HomeMy WebLinkAboutFISCHER PROPERTIES - FDP230010 - 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
November 16, 2022
Joel Weikert
Ripley Design Inc
419 Canyon Ave Suite 200
Fort Collins, CO 80521
RE: Fischer Properties, PDP220007, Round Number 3
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Fischer Properties. If you have questions about any
comments, you may contact the individual commenter or direct your questions through y our
Development Review Coordinator, Brandy Bethurem Harras via phone at 970 -416-2744 or
via email at bbethuremharras@fcgov.com.
RIPLEY DESIGN RESPONSE:
NORTHERN ENGINEERING RESPONSE:
VFLA RESPONSE:
DELICH ASSOCIATES RESPONSE:
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
Topic: General
Comment Number: 10
09/23/2022: FOR HEARING:
I am letting you know that your quasi judicial item could be heard remotely and
that there is the option to hold off until an in person hearing can be conducted.
Any person or applicant seeking a quasi judicial decision from City Council, a
City board or commission or an administrative hearing officer under the City
Code or the City's Land Use Code, shall be notified in writing or by email of the
intention to conduct a Quasi Judicial Hearing using Remote Technology. Such
person or applicant shall be entitled to request that the Quasi Judicial Hearing
be delayed until such time as the Hearing can be conducted in person.
Comment Number: 11
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11/08/2022: INFORMATION:
If the Project Development Plan is approved at hearing, please apply for Final
Development Plan within three years of the date of approval to avoid the
expiration of the PDP Approval.
Contact: Tenae Beane, 970-224-6119, tbeane@fcgov.com
Topic: General
Comment Number: 1
05/24/2022: INFORMATION - UPDATED:
I will be filling in for Tenae while she is on leave. Please utilize me, and have
your team utilize me as the main point of contact for your project. Reach out
with any questions or issues. Thanks, Brandy
bbethuremharras@fcgov.com
05/24/2022: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions , need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Please include me in all email
correspondence with other reviewers and keep me informed of any ph one
conversations. Thank you!
Comment Number: 2
11/07/2022: FOR FINAL PLAN - UPDATED:
05/24/2022: INFORMATION:
As part of your FDP submittal, you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format. Please use this
document to insert responses to each comment for your submittal, using a
different font color. When replying to the comment letter please be detailed in
your responses, as all comments should be thoroughly addressed. Provide
reference to specific project plans or explanations of why comments have not
been addressed, when applicable, avoiding responses like noted or
acknowledged.
RIPLEY DESIGN RESPONSE: Thank you for providing the word document. Responses to all comments are provided.
Comment Number: 3
11/07/2022: FOR FINAL PLAN:
05/24/2022: INFORMATION:
Please follow the Electronic Submittal Requirements and File Naming
Standards found at https://www.fcgov.com/developmentreview/files/electronic
submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888.
File names should begin with the file type, followed by the project information,
and round number.
Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf
File type acronyms maybe appropriate to avoid extremely long file names.
Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study.
*Please disregard any references to paper copies, flash drives, or CDs.
RIPLEY DESIGN RESPONSE: All plans follow electronic submittal requirements and naming conventions.
Comment Number: 4
11/07/2022: FOR FINAL PLAN:
05/24/2022: INFORMATION:
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All plans should be saved as optimized/flattened PDFs to reduce file size and
remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be
removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the
PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting
and remove this feature, type "EPDFSHX" in the command line and enter "0".
Read this article at Autodesk.com for more tips on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut
oCAD.html
RIPLEY DESIGN RESPONSE: All plans are saved as optimized/ flattened formats.
Comment Number: 5
11/07/2022: FOR FINAL PLAN - UPDATED:
05/24/2022: INFORMATION:
Submittals are accepted any day of the week, wit h Wednesday at noon being
the cut-off for routing the same week. When you are ready to resubmit your
plans, please notify me with as much advanced notice as possible.
RIPLEY DESIGN RESPONSE: Acknowledged and understood.
Comment Number: 8
09/21/2022: FOR HEARING - UPDATED:
With the updates made for round 2, the project, as proposed, would be subject
to a Type 1 Review. The decision maker for your project will be an
Administrative Hearing Officer at a public hearing. For the hearing, we will
formally notify surrounding property owners within 800 feet (excluding public
right-of-way and publicly owned open space). As your Development
Review Coordinator, I will assist with preparing the mailing and coordi nating the
hearing date with your team.
