HomeMy WebLinkAboutTHE LANDING AT LEMAY MULTIFAMILY AND MIXED-USE - PDP230004 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS
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Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com/developmentreview
August 13, 2021
Jessica Tuttle
Watermark Apartments
Fort Collins, CO
Re: Watermark North Lemay Rezone & Development
Description of project: This is a request to rezone and develop a series of properties
roughly located at N Lemay Ave and E Vine Dr (parcel #'s 8707200019; 8707200018;
8707200008). The development would consist of 324 multi-family dwelling units on
approximately 16 acres. This would require the property to be rezoned from Industrial (I) to
the Medium Density Mixed-Use (MMN) zone district. The remainder of the site is proposed
to be rezoned to General Commercial (CG). 543 parking spaces would serve the
multi-family component of the project. Access is proposed from a future extension of Duff
Dr and Link Ln, and a new public street that would run through the site . The site is
approximately .1 miles of N Lemay Ave and directly south of E Vine Dr. The site is located
within the Industrial (I) zone district, and the proposed rezoning would be subject to review
by City Council.
Please see the following summary of comments regarding Watermark North Lemay Rezone
& Development. The comments offered informally by staff during the Conceptual Review will
assist you in preparing the detailed components of the project application. Modifications and
additions to these comments may be made at the time of formal review of this project. If you
have any questions regarding these comments or the next steps in the review process,
please contact your Development Review Coordinator, Todd Sullivan via phone at
970-221-6695 or via email at tsullivan@fcgov.com.
RESPONSE: THOMPSON THRIFT (APPLICANT)
RESPOSNE: STUDIO-M (ARCHITECT)
RESPONSE: RIPLEY DESIGN (LANDSCAPE ARCHITECT/PLANNER)
RESPONSE: NORTHERN ENGINEERING (ENGINEER)
RESPONSE: DELICH (TRAFFIC)
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com
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Topic: General
Comment Number: 1
Comment Originated: 08/10/2021
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!
RESPONSE: Acknowledged, thanks
Comment Number: 2
Comment Originated: 08/10/2021
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.
RESPONSE: Acknowledged.
Comment Number: 3
Comment Originated: 08/10/2021
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 NAME_PDP_RD1.pdf
RESPONSE: Acknowledged.
Comment Number: 4
Comment Originated: 08/10/2021
Submittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. Upon initial submittal, your project will be
subject to a completeness review. Staff has until noon that Friday to determine if
the project contains all required checklist items and is sufficient for a round of
review. If complete, a formal Letter of Acceptance will be emailed to you and the
project would be officially routed with a three-week* round of review, followed by
a formal meeting.
Please notify me of your plans to submit as much in advance as possible.
RESPONSE: Acknowledged.
Comment Number: 5
Comment Originated: 08/10 /2021
*Temporary Service Changes - City of Fort Collins Development Review
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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.
RESPONSE: Acknowledged.
Comment Number: 6
Comment Originated: 08/10/2021
I will provide you a roadmap specific to your development review project,
helping to identify each step of the process. For more detailed process
information, see the Development Review Guide at www.fcgov.com/drg. This
online guide features a color-coded flowchart with comprehensive, easy to read
information on each step in the process. This guide includes links to just about
every resource you need during development review.
I will provide a Project Submittal Checklist to assist in your submittal
preparation. Please use the checklist in conjunction with the Submittal
Requirements located at: http://www.fcgov.com/developmentreview/applications.php.
The checklist provided is specific to this Conceptual project. If there are any
significant changes to this project, please let me know so we can adjust the
checklist accordingly. I can send an updated copy of the Submittal Checklist to
ensure you are submitting the correct materials.
The request will be subject to the Development Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees.php .
I will provide estimated fees, which are due at time of project submittal for
formal review. This is an estimate of the initial fees to begin the development
review process based on your Conceptual Review Application. As noted in the
comments, there are additional fees required by other departments, and
additional fees at the time of building permit. The City of Fort Collins fee
schedule is subject to change - please confirm these estimates before
submitting. If you have any questions about fees, please reach out to me.
RESPONSE: Acknowledged.
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 08/09/2021
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FOR HEARING: Existing Plan Amendments and Rezoning
The East Mulberry Corridor Plan (EMCP) and City Plan identify this property as
Industrial land use designation, reflective of existing zoning. These two plans will
need to be amended to reflect proposed land use and future zoning of Medium
Density Mixed-Use Neighborhood (MMN), and General Commercial (CG), prior
to approval of new zoning.
The EMCP is in the process of an update with anticipated completion next
Spring. Ahead of this plan update, potential changes to the future Framework
Map are unknown and again it is unlikely staff will be supporting this proposed
change. Similarly, City Plan includes the available buildable lands inventory of
Industrial, and staff may not be supporting an amendment.
The applicants will need to provide a full narrative, analysis and supporting
documentation for the plan amendments and rezoning, including market
analysis. The Planning and Zoning Commission will forward a recommendation
to City Council for a decision on the proposed plan amendments and rezoning.
This decision will need to be complete prior to a PDP hearing.
RESPONSE: The rezone and Comprehensive Plan amendment are currently underway.
RESPONSE: The rezone has been approved by city council and is g oing to second hearing.
Comment Number: 2
Comment Originated: 08/09/2021
FOR HEARING: - Plat
The Niforos property includes four parcels for the entire property, so the plat will
include these. I just want to make sure the future development tracts north of the
proposed residential are included in this overall plat map. Known or planed
street names should be identified. Please provide enough context along edges
of plat off-site to show connections and adjacent uses. Please identify future
land uses in the proposed future development parcels.
RESPONSE: Information included in PDP Plat.
Comment Number: 3
Comment Originated: 08/09/2021
FOR HEARING: Medium Density Mixed-Use Neighborhoods (MMN) Zone
Any residential use consisting in whole or in part of multi -family dwellings that
contain more than fifty (50) dwelling units, or more than seventy-five (75)
bedrooms, is subject to a Type II review.
Residential developments in the MMN on less than 20 acres (please confirm
size of MMN tracts) should have an overall minimum average density of 7
dwellings per net acre of land.
All residential uses, parks and recreational facilities and community facilities
are considered the primary uses of this zone district. All other permitted uses
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are considered secondary uses in this zone district and, for projects contai ning
ten (10) or more acres, together shall occupy no more than fifteen (15) percent
of the total gross area of any development plan.
The maximum building height is 3 stories.
RESPONSE: Acknowledged.
Comment Number: 4 Comment Originated: 08/09/2021
FOR HEARING: - General Commercial (C-G) Zone
Please identify proposed future commercial land uses to justify this change of zoning.
Pedestrian-oriented outdoor spaces should be placed next to activity areas that
generate the users (such as street corners, shops, stores, offices, day care and
dwellings). In multiple-building developments, outdoor spaces and landscaped
areas should be integral to an open space system in conjunction with s treets
and connections, and not merely residual areas left over after buildings and
parking lots are sited.
