HomeMy WebLinkAbout209 CHERRY STREET - MIXED USE - PDP230006 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSCommunity 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
October 07, 2022
Nathan Starck
Russell + Mills Studios
506 South College Ave
Unit A
Fort Collins, CO 80524
RE: 209 Cherry Street Multifamily, PDR220012, Round Number
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of 209 Cherry Street Multifamily. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
your Development Review Coordinator, Brandy Bethurem Harras via phone at
970-416-2744 or via email at bbethuremharras@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
Topic: General
Comment Number: 1
09/27/2022: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Include me in all email
correspondence with other reviewers and keep me informed of any phone
conversations. Thank you!
Response: Thank you.
Comment Number: 2
09/27/2022: INFORMATION:
The proposed development project is subject to a Type 2 Review. The decision
makers for your project will be the Planning & Zoning Commission at a public
hearing. For the hearing, we will formally notify surrounding property owners
within 800 – 1,000 feet (excluding public right-of-way and publicly owned open
space). Staff will need to agree the project is ready for Hearing approximately 4
to 6 weeks prior to the hearing. I have attached the P&Z schedule, which has
key dates leading up to the hearing.
Response: Understood, thank you.
Comment Number: 3
09/27/2022: PRESUBMITTAL:
A neighborhood meeting is required at least 10 days prior to formal submittal of
your development review application. For the neighborhood meeting, we will
formally invite surrounding neighbors to attend the meeting. Neighborhood
meetings offer an informal way to get feedback from surrounding neighbors,
identify any potential concerns prior to the formal hearing, and are an
opportunity for you to share your development proposal. The City’s Development Review Liaison will
facilitate the meeting. As your Development Review Coordinator, I will assist with preparing the
mailing and coordinating the meeting date with your team. Please reach out to
me when you are ready to schedule this meeting. Allow 4-8 weeks prior to the desired meeting
date to accommodate scheduling and notice requirements.
Response: Neighborhood meeting has been complete.
Comment Number: 4
09/27/2022: INFORMATION:
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.
Response: Roadmap has been provided.
Comment Number: 5
09/27/2022: SUBMITTAL:
I will provide a Project Submittal Checklist to assist in your submittal
preparation. Please use the checklist in conjunction with this comment letter and
the Submittal Requirements located at:
http://www.fcgov.com/developmentreview/applications.php.
If you have questions regarding items in the checklist, or the applicability of an
item to your project, please reach out to me.
Response: Check list has been provided.
Comment Number: 6
09/27/2022: SUBMITTAL:
As part of your submittal, you will respond to the comments provided in this
letter. The final 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. Comments requiring action
should NOT have a response such as noted or acknowledged. You will need to
provide references to specific project plans, pages, reports, or explanations of
why comments have not been addressed [when applicable].
Response: Letter has been provided. Thanks.
Comment Number: 7
09/27/2022: SUBMITTAL:
Please follow the Electronic Submittal Requirements and File Naming
Standards found at https://www.fcgov.com/developmentreview/files/electronic
submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888.
File names should begin with the file type, followed by the project information,
and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf
File type acronyms maybe appropriate to avoid extremely long file names.
Example: TIS for Traffic Impact Study, ECS for Ecological Characterization
Study.
Reach out to me if you would like a list of suggested names.
*Please disregard any references to paper copies, flash drives, or CDs.
Response: Understood, thank you. Files have been provided in this format.
Comment Number: 8
09/27/2022: SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and
remove layers.Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be
removed from the PDF’s.AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the
PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
Response: All PDF’s have been flattened.
Comment Number: 9
09/27/2022: FEES:
The request will be subject to the Development Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees.php.
I will provide 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.
Development Review Application Fees will be due at time of the project being
submitted for formal review. If you have any questions about fees, please reach
out to me.
Response: Application fees have been paid.
Comment Number: 10
09/27/2022: FEES:
Payments can be made by check or credit card.
If paying by check, make payable to “City of Fort Collins”. This is accepted at
the Development Review Center, 281 N College Ave, Fort Collins, CO 80524,
by mail or can be placed in the blue drop box located at the west side of the
building. Please mark it to my attention and reference the project it is
associated with.
If paying by credit card, I can process the payment over the phone with you.
Credit card payments include a convenience fee of 2% + $0.25 added to all
payments under $2,500.00, and 2.75% added to all payments over $2,500.00.
Response: Understood, thank you.
Comment Number: 11
09/27/2022: SUBMITTAL:
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 its initial round of review, followed by a
formal meeting. Please check with me, your Development Review Coordinator,
regarding review timelines.
As you are preparing to submit your formal plans, please notify me with an
anticipated submittal date. Applications and plans are submitted electronically
to me by email or secured file sharing applications.
Pre-submittal meetings can be beneficial to ensure you have everything for a
complete submittal. Please reach out and I will assist in those arrangements.
Response: An application submittal date has been coordinated.
Comment Number: 12
09/27/2022: NOTICE:
Upon the scheduling of a Neighborhood Meeting, or initial review of the formal
Development Review Application, a Development Review sign will be posted
on the property. This sign will be posted through the final decision and appeal
process. A request for the removal of signs will be made by your Development
Review Coordinator at the appropriate time.
Response: Understood, thank you.
Comment Number: 13
09/27/2022: SUBMITTAL:
Once your project has been formally reviewed by the City and you have received
comments, please resubmit within 180 days, approximately 6 months, to avoid
the expiration of your project.
Response: Understood, thank you.
Department: Planning Services
Contact: Will Lindsey, wlindsey@fcgov.com
Topic: General
Comment Number: 1
10/03/2022: FOR SUBMITTAL:
The Downtown Plan is the guiding land use document for the site (North Mason
Subdistrict). It should be referenced for contextual compatibility and project
design. The character of the North Mason Subdistrict shares many qualities that
the Civic Subdistrict embodies. The Plan states that land uses will complement
the Historic Core and Civic subdistrict with an emphasis on residential, office
and studio uses. Additionally, the former Civic Center Master Plan and Penny Flats North plans
for the property have a longstanding vision of townhomes on the property with a
design that aides in the transition from the taller development to the south to
north of Cherry St. Additionally, townhomes were envisioned as the preferred
residential use on the site for activating the planned extension of the Civic Spine
north of Maple St. Integration and compatibility of the project to the Cherry St neighborhood and
the Trolley Barn is essential. Careful design of the Cherry St streetscape as a
means of enhancing the pedestrian experience, the project’s relation to the
trolley barn, the use of appropriate building materials (i.e. brick, warm color
palette), and the future grade of Cherry St will greatly strengthen this project’s
relationship to the context. Staff encourages the applicant team to coordinate with the City further on the
site design, specifically to work on an appropriate treatment for the western
edge of the property as the adjacency to the Civic Spine and Trolley Barn are
crucial to the success of the project.