05/24/2022: FOR HEARING:
This proposed project is processing as a Type 2 Development Plan. The
decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For
the hearing, we will formally notify surrounding property owners within 800 feet
(excluding public right-of-way and publicly owned open space). Staff will need
to agree the project is ready for Hearing approximately 3 -5 weeks prior to the
hearing. I have attached the P&Z schedule, which has key dates leading up to
the hearing.
Comment Number: 9
05/24/2022: FOR HEARING:
All "For Hearing" comments need to be addressed and resolved prior to
moving forward with scheduling the Hearing. Staff will need to agree the project
is ready for Hearing approximately 4 to 8 weeks prior to the hearing.
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Department: Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
Topic: General
Comment Number: 24
11/09/2022: FOR FINAL: Down to details, can walk at the NW corner just to
straight north rather than deviating slightly?
Trees along the south boundary are shown right on the property li ne, and you
might want to consider whether spruces can really even fit in there.
RIPLEY DESIGN RESPONSE: The walk at the NW corner now runs straight. Evergreens that were spilling over the south
property line have been swapped to another species that is narrower.
Department: Historic Preservation
Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com
Topic: General
Comment Number: 2
05/18/2022: INFORMATION:
Compatibility with the 1301 S. Shields property is encouraged but for the
purposes of this project, if Planning considers LUC 3.5.1 compatibility
requirements met, Historic Preservation will consider design compatibility
requirements of 3.4.7 also met.
RIPLEY DESIGN RESPONSE: Acknowledged, thank you.
Department: Engineering Development Review
Contact: Tim Dinger, , tdinger@fcgov.com
Topic: General
Comment Number: 2
11/07/2022: FOR FINAL PLAN:
Please submit all necessary Right-of-Way dedication forms and fees with the
first Final Development Plan submittal.
09/07/2022: FOR FINAL PLAN:
The ROW vacation forms for Lakewood Drive must be submitted during final
design plan review. The ROW vacation must be approved prior to the issuance
of the Development Construction Permit (DCP). For more information on the
ROW vacation process, please visit the City of Fort Collins Engineering
Development Review webpage (https://www.fcgov.com/engineering/devrev).
05/24/2022: FOR HEARING:
For more information regarding the vacation of right -of-way (ROW) for the
existing 60’ ROW for Lakewood Drive, please visit the City of Fort Collins
Engineering Development Review webpage
(https://www.fcgov.com/engineering/devrev)
NORTHERN ENGINEERING RESPONSE: Forms submitted with FDP.
Comment Number: 5
09/19/2022: FOR CONSTRUCTION:
Coordinate the timing of the street patching with Construction Inspection
Manager, Ken Zetye (kzetye@fcgov.com). Colorado State University typically
prefers the street patching to be done in summer, when there is less CSU
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student traffic.
NORTHERN ENGINEERING RESPONSE: contractor to coordinate.
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: Traffic Impact Study
Comment Number: 6
11/07/2022: FOR HEARING RESOLVED:
Thanks for providing the update to the TIS. This comment will be resolved,
READY FOR HEARING.
09/21/2022: FOR HEARING: We would like to have your Traffic Engineer
provide a brief letter or memo we can attach to the Traffic Impact Study
describing the change to the number of units that has occurred between rounds
of review. The purpose of this letter/narrative is to document the reduction in the
number of units that will be built, and the overall reduction in trips that will occur.
DELICH ASSOCIATES RESPONSE: This memo was submitted prior to hearing and included in the hearing packet.
Department: Stormwater Engineering
Contact: Matt Simpson, (970) 416-2754, masimpson@fcgov.com
Topic: General
Comment Number: 7
05/24/2022: FOR FINAL PLAN:
Please provide evidence that the detention basin is in compliance with drain
times per Colorado Revised Statute 37-92-602(8). More information on this
statute is available at http://tinyurl.com/RevisedStatuteMemo, and a
spreadsheet to show compliance is available for download at
http://tinyurl.com/ComplianceSpreadsheet. Please contact Matt Simpson at
masimpson@fcgov.com with any questions about this requirement or for
assistance with the spreadsheet.
NORTHERN ENGINEERING RESPONSE: SDI data sheet has been provided for each detention pond.