The maximum building height shall be four (4) stories.
RESPONSE: Commercial zoning is no longer proposed.
Comment Number: 5 Comment Originated: 08/09/2021
FOR HEARING: - Parking
Multi-family residential vehicular parking requirements will be based on the
number of bedrooms in each building. Please summarize the parking
requirements on site plan cover sheet.
RESPONSE: A parking summary table has been added.
Required off-street parking spaces shall be located on the same lot or premises
as the building or use for which they are required unless such spaces are
provided collectively by two (2) or more buildings or uses on abutting lots in a
single parking area located within the boundaries of those abutting lots, and the
total number of parking spaces supplied collectively is equal to the number of
spaces required by this subdivision for each use considered separately.
RESPONSE: All offstreet parking spaces are located on the subject property.
Off-street guest parking spaces in multi -family developments should be
distributed proportionally to the dwelling unit locations that they are intended to
serve. Such parking should not be located more than two hundred (200) feet
from any dwelling unit that is intended to be served. Parking lots shoul d be
setback from local streets by 10 feet, and 5’ for all other areas.
RESPONSE: Parking spaces have been evenly distributed across the site.
Bike parking is also based on the number of bedrooms per building and
commercial recreation space. The parking for General Commercial uses is
based on the non-residential square footage of each building.
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RESPONSE: Bike parking has been provided (see site plan for locations and cover sheet for parking calculations).
Comment Number: 6 Comment Originated: 08/09/2021
FOR HEARING: Street Pattern and Connectivity -
The street system should be designed to comply with the 660’ connectivity
standards in LUC Section 3.6.3, to include connections to existing development
off site and to future phases of the development. Alternative compliance may be
needed to justify changes to street connectivity options surrounding the site.
Cordova Street should be extended to provide interim turn around near future
development parcels to the north and east.
RESPONSE: Spacing between intersections along Cordova are shown at ap proximately 800’ (between Duff Drive and the private
drive that provides access into our development which is located across from Link Lane), which we believe to meet LCUASS
Standards. If a secondary access point was provided off of Cordova, then it would result in spacing of less than 460’ which wouldn’t
meet LCUASS standards. Also, since access between Cordova and Lemay is not possible north of Duff Drive, there would not be
any gain in connectivity by adding an additional access point.
Comment Number: 7 Comment Originated: 08/09/2021
FOR HEARING: Section 3.2.4 – Lighting
The city has new lighting standards. The lighting plan should meet the following
requirements and all other applicable requirements including providing a
comprehensive plan that clearly calculates the lumens of all exterior lighting
being proposed and demonstrates compliance with impacts to adjacent
properties; design different use areas considering nighttime safety, utility,
security, enjoyment, and commerce; reinforce and extend the style and
character of the architecture and land use proposed within the site; demonstrate
no light trespass onto Natural Areas, Natural Habitat Buffer Zones or River
Landscape Buffers.
All lighting should have a nominal correlated color temperature (CCT) of no
greater than 3000 Kelvin. Consider high color fidelity lamps relative to the
lighting application. Light poles shall be anodized (or otherwise coated) to
minimize glare from the light source.
RESPONSE: A lighting plan and cut sheets have been provided.
Comment Number: 8 Comment Originated: 08/09/2021
FOR HEARING: Section 3.2.5 – Trash and Recycling Enclosures
Please include in site plan all locations for trash and recycling enclosures and
details. Areas for the collection and storage of trash and recyclable and other
materials must be enclosed so that they are screened from public view.
Enclosures must be constructed of durable materials such as masonry and shall
be compatible with the structure to which it is associated.
Areas for the collection and storage must be designed to allow walk -in access
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for pedestrians separate from the service opening that is at least thirty-two (32)
inches wide and provides unobstructed and convenient access to all dumpsters,
containers, bins, and other receptacles. Where possible, pedestrian entrances
are encouraged to provide door-less entry unless reasonable circumstances
(preventing illicit activities/usage, regulated waste streams, and the like) are
demonstrated that would necessitate doors. If doors are used, they must
provide safe and efficient access.
RESPONSE: A trash compacter is located at the northwest corner of the site. Small trash containers (labelled as “trash corrals”)
have been distributed across the site within 150’ of each multifamily building, and will provide a convenient location for re sidents to
drop of their trash and recycling.
RESPONSE: Trash/recycling enclosure and trash corrals are constructed with CMU walls clad in siding to match architectural st yle
and color of adjacent buildings. Elevations and plans have been included in submittal.
Comment Number: 9 Comment Originated: 08/09/2021
FOR HEARING: Section 3.5.1/3.5.2 – Residential Building and Project
Compatibility
New developments in or adjacent to existing developed areas should be
compatible with the established archi tectural character of such areas by using a
design that is complementary. The existing Andersonville/Via Lopez
neighborhood is an historic established single-family subdivision.
Compatibility, buffering and transition between this development and existing
neighborhood is important. Options for achieving a viable transition may
include locating two-story buildings along west edge, and extended landscape
buffer. The project may need to be adjusted based in public input at neighborhood meeting.
RESPONSE: Single-story parking garages have been placed along the west side of the site adjacent to Lemay Ave. There is also
an enhanced setback of 25’ provided along this property line to allow for more landscaping which will help screen the develop ment
from Lemay and provide a transition for the Andersonville/Via Lopez neighborhood.
For any development containing at least three (3) and not more than five (5)
buildings (excluding clubhouses/leasing offices), there shall be at least two (2)
distinctly different building designs. For any such development containing more
than five (5) buildings (excluding clubhouses/leasing offices), there shall be at
least three (3) distinctly different building designs. For all developments , there
shall be no similar buildings placed next to each other along a street or
street-like private drive. Building designs shall be considered similar unless
they vary significantly in footprint size and shape.
RESPONSE: The development has more than 5 buildings, and proposes 4 distinctly different building designs (identified as Buil ding
A, B, C, and D).
Building designs shall be further distinguished by including unique architectural
elevations and unique entrance features, within a coordinated overall theme of
roof forms, massing proportions and other characteristics. Such variation
among buildings shall not consist solely of different combinations of the same
building features.
RESPONSE: Four distinctly different multifamly building designs (identified as Building A, B, C, and D) are being provided. Each of
these building types utilizes varying roof geometry, massing, entry features, and colors/materials as required. They are all also
complementary to each other so that there is a coordinated overall theme to the development.
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Orientation to a Connecting Walkway. Every front facade with a primary
entrance to a dwelling unit should face the adjacent street to the extent
reasonably feasible. Every front facade with a primary entrance to a dwelling
unit shall face a connecting walkway with no primary entrance more than two
hundred (200) feet from a street sidewalk and the address shall be posted to be
visible from the intersection of the connecting walkway and public right of way. A
primary entrance may be up to three hundred fifty (350) feet from a street
sidewalk if the primary entrance faces and opens directly onto a connecting
walkway that qualifies as a major walkway spine. A modification of standards
may be needed for buildings not facing a street or for connecting walks that
wrap around these buildings.
