HomeMy WebLinkAboutHEARTSIDE HILL RESIDENTIAL DEVELOPMENT - FDP230007 - SUBMITTAL DOCUMENTS - ROUND 2 - 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
March 17, 2023
Cathy Mathis
TB Group
444 Mountain Avenue
Berthoud, CO 80513
RE: Heartside Hill Residential Development, FDP230007, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Heartside Hill Residential Development. If you have
questions about any comments, you may contact the individual commenter or direct your
questions through your Development Review Coordinator, Todd Sullivan via phone at
970-221-6695 or via email at tsullivan@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com
Topic: General
Comment Number: 1
03/14/2023: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Please include me in all email
correspondence with other reviewers and keep me informed of any phone
conversations. Thank you!
Comment Number: 2
03/14/2023: SUBMITTAL:
As part of your resubmittal, you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format. Please use this
document to insert responses to each comment for your 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
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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].
Comment Number: 3
03/14/2023: 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.
Comment Number: 4
03/14/2023: 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-Aut
oCAD.html
Comment Number: 5
03/14/2023: SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing to resubmit your
plans, please notify me with an expected submittal date with as much advanced
notice as possible.
Comment Number: 6
03/14/2023: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
Comment Number: 7
03/14/2023: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
Comment Number: 8
03/14/2023: FOR FINAL APPROVAL:
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All "For Final Approval / For Approval" comments need to be addressed and
resolved prior to moving forward with the final documents and recording of this
project. I will provide a recording checklist and process information when we
are closer to this step.
Comment Number: 9
03/14/2023: INFORMATION:
LUC 2.211 Lapse, Term of Vested Right: Within a maximum of three (3) years
following the approval of a final plan or other site-specific development plan, the
applicant must undertake, install and complete all engineering improvements
(water, sewer, streets, curb, gutter, streetlights, fire hydrants and storm
drainage) in accordance with city codes, rules and regulations. The period of
time shall constitute the "term of the vested property right." Failure to undertake
and complete such engineering improvements within the term of the vested
property right shall cause a forfeiture of the vested property right and shall
require resubmission of all materials and reapproval of the same to be
processed as required by this Code. All dedications as contained on the final
plat shall remain valid unless vacated in accordance with law.
Department: Planning Services
Contact: Shawna Van Zee, 970-224-6086, svanzee@fcgov.com
Topic: General
Comment Number: 1
03/13/2023: FOR FINAL APPROVAL
Please update the narrative to reflect that the buildings are now three stories.
RESPONSE: Narrative has been updated and now includes current information for the buildings.
Comment Number: 2
03/13/2023: FOR FINAL APPROVAL
Was there a specific reason for removing the sidewalk along the north entrance
to the project?
RESPONSE: As discussed in staff review, the walk doesn’t seem to go anywhere and additional landscape
along the sides of the Habitat Home is desirable.
Department: Historic Preservation
Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com
Topic: General
Comment Number: 1
03/13/2023: NO HISTORIC REVIEW REQUIRED: This proposal does not
require historic review because there are no designated historic resources on
the site and the nature of the project does not impact any historic resources that
may lie on the development site or within 200 feet of the site.
RESPONSE: Thank you.
Department: Engineering Development Review
Contact: Dave Betley, 970-221-6573, dbetley@fcgov.com
Topic: General
Comment Number: 1
03/07/2023: For Submittal: The plans will need a signature block from PVRA.
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Comment Number: 2
03/07/2023: For Submittal: Curves C103 and C104 on the horizontal control
plan are not listed on the curve table on sheet C1.01.
RESPONSE: Curve labels added
Comment Number: 3
03/07/2023: For Information: It is acknowledged that Brittany Drive is already
constructed. The development will dedicate additional right of way as required
per the Land Use Code. The applicant will need to work with Forestry and other
Departments to address any improvements needed and will need to be
reflected on the plans.
RESPONSE: Access easements are dedicated in lieu of additional right of way and labeled accordingly
Comment Number: 4
03/13/2023: For Approval: It appears that the proposed sidewalk is being built
outside of the right of way. An additional public access easement will need to
be dedicated if the side walk is not contained within the proposed right of way.
It appears that the proposed right of way is not portrayed on the Utility plans.
RESPONSE: Access easements are dedicated in lieu of additional right of way and labeled accordingly
Comment Number: 5
03/13/2023: For Approval: The additional right of way portraying the additional
space needed for the future traffic light is not shown on the Utility plans. The
proposed right of way should be reflected on the Utility plans.