Response: The design team has coordinated and had meetings with planning and historic preservation staff
to discuss the proposed plans. The proposed design has been carefully crafted around the site topography,
relationship to the existing trolley barn and existing materials on adjacent buildings. The proposed design
shows the first two floors wrapped in dark brick which relates to the existing masonry and height on the
trolley barn. The larger stepback was strategically selected to be at the 3rd floor to better align with the
trolley barn and building across Cherry Street.
Comment Number: 2
10/04/2022: GENERAL DEVELOPMENT STANDARDS:
The PDP site and landscape plan should demonstrate compliance with all
applicable design standards in Article 3 of the Land Use Code. The applicant
team should review these standards in detail in the Land Use Code and related
Master Submittal Requirements. Standard comments and code references are
provided in comments 15-22 which highlight the most typical site design
requirements.
Response: Understood. The site and landscape plan comply to the best of our ability.
Comment Number: 3
10/04/2022: FOR SUBMITTAL:
Per LUC 4.16(C)(3) In the North Mason sub-district the fourth story of a building
shall be stepped back an average of at least ten feet along all street frontages.
Stepbacks may be continuous or may vary with a twenty (20) foot stepback
counting towards the calculation of the required ten (10) foot average.
Response: A 10 foot stepback occurs at the third floor to better compliment the scale of the adjacent
Trolley Barn building and buildings across Cherry Street to the north.
Comment Number: 4
10/04/2022: FOR SUBMITTAL:
Please include a Special Height Review analysis with the initial submittal. This
should include a narrative and graphic analysis that addresses the standards
and submittal requirements outlined in Section 3.5.1(G) of the Land Use Code.
Response: The special height review has been prepared and attached in the submittal. The shadow
study and results summary is attached.
Comment Number: 5
10/04/2022: FOR SUBMITTAL:
VEHICLE PARKING: Per Section 3.2.2(J): Residential and Nonresidential
Parking Requirements: Nonresidential uses shall provide a minimum number of
parking spaces and will be limited to a
maximum number of parking spaces as defined by the standards in this section.
Residential parking requirements will provide a minimum number of spaces
based on the unit count and bedroom type. Please provide a unit / bedroom
count with the official submittal for staff to evaluate parking compliance. Will the
project be utilizing any of the TOD Overlay parking reduction allowed for
residential or non-residential uses? If yes, please provide additional details on
which reduction method.
Response: Yes, the project will be utilizing TOD Overlay parking reductions. Required and proposed
parking counts are provided on the land use code chart on page G001 Cover Sheet.
Comment Number: 6
10/04/2022: FOR SUBMITTAL:
Including outdoor amenity space along the street frontages as well as the Civic
Spine will help tie the project into the surrounding context while providing high
quality space for the building’s users. Per the Downtown Zone District
standards, development should include outdoor spaces such as patios,
courtyards, terraces, plazas, decks and balconies to add interest and facilitate
interaction. Outdoor spaces shall be linked to and made visible from streets and
sidewalks to the extent reasonably feasible. Buildings shall promote and
accommodate outdoor activity with balconies, arcades, terraces, decks and
courtyards for residents' and workers' use and interaction, to the extent
reasonably feasible.
Response: A large 2nd floor amenity deck is provided for residents. In addition, public outdoor space and
amenities are provided on the west and north side of the building. On the west side, patios for residents on
the ground level are shown, as well as, streetscape amenities such as benches, bollard lights, and bike
racks are along this building edge. Also, planting areas to soften the space are shown to create a
welcoming space. On the north side of the building, ground floor units have individual patios with steps
leading the sidewalk, separated by planting.
Comment Number: 7
10/04/2022: FOR SUBMITTAL:
The project would need to meet the Downtown zone district requirements for the
North Mason subarea. This area includes the “green edge” street frontage type
along Mason St and the “mixed-use” street frontage along Cherry St. The
Minimum Setbacks in this area include:
Green Edge - Min. 24' from back of curb to building; Min. 9' parkway; Min. 10'
back of walk to building
Mixed-Use - Min. 19' from back of curb to building; Min. 6'
sidewalk if detached;
Min. 10' sidewalk if attached; Min. 5' back of walk to building.
Response: Based on conversations with planning staff (Will Lindsey and Clark Mapes), our proposed
design meets the intent of the code. On the Cherry St side, the mixed use edge 19’ setback is met and the
build to line meets the percentage criteria. On the Mason St side, the frontage meets code based on
contextual setback on the adjacent south properties (Penny Flats and Mason Flats) which show a 0’ build to
line for portions of the building as well as constructed stairs and raised walkway conditions that are part of
the building structure.
Comment Number: 8
10/04/2022: FOR SUBMITTAL:
The Downtown zone district LUC 4.16(B)(1) include “build to zone” for the
different street types. For the “green-edge” 50% of the building face must be at
10 to 20 feet as measured from the 24’ setback from the back of curb.
For the “mixed-use” 75% of the building face must be at 5 to 10 feet as measured from
the 19’ setback from the back of curb.
Response: See response above, code has been met based on conversations with Will Lindsey and Clark
Mapes.
Comment Number: 9
10/04/2022: FOR SUBMITTAL:
Per the Downtown code standards, LUC 4.16(C)(4) A “Contextual Height
Stepback” is required Cherry St to provide an appropriate scale transition
between opposing block faces with dissimilar height allowances, buildings shall
provide a contextual height stepback. This requires a step back to match the
zone district to the north, which allows three stories. Upper floors shall be
stepped back a minimum of three (3) feet at the equivalent height limit on the
opposing block face (which is three stories). (See Figure 18.9 in the D zone).
This should be factored into the average stepback requirements in the next
comment.
Response: A stepback occurs at the third floor to better compliment the scale of the adjacent
Trolley Barn building and buildings across Cherry Street to the north. A stepback also occurs on the west
alley elevation to compliment the adjancent Trolley Barn building.
Comment Number: 10
10/04/2022: FOR SUBMITTAL:
Within the build to range, upper story stepbacks are required if the building
facades are 4 stories or more: Any portion of the building within the build to
range must have a stepback that averages at least 10' along all street
frontages. Stepbacks may be continuous or may vary with up to 20' counting
towards the calculation of the average. Stepbacks may occur at the 2nd 5th
story. Exception: If directly across the street from a height allowance of 3
stories, the stepback must occur at the 2nd or 3rd story.
Response: A 10 foot stepback occurs at the third floor to better compliment the scale of the adjacent
Trolley Barn building and buildings across Cherry Street to the north.