RESPONSE: All front facades are shown within 200 feet of a street sidewalk except building 2, 6, and 10 which have entrances tha t
are approximately 210’-340' from public sidewalks. Major walkway spines have been added in these locations to be within 200’ of
the building entrance.
The minimum setback of every residential building and of every detached
accessory building that is incidental to the residential building shall be fifteen
(15) feet from any public street right-of-way other than an arterial street
right-of-way. Setbacks from garage doors to the nearest portion of any public
sidewalk that intersects with the driveway shall be at least twenty (20) feet.
RESPONSE: Acknowledged. Setbacks are being met.
The minimum side yard setback for all residential buildings and for all detached
accessory buildings that are incidental to the residential building shall be five (5)
feet from the property line, except for garages accessed from alleys or private
drives where the associated dwelling faces on-site walkways rather than street
sidewalks for which the minimum setback from an alley or priva te drive shall be
eight (8) feet. Minimum setback for garages in alley is 8 feet.
RESPONSE: Acknowledged. Setbacks are being met.
Comment Number: 10 Comment Originated: 08/09/2021
FOR HEARING: Section 3.8.30 – Multi-Family
Minimum setback from the right-of-way along an arterial street shall be fifteen
(15) feet and along a nonarterial street shall be nine (9) feet.
RESPONSE: Acknowledged. Setbacks are being met.
For any development containing at least three (3) and not more than five (5)
buildings (excluding clubhouses/leasing offices), there shall be at least two (2)
distinctly different building designs. For any such development containing more
than five (5) buildings (excluding clubhouses/leasing offices), there shall be at
least three (3) distinctly different building designs. For all developments, there
shall be no similar buildings placed next to each other along a street, street -like
private drive or major walkway spine. Building designs shall be considered
similar unless they vary significantly in footprint size and shape. Building
designs shall be further distinguished by including unique architectural
elevations and unique entrance featur es within a coordinated overall theme of
roof forms, massing proportions and other characteristics. Such variation
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among buildings shall not consist solely of different combinations of the same
building features.
(REPEAT COMMENT)- SEE ABOVE
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/10/2021
08/10/2021: The project would be required to extend Cordova Street as a minor
arterial along its frontage and include an offsite design to the north in
conformance with LCUASS design requirements in an alignment demonstrating
conformance to the City’s Master Street Plan. If a dead-end street section is
created along Cordova, a temporary turnaround would be needed.
RESPONSE: Understood. No dead-end is being created with this lot development.
Comment Number: 2 Comment Originated: 08/10/2021
08/10/2021: The public street system interior to the site with the street turn
would likely not meet centerline radius requirements and should instead be
designed with an eyebrow per LCUASS detail 7 -24. As a multi-family project,
this new public street would be built to LCUASS detail 7 -8F (Connector).
RESPONSE: The interior street is proposed to be private.
Comment Number: 3 Comment Originated: 08/10/2021
08/10/2021: The Larimer County Urban Area Street Standards has been
updated and the project would need to comply with the current design standards
linked here: https://www.larimer.org/urban-area-street-standards-2021. Among
other changes to requirements, a local street’s minimum sidewalk width is now
5’ (no longer 4.5’) and the parkway greenspace (not including the curb head) is now 8’.
RESPONSE: These standards are being met.
Comment Number: 4 Comment Originated: 08/10/2021
08/10/2021: The project would be required to reimburse the City for the local
portion of the City’s construction of Lemay Avenue adjacent to the site. Further
discussion on the details will need to be coordinated. Additionally, Capstone
Cottages through Northern Engineering has filed an adjacent parcel
reimbursement agreement with the City, which would require payback to
Capstone Cottages for local street frontage improvements adjacent to this
parcel (Duff Drive) that was constructed by Capston e Cottages.
RESPONSE: Acknowledged.
Comment Number: 5 Comment Originated: 08/10/2021
08/10/2021: The remaining comments are considered standard comments
applicable with the project and are concluded for reference.
RESPONSE: Thank you.
Comment Number: 6 Comment Originated: 08/10/2021
08/10/2021: Larimer County Road Impact Fees and Transportation Expansion
Fees are due at the time of building permit. Please contact Kyle Lambrecht at
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221-6566 if you have any questions.
RESPONSE: Acknowledged
Comment Number: 7 Comment Originated: 08/10/2021
08/10/2021: The City's Transportation Development Review Fee (TDRF) is
due at the time of submittal. For additional information on these fees, please
see: http://www.fcgov.com/engineering/dev-review.php
RESPONSE: Fees have been submitted (TDRF no longer a separate fee)
Comment Number: 8 Comment Originated: 08/10/2021
08/10/2021: Any damaged curb, gutter and sidewalk existing prior to
construction, as well as streets, sidewalks, curbs and gutters, destroyed,
damaged or removed due to construction of this project, shall be replaced or
restored to City of Fort Collins standards at the Developer's expense prior to
the acceptance of completed improvements and/or prior to the issuance of the
first Certificate of Occupancy.
RESPONSE: Acknowledged
Comment Number: 9 Comment Originated: 08/10/2021
08/10/2021: All public sidewalk, driveways & ramps, existing or proposed,
adjacent or within the site, need to meet ADA standards. If they currently do not,
they will need to be reconstructed so that they do meet current ADA standards
as a part of this project.
RESPONSE: Acknowledged.
Comment Number: 10 Comment Originated: 08/10/2021
08/10/2021: Any public improvements must be designed and built in
accordance with the Larimer County Urban Area Street Standards (LCUASS).
They are available online at:
https://www.larimer.org/urban-area-street-standards-2021
RESPONSE: Acknowledged.
Comment Number: 11 Comment Originated: 08/10/2021
08/10/2021: This project is responsible for dedicating any right -of-way and
easements that are necessary or required by the City for this project (i.e.
drainage, utility, emergency access). This shall include the standard utility
easements that are to be provided behind the right-of-way (15 feet along an
arterial, 8 feet along an alley, and 9 foot along all other street classifications).
Information on the dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php
RESPONSE: Acknowledged.
Comment Number: 12 Comment Originated: 08/10/2021
08/10/2021: Utility plans will be required, and a Development Agreement will be
recorded once the project is finalized.
RESPONSE: Acknowledged.
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Comment Number: 13 Comment Originated: 08/10/2021
08/10/2021: As of January 1, 2015, all development plans are required to be on
the NAVD88 vertical datum. Please make your consultants aware of this, prior
to any surveying and/or design work.
RESPONSE: Acknowledged.
Comment Number: 14 Comment Originated: 08/10/2021
08/10/2021: A Development Construction Permit (DCP) will need to be
obtained prior to starting any work on the site.
RESPONSE: Acknowledged.