RESPONSE: Preliminary Lemay plans included
Comment Number: 6
03/13/2023: For Approval: The applicant has not provided any of the future
improvements showing any impact the site such as the right hand turn lane on
Lemay and the the median improvements on Trilby. The applicant is only
required to build what is needed and addressed in the project submittal
documents. The applicant will need to provide the plan and profiles of the
roadway and the design to show that the future improvements will work with the
proposed site improvements. Will the proposed right of way, drainage, and
utility relocation all work without impacting the proposed building locations and
existing utilities? LUCASS standards require that the ultimate cross section
needs to be supplied with the plan set. Further comments will be forth coming
because this information was not included in the plan set.
RESPONSE: Preliminary Lemay plans included
Comment Number: 7
03/13/2023: For Approval: The dedicated radius at Brittany and Lemay needs
to be 25 feet based on Table 8-2 of the Larimer County Urban Area Street
Standards. Brittany is a collector with Lemay is a four lane arterial. Please
review the curve radius dedication at Brittany and Trilby for the same reason.
RESPONSE: The additional right-of-way dedication includes the 25’ right-of-way radius
Comment Number: 8
03/13/2023: For approval: The dedicated radius at Trilby and Lemay needs to
be 25 feet based on Table 8-2 of the Larimer County Urban Area Street
Standards. LeMay and Trilby are four lane arterials.
RESPONSE: The additional right-of-way dedication includes the 25’ right-of-way radius
Comment Number: 9
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03/13/2023: For Approval: The access easement on Trilby should reflect the
geometry of the entrance. Please review and adjust accordingly.
RESPONSE: Updated
Comment Number: 10
03/13/2023: For Approval: The overhead power line should be placed
underground for the entire length of the property. This would be the
responsibility of the property owner.
RESPONSE: The burial of the PVREA overhead electric line will be completed prior to the commencement
of this project.
Comment Number: 11
03/13/2023: For Approval: Please provide a minimum depth of the utility
relocation under the driveway onto Trilby. Any utility relocation along this
corridor will need to be placed deep enough to not interfere with future paving
needs. This can be represented on the Ultimate conditions roadway profile that
will need to be submitted on the next submittal process.
RESPONSE: Acknowledged.
Comment Number: 12
03/14/2023: For Approval: The Development will need to enter into a
Development Agreement for the property.
RESPONSE: Acknowledged.
Comment Number: 13
03/14/2023: For Approval: There is a sidewalk missing on the west side of the
north entrance of the site onto Brittany. It appears that the line work was not
turned on as it was included in past discussion. Please elaborate.
RESPONSE: This walk was removed as it went to nowhere.
Comment Number: 14
03/14/2023: For Approval: Please add spot elevations at the top and bottom,
and slopes of all the handicapped ramps being constructed within the public
right of way.
RESPONSE: Spot elevations added
Comment Number: 15
03/14/2023: For Approval: The geotechnical report references ground water at
a depth within five feet of the surface located near the intersections of Lemay
and Trilby. Will this cause an issue of groundwater infiltration into utility trenches
or impacting the right of way. In reading the report, the ground water raised
from 15 to five feet. Grading may complicate this issue. Please provide a note
on the development plans that this issue will need to be monitored during
construction and any impact will need to be mitigated.
RESPONSE: Acknowledged.
Comment Number: 16
03/14/2023: For Approval: Please review the location of the landscaping within
site visibility zones.
RESPONSE: Sight triangles have been added to the landscape plan.
Comment Number: 17
03/14/2023: For Information: There are some concerns from forestry as to
mitigation trees being placed in locations that may cause for removal in the
ultimate roadway design. These concerns can be addressed with the submittal
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of the ultimate design required above.
RESPONSE: Street trees along Lemay have been relocated to the west of the sidewalk.
Comment Number: 18
03/14/2023: For Information: The site will need to pull the proper permits for
working within the public right of way. City staff will coordinate
RESPONSE: Acknowledged.
Comment Number: 19
03/14/2023: For Approval: Is there notes referencing the patching
requirements for the Larimer County Urban Area Street Standards? Staff could
not locate. If present please disregard comment.