Comment Number: 11
10/04/2022: FOR SUBMITTAL:
Maximum Wall Length per 4.16(C): For buildings over 100' long, the maximum
wall length for the base of the building (defined as the portion of the building
below any required upper story stepbacks) without a Major Facade Plane
Change shall be 50 feet. A Major Facade Plane Change must be a minimum of
2 feet deep and shall be related to entrances, the integral structure, and/or the
organization of interior spaces and activities.
Response: Stepbacks and façade articulation has been developed along all sides of the building.
Comment Number: 12
10/04/2022: FOR SUBMITTAL:
4.16(C) requires Building Articulation along Street facing facades, incorporating
a minimum of 3 of the following articulation techniques to avoid long,
undifferentiated facades:
1.Minor Facade Plane Changes minimum 3 inches;
2.Vertical Projections;
3.Horizontal Projections (awnings, canopies, cornice articulation) that are
integrated into the architecture;
4.Balconies or terraces;
5.Fenestration details, including window depth and sills or lintels.
Response: Building articulation has been developed along all sides of the building. We understand
this the building should comply with four sided architecture and the proposed design meets the
requirements.
Comment Number: 13
10/04/2022: FOR SUBMITTAL:
The overall height limit in the North Mason subarea is 85 feet and 6 stories.
Please see LUC 3.8.17 for height limit exemptions. Per LUC 4.16(c)(2) In the
case of sloped roofs, building height shall be measured to the mean height
between the eave and ridge. The maximum height limits are not intended to
hinder architectural roof features such as sloped roofs with dormers,
penthouses, chimneys, towers, shaped cornices or parapets, or other design
features that exceed the numerical limits but do not substantially increase bulk
and mass. Lofts or penthouses projecting above the limits shall not exceed one
third (1/3) of the floor area of the floor below and shall be set back from any roof
edge along a street, by a distance equal to or greater than the height of the loft
or penthouse structure. See Figure 18.8 in the Downtown zone’s standards.
Response: Based on conversations with planning staff, a modification request will be submitted, as well as
a Administrative Interpretation from the Planning Manager to attach to the staff report for Planning and
Zoning Commission. Will has stated that Planning Staff is in support of the proposed design.
Comment Number: 14
10/04/2022: FOR SUBMITTAL:
Per LUC 4.16(D)(2) – since a parking structure is incorporated into the building
Where parking structures abut streets, retail and other uses shall be required
along the ground level frontage to minimize interruptions in pedestrian interest
and activity. The decision maker may grant an exception to this standard for all
or part of the ground level frontage on streets with low pedestrian interest or
activity. Parking and awnings, signage and other architectural elements shall
be incorporated to encourage pedestrian activity at the street facing level.
Architectural elements, such as openings, sill details, emphasis on vertical
proportions such as posts, recessed horizontal panels and other architectural
features shall be used to establish human scale at the street facing level.
Response: The parking garage is located on the first floor and basement levels. Apartments units,
leasing office and commercial space do wrap the parking garage on the first floor to help activate the
sidewalk/street face. Signage and lighting will be used to indicate parking garage entry, leasing office entry,
and commercial and residential unit entry points.
Comment Number: 15
10/04/2022: TREE STOCKING:
All sides of the proposed buildings should provide tree stocking per Section
3.2.1 along the sides of the building, occurring not more than 50 feet away from
the building. STREET TREES are required per the spacing noted in Section
3.2.1.
Response: Understood. Due to site constraints with utilities, no street trees will be installed on the project.
This has been discussed with the Forestry Department. An Alternative Compliance has been included with
this submittal.
Comment Number: 16
10/04/2022: LANDSCAPING BEDS:
Per Section 3.2.1 Landscaping at the ground plane should be a high quality
design (shrubs, perennial grasses, flowering perennials): Landscape elements
shall be arranged to provide appropriate plant spacing and grouping and to
avoid a disproportionate and excessive use of mulch areas and must be
arranged to provide a cohesive arrangement of plants, mulch, boulders and
other landscape elements that support the criteria in Section 3.2.1(H). The use
of irrigated turf grass, in particular in narrow strips is discouraged.
Response: Understood. It is our intention to design high quality xeriscape plantings and we will be working
with Nature in the City on plant selections.
Comment Number: 17
10/04/2022: BICYCLE PARKING:
Must be provided for the uses per LUC 3.2.2(C)(4).
Response: See sheet G001 Cover Sheet for required and proposed bike parking counts. The total number
of bike parking spaces provided is 89 enclosed and 60 fixed (exterior) for a total of 144 spaces. 138 total
bike parking spaces are required (83 enclosed and 59 fixed).
Comment Number: 18
10/04/2022: PARKING LAYOUT:
Parking stall and drive aisle dimensions: See 3.2.2(L). Additionally, where
parking aligns with a building and walkway, a minimum walkway width of 7 feet
is recommended.
Response: Parking is provided interior to the property line and on the first floor and basement levels as a
parking garage. The 91 parking spaces are required for the building. The client is taking the 10% reduction
for TOD and 10% reduction for transit passes. This lowers the required number of parking spaces to 78
parking spaces. The total number of parking spaces provided is 88.
Comment Number: 19
10/04/2022: LIGHTING:
See Section 3.2.4 and the Master Submittal Requirements document for
lighting plan requirements.
Response: Understood, a photometric plan has been provided with this submittal.
Comment Number: 20
10/04/2022: TRASH & RECYCLING:
See section 3.2.5 for Trash and Recycling Enclosure standards. Notable issues
that we commonly see are that the enclosure interior is not large enough for
people to maneuver inside of the enclosure; exterior materials are inferior to the
building design materials; walk in access to the enclosure is not provided.
Response: An internal trash chute system is design in the building with a trash enclosure on the ground
level. It will include a gate in the parking garage and service gates on the south alley side of the building.
Comment Number: 21
10/04/2022: SCREENING Section 3.2.1(E)(6):
Landscape and building elements shall be used to screen areas of low visual
interest or visually intrusive site elements (such as trash collection, open
storage, service areas, loading docks and blank walls) from off site view. A
combination of screening materials is recommended including new or existing
plantings in combination with walls, fences, or screen panels. Topographic
changes, buildings, and horizontal separation may also be contributing factors.
Response: There are no areas of screening needed on this site. Roof screening has been provided. See
next comment.
Comment Number: 22
10/04/2022: OUTDOOR STORAGE AREAS AND MECHANICAL
EQUIPMENT:
Screening and integration of these elements into the site plan is required per
the design standards in section 3.5.1(I). This includes rooftop equipment.
Details and notes must be provided as necessary to demonstrate compliance.
Response: Roof screening is incorporated into the design to block the roof mounted condensing units.
