: The SCCP specifies this segment of trail to be
privately constructed and maintained. The Developer will design the trail along
with all site improvements. PPD must approve the trail alignment and design.
As this is a private trail segment, the trail should be constructed with gray
concrete and meet additional requirements outlined in the above-mentioned
documents.
JR response: Noted, the Irrigation Ditch Company will not allow a Pedestrian/Bike Trail to be
located in there 40’ Wide Easement.
Comment Number: 10 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING: Please plan to coordinate with Park Planning
and Development (PPD) staff to develop a preliminary level design for a grade
separation at Trilby Road. This will be used to determine additional easement
needed to accommodate a grade separation. The minimum box size shall be
14’ wide and provide at least 10’ of vertical clearance. The trail design must
meet the American Disabilities Act (ADA) standards for cross slopes between
1% and 2% and a maximum centerline profile grade of 5%.
JR response: We discussed this with Kirk and pointed out the a Grade Separated Crossing
Cannot be accomplished under Trilbey Road due to Utility Conflicts
Page 19 of 25
Comment Number: 11 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING: Although this trail will be privately built and
maintained, the trail will be available for public use. Please add appropriate
language to the plat to clarify this as well as add appropriate easements
authorizing public use.
JR response: Noted
Comment Number: 12 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING: Please plan to develop a holistic trail connectivity
exhibit that highlights the new trail through the development and how the trail
segment will tie into existing and planned improvements outside the parcel
boundaries. Please plan to development this exhibit cooperatively with PPD
and Parks staff.
JR response: Noted & Submitted
Comment Number: 13 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING: Please adjust the sanitary sewer manhole
locations or the trail alignment to remove all manholes from within the trail.
JR response: Noted, the Irrigation Ditch Company will not allow a Pedestrian/Bike Trail to be
located in there 40’ Wide Easement.
Comment Number: 14 Comment Originated: 07/19/2022
07/19/2022: INFORMATION: On-site access to the Skyridge trail from the
internal bike/pedestrian system should be provided at limited and defined
access points to avoid trail user conflicts. Connecting walkways between
buildings and the Trail are prohibited. Please reference the SCCP for
additional connectivity details.
JR response: Noted
Comment Number: 15 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING: The final alignment of the completed Skyridge
Trail must be included within a minimum easement width of 50’ as well as any
additional width to accommodate a grade separation at Trilby Road. All
easements shall be dedicated on the plat and shown on utility and site plans as
a “Public Access and Trail Easement”.
JR response: Noted, the Irrigation Ditch Company will not allow a Pedestrian/Bike Trail to be
located in there 40’ Wide Easement and a Grade Separated Crossing cannot be accomplished under
Trilbey Road due to Utility Conflicts
Comment Number: 16 Comment Originated: 07/19/2022
07/19/2022: INFORMATION: As this is a not considered a regional trail, the
minimum trail width is 8’. Please consider a 10’ wide paved trail to reduce
conflicts between multi-use trail users, including bicycles, pedestrians, and
mobility-challenged individuals using assistance such as walkers and
wheelchairs. Please include a clear distance of 3’ from vertical obstructions
such as trees, transformers, fences and/or walls. Modifications of the typical
cross-section must be approved by PPD.
JR response: We have included an 8’ Wide Trail along the west and north sides of the property and
a 10’ wide trail along College Avenue
Page 20 of 25
Comment Number: 17 Comment Originated: 07/19/2022
07/19/2022: INFORMATION: A trail easement may not be located within a ditch
easement unless the applicant provides written approval for the trail easement
within the ditch easement from the ditch company. The paved trail surface
cannot function as a ditch access road if heavy equipment will use or cross the
trail to maintain the ditch.
JR response: Noted, the Irrigation Ditch Company will not allow a Pedestrian/Bike Trail to be
located in there 40’ Wide Easement
Comment Number: 18 Comment Originated: 07/19/2022
07/19/2022: INFORMATION: The trail easement may co-exist within a Natural
Habitat Buffer Zone if approval is obtained from Environmental Planning.