Comment Number: 8
05/24/2022: INFORMATION:
Please think through and explain how the HOAs will work for this development
and which entities will be maintaining the single -family and multi-family detention
and water quality facilities.
NORTHERN ENGINEERING RESPONSE: The “single family” detention area and the tract that contained it has been mergeed
with the multifamily tract. The owner of the multifamily tract will be responsible for maintaining all of the proposed water quality and
detention facilities.
Comment Number: 12
11/08/2022: FOR FINAL PLAN - UPDATED:
I do not agree with your previous response to comments. The WSEL of
detention pond 3 is 5031.31, this elevation will create ponding on the adjacent
parking lot. As such, the drainage easement for the pond must be extende d to
include the pond extents across property lines. This easement needs to be a
meets-and-bounds easement and not a blanket easement.
In addition, signs will be required in the parking lot indicating stormwater
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ponding potential in heavy rainfall. These will need to be shown on both the
Planning Site Plan set and the Utility Plan set.
09/15/2022: FOR HEARING: (resolved for Hearing)
Show the detention pond 100yr WSEL on the grading plans. Confirm that
Detention Pond 3 does not back up into the parking lot.
NORTHERN ENGINEERING RESPONSE: The drainage easement has been extended to contain the WSEL of the 100-yr storm
event. Detention Pond volume was further optimized to lower the ponding elevation, however s ome ponding may still back up into
the parking areas. This ponding area is shown on the grading plans and signs have been proposed to caution users of the parki ng
area of the possible flood risk.
Comment Number: 13
11/08/2022: FOR FINAL PLAN UPDATED:
- For detention pond 2 and pond 3 - calculate and delineate the pond overflow
extents on the utility plans.
- On the plans: identify the overtop location(s) for ponds 2 and 3. Please define
the spill crest with a concrete paving section. This will prevent the overtop
location from being elevated or modified with future parking lot paving.
09/15/2022: FOR HEARING: (resolved for Hearing)
Show the pond and site overflow locations on the grading plans.
NORTHERN ENGINEERING RESPONSE: The overflow paths have been analyzed for ponds 2 and 3. both ponds will utilize the
same path north along the private entrance drive heading towards Westward Dr for their overflow path. HY8 analysis of the
spillway has been provided with the drainage report. Concrete paving is now proposed in the critical areas to maintain the spill
elevations.
Comment Number: 20
11/08/2022: FOR FINAL PLAN:
A detailed grading plan for the single family lots will be required
NORTHERN ENGINEERING RESPONSE: Provided with the final utility plans.
Comment Number: 21
11/08/2022: FOR FINAL PLAN:
Review the grading for the rain garden outlet, how will water from the rain
garden get into the detention pond from the rain garden without backing up into
parking lot and street?
NORTHERN ENGINEERING RESPONSE: An overflow structure has been designed for each rain garden section to convey
excess ponding to the detention basin. A small amount of ponding may occur as the rain gardens equalize with the detention
basin in the 100-yr storm event.
Comment Number: 22
11/08/2022: FOR FINAL PLAN:
See redline comments on utility plan and drainage report.
NORTHERN ENGINEERING RESPONSE: All red-lines have been addressed and comments have been added to the respective
PDF’s.
Comment Number: 23
11/08/2022: FOR FINAL PLAN:
On the north side of the site the private storm pipe may not be located in the
public utility easement.
NORTHERN ENGINEERING RESPONSE: The private storm pipe has been removed from the utility easement, as an alternative
means of conveying the drainage, a concrete pan has been added with chases under the sidewalks leading to the building.
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Comment Number: 24
11/08/2022: FOR FINAL PLAN:
Confirm the freeboard between the site overflow elevation and the existing
house at 1205 Westward Drive.
NORTHERN ENGINEERING RESPONSE: Freeboard has been confirmed in excess of 1’ from top of spill path head to the
adjoining property at 1205 Westward Drive. See drainage exhibit and drainage report for further analysis.
Comment Number: 25
11/09/2022: Stormwater is ready for Hearing.
Department: Water-Wastewater Engineering
Contact: Matt Simpson, (970) 416-2754, masimpson@fcgov.com
Topic: General
Comment Number: 1
11/08/2022: INFORMATION:
05/24/2022: INFORMATION:
There will be credits for the existing water and sewer services on this site. We
have started an estimate sheet. Please contact UtilityFees@fcgov.com for more information.