Department: Historic Preservation
Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com
Topic: General
Comment Number: 1
10/03/2022: INFORMATION ONLY - This proposed project has one historic
resource, the Fort Collins Municipal Railway Trolley Barn at 330 North Howes,
within the 200’ area of adjacency for the project. Since both properties rest on
their respective corners of this city block, staff is considering the alley
separating the two parcels as a side alley for the purposes of applying LUC
3.4.7.
Response: Understood. Thank you.
Comment Number: 2
10/03/2022: FOR HEARING - HISTORIC PRESERVATION COMMISSION(rev.
10-5): The applicant is required to seek a recommendation to the decision
maker (the Planning & Zoning Commission) for development sites that contain
historic resources or have historic resources within 200 feet. The
recommendation addresses compliance of the development with Section 3.4.7
of the land use code. This project will be referred to the Historic Preservation
Commission to provide that recommendation. A conceptual review to provide
advance feedback on the PDR packet has been tentatively scheduled before
the HPC for November 16th, 2022. Any materials in addition to the current PDR
packet, such as additional renderings, site photos, photos of the Trolley Barn,
etc., should be received by October 24. Staff would recommend augmenting the
existing PDR packet with pedestrian-level perspective renderings from the west
side of N. Howes Street, and the north side of Cherry Street from varying
locations to better reflect the visual compatibility between the Trolley Barn and
the new construction. Please let staff know if an alternative to the November 16
conceptual review is needed to allow time for any additions.
Response: An HPC meeting occurred on 11/16 and the team received feedback. Additional views
are provided in the packet.
Comment Number: 3
10/04/2022: INFORMATION – STAFF PRELIMINARY NOTES UNDER 3.4.7
(rev. 10-5):
Staff has provided preliminary notes regarding compliance with design
compatibility requirements in LUC 3.4.7(E), Table 1, Column A. These are
intended to complement, not substitute for, guidance provided by the HPC at
conceptual review.
1) Footprint, Massing – Both the historic Trolley Barn and proposed new
building have a fairly large footprint, both taking about a quarter of the city block
on which they rest. The slope downward allows the first two stories of the
proposed construction to roughly match the Trolley Barn height. However, a
height reduction above the lower two stories is encouraged due to the
significant difference in height and massing between the historic and proposed
buildings.
2) Stepbacks – The overall building makes good use of stepbacks between
the 2nd and 3rd floors. On the west elevation, staff would consider the buffer
added between the alley and the west wall of the proposed building is a
reasonable way to meet this standard and will encourage HPC discussion on
this point. However, the stepback is missing at the northwest corner of the new
construction, which is likely the most important transition point between the two
sites, so incorporating the stepback at this point is also encouraged.
Response: VFLA: A 3’-0” stepback has been provided at the 3rd floor on the northwest corner of the
building.
3) Quality materials – On lower floors (first and second for this proposal),
durable, high-quality materials are needed. The use of masonry, mostly brick, on
the lower two floors would likely meet this standard.
4) Predominant materials – At least two of the material elements listed in this
item should be met, using the Trolley Barn at 330 N Howes as a reference. The
use of brick masonry on much of the 1st floor building exterior seems consistent
with this standard, specifically related to type, scale, pattern, and three
dimensionality.
5) Window compatibility – At least one design element related to windows
needs met. The Trolley Barn’s windows are defined largely by wood sash and
casement windows of varying sizes, with larger doors incorporating transoms.
Existing plans appear to meet this under two categories: window pattern, where
many of the lower-floor windows include a small transom above the main
window unit; and window proportion, with many tall windows incorporated on the
east, west, and south elevations. Compliance with this component could be
improved by incorporating more taller windows on the north elevation of the
building, particularly on the lower floors.
6) Reference lines – From the available renderings, it is not clear if this
Standard is being met. The setback between the second and third stories
seems to provide that, but additional renderings or visual aids that allow for
comparison between the trolley barn and new construction more directly will
help make a determination here.
7) Visibility – Based on the setbacks and site plan, this element appears to be
met.
Response: An HPC meeting occurred on 11/16 and the team received feedback. Additional views
are provided in the packet.
Department: Engineering Development Review
Contact: John Gerwel, jgerwel@fcgov.com
Topic: General
Comment Number: 1
10/04/2022: It appears that no additional ROW that needs to be dedicated.
Please show ROW boundaries in upcoming submittals to verify this. Frontage
improvements are required, but it seems the applicant has already considered
this in the design. Please follow LCUASS (Chapter 7) and LUC 4.16 guidelines
for streets, sidewalks and parkways. The Downtown district's frontage
requirements from the LUC will supersede the LCUASS sidewalk and parkway
requirements. However, LCUASS standards for street classifications will take
precedence when LUC does not specify dimensions.
Response: Existing Right of Way has been verified. Attached walk is proposed on Mason and Detached on
Cherry. No added ROW is needed.
Comment Number: 2
10/04/2022: (A specific example from the first comment) Mason is a
designated green edge for this area, so it will need a 9 foot parkway at a
minimum, per LUC 4.16. That doesn't appear to be the case in the conceptual
drawing.
Response: Per conversations with Planning Staff, the proposed design meets setback requirements. See
responses in planning comments.
Comment Number: 3
10/04/2022: (A specific example from the first comment) LCUASS requires 9
feet of utility easements beyond the ROW of Cherry, and 15 feet of utility
easements beyond the ROW for Mason. The easements cannot have any
structures on top of them. There is potential for flexibility here if the easements
on the previously approved Penny Flats are acceptable to the utility companies
and City utility departments.
Response: Please see utility plans – no new easements behind existing ROW is proposed. Encroachment
permit will be requested for meter pits.
Comment Number: 4
10/04/2022: The following comments are informational as you develop your site
plan further. Some of the comments may lose applicability as the site develops.
Response: Understood, thank you.
Comment Number: 5
10/04/2022: Larimer County Road Impact Fees and Transportation Capital
Expansion Fees are due prior to issuance of building permit. For more
information, please visit https://www.fcgov.com/engineering/tcef.php.
Response: Understood, thank you.
Comment Number: 6
10/04/2022: 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: Understood, thank you.
Comment Number: 7
10/04/2022: All public sidewalk, driveways and 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: Understood, thank you.
Comment Number: 8
10/04/2022: 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: Understood, thank you.
Comment Number: 9
10/04/2022: 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 foot along an
arterial, 8 foot along an alley, and 9 foot along all other street classifications).
Information on the dedication process, as well as deed templates, can be found
at: http://www.fcgov.com/engineering/devrev.php
Response: Please see plans – ROW encroachments will be requested and no new utility easements are
proposed.
Comment Number: 10
10/04/2022: Utility plans will be required and a Development Agreement will be
recorded once the project is finalized.
Response: Understood, thank you.
Comment Number: 11
10/04/2022: A Development Construction Permit (DCP) will need to be
obtained prior to starting any work on the site.