Comment Number: 15 Comment Originated: 08/10/2021
08/10/2021: LCUASS parking setbacks (Figure 19 -6) apply and will need to be
followed depending on parking design.
RESPONSE: Parking setbacks are being met.
Comment Number: 16 Comment Originated: 08/10/2021
08/10/2021: All fences, barriers, posts, or other encroachments within the public
right-of-way are only permitted upon approval of an encroachment permit.
Applications for encroachment permits shall be made to the Engineering
Department for review and approval prior to installation. Encroachment items
shall not be shown on the site plan as they may not be approved, need to be
modified or moved, or if the permit is revoked then the site/ landscape plan is in
non-compliance.
RESPONSE: Acknowledged.
Comment Number: 17 Comment Originated: 08/10/2021
08/10/2021: The public right-of-way shall not be used for staging or storage of
materials or equipment associated with the Development, nor shall it be used
for parking by any contractors, subcontractors, or other personnel working for or
hired by the Developer to construct the Development. The Developer will need
to find a location(s) on private property to accommodate any necessary staging
and/or parking needs associated with the completion of the Development.
Information on the location(s) of these areas will be required to be provided to
the City as a part of the Development Con struction Permit application.
RESPONSE: Acknowledged
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 08/09/2021
08/09/2021: We will need to work with you and our Engineering Department in
regard to the access locations and adjacent street frontage improvements that
will be required with this development. You currently have several offset access
points into the complexes that would be better served if they aligned somehow.
RESPONSE: The internal street is now shown as a private drive. Access into the development via the private drive is shown to align
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with Link Lane and the entrance to the Capstone Cottages de velopment to the south.
Comment Number: 3 Comment Originated: 08/09/2021
08/09/2021: We may need to see how the parcels on the north side of this
property plan to take access, and whether the Public Street should curve, or be
a T-intersection.
RESPONSE: The internal street is now shown as a private drive with a t -intersection.
Topic: Traffic Impact Study
Comment Number: 1 Comment Originated: 08/09/2021
08/09/2021: Based on the anticipated trips/traffic that will be generated by this
development, a Traffic Impact Study will be required upon submittal of this
project according to Chapter 4 of the Larimer County Urban Area Street
Standards. Please your Traffic Engineer contact the Traffic Operations
department to scope the study.
RESPONSE: The traffic study has been scoped and TIS .
Department: Stormwater Engineering - Floodplain
Contact: Claudia Quezada, (970)416-2494, cquezada@fcgov.com
Topic: Floodplain
Comment Number: 2 Comment Originated: 08/09/2021
08/09/2021: INFORMATION ONLY:
This property is currently located in the FEMA-regulated, 500-year Poudre River
floodplain and must comply with the safety regulations of Chapter 10 of City
Municipal Code. A FEMA Flood Risk map is attached.
RESPONSE: Acknowledged.
Comment Number: 3 Comment Originated: 08/09/2021
08/09/2021: INFORMATION ONLY:
FEMA is remapping the Poudre River, the project is called RiskMAP, and we
are expecting new regulatory mapping in the next 1-2 years. Any future
development will be subject to the floodplain map and regulati ons effective at
that time. Property owners near the river need to be aware that the floodplain
may be remapped and may change on their property. To view the preliminary
maps, visit: https://www.fcgov.com/utilities/riskmap
RESPONSE: Acknowledged.
Comment Number: 4 Comment Originated: 08/09/2021
08/09/2021: INFORMATION ONLY:
Critical Facilities are prohibited within the 500-year floodplain. Critical facilities include:
1. Essential services facilities (police, fire, emergency medical, etc.)
2. At-risk population facilities (day cares, schools, elder care, nursing home,
assisted living facilities, etc.)
RESPONSE: No critical facilities are proposed.
Comment Number: 5 Comment Originated: 08/09/2021
08/09/2021: INFORMATION ONLY:
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If a portion of the building is within the floodplain, the entire structure is
considered to be in the floodplain and must c omply with the regulations in
Chapter 10 of the City Code.
RESPONSE: Acknowledged.
Comment Number: 6 Comment Originated: 08/09/2021
08/09/2021: INFORMATION ONLY:
Based on the known risk, we highly suggest elevating any structures and
mechanical/electrical equipment within the 500 -year floodplain.
RESPONSE: Acknowledged.
Comment Number: 7 Comment Originated: 08/09/2021
08/09/2021: FOR HEARING:
Development review checklists for floodplain requirements can be obtained at
https://www.fcgov.com/utilities/img/site_specific/uploads/fp-checklist100-2018-
update.pdf?1522697905. Please utilize these documents when preparing your
plans for submittal.
RESPONSE: Acknowledged.
Comment Number: 8 Comment Originated: 08/09/2021
08/09/2021: INFORMATION ONLY:
If applicable, please show the boundaries of the floodplain on the site drawings.
Contact Beck Anderson of Stormwater Master Planning at
banderson@fcgov.com for floodplain CAD line work.
RESPONSE: Acknowledged.
Department: Stormwater Engineering – Erosion and Sediment Control
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 08/09/2021
08/09/2021: INFORMATION ONLY:
This project is located within the City's MS4 boundaries and is subject to the
erosion control requirements located in the Stormwater Design Criteria,
Chapter 2, Section 6.0. A copy of those requirements can be found at
www.fcgov.com/erosion
RESPONSE: Acknowledged.
INFORMATION ONLY:
Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or
meets one of the other triggering criteria (sensitive area, steep slopes, or larger
common development) that would require Erosion and Sediment Control
Materials to be submitted.
RESPONSE: Acknowledged, to be submitted at Final
FOR FINAL:
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Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3)
Please ensure that the Erosion Control Plans provided include a individual
sequence sheets in accordance with (FCDCM Ch 2 Section 6.1.3.2)
Please ensure that the Erosion Control Plans, Escrows, and Reports include
phasing requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5)
RESPONSE: Acknowledged, Prelim plans included, escrow and repor t to be provided at Final.
FOR FINAL:
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)
RESPONSE: Acknowledged, to be submitted at Final
FOR FINAL:
Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4)
RESPONSE: Acknowledged, to be submitted at Final
INFORMATION ONLY:
Based upon the area of disturbance or this project is part of a larger common
development, State permits for stormwater will be required since the site is over
an acre and should be pulled before Construction Activities begin.
RESPONSE: Acknowledged.
FOR FINAL:
The City Manager’s development review fee schedule under City Code 7.5-2
was updated to include fees for Erosion Control and Stormwater Inspections.
As of January 1st, 2021, these fees will be collected on all projects
for such inspections.
The Erosion Control fees are based on; the number of lots,
the total site disturbance, the estimated number of years the project will
be active and the Stormwater Inspection Fees are based on the number of
LID/WQ Features that are designed for on this project.