NORTHERN ENGINEERING RESPONSE: Note. Thank you.
Comment Number: 2
11/08/2022: INFORMATION:
05/24/2022: INFORMATION:
There will need to be significant water and sewer coordination with Water
Utilities. The infrastructure in this area is old and may not be able to support a
development of this nature, described as follows.
a)For information - The water mains in Lakewood Dr, Del Mar St, and
Westward Dr will be replaced in 2022 by City crews. The location of these
water mains will likely be moved from the current location (behind walk) to the street.
b)For Hearing - The north-south sewer main that bisects this site is old and in
need replacement due to excessive root intrusion. See comment 3 for continuation of this subject.
NORTHERN ENGINEERING RESPONSE: a. The relocated waterline in Westward Dr has been field located and the design of
services and hydrants has been revised to the new information. B. we are showing replacement of the northsouth sewer main and
installing a new sewer in an alignment in Westward Dr.
Comment Number: 9
11/08/2022: FOR FINAL PLAN:
05/24/2022: FOR FINAL PLAN:
The initial FDP submittal will need to include separate irrigation service(s) for
the site. Separate irrigation service is required due to recent changes to Fort
Collins Utilities Water Supply Requirements (WSR) and Plant Investment Fees (PIF).
Please ensure the project submittal includes:
- Preliminary Irrigation Plan (PIP) – plan requirements can be found at: www.fcgov.com/WCS.
Please contact Irrigation Development Review (irrigation@fcgov.com) with
questions regarding the required PIP.
- Water budget (annual usage) and peak flow (gallons per minute) for each
irrigation service. Note: this information should be included on the PIP.
- Landscape Plan including hydrozone table updated with 2022 values – 3, 8,
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14, and 18 gallons/square foot/year for very low, low, medium, and high zones, respectively.
- Water Need Form – form is available at: www.fcgov.com/WFF
Please contact Utility Fee and Rate Specialists (UtilityFees@fcgov.com or
970-416-4252) with questions regarding the Water Need Form.
- Irrigation service(s), including curb stop and meter location, shown on the
Utility and Site Plans. Irrigation service location(s) must match information on the PIP.
On Oct. 5, 2021 Council adopted changes to Fort Collins Utilities Water Supply
Requirements and Plant Investment Fees. In general developments that use
more water may pay more and developments that use less water may pay less.
These changes were implemented 1/1/2022; more information can be found at:
www.fcgov.com/wsr-update
RIPLEY DESIGN RESPONSE: Separate irrigation services will be included. A hydrozone table with 2022 values is included on
landscape plans. Irrigation service locations will be called out on plan.
Comment Number: 11
11/08/2022: FOR FINAL PLAN:
05/24/2022: FOR FINAL PLAN:
A water service and meter sizing memo, with calculations, must be provided
with the FDP round 1 submittal.
MEP: Memo provided with initial FDP submittal.
Comment Number: 16
11/08/2022: FOR FINAL PLAN:
Show water and sewer services for each single-family lot on the utility plans and
the landscape plan. Please be sure to provide 6-feet minimum separation to
trees from services.
RIPLEY DESIGN RESPONSE: Services are now shown on the single family lots.
NORTHERN ENGINEERING RESPONSE: Services are now shown for the single family lots.
Comment Number: 17
11/08/2022: Water/Wastewater is ready for Hearing.
Department: Light And Power
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
Topic: General
Comment Number: 2
05/24/2022: INFORMATION:
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 c ommunication lines.
NORTHERN ENGINEERING RESPONSE: clearance has been given to all electric facilities except in locations of
crossings with the landscape drain system which is an allowed exception.
Comment Number: 5
05/24/2022: INFORMATION:
Any existing and/or proposed Light and Power electric facilities that are within
the limits of the project must be located within a utility easement or public right -ofway-.
NORTHERN ENGINEERING RESPONSE: A blanket utility easement has been provided for the multifamily tract with a building
exclusion easement.
Comment Number: 7
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05/24/2022: FOR HEARING:
Transformer locations will need to be coordinated with Light & Power.
Transformers must be placed within 10 ft of a drivable surface for installation
and maintenance purposes. The transformer must also have a front clearance of
10 ft and side/rear clearance of 3 ft minimum. When located close to a building,
please provide required separation from building openings as defined in
Figures ESS4 - ESS7 within the Electric Service Standards. Please show all
proposed transformer locations on the Utility Plans.