Response: Understood, thank you.
Comment Number: 12
10/04/2022: LCUASS parking setbacks (Figure 19-6) apply and will need to
be followed depending on parking design.
Response: Understood, proposed parking is within the parking garage.
Comment Number: 13
10/04/2022: 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: Any steps on the north side of the property will be through an encroachment permit. These
steps are to ensure good access for residents and create a friendly pedestrian streetscape.
Comment Number: 14
10/04/2022: The development/site cannot use the right-of-way for any Low
Impact Development to treat the site’s storm runoff. We can look at the use of
some LID methods to treat street flows – the design standards for these are still
in development.
Response: No LID is proposed in the ROW.
Comment Number: 15
10/04/2022: Doors are not allowed to open out into the right-of-way.
Response: No doors are proposed to swing into the right-of-way.
Comment Number: 16
10/04/2022: Bike parking required for the project cannot be placed within the
right-of-way and if placed just behind the right-of-way need to be placed so that
when bikes are parked they do not extend into the right-of-way.
Response: No bike parking or bike overhang is proposed in the ROW.
Comment Number: 17
10/04/2022: In regard to construction of this site, 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 Construction Permit application.
Response: Understood, thank you.
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 3
09/30/2022: The access to the parking garage should generally be taken from
the lower classification roadway, which in this case is Cherry Street. However,
Traffic Operations would support an access off Mason in this case.
Response: The parking garage entrance is located on Mason Street and on the south side of the property
to keep it away from the intersection at Cherry Street.
Topic: Traffic Impact Study
Comment Number: 1
09/30/2022: This project will require the submittal of a Traffic Impact Study
according to the standards outlined in Chapter 4 of the Larimer County Urban
Area Street Standards. Please contact Traffic Operations to set up a scoping
meeting for the study.
Response: A traffic impact study has been provided with this submittal.
Comment Number: 2
09/30/2022: The Larimer County Urban Area Street Standards outline the
content that will be expected within the traffic study. Please use this as a
reference guide. One item that will need to be included based on a preliminary
review of the site is an evaluation for the pedestrian crossings at Mason, and
the midblock crossing to the west. This will be reflected in the Multi-Modal Level
of Service review.
Response: Understood. Please see the TIS for more information.
Department: Stormwater Engineering – Erosion Control
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1
10/03/2022: 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.
Based upon the provided materials we were able to determine a total disturbed
area.
Response: Comment noted.
Based upon the area of disturbance or this project is part of a larger common
development, State permits for stormwater will be required should be pulled
before Construction Activities begin.
Response: Comment noted.
Comment Number: 2
10/03/2022: 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.
Please provide an erosion control plan for 'Final Plan or Approval Submittal'.
This project disturbs under 3 acres so only a sequence chart needs to be
provided on the erosion control plans. Please ensure that the Erosion Control
Plans provided include a sequence chart in accordance with (FCSCM Ch 2
Section 6.1.3.2)
Based upon the 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 to meet City
Criteria (FCDCM Ch 2 Section 6.1.4) at time of Final Plan or Approval
Submittal.
Based upon 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 or Approval
Submittal.
Response: Erosion Control Plan, Report and Escrow Calculation will be submitted at Final Submittal.
Comment Number: 3
10/03/2022: Fees:
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. Based on the proposed site construction associated with this
project we are assuming 1 lots, 1.00 acres of disturbance, 2.5 years from
demo through build out of construction and an additional 0.17 years till full
vegetative stabilization due to seeding. Which results in an Erosion Control
Fee estimate of $1,943.88 . 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 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.
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: LID is a Sand Filter for this project.
Department: Stormwater Engineering – Water Utilities
Contact: Matt Simpson, (970) 416-2754, masimpson@fcgov.com
Topic: General
Comment Number: 4
10/03/2022: Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the ‘Old
Town Basin’ 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/utility-development
Response: Comment noted.
Comment Number: 5
10/03/2022: 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: A preliminary drainage report that addresses the four-step process for selecting structural BMPS
has been submitted.
Comment Number: 6
10/03/2022: Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be either the storm sewer
system in Mason or Cherry. A direct connection to the “Howes Street Outfall”
box culvert is not desirable.
The “Howes Street Outfall” runs along the western property boundary on this
site. Existing easements around this box culvert will need to be verified and
possible dedication of additional easement width may be needed if an
adequate easement does not exist.
Response: Stormwater outfall for this project is the storm sewer system in Mason.
Comment Number: 7
10/03/2022: Detention requirements (site specific comment):
- Onsite detention is required for the runoff volume difference between the
100-year developed inflow rate and the 2-year historic release rate.
- If there is a desire to release into the downstream storm sewer system
undetained, additional modeling (“beat the peak”) will be required to show the
downstream system can handle the full site release with no adverse impacts to
pipe hydraulics.
- Please note that the City has landscaping requirements for stormwater
detention ponds. These requirements can be found in the Fort Collins
Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B
(Landscape Design Standards and Guidelines for Stormwater and Detention
Facilities).
Response: The master plan has this site modeled at 90% impervious. This project will bring the Lot’s
imperviousness to 85%; therefore, because this is less than the 90% in the model, detention is not required
(confirmed via email from Matt Simpson – 2/23/23).
Comment Number: 8
10/03/2022: 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
**Please note that the 2007 development agreement for Penny Flats shows a
payment in lieu option for water quality requirements on this site, this was
broken out by phase. This will need to be investigated further. At most, the
payment in lieu option would provide for the ‘standard water quality’
requirement, but not for the LID requirement.
Response: The proposed LID for this site is a Sand Filter that will treat 79% of the onsite impervious area.
Comment Number: 9
10/03/2022: Imperviousness documentation (standard comment):
The existing and proposed impervious areas need to be documented in the
drainage report. Drainage requirements and development fees are based on
new impervious area. An exhibit showing the existing and proposed impervious
areas with a table summarizing the areas is required with the first project
submittal.
Response: This exhibit is included in the Preliminary Drainage report.
Comment Number: 10
10/03/2022: 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: If this is required for the Sand Filter, it will be submitted during Final submittal.
Comment Number: 11
10/03/2022: 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
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-im
pact-development
Response: Comment noted.
Comment Number: 12
10/03/2022: Fees (standard comment):
The 2022 city wide Stormwater development fee (PIF) is $10,109/acre
($0.23207/ sq. ft.) of new impervious area over 350 square feet. No fee is
charged for existing impervious area. This fee is 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 or
UtilityFees@fcgov.com for questions on fees. Monthly fees -
http://www.fcgov.com/utilities/business/rates
Response: Comment noted.
Comment Number: 13
10/03/2022: Offsite Stormwater Flows (standard comment):
The development will need to accept and pass any existing offsite flows.