Based on the proposed site construction associated with this project we are
assuming 324 lots, 16 acres of disturbance, 4 years from demo through build
out of construction and an additional 3 years till full vegetative stabilization due
to seeding. Which results in an Erosion Control Fee estimate of $12,475.56.
RESPONSE: This proposed project is a multifamily project that will have one lot. It will take 30 months to construct this project.
We could not make any assumptions at this time for the number of LID and
WQ features, each porous pavers will be $365.00, each bioretention/level
spreaders $315.00, each extended detention basins $250.00, and each
underground treatment will be $415.00. Stormwater LID/WQ Inspections to be
$TBD.
RESPONSE: Acknowledged
Please note that as the plans and any subsequent review modific ations of the
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above-mentioned values change the fees may need to be modified. I have
provided a copy of the spreadsheet used to arrive at these estimates for
you to review.
Please respond to this comment with any changes to these assumed estimates
and why, so that we may have a final fee estimate ready for this project. The fee
will need to be provided at the time of erosion control escrow.
RESPONSE: Acknowledged
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 9 Comment Originated: 08/10/2021
08/10/2021: Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the D ry
Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria
Manual (FCSCM). The stormwater criteria manual is available on our website here:
https://www.fcgov.com/utilities/business/builders -and-developers/development-f
orms-guidelines-regulations/stormwater-criteria
RESPONSE: Acknowledged.
Comment Number: 10 Comment Originated: 08/10/2021
08/10/2021: Documentation requirements (site specific comment):
A drainage report and construction plans are required and must be prepared by
a Professional Engineer registered in the State of Colorado. The drainage
report must address the four-step process for selecting structural BMPs.
RESPONSE: Acknowledged.
Comment Number: 11 Comment Originated: 08/10/2021
08/10/2021: Stormwater outfall (site specific comment):
The stormwater outfall option for this site appears to be at the southeast corner
of the site. It is not clear how developed drainage will get to the Lincoln channel
and offsite improvements may be necessary to convey developed flows to an
adequate public facility.
RESPONSE: Understood, we will continue to work with Stormwater on any concerns.
Comment Number: 12 Comment Originated: 08/10/2021
08/10/2021: Detention requirements (site specific comment):
Onsite detention is required for the runoff volume difference between the
100-year developed flow rate and the 2-year historic release rate. In the Dry
Creek Basin, the two-year historic release rate is 0.2 cfs/acre.
RESPONSE: Release rate will be per Dry Creek Basin historic.
Please note that the City has landscaping requirements for stormwater
detention ponds. These requirements can be found in the Fort Collins
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Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B
(Landscape Design Standards and Guidelines for Stormwater and Detention
Facilities).
RESPONSE: Acknowledged. Naturalized trees (and future shrub plantings to be shown on Final Plans) will be concentrated into
groups to promote wildlife habitat. An appropriate seed mix has been chosen for these areas.
Comment Number: 13 Comment Originated: 08/10/2021
08/10/2021: Water Quality and Low Impact Development requirements (standard comment):
All new or modified impervious areas require stormwater quality treatment. In
addition, the City requires the use of Low Impact Development (LID) methods to
treat stormwater quality on all new or redeveloping property, including sites
required to be brought into compliance with the Land Use Code. There are two
(2) categories of LID requirements; the development will need to meet one of
the two following options:
1. LID with Permeable Pavers: When using the permeable pavers option, 50%
of the new or modified impervious areas must be treated by LID methods. Of
the new or modified paved areas, 25% must be pervious.
2. LID - without Pavers: 75% of all new or modified impervious areas must be
treated by LID methods. This typically consists of a rain garden or bioretention
system, but other options are allowed.
The remainder of the water quality treatment can be accomplished ‘standard’ or
LID water quality methods. Accepted methods are described in the Fort Collins
Stormwater Criteria Manual (FCSCM), Chapter 7:
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations/stormwater-criteria
RESPONSE: Understood. Rain gardens are currently being utilized to treat > 75% on new impervious area.
Comment Number: 14 Comment Originated: 08/10/2021
08/10/2021: Detention drain times (standard comment):
Per Colorado Revised Statute §37-92-602 (8) that became effective August 5,
2015, criteria regarding detention drain time will apply to this project. As part of
the drainage design, the engineer will be required to show compliance with this
statute using a standard spreadsheet (available on request) that will need to be
included in the drainage report. Upon completion of the project, the engineer
will also be required to upload the approved spreadsheet onto the Statewide
Compliance Portal. This will apply to any volume -based stormwater storage,
including extended detention basins.
RESPONSE: Acknowledged.
Comment Number: 15 Comment Originated: 08/10/2021
08/10/2021: Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project
is complete and the maintenance is handed over to an HOA or another
maintenance organization. Standard operating procedures (SOPs) for on -going
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maintenance of all onsite drainage facilities will be included as part of the
Development Agreement. More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-development
RESPONSE: Acknowledged.
Comment Number: 16 Comment Originated: 08/10/2021
08/10/2021: Fees (standard comment):
The 2021 city wide Stormwater development fee (PIF) is $9,730/acre of new
impervious area over 350 square feet and there is a $1,045/acre of site review
fee. No fee is charged for existing impervious area. These fees are to be paid
at the time each building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees or contact our Utility Fee and Rate Specialists at (970)
416-4252 for questions on fees. There is also an erosion control escrow
required before the Development Construction permit is issued. The amount of
the escrow is determined by the design engineer, and is based on the site
disturbance area, cost of the measures, or a minimum amount in accordance
with the Fort Collins Stormwater Manual.
Monthly fees - http://www.fcgov.com/utilities/business/rates
RESPONSE: Acknowledged
Comment Number: 17 Comment Originated: 08/10/2021
08/10/2021: Offsite Stormwater Flows (standard comment):
The development will need to accept and pass any existing offsite flows.
RESPONSE: Acknowledged.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/10/2021
08/10/2021: Other service district (site specific comment):
This project site is located within the East Larimer County (ELCO) Water
District and the Boxelder Sanitation District for water and sewer service. Please
contact them at (970) 493-2044 (ELCO) and (970) 498-0604 (Boxelder) for
development requirements.
RESPONSE: Acknowledged.
Department: Environmental Planning
Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/09/2021
08/09/2021: FOR SUBMITTAL: An Ecological Characterization Study (ECS) is
required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site
is within 500 feet of LUC defined natural habitats and features (prairie dog
colonies >1 acre). A memo-based ECS can be submitted for this proposed
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project. Please contact me to discuss the scope and requirements of the ECS
further and/or to schedule an onsite meeting. The ECS is due a m inimum of 10
working days prior to PDP submittal.
Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use
RESPONSE: The ECS report was submitted on 1/31/23.
Comment Number: 2 Comment Originated: 08/09/2021
08/09/2021: FOR HEARING: In Fort Collins, prairie dog colonies one (1) acre
or greater in size are considered special habitat features (see LUC 5.1
Definitions). In addition, the Land Use Code requires that any prairie dogs
inhabiting a site must be relocated or humanely eradicated prior to
development activities [LUC 3.4.1(N)(6)]. Mitigation options are based from
onsite assessment and include a required payment-in-lieu and one or more of
the following: trap and donate; active relocation; passive relocation.