NORTHERN ENGINEERING RESPONSE: In addition to the 2 transformers shown on the last preliminary round 1 additional
transformer location has been added in a parking island to provide service for the required EV charging stations.
Comment Number: 8
05/24/2022: PRIOR TO FINAL PLAN:
Streetlights will be placed along public streets. 40 ft separation on both sides of
the light is required between canopy trees and streetlights. 15 ft separation on
both sides of the light is required between ornamental trees and streetlights.
Please coordinate the light placement with Light & Power. Please reach out to
me before the first round of the Final Development Plan so I can provide a
streetlight layout. The City of Fort Collins street lighting requirements can be found at:
http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf
RIPLEY DESIGN RESPONSE: Separations from streetlights have been provided on initial FDP submittal.
Comment Number: 9
05/24/2022: FOR FINAL PLAN:
Multi family buildings and duplexes are treated as customer owned services;
therefore a C-1 form and one line diagram must be filled out and submitted to
Light & Power Engineering for each building. All secondary electric service
work is the responsibility of the developer and their electrical consultant or
contractor. A C-1 form can be found here:
https://www.fcgov.com/utilities/business/builders -and-developers/development-forms-guidelines-regulations
MEP: Comment Acknowledged. A C1 form will be completed at the second round of FDP.
Comment Number: 10
05/24/2022: INFORMATION:
This project will need to comply with our electric metering standards. Electric
meter locations will need to be coordinated with Light and Power Engineering.
Residential units will need to be individually metered. Please gang the electric
meters on one side of the building, opposite of the gas meters. Reference
Section 8 of our Electric Service Standards for electric metering standards. A
link has been provided here: https://www.fcgov.com/utilities/img/site_
specific/uploads/ElectricServiceStandards_FINAL_18November2016_Amendment.pdf
NORTHERN ENGINEERING RESPONSE: Noted. Two separate banks of electric meters are shown on the south side of the
multi-family building.
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 5
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05/20/2022: FOR FINAL PLAN:
FIRE LANE SIGNS - The limits of the fire lane shall be fully defined. Fire lane
sign locations should be indicated on future plan sets. Refer to LCUASS detail
#1418 & #1419 for sign type, placement, and spacing. Appropriate directional
arrows required on all signs. Posting of additional fire lane signage may be
determined at time of fire inspection. Code language provided below.
- IFC D103.6: Where required by the fire code official, fire apparatus access
roads shall be marked with permanent NO PARKING - FIRE LANE signs
complying with Figure D103.6. Signs shall have a minimum dimension of 12
inches wide by 18 inches high and have red letters on a white reflective
background. Signs shall be posted on one or both sides of the fire apparatus
road as required by Section D103.6.1 or D103.6.2.
NORTHERN ENGINEERING RESPONSE: Fire land signs are now shown on the civil site plan.
Comment Number: 6
05/20/2022: FOR FINAL PLAN:
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 visib le from the
street or road fronting the property. Address identification characters shall
contrast with their background. Address numbers shall be arabic numbers or
alphabetical letters. Numbers shall not be spelled out. The address numerals for
any commercial or industrial buildings shall be placed at a height to be clearly
visible from the street. They shall be a minimum of 8 inches in height unless
distance from the street or other factors dictate larger numbers. Refer to Table
505.1.3 of the 2018 IFC as amended. The address numbers for one- and
two-family dwellings shall be a minimum of 4” in height with a minimum ½”
stroke and shall be posted on a contrasting background. If bronze or brass
numerals are used, they shall only be posted on a black background for
visibility. Monument signs may be used in lieu of address numerals on the
building as approved by the fire code official. Buildings, either individually or
part of a multi- building complex, that have emergency access lanes on sides
other than on the addressed street side, shall have the address numbers and
street name on each side that fronts the fire lane.
NORTHERN ENGINEERING RESPONSE: We don’t see the need to address the apartment building from the private drive sinc e
the building can be easily addressed from either Westward or Prospect. Contractor to be advised of this comment and will prov ide
adequate premise identification.
Comment Number: 7
11/09/2022: FOR FINAL PLAN:
ALTERNATIVE METHOD OF COMPLIANCE AERIAL ACCESS
Please provide a letter indicating the alternative method used to comply for
aerial access on the East Wing.