Specifically, from the west and southern sides.
Response: No offsite flows enter the site.
Comment Number: 14
10/03/2022: Existing Stormwater Mains (site specific comment):
- There is an existing 16’ x 5’ RCB City storm main onsite along the western
edge of this property. This storm main should be protected and all easements
preserved. New easements may need to be dedicated, 10-feet clear width
from edge of storm box minimum. We would strongly prefer there are no new
connections to this pipe. Ten feet of clearance, minimum, should be provided
from the outside of this pipe to any new structures and trees.
- If a fire lane or alleyway is desired above the existing storm box, the design of
the existing storm box would need to be reviewed to confirm HS-20 weight
rating.
- There is an existing 10’ x 3’ storm pipe within the Cherry St ROW along the
northern edge of the property.
Response: Comment noted.
Comment Number: 15
10/03/2022: Detention and LID Facilities (site specific comment):
LID and detention must be located onsite and may not be placed in the public
ROW or the public streetside utility easement.
Response: No LID is proposed in the ROW of public utility easement.
Comment Number: 16
10/03/2022: Groundwater (site specific comment):
Please note that groundwater depths should be reviewed early in this site
design. The City has a subdrain system in Cherry around the stormwater outfall
– the presence of this system indicates high groundwater may have been
encountered in the past.
Response: Groundwater was not encountered in the borings according to the Geotechnical Subsurface
Exploration Report Penny Flats Phase 2 dated October 7, 2015 by EEC. A new study is in progress.
Department: Water-Wastewater Engineering
Contact: Matt Simpson, (970) 416-2754, masimpson@fcgov.com
Topic: General
Comment Number: 1
10/03/2022: Existing Water Infrastructure (site specific comment):
- There is an existing 6-inch DIP water main on the south side of Cherry Street.
**Please note that portions of this main are located behind the existing curb
gutter.
- There is an existing 12inch cast iron water main along Mason Street, on the
east side of the street.
- There is an existing 8-inch DIP dead-end water main in the alley southwest of
the site.
**No trees, structures, or other parallel utilities are allowed within 10-feet of a
public water main.
Response: Comment noted.
Comment Number: 2
10/03/2022: Existing Sewer Infrastructure (site specific comment):
- There is no sewer main adjacent to this site. This project will need to figure out
a sewer main connection. This may include construction of a public sewer main
extension in the ROW. The previous Penny Flats design had a private
“combo-sewer main” extending up the west side of Mason Street however it
does not appear this was constructed with Phase1.
- There is an existing 8-inch sanitary sewer main in N Howes Street.
- There is an existing 12-inch sanitary sewer main in Maple Street.
Response: Comment noted – at this time a new sewer main in Mason is proposed. The private line shown
in old plans will be videoed this month.
Comment Number: 3
10/03/2022: Service separation (standard comment):
Separate water and sewer services will be required to service the residential
and commercial uses of any mixed-use buildings.
Response: Comment noted.
Comment Number: 4
10/03/2022: Service abandonment (standard comment):
Any existing water and sewer services that are not planned to be reused with
this project will be required to be abandoned at the main.
Response: Comment noted – no existing services are apparent.
Comment Number: 5
10/03/2022: Service sizing (standard comment):
The water service and meter for this project site will need to be sized based on
the AWWA M22 manual design procedure. A sizing justification letter that
includes demand calculations for maximum flows and estimated continuous
flows will need to be provided as a part of the final submittal package for this
project.
Response: Comment noted.
Comment Number: 6
10/03/2022: Sewer discharge (standard comment):
Please note that all City of Fort Collins Utility Customers are subject to City
Code requirements for wastewater. These requirements include Section
26-306 Wastewater Discharge Permit Requirements and Section 26-332
Prohibitive Discharge Standards. A permit may be required depending on
activities on the site; however, discharge standards apply to every customer,
both large and small, regardless of what activities take place on the site.
Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or
(970) 221-6900, to discuss these requirements and how they apply to this
development.
Response: Comment noted.
Comment Number: 7
10/03/2022: Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply.
Information on these requirements can be found at:
http://www.fcgov.com/standards
Response: Comment noted.
Comment Number: 8
10/03/2022: Notice of Changes to Domestic Water Fees and Irrigation Service
Requirements (standard comment):
On Oct. 5, 2021 Council adopted changes to Fort Collins Utilities Water Supply
Requirements and Plant Investment Fees. In general developments that use
more water may pay more and developments that use less water may pay less.
The City will also require a separate irrigation tap for all multi-family and
commercial developments that use more than 30,000 gallons of water a year.
These changes are to be implemented 1/1/2022; specific information can be
found at www.fcgov.com/wsr-update.
Response: Comment noted.
Comment Number: 9
10/03/2022: Landscape Plan and Hydrozone Table (standard comment):
For final plan, the Landscape Plan will need to include a hydrozone table for
outdoor irrigation that is broken out per tap. This is used to document the
outdoor water budget and determine water allotment requirements. For more
information, please see this webpage: www.fcgov.com/wsr-update
Response: A full landscape plan and hydrozone table will be provided at FDP.
Comment Number: 10
10/03/2022: Fees (standard comment):
Development and water supply requirement (WSR) fees and will be due at the
time the building permit is issued. Please contact our Utility Fee and Rate
Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information
or questions. Information on fees can also be found at:
www.fcgov.com/development-fees
Response: Comment noted.
Comment Number: 11
10/03/2022: Utility Separations (standard comment):
Based on the proposed site plan and the available space, utility services and
required separations may be problematic on this site. For your reference,
minimum water and sewer service separations are:
> 10-ft min. between water and sewer services.
> 6-ft min. between trees and water or sewer services.
> 4-ft min. between shrubs and water or sewer services.
> 10-ft min. between storm-drain pipes and other utilities.
> Service lines of the same type may be joint trenched with 3-ft of separation
Other utilities, such as gas, electric, and communications will also have spacing
requirements and will need space on the site. Last, please remember that there
may be service lines on the adjacent properties for which clearances also need
to be maintained.
Response: Comment noted.
Comment Number: 12
10/03/2022: Grease Interceptor (Standard Comment)
If commercial cooking facilities are proposed these may require a grease
interceptor on the sewer service. To discuss the City’s requirements, please
contact Wes Lamarque at (970) 416-2418 or WLAMARQUE@fcgov.com.
Response: No grease interceptor is proposed.
Department: Light And Power
Contact: Connor Kovacs, ckovacs@fcgov.com
Topic: General
Comment Number: 1
10/03/2022: Light and Power has 3Ø facilities located in the ally west of the
proposed location. This switch cabinet can be utilized to bring single or three
phase power to the site.
Response: Comment noted.