Regarding black tailed prairie dogs and the proposed projec t site:
a. City Land Use Code requires that for any prairie dogs inhabiting a project
site, prior to any site construction work, the animals must be removed either
through relocation or humane eradication.
b. If this project proceeds in the development review process, at least a concept
prairie dog removal plan will be needed prior to Hearing.
c. Should this project achieve approval and proceed to construction, a
burrowing owl survey, in accordance wi th Colorado Parks and Wildlife
standards shall be provided prior to any prairie dog removal and prior to
issuance of Development Construction Permit (DCP). The survey must be
completed by a qualified wildlife biologist.
d. Should this project achieve approval and proceed to construction,
documentation needs to be provided prior to issuance of DCP (at least one
week prior to DCP meeting is ideal) regarding the burrowing owl survey and the
relocation of black tailed prairie dogs. Documentation should be in the form of a
signed letter or memo from the wildlife biologist for the survey, and from the
contractor(s) for the relocation (date, time, methods).
RESPONSE: Acknowledged
RESPONSE: Acknowledged.
Comment Number: 3 Comment Originated: 08/09/2021
08/09/2021: FOR SUBMITTAL: Contact the assigned Development Review
Coordinator (DRC) prior to PDP submittal if trees will be impacted. A review of
trees shall be conducted by City Environmen tal staff to determine the status of
existing trees and any mitigation requirements that could result from the
proposed development. The site visit can be conducted in tandem with
Forestry’s site visit. Please contact assigned Development Review Coordinator
directly at 970-221-6689 or email DRCoord@fcgov.com to schedule a tree
inventory site visit. Please plan for at least two weeks to get an onsite meeting
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scheduled, especially during April - October.
RESPONSE: A site visit was conducted.
Comment Number: 4 Comment Originated: 08/09/2021
08/09/2021: FOR SUBMITTAL: If tree removal is necessary, please include the
following note on the tree mitigation plan and 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. 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."
RESPONSE: This note has been added.
Comment Number: 5 Comment Originated: 08/09/2021
08/09/2021: INFORMATION ONLY: City of Fort Collins Land Use Code
[Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans
be designed to incorporate water conservation materials and techniques. This
includes use of low-water-use plants and grasses in landscaping or
re-landscaping and reducing bluegrass lawns as much as possible. Native
plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping
and maintenance are also encouraged. Please refer to the Fort Collins
Vegetation Database at https://www.fcgov.com/vegetation/ and the Natural
Areas Department’s Native Plants document for guidance on native plants:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf .
RESPONSE: The majority of the site will be native seed and low -water use shrub areas. Raingardens are provided throughout the
site and will be planted with wildlife friendly plants.
Comment Number: 6 Comment Originated: 08/09/2021
08/09/2021: FOR FINAL PLAN: Please clarify specific turf species on the
Landscape Plan and the blend percentages to ensure the project water budget
chart gets adequately calculated.
RESPONSE: Acknowledged. This will be included in final plans.
Comment Number: 7 Comment Originated: 08/09/2021
08/09/2021: INFORMATION ONLY: The City of Fort Collins has many
sustainability programs and goals that may benefit this project. Of particular
interest may be:
1) Zero Waste Plan and the Waste Reduction and Recycling Assistance
Program (WRAP) provides communication materials and on -site assessments
to support recycling program. Also provides rebates for new compost
programs: http://fcgov.com/recycling/wrap.php
2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility
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customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda
Gatzke at 970-416-2312 or rgatzke@fcgov.com
3) Integrated Design Assistance Program offers financial incentives and
technical support for new construction and major renovation projects. Must apply
early in the design phase: http://fcgov.com/idap, contact David Suckling at 970 -
416-4251 or dsuckling@fcgov.com
RESPONSE: Acknowledged
Department: Forestry
Contact: Christine Holtz, , choltz@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/10/2021
08/09/21: PRE-SUBMITTAL: Forestry Tree Inventory
Please schedule an on-site meeting with City Forestry (choltz@fcgov.com) to
obtain tree inventory and mitigation information. Please note that these existing
significant trees should be retained to the extent reasonably feasible. This
meeting should occur prior to first round of formal submittal. Forestry
recommends scheduling the on-site tree inventory as early in the design
process as possible.
RESPONSE: A site visit was conducted.
Comment Number: 2 Comment Originated: 08/10/2021
08/10/2021: INFORMATION ONLY FOR PDP
Trees provide many environmental and socioeconomic benefits including
reduced cooling expenses, providing natural wind breaks, improving air quality,
and increasing property values.
Existing significant trees shall be preserved to the extent reasonably feasible.
Will there be construction within the critical root zone of any of the existing trees
on your property? The critical root zone is defined as 12 inches in radius per
one inch in tree diameter measured at 4.5 ft above the ground.
If so, please consider how the construction will impact the health of the nearby
trees and consider alternate scenarios to preserve them. Additionally, please
add a detail outlining the critical root zones of each existing tree on the
landscape plans.
RESPONSE: All trees identified on the site had low mitigation values. They will be removed and replanted wit h higher value species.
Comment Number: 3 Comment Originated: 08/10/2021
08/10/2021: INFORMATION ONLY FOR PDP
Please provide a landscape plan that meets the Land Use Code 3.2.1
requirements. This should include the existing tree inventory, any proposed tree
removals with their locations clearly noted and any proposed tree plantings
(including species, size, quantity, and method of transplant). The plans should
also include the following City of Fort Collins notes:
General Landscape Notes
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Tree Protection Notes
Street Tree Permit Note, when applicable.
These notes are available from the City Planner or by following the link below
and clicking on Standard Plan Set Notes:
https://www.fcgov.com/developmentreview/applications.php
Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
Required mitigation tree sizes:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 8.0’ height balled and burlapped
Ornamental tree: 2.0” caliper balled and burlapped
RESPONSE: Acknowledged.
Comment Number: 4 Comment Originated: 08/10/2021
08/10/2021: INFORMATION ONLY FOR PDP
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
RESPONSE: Acknowledged.
Comment Number: 5 Comment Originated: 08/10/2021
08/10/2021: INFORMATION ONLY FOR PDP
If applicable, please provide an “Existing Tree Removal Feasibility Letter” for
City Forestry staff to review. Proposals to remove significant existing trees must
provide a justification letter with specific details of the reasons for removal. For
example, tree X removed due t grading; grading proposed to enhance storm
water flow in this section of the development. This is required for all
development projects proposing significant tree removal regardless of the scale
of the project. The purpose of this letter is to provide a document of record with
the project’s approval and for the City to maintain a record of all proposed
significant tree removals and justifications. Existing significant trees within the
project’s Limits of Disturbance (LOD) and within natural area buffer zones shall
be preserved to the extent reasonably feasible. Streets, buildings, and lot
layouts shall be designed to minimize the disturbance to significant existing trees.