Where a project conflicts with fire code compliance, the intent of the fire code
may be met via alternative materials, modifications, or methods, where
approved by the fire code official. As per Sections 104.8, 104.9 and 104.10 of
the 2021 International Fire Code (IFC), the fire code official has the authority to
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review alternatives proposed in accordance with these sections and consider
them for approval.
An alternative methods request letter and any supporting
documentation must be submitted to the Fire Marshal for review and approval,
prior to final development plan approval. The letter and supporting
documentation must include language that supports the requirements of the
previously mentioned sections. If alternatives are approved by the Fire Marshal,
this approval must become a part of the permanent record of the final
development plan and must be included in the code analysis of any design
construction documents.
VFLA RESPONSE: A letter has been provided to address the alternative method of compliance for aerial access. VFLA has
received a response from PFA on if the proposed solution is acceptable.
Department: Forestry
Contact: Christine Holtz, , choltz@fcgov.com
Topic: General
Comment Number: 3
11/07/2022: FOR FINAL PLAN - UPDATED:
Final utility/tree separation requirements will be reviewed at FDP
FOR FINAL Updated
Though stated previously that final separation requirements will be reviewed at
final, please see forestry redlines to start considering shifting planting locations.
Particularly on L2 there are multiple trees proposed approximately 4 ft from
storm utilities. Please shift these trees to decrease the likelihood that they will
not have to be removed or damaged in the future due to utility maintenance.
05/25/2022: FOR FINAL PLAN:
Ultimate separation requirements will be reviewed at final plan.
Trees proposed at the northeastern end of the development are not meeting the
tree-water utility separation requirements. See Forestry redlines
Street Light/Tree Separation:
Canopy shade tree: 40 feet
Ornamental tree: 15 feet
Stop Sign/Tree Separation:
Based on feedback from Traffic Operations, it is preferred that trees be planted
at least 50 feet from the nearest stop sign in order to minimize conflicts with
regulatory traffic signs.
Driveway/Tree Separation:
At least 8 feet from edges of drive ways and alleys.
Utility/Tree Separation:
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and water or sewer service lines
4’ between trees and gas lines
10’ between trees and electric vaults
RIPLEY DESIGN RESPONSE: Utility/ plant separations are attempted to be met at initial round of FDP. Will revise as needed at
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2nd round of FDP.
Comment Number: 9
11/08/2022: FOR FINAL PLAN:
Thank you for your diverse plant list. Although all the species listed are under the
15% diversity stipulation, the total number of lindens, all varieties included, is
approximately 19.8%. Please reduce the total number of lindens to 15% or
below. Options for additional species include: shumard oak, state street maple,
fall fiesta maple, chinkapin oak, or American yellowwood.
RIPLEY DESIGN RESPONSE: The total number of Lindens has been reduced to lower the percentage below 15%.
Comment Number: 10
11/09/2022: FOR FINAL
Please consider adding small to medium -sized trees back to the rain garden.
Thank you for removing the oaks, but it is still a good opportunity to add some
shade to that area. Per Storm Water requirements please ensure they are 10 ft
from the under drain. Additionally, please consider adding shade trees to the
parking lot islands with no trees proposed.
RIPLEY DESIGN RESPONSE: Trees have been removed from rain garden to meet compliance with underdrains. Shade trees
are added to landscape islands where utility conflicts are avoided.
Department: Environmental Planning
Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com
Topic: General
Comment Number: 4
11/08/2022: FOR FINAL PLAN:
No comments for Hearing. However, there will be required adjustments to seed
mixes and landscaping species at FDP stage.
RIPLEY DESIGN RESPONSE: Acknowledged, we anticipate comment on seed mixes at first round of review.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1
05/05/2022: FOR FINAL PLAN:
Preliminary irrigation plans (PIP) are required for review at Final Development
Plan (FDP), prior to issuance of building permit. The requirements for the PIP
must comply with the provisions outlined in Section 3.2.1(J) of the Land Use
Code. Direct questions concerning irrigation requirements to
irrigationdr@fcgov.com or Eric Olson eolson@fcgov.com
RIPLEY DESIGN RESPONSE: Understood, Irrigation plans provided with initial FDP submittal.