JR response: Noted, the Irrigation Ditch Company will not allow a Pedestrian/Bike Trail to be
located in there 40’ Wide Easement which is also part of the NABZ
Comment Number: 19 Comment Originated: 07/19/2022
07/19/2022: INFORMATION: PPD would like to explore constructing the Trilby
grade separation in conjunction with this project. Cost-sharing partnerships
between the Developer and the City may allow construction to occur in a timely
and cost-effective manner. PPD may be interested in developing such a
partnership. Funding partnerships between PPD and the Developer will be
based on the timing and availability of city funds.
JR response: We discussed this with Kirk and pointed out the a Grade Separated Crossing
Cannot be accomplished under Trilbey Road due to Utility Conflicts
Comment Number: 20 Comment Originated: 07/19/2022
07/19/2022: 20. INFORMATION: The Developer is responsible for the
long-term maintenance of the trail within the development. Maintenance
consists of snowplowing of the paved surface, occasional seasonal mowing 2-
3’ adjacent to the trail surface, repairing/replacing surface damage of the trail,
and all other landscaping maintenance within the easement. Please coordinate
with the City’s Parks Department on the landscaping design. Landscaping shall
be designed in accordance with all applicable City codes. Spray irrigation, if
required, shall be designed, and maintained to avoid spray on the trail.
JR response: Noted
Department: PFA
Contact: Marcus Glasgow, 970-416-2869,marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 07/14/2022
07/14/2022: FOR HEARING
FIRE APPARATUS ACCESS
The private alleys are not dedicated as Emergency Access Easements on the
Plat. All private alleys will need to be dedicated as some of the buildings will
require this for access due to the measured distance from the public street.
JR response: Understood
Comment Number: 2 Comment Originated: 07/14/2022
07/14/2022: FOR HEARING
TURNING RADII
The required turning radii of a fire apparatus access road shall be a minimum of
Page 21 of 25
25 feet inside and 50 feet outside. The entrances off the public streets do not
meet this requirement. Please provide an autoturn exhibit or adjust corners to
meet the requirements.
JR response: See PFA turning templates provided with submittal package
Comment Number: 3 Comment Originated: 07/14/2022
07/14/2022: FOR HEARING
FIRE LANE SPECIFICATIONS
Access roads with a hydrant are required to be 26 feet in width. Some hydrants
are located in the 24-foot private alley. This alley will need to be 26 feet wide or
designed with at least a 60 foot length bump out to 26 foot width.
JR response: Where fire hydrants are located adjacent to an alley a 2 foot bumpout has been
included to ensure 26 feet is provided.
Comment Number: 4 Comment Originated: 07/15/2022
07/15/2022: FOR FINAL
ACCESS TO BUILDING OPENINGS
Plans containing alley loaded lots present an added obstacle for access as the
walkway shall be capable of providing access for emergency personnel and
equipment to quickly arrive at the main egress door to the residence. Front
egress doors that face a greenbelt or other landscape feature shall be provided
with an approved sidewalk to the front door that connects to with the alley to
provide direct and efficient access to any individual unit. Future plans should
include all walkways between buildings to the front door.
JR response: Understood
Comment Number: 5 Comment Originated: 07/15/2022
07/15/2022: FOR FINAL
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 2021 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.
JR response: Understood
Comment Number: 6 Comment Originated: 07/15/2022
07/15/2022: FOR FINAL
FIRE HYDRANTS
Please provide an overall hydrant plan on next submittal. Fire hydrant
Page 22 of 25
separation distances are measured along an approved path of fire apparatus
travel. Many of the structures are beyond 400 feet from a hydrant when measured
along an approved vehicle path so more hydrants will be required throughout the site.
JR response: additional hydrants added to ensure all sides of structures are within 400 feet along
an approved fire path of a hydrant
Comment Number: 7 Comment Originated: 07/15/2022
07/15/2022: FOR FINAL
FIRE LANE LOADING
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable
of supporting 40 tons. any area dedicated as EAE shall indicate the ability to
support this load. A note shall be added to the civil plans.