(Extent reasonably feasible shall mean that, under the circumstances,
reasonable efforts have been undertaken to comply with the regulation, that the
costs of compliance clearly outweigh the potential benefits to the public or would
unreasonably burden the proposed project, and reasonable steps have been
undertaken to minimize any potential harm or adverse impacts resulting from
noncompliance with the regulation.) Where it is not feasible to protect and retain
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significant existing tree(s) or to transplant them to another on-site location, the
applicant shall replace such tree(s) according to City mitigation requirements.
RESPONSE: Existing Tree Removal Feasibility Letter has been provided with this application.
Comment Number: 6 Comment Originated: 08/10/2021
08/10/2021: INFORMATION ONLY FOR PDP
According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute
at least (50%) of all tree plantings.
RESPONSE: Acknowledged and met.
Comment Number: 7 Comment Originated: 08/10/2021
08/10/2021: INFORMATION ONLY FOR PDP
If the project is responsible for frontage improvements along Lemay Avenue, or
E. Vine Dr, please incorporate new street trees within the right of way.
RESPONSE: The project is not proposing any improvements within the Lemay Ave ROW.
Department: PF A
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 08/09/2021
08/09/2021: FIRE LANES
Fire access is required to within 150 feet of all exterior portions of any building,
or facility ground floor as measured by an approved route around the perimeter.
For the purposes of this section, fire access cannot be measured from an
arterial road. Any private alley, private road, or private drive serving as a fire
lane shall be dedicated as an Emergency Access Easement (EAE) and be
designed to standard fire lane specifications. In addition, aerial apparatus
access requirements are triggered for buildings in excess of 30' in height. Code
language and fire lane specifications provided below.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building
or portion of a building hereafter constructed or move d into or within the
jurisdiction. The fire apparatus access road shall comply with the requirements
of this section and shall extend to within 150 feet of all portions of the facility and
all portions of the exterior walls of the first story of the building as measured by
an approved route around the exterior of the building or facility. When any
portion of the facility or any portion of an exterior wall of the first story of the
building is located more than 150 feet from fire apparatus access, the fire code
official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire-sprinkler system
RESPONSE: Fire access has been provided to within 150’ of all buildings; however, we are about 20’ short from meeting the 150’
requirement around Building 2 and 6 unless the measurement can be taken from Cordova Lane.
Comment Number: 2 Comment Originated: 08/09/2021
08/09/2021: FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to
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the design criteria already contained in relevant standards and policies, any
new fire lane must meet the following general requirements:
-Fire lanes established on private property shall be dedicated by plat or
separate document as an Emergency Access Easement.
-Maintain the required 20-foot minimum unobstructed width & 14-foot minimum
overhead clearance. Where road widths exceed 20 feet in width, the full width
shall be dedicated unless otherwise approved by the AHJ.
-Additional fire lane requirements are triggered for buildings greater than 30' in
height. Refer to Appendix D105 of the International Fire Code.
Be designed as a flat, hard, -allweather- driving surface capable of supporting 40 tons.
-Dead-end fire access roads in excess of 150 feet in le ngth shall be provided
with an approved turnaround area for fire apparatus.
-Dead-end roads shall not exceed 660 feet in length without providing for a
second point of access. Dead-end access roads in excess of 1320 feet in
length require a third point of access. Dead-end access roads in excess of
2640 feet in length require a fourth point of access.
-The required turning radii of a fire apparatus access road shall be a minimum
of 25 feet inside and 50 feet outside. Turning radii shall be deta iled on submitted plans.
-Dedicated fire lanes are required to connect to the Public Way unless
otherwise approved by the AHJ.
-Fire lane to be identified by red curb and/or signage, and maintained
unobstructed at all times.
-Fire lane sign locations or red curbing should be labeled and detailed on final
plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and
spacing. Appropriate directional arrows required on all signs.
- In remote rural applications, fire lane standards may be modified with the
approval of the fire marshal; examples might include reduction in road width or
road surface.
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix
D; FCLUC 3.6.2(B)2006 and Local Amendments.
RESPONSE: Acknowledged. Sign placement to be shown on future submittals.
Comment Number: 3 Comment Originated: 08/09/2021
08/09/2021: AERIAL FIRE APPARATUS ACCESS ROADS
Buildings over 30' in height trigger additional fire lane requirements in order to
accommodate the logistical needs of aerial apparatus (ladder trucks). The
intent of the code is to provide for rescue operations and roof access via ladder
trucks when ground ladders cannot reach upper floors. Where the vertical
distance between the grade plane and the highest roof surface exceeds 30 feet,
approved aerial fire apparatus access roads shall be provided. For purposes of
this section, the highest roof surface shall be determined by measurement to the
eave of a pitched roof, the intersection of the roof to the exterior wall, or the top
of parapet walls, whichever is greater. Aerial fire apparatus access roads shall
have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the
immediate vicinity of the building or portion thereof. At least one of the required
access routes meeting this condition shall be located within a minimum of 15
feet and a maximum of 30 feet from the buil ding, and shall be positioned
parallel to one entire side of the building. The side of the building on which the
aerial fire apparatus access road is positioned shall be approved by the fire
code official. Parapet heights greater than 4' in height do not support ladder
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truck operations.
RESPONSE: Aerial fire apparatus roads have been added throughout the site to access the multifamily buildings (the clubhouse is
below 30’)
Comment Number: 4 Comment Originated: 08/09/2021
08/09/2021: FIRE ALARM AND DETECTION SYSTEMS
Fire alarm systems and smoke detection shall be installed in Group R -2
occupancies as required by IFC Section 907.2.9.1 and 907.2.9.3.
RESPONSE: Noted. Fire alarm systems and smoke detectors will be provided as required.
Comment Number: 5 Comment Originated: 08/09/2021
08/09/2021: GROUP R SPRINKLER SYSTEMS
New multi-family buildings over 12 dwelling units shall be provided with NFPA13
(full protection) fire suppression systems.
RESPONSE: Noted. All multifamily buildings on this project will be provided with full NFPA 13 system.
Comment Number: 6 Comment Originated: 08/09/2021
08/09/2021: WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A fire hydrant capable of providing 1500 gpm at 20 psi residual
pressure is required within 300 feet of any commercial/multifamily building as
measured along an approved path of vehicle travel. For the purposes of this
code, hydrants on the opposite side of arterial roadways are not considered
accessible to the site.
An exception to this rule pertains to buildings equipped with a standpipe system
which require a hydrant within 100 feet of any Fire Department Connection (FDC).