Comment Number: 2
10/03/2022: Light and Power would like to remind you that all of our facilities
must have a ten foot clearance away from all water, wastewater, and storm
sewer facilities. We also require a three foot clearance away from all other
utilities with the exception of communication lines.
Response: Comment noted.
Comment Number: 3
10/03/2022: Electric capacity fees, development fees, building site charges
and any system modification charges necessary to feed the site will apply to this
development. Please contact me to discuss development fees or visit the
following website for an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees
Response: Comment noted.
Comment Number: 4
10/03/2022: 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.
Response: Comment noted.
Comment Number: 5
10/03/2022: All utility easements and required permits (crossing agreements,
floodplain, etc.) needed for the development will need to be obtained and paid
for by the developer.
Response: Comment noted.
Comment Number: 6
10/03/2022: Light & Power will need AutoCAD files of the site plan, utility plans,
and landscape drawings once plans are approved.
Response: Plans will be provided at approval.
Comment Number: 7
10/03/2022: Meter location(s) will need to be coordinated with Light and
Power. Please show proposed meter location on the utility plan. 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
Response: Comment noted – meter locations have not been determined yet.
Comment Number: 8
10/03/2022: Multi family buildings and duplexes are treated as customer
owned services; therefore a C-1 form and one line diagram must be filled out
and submitted to Light & Power Engineering for each building. All secondary
electric service work is the responsibility of the developer and their electrical
consultant or contractor. A C-1 form can be found here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-f
orms-guidelines-regulations
Response: Comment noted.
Comment Number: 9
10/03/2022: Three phase transformers are limited to a maximum of 12 runs of
secondary, not to exceed a wire size of 500KCMIL.
Response: Comment noted.
Comment Number: 10
10/03/2022: Single phase transformers are limited to a maximum of 8 runs of
secondary, not to exceed a wire size of 350KCMIL.
Response: Comment noted.
Comment Number: 11
10/03/2022: You may contact Connor Kovacs with project engineering if you
have questions. (970)416-2622. You may reference Light & Power’s Electric
Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar
ds.pdf?1645038437
You may reference our policies, development charge processes, and use our
fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers.
Response: Understood, thank you.
Department: Environmental Planning
Contact: Kirk Longstein, 970-416-4325, klongstein@fcgov.com
Topic: General
Comment Number: 1
10/04/2022: 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, contact Waste Reduction and
Recycling Team at recycling@fcgov.com.
2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility
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: Understood, thank you.
Comment Number: 2
10/04/2022: Consider planting native plants consistent with the landscaping and
streetscape standards for alternatives to Turf-type grass.
https://www.fcgov.com/planning/streetscapedesign.php
xeriscape rebates are available from Fort Collins Utilities’ Xeriscape Incentive
Program; commercial properties may be eligible for $1.50/square foot up to
$15,000 total for landscape area converted to lower water use. To be eligible
for funding, project must be approved prior to installation. www.fcgov.com/xip”
Feel free to add the xeriscape@fcgov.com email contact in there if you’d like.
Response: Native plants and xeriscape plants will be utilized in this project.
Department: Forestry
Contact: Freddie Haberecht, , fhaberecht@fcgov.com
Topic: General
Comment Number: 1
10/03/2022: 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
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: Due to site utility constraints, no tree locations are available on this site. We intend to provide
potted trees and large shrubs where possible, especially on the 2nd floor amenity deck.
Comment Number: 2
10/03/2022: 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: Due to site utility constraints, no tree locations are available on this site. We intend to provide
potted trees and large shrubs where possible, especially on the 2nd floor amenity deck.
Comment Number: 3
10/03/2022: According to Land Use Code 3.2.1.(D)(c), canopy shade trees
shall constitute at least (50%) of all tree plantings.
Response: Due to site utility constraints, no tree locations are available on this site. We intend to provide
potted trees and large shrubs where possible, especially on the 2nd floor amenity deck.
Comment Number: 4
10/03/2022: If the project is responsible for frontage improvements along
Cherry and Mason, please incorporate new street trees within the right of way.
Response: Due to site utility constraints, no tree locations are available on this site. We intend to provide
potted trees and large shrubs where possible, especially on the 2nd floor amenity deck.
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1
09/29/2022: FIRE APPARATUS ACCESS:
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 (Mason St). 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.
Response: Perimeter fire access is available from Cherry St and the property to the south. The property to
the south (Mason Flats) has a fire lane that will be utilized. High rise provisions will be used in lieu of aerial
apparatus access.
Comment Number: 2
09/29/2022: FIRE LANE SPECIFICATIONS:
A fire lane plan shall be submitted for approval prior to installation. In addition to
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.
-Access roads with a hydrant are required to be 26 feet in width.
-Additional fire lane requirements are triggered for buildings greater than 30
feet in height. Refer to Appendix D105 of the International Fire Code.
-Be designed as a flat, hard, all-weather driving surface capable of supporting
40 tons.
-Dead-end fire access roads in excess of 150 feet in length shall be provided
with an approved turnaround area for fire apparatus.
-Dead-end fire access roads used for aerial access shall be 30 feet in width
-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 detailed 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.
Response: Perimeter fire access is available from Cherry St and the property to the south. The property to
the south (Mason Flats) has a fire lane that will be utilized. High rise provisions will be used in lieu of aerial
apparatus access. No additional dedicated fire lanes are proposed.
Comment Number: 3
09/29/2022: BUILDINGS FOUR OR MORE STORIES IN HEIGHT:
- ROOF ACCESS: New buildings four or more stories above grade plane,
except those with a roof slope greater than four units vertical in 12 units
horizontal (33.3 percent slope), shall be provided with a stairway to the roof.
Stairway access to the roof shall be in accordance with IFC 1011.12. Such
stairways shall be marked at street and floor levels with a sign indicating that the
stairway continues to the roof. Where roofs are used for roof gardens or for
other purposes, stairways shall be provided as required for such occupancy
classification (IFC 504.3).
Response: A stairway to the roof is provided on the south stairway.
-FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new
buildings and structures in accordance with Section 905 of the 2021
International Fire Code. Approved standpipe systems shall be installed
throughout buildings where the floor level of the highest story is located more
than 30 feet above the lowest level of fire department vehicle access. The
standpipe system shall be capable of supplying a minimum of 100 psi to the top
habitable floor. An approved fire pump may be required to achieve this
minimum pressure. Buildings equipped with standpipes are required to have a
hydrant within 100 feet of the Fire Department Connection (IFC Sections 905
and 913).
Response: Standpipes will be provided in the two stairwells.
-HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe
system installed in accordance with Section 905 shall have a fire hydrant
capable of providing Fire Flow according to IFC B105.2, located within 100 feet
of the fire department connections.