JR response: Understood
Comment Number: 8 Comment Originated: 07/15/2022
07/15/2022: FOR FINAL
FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be
indicated on future plan sets. Fire lane signs as specified in Section D103.7.1
shall be posted on both sides of fire apparatus access roads that are 20 to 26
feet wide. Fire lane signs as specified in Section D103.7.2 shall be posted on
one side of fire apparatus access roads more than 26 feet wide and less than
32 feet wide.
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.
JR response: Understood
Department: Internal Services
Contact: Lauren Wade, 970-302-5962,lwade@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/01/2022
07/01/2022: GIS will need the two eastern private alleys and the northwest
private alley named for addressing purposes.
Topic: Plat
Comment Number: 2 Comment Originated: 07/01/2022
07/01/2022: GIS: Mercury Dr in the plat is too disconnected from the existing
Mercury Dr. A new street name will be necessary for this section of road.
Contact: Russell Hovland, 970-416-2341,rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 3 Comment Originated: 07/18/2022
07/18/2022: Townhome and duplex construction shall comply with adopted
codes as amended. Current adopted codes are:
2021 International Residential Code (IRC) with local amendments
2018 International Plumbing Code (IPC) as amended by the State of Colorado
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
Page 23 of 25
Please read the residential permit application submittal checklist for complete requirements.
· Snow Live Load: Ground Snow Load 35 PSF.
· Frost Depth: 30 inches.
· Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
· Seismic Design: Category B.
· Climate Zone: Zone 5
· Energy Code: 2021 IECC residential chapter.
INFORMATIONAL ITEMS:
· For a fire-sprinkled building, 3ft setback required from property line or provide
fire rated walls & openings per chap 3 of the IRC.
· Bedroom egress windows (emergency escape openings) required in all bedrooms.
· For buildings using electric heat, heat pump equipment is required.
· Attached single-family townhomes and duplexes are required to be fire
sprinkled per local amendment and must provide a P2904 system min and
provide fire rated wall per R302. This fire sprinkler system usually requires a ¾”
or 1” water line and meter to meet all P2904 requirements.
· New homes must provide electric vehicle ready wiring if garages are attached,
see local amendment.
· Provide site-wide accessibility plan in accordance with CRS 9-5. This requires
accessible units per that state standard.
Stock Plans:
When residential buildings will be built at least three times with limited
variations, a stock plan design, or master plan can be submitted for a single
review and then built multiple times with site specific permits. More information
can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php.
Comment Number: 4 Comment Originated: 07/18/2022
07/18/2022: Construction shall comply with adopted codes as amended.
Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local amendments
Colorado Plumbing Code & state amendments (currently 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.
· 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
Page 24 of 25
· Seismic Design: Category B.
· Climate Zone: Zone 5
· Energy Code: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
· Commercial 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 adopted International Fire Code (IFC) and amendments to
the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or
when building exceeds 5000 sq.ft. (or meet fire containment requirements).
· Buildings using electric heat, must use heat pump equipment.
· A City licensed commercial general contractor is required to construct any new
commercial structure.
· Plans must be signed and stamped by a Colorado licensed architect or
engineer and must be included in the permit application.
· Electric vehicle parking spaces are now required per local amendment to the
IBC. See section 3604.
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 below. The proposed project should be in the
early to mid-design stage for this meeting to be effective. Applicants of new
projects should reach out to their Development Review Coordinator to schedule a
pre-submittal meeting. Applicants should be prepared to present site plans, floor plans,
and elevations and be able to discuss code issues of occupancy, square footage,
type of construction, and energy compliance method being proposed.
Department: Technical Services
Contact: Jeff County, 970-221-6588,jcounty@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 07/19/2022
07/19/2022: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
JR response: Understood
Topic: Plat
Comment Number: 1 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
JR response: Redlines have been addressed and responses on plan mark-ups provided.
Page 25 of 25
Department: Water Conservation
Contact: Eric Olson, 970-221-6704,eolson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/27/2022
06/27/2022: 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
Comment Number: 2 Comment Originated: 06/27/2022
06/27/2022: 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