RESPONSE: Acknowledged
Comment Number: 7 Comment Originated: 08/09/2021
08/09/2021: KEY BOXES REQUIRED
-IFC 506.1 and Poudre Fire Authority Bureau Policy P-13-8.11:
Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an
approved, exterior location (or locations) on every new or existing building
equipped with a required fire sprinkler or fire alarm system. The box shall be
positioned 3 to 7 feet above finished floor and within 10 feet of the front door, or
closest door to the fire alarm panel. Exception can be made by the PFA if it is
more logical to have the box located somewhere else on the structure. Knox
Box size, number, and location(s) to be determined at building permit and/or by
time of final CO.
All new or existing Knox Boxes must contain the following keys as they apply to
the building:
-Exterior Master
-Riser room
-Fire panel
-Elevator key if equipped with an elevator
The number of floors determines the number of sets of keys needed. Each set
will be placed on their own key ring.
-Single story buildings must have 1 of each key
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-2-3 story buildings must have 2 of each key
-4+ story buildings must have 3 of each key
For further details or to determine the size of Knox Box required, contact the
Poudre Fire Authority Division of Community Safety Services.
RESPONSE: Noted. Key boxes (Knox boxes) will be located as noted here.
Comment Number: 8 Comment Originated: 08/09/2021
08/09/2021: 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.
RESPONSE: Acknowledged.
Comment Number: 9 Comment Originated: 08/09/2021
08/09/2021: Valet Collection Service
Several Multi-Family developments have proposed valet trash and recycling
services where residents set their trash and recycling outside their unit for
building maintenance or janitorial staff to collect and deposit in a centralized
location. Please be aware that while not specifically prohibited, valet collection
service requires careful planning and approval from the City and Poudre Fire
Authority. In general, no valet collection service will be approved that allows
residents to place combustible materials within an emergency exit corridor. Any
proposal to provide valet collection services must be approved by the fire
marshal and thoroughly documented on the Planning Set.
RESPONSE: Trash valet is not being proposed at this time.
Comment Number: 10 Comment Originated: 08/09/2021
08/09/2021: ACCESS TO BUILDING OPENINGS - An approved access
walkway leading from fire apparatus access roads to the main egress door of
the building shall be provided. Please provide details on site plan for the
access walkways.
RESPONSE: Access walks have been added.
Comment Number: 11 Comment Originated: 08/09/2021
08/09/2021: EMERGENCY RESPONDER RADIO COMMUNICATION -
AMPLIFICATION SYSTEM TEST 2018 IFC 510 & 1103.2
New and existing buildings require a fire department emergency communication system
evaluation after the core/shell but prior to final build out. For the purposes of this
section, fire walls shall not be used to define separate buildings. Where
adequate radio coverage cannot be established within a building, public -safety
radio amplification systems shall be designed and installed in accordance with
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criteria established by Poudre Fire Authority. The installation of required ERRC
systems shall be reviewed and app roved under a separate permit process
through PFA.
LOCAL EXCEPTION: PFA will waive the testing requirement and system
installation in all buildings less than 10,000 sq. ft. and any Type V construction
building less than 15,000 sq. ft. PFA policy P15-510.1
RESPONSE: Noted. All multifamily buildings on site will be larger than 15,000 sf so will be subject to evaluation as noted he re.
Comment Number: 12 Comment Originated: 08/09/2021
08/09/2021: ALTERNATIVE MEANS & METHODS
Where project size and scope and/or site constraints conflict with fire code
compliance, the intent of the fire code may be met via alternative means and
methods, as approved by the fire marshal. As per IFC 104.8 & 104.9, the fire
marshal may allow this approach when perimeter access and/or aerial
apparatus access requirements cannot be met on the site plan. A written plan to
meet the intent of the code via alternative means and methods will need to be
submitted to the Fire Marshal for review and approval prior to FDP approval.
RESPONSE: It is our understanding at this point that alternative means and methods won’t be require d.
Department: Internal Services
Contact: Katy Hand, , khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 08/10/2021
08/10/2021: INFORMATIONAL: Please visit our website for a list of current
adopted building codes and local amendments for building permit submittal:
https://www.fcgov.com/building/codes.php
https://www.fcgov.com/building/energycode
RESPONSE: Noted.
Comment Number: 2 Comment Originated: 08/10/2021
08/10/2021: Building Permit Pre-Submittal Meeting:
Please schedule a pre-submittal meeting for any new commercial or multi-family
building 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. This
should be scheduled when architectural drawings are at least 50% complete.
Please reach out to your Development Review Coordinator to schedule.
RESPONSE: Noted. Building permit presubmittal meeting will be scheduled as required.
Comment Number: 3 Comment Originated: 08/10/2021
08/10/2021: FOR BUILDING PERMIT: Multi-family buildings located within
250ft of a 4-lane road, or within 1000 ft of an active railway must provide exterior
composite sound transmission of 39 STC min.
RESPONSE: Noted. Design team will need to review site to determine which, if any, buildings are subject to this requirement.
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Comment Number: 4 Comment Originated: 08/10/2021
08/10/2021: For Building Permit pre-submittal meeting: Provide site-wide
accessibility plan in accordance with CRS 9 -5. This requires accessible units
per that state standard at time of pre -submittal meeting
RESPONSE: Noted. Accessibility plan will be provided for building permit presubmittal meeting.
Comment Number: 5 Comment Originated: 08/10/2021
08/10/2021: FOR BUILDING PERMIT: Prescriptive energy compliance with
increased insulation values is required for buildings using electric heat.
RESPONSE: Noted. Design team has not determined if project will utilize gas or electric heat.
Comment Number: 6 Comment Originated: 08/10/2021
08/10/2021: Accessible parking and loading zon es must be provided in covered
and open parking areas per current IBC including van spaces where required.
RESPONSE: Accessible spaces are included in the plans.
Comment Number: 7 Comment Originated: 08/10/2021
08/10/2021: FOR BUILDING PERMIT: A City licensed commercial general
contractor is required to construct any new multi-family structure.
RESPONSE: Acknowledged
Comment Number: 8 Comment Originated: 08/10/2021
08/10/2021: 10% of all parking spaces must be EV ready (conduit in place)
RESPONSE: Acknowledged.
Comment Number: 9 Comment Originated: 08/10/2021
08/10/2021: If trash chutes are proposed in the building, dedicated recycle
chutes must also be provided.
RESPONSE: No trash chutes are provided on this project.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/09/2021
08/09/2021: As of January 1, 2015, all development plans are required to be
on the NAVD88 vertical datum. Please make your consultants aware of this,
prior to any surveying and/or design work. Please contact our office for up to
date Benchmark Statement format and City Vertical Control Network information.
RESPONSE: Acknowledged
Comment Number: 2 Comment Originated: 08/09/2021
08/09/2021: If submitting a Subdivision Plat is required for this property/project,
addresses are not acceptable in the Subdivision Plat title/name. Numbers in
numeral form may not begin the title/name. Please contact our office with any
questions.
RESPONSE: Acknowledged
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