Department: Building Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
05/23/2022: BUILDING PERMIT:
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A permit is required for this project and construction shall comply with adopted
codes as amended. Current adopted codes are:
· 2021 International Residential Code (IRC) with local amendments
· Colorado Plumbing Code (currently 2018 IPC) with local ame ndments
· 2020 National Electrical Code (NEC) as amended by the State of Colorado
· Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
· Please read the residential permit application submittal checklist for compl ete requirements.
· Snow Live Load: Ground Snow Load 35 PSF.
· Frost Depth: 30 inches.
· Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
· Seismic Design: Category B.
· Climate Zone: Zone 5
· Energy Code: 2021 IECC residential chapter
INFORMATIONAL ITEMS:
· 5ft setback required from property line or provide fire rated walls & openings
for nonfire- sprinkled houses per chap 3 of the IRC. 3ft setback is required for fire sprinkled houses.
· Fire separation of 10ft between dwellings is required.
· Bedroom egress windows (emergency escape openings) required in all bedrooms.
· For buildings using electric heat, heat pump equipment is required.
· A passing building air tightness (blower door) test is required for certificate of occupancy.
VFLA RESPONSE: Comment Acknowledged.
Comment Number: 2
05/23/2022: BUILDING PERMIT:
Construction shall comply with adopted codes as amended. Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local amendments
Colorado Plumbing Code (currently on the 2018 IPC)
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
Important: Fort Collins will be adopting the new 2021 Buildi ng Codes in April of 2022.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Live Load: Ground Snow Load 35 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
• Multi-family and Condominiums 3 stories max: 2021 IECC residentia l chapter.
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• Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
· Electric vehicle charging parking spaces are required, see local amendment.
· This building is located within 250ft of a 4 lane road or 1000 ft of an active
railway, must provide exterior composite sound transmission of 39 STC min.
· R-2 occupancies must provide 10ft setback from property line and 20 feet
between other buildings or provide fire rated walls and openings per chapte r 6
and 7 of the IBC.
· All multi-famliy buildings must be fire sprinkled. City of Fort Collins
amendments to the 2021 International Fire Code limit what areas can avoid fire
sprinklers with a NFPA 13R, see local IFC 903 amendment.
· Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
· If using electric systems to heat or cool the building, ground source heat pump
or cold climate heat pump technology is required.
· A City licensed commercial general contractor is required to construct any new multi -family structure.
Stock Plans:
When the exact same residential building will be built more then once with
limited variations, a stock plan design or master plan can be submitted for a
single review and then built multiple times with site specific permits. More
information can be found in our Stock Plan Guide at
fcgov.com/building/res-requirements.php.
Building Permit Pre-Submittal Meeting:
Please schedule a pre-submittal meeting with Building Services for this project.
Pre-Submittal meetings assist the designer/builder by assuring, early on in the
design, that the new projects are on track to complying with all of the adopted
City codes and Standards listed above. The proposed project should be in the
mid-design stage for this meeting to be effective. Applicants of new projects
should email their Development Review Coordinator to schedule a
pre-submittal meeting.
VFLA RESPONSE: Comment acknowledged.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 3
11/08/2022: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Topic: Plat
NORTHERN ENGINEERING RESPONSE: Noted, thank you.
Comment Number: 1
11/08/2022: FOR FINAL APPROVAL:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
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made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
Comment Number: 4
11/08/2022: FOR FINAL APPROVAL:
The response is acknowledge.
09/20/2022: FOR FINAL APPROVAL:
PLEASE NOTE. This will need to be submitted for the 1st round of FDP, or the
project will be marked "Incomplete".
Please provide a closure report for the outer boundary of this Subdivision Plat.
NORTHERN ENGINEERING RESPONSE: Acknowledged.
Department: Outside Agencies
Contact: Megan Harrity, Larimer County Assessor, mharrity@larimer.org, ,
Topic: General
Comment Number: 2
11/08/2022: FOR FINAL PLAN - UNRESOLVED:
The first page of the prelim plat is missing a parcel description for parcel no.
9715400005.
There are seven parcels involved. The plat has described six of those seven
parcels.
Please include the legal description for 9715400005.
Also, at this point, there are three different ownerships needed for signatures.
05/10/2022: I have a comment on this preliminary plat.
There are a total of seven parcels involved.
The statement of ownership and subdivision has a description for only six of the
seven parcels included.
The statement is missing the description for parcel no.
9715400005 R0084921.
This parcel has no property location address but it is included withi n the parcels involved in the plat.
Please see attached so that the legal description can be included.