-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. Aerial access should
therefore be available on at least one entire long side of the building, located
within a minimum of 15 feet and a maximum of 30 feet from the building. 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. Dead end access roads shall have a minimum width of 30 ft. Parapet
heights greater than 4' in height do not support ladder truck operations. If the
building has an occupied floor located more than 75 feet above the lowest level
of fire apparatus access, it is considered a high rise building and aerial access
requirements no longer apply.
Response: High rise provisions will be utilized in lieu of aerial apparatus access.
Comment Number: 4
09/29/2022: PREMISE IDENTIFICATION: ADDRESS POSTING &
WAYFINDING:
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in
a position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be arabic numbers or alphabetical letters. Numbers shall not be spelled
out. The address numerals for any commercial or industrial buildings shall be
placed at a height to be clearly visible from the street. They shall be a minimum
of 8 inches in height unless distance from the street or other factors dictate
larger numbers. Refer to Table 505.1.3 of the 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.
Response: Wayfinding numbers and signs will be provided to meet the code sections provided.
Comment Number: 5
09/29/2022: FIRE ALARM AND DETECTION SYSTEMS:
Fire alarm systems and smoke detection shall be installed as required by IFC
Section 907.2.1 through 907.2.23. and provide occupant notification in
accordance with IFC Section 907.5
Response: The building will be provided with fire alarm system.
Comment Number: 6
09/29/2022: GROUP R SPRINKLER SYSTEMS:
New multi-family buildings above 4 stories or with floor levels 30 feet above fire
department vehicle access shall be provided with NFPA13 fire suppression
systems.
Response: The building will be fully sprinklered with a type 13 system.
Comment Number: 7
09/29/2022: FIRE STANDPIPE SYSTEM:
- IFC Sections 905 and 913: Standpipe systems shall be provided in new
buildings and structures in accordance with Section 905 or the 2021
International Fire Code. Approved standpipe systems shall be installed
throughout buildings where the floor level of the highest story is located more
than 30 feet above the lowest level of fire department vehicle access. The
standpipe system shall be capable of supplying a minimum of 100 psi to the top
habitable floor. An approved fire pump may be required to achieve this
minimum pressure. Buildings equipped with standpipes are required to have a
hydrant within 100 feet of the Fire Department Connection.
Response: See architectural elevations for fire riser and pump room location. Hydrant is proposed on the
north side of the building.
Comment Number: 8
09/29/2022: - IFC 912.2: Fire Department Connections shall be installed in
accordance with NFPA standards. Fire department connections shall be
located on the street side of buildings, fully visible and recognizable from the
street or nearest point of fire department vehicle access. The location of the
FDC will be reviewed at construction and the sprinkler system permit.
An underground fire line permit is required by the Poudre Fire Authority. As per
Colorado state law (8 CRR 1507-11), individuals or companies installing
underground supply lines from public water supplies to fire sprinkler system
risers, standpipes, and other fire protection systems must be registered with the
State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE
SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit
applications should include a current business name and registration number.
As per DFPC records, currently registered individuals and companies can be
found here:
https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor
%20Registrations.pdf
Additional information regarding requirements of Colorado state law can be
found here:
https://dfpc.colorado.gov/fire-suppression-system-contractors
Response: Comment noted, thank you.
Comment Number: 9
09/29/2022: 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 6 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
- 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.
Response: Knox Box will be provided at all necessary locations.
Comment Number: 10
09/29/2022: WATER SUPPLY:
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A fire hydrant capable of providing Fire Flow according to IFC
B105.2 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: A hydrant has been added on the north side of the building.
Comment Number: 11
09/29/2022: 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: No valet collection service is proposed.
Comment Number: 12
09/29/2022: ROOFTOP AMENITIES & LANDSCAPING:
A plan for rooftop amenity areas shall detail floor and furnishing plan with
vegetation, fixed grills, fireplace fixtures, etc. (as is applicable).
- A plan for rooftop amenities shall include an egress plan from any assembly
occupancy in compliance with IFC 1006.3.
- Gas fire pits & grills fueled by natural gas may be allowed in association with
multi-family buildings with prior approval of the fire marshal. Wood burning or
smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be
located in a permanent/fixed location, such as a built-in kitchen or fireplace with
UL fixtures as appropriate; or as otherwise limited by manufacturer's installation
guidelines. Connections shall have hard pipe, not flex pipe and be equipped
with an emergency shut off. Fire pits and grills fueled by natural gas shall have a
10' separation to combustible construction and/or vegetation. This distance is
measured both horizontally and vertically from the fire source.
- Landscaping on roofs shall be shown to comply with IFC 317.
- Access to the interior courtyard is required. The maximum hose lay from the
interior standpipe within 200 feet of all portions of the courtyard shall be
provided.
Response: Understood. All rooftop amenities will be in compliance with IFC. A plan will be provided at FDP
for rooftop amenity areas.
Comment Number: 13
09/29/2022: FIRE COMMAND CENTER:
If the proposed building is classified as a high-rise, a fire command center will
be required according section 508 of the 2021 IFC.
Response: Understood.
Comment Number: 14
09/29/2022: EMERGENCY RESPONDER RADIO COMMUNICATION -
AMPLIFICATION SYSTEM TEST: 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 criteria established by Poudre Fire
Authority. The installation of required ERRC systems shall be reviewed and
approved 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: Understood. This will be preformed at final build out.
Comment Number: 15
09/29/2022: 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: See letter with alternative means and methods proposed. This will be provided prior to approval.
Comment Number: 16
09/29/2022: PLAN REVIEW SUBMITTAL:
When you submit for your building permit though the City of Fort Collins please
be advised Poudre Fire Authority is an additional and separate submittal. The
link for Poudre Fire Authority’s plan review application can be found at
https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permit
s/new-building-plan-review-application.
Response: Understood, thank you.
Comment Number: 17
09/29/2022: INFORMATION – CODES AND LOCAL AMENDMENTS:
Poudre Fire Authority has adopted the 2021 International Fire Code (IFC).
Development plans and building plan reviews shall be designed according to
the adopted version of the fire code as amended.
- Copies of our current local amendments can be found here:
https://www.poudre-fire.org/programs-services/community-safety-services-fire-p
revention/fire-code-adoption
- Free versions of the IFC can be found here: https://codes.iccsafe.org
Response: Understood, thank you.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 1
09/29/2022: 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: Comment noted.
Comment Number: 2
09/29/2022: If submitting a replat 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: No replat is proposed.
Comment Number: 3
09/29/2022: If aliquot corners are shown on the Subdivision Plat, current
acceptable Monument Records will be required.
Response: No replat is proposed.
Comment Number: 4
09/29/2022: Closure reports will be required for all Subdivision Plats &
Easements submitted for review.
Response: No Replat is proposed – one easement will be prepared at a later date.