RESPONSE: LCUASS are referenced throughout and the limits of removal are in reference to LCUASS
requirements
Comment Number: 20
03/14/2023: For Approval: Please provide a separate striping plan to address
improvements on Brittany Street.
RESPONSE: Included
Comment Number: 21
03/14/2023: For Approval: The details supplied for the curb ramps show a split
ramp? There is not a proposed crossing at the southern entrance and the
northern entrance appears to use diagonal ramps. It appears that the proper
details may not be applicable. Please review and address.
RESPONSE: The curb ramps on Brittany are drawn to match the orientation directly across the street.
Supporting detail included.
Comment Number: 22
03/14/2023: For Information: There are a few removable signs within the right
of way. It is not apparent if these signs are proposed to remain. Signs are not
generally allowed within the public right of way. Please check with the
Engineering Inspections division for specific requirements.
RESPONSE: Acknowledged.
Comment Number: 23
03/15/2023: For Approval: Based on the conversation during review, the storm
drain line located south of the intersection of Brittany Lemay will need further
review to make sure there is space for all of the dry and wet utilities at this
location.
RESPONSE: Discussed extensively with L&P and Engr. The future Lemay improvements were updated
and provides additional space for future utilities.
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 1
03/19/2023: FOR FINAL APPROVAL: Street name signs should be called out
on the Paving Plan in conjunction with the proposed stop signs. Any Private
Streets will need to have the Privately Maintained Street Name signs installed
that differ from the MUTCD/LCUASS standard. Please call these out
separately to clearly identify this as a private street. A pdf of the design will be
provided in the redlines.
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Stop signs should also be placed in advance of the sidewalk/ramps on the
approach to an intersection. You are showing them placed on the corner radius.
RESPONSE: Signs added, reference Horizontal Control Plan & Britany Striping Plan
Comment Number: 2
03/19/2023: FOR FINAL APPROVAL: Trees should not be placed within 50
feet on the approach to a stop signs, in order to maintain visibility to the traffic
control device.
RESPONSE: Trees within 50-ft of stop signs have been removed.
Comment Number: 3
03/19/2023: FOR FINAL APPROVAL: A stop sign should be considered for
the westbound movement on Cajetan at the internal north/south street to this
development in order to appropriately assign right of way.
RESPONSE: Not applicable
Comment Number: 4
03/19/2023: FOR FINAL APPROVAL: Additional Fire Lane signs will be
needed on the south side of Pascal, west of Jerome to clearly indicate that
there is no on-street parking except in the dedicated cut-out areas. May need
to consider additional signs along the east side of the north/south internal street
as well.
RESPONSE: Not applicable
Comment Number: 5
03/19/2023: FOR FINAL APPROVAL: Type III barricades will need to be
shown on the plans where the sidewalks on the west end on Pascal. The 5 foot
sidewalk on the west side of the internal north/south street also looks like it
drops off into the rain garden next to Track A, this should have a barricade as
well. If possible, is there a way to connect this sidewalk to the 15 foot
access/sidewalk to the north? This would allow for easier access to the parking
from Building 6.
RESPONSE: Not applicable
Comment Number: 6
03/19/2023: FOR FINAL APPROVAL: Any ADA parking spots will need to
include the appropriate signs in conjunction with the markings. Parking stall
lines should also be identified and clearly indicated on the plans as White 4 inch
wide markings.
RESPONSE: HC Parking Signs are included
Department: Erosion Control
Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com
Comment Number: 7
03/14/2023: FOR FINAL APPROVAL:
Please provide phased calculations for the Erosion Control Security estimate.
All areas that will be initially graded with Phase 1 construction and be later
constructed need to be seeded and mulched in the interim period.
RESPONSE: erosion control phasing is shown on the phasing detail and the escrow is updated
accordingly.
Topic: Fees
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Comment Number: 8
03/14/2023: INFORMATION:
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 building
permits, 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 17 building permits, 8.43 acres of disturbance, 4 years from
demo through build out of construction and an additional 3 years till full
vegetative stabilization due to seeding which results in an Erosion Control
Inspection Fee estimate of $3,747.02 .
The Stormwater Quality Inspection Fee is based on the number of LID/WQ
Features that are designed for on this project. Based on the plans we identified
2 rain gardens/bioretention and 1 extended detention basin which results in an
estimate of the Stormwater LID/WQ Inspection fee of $ 880.00. Please note
that as the plans and any subsequent review modifications of the
above-mentioned values change the fees may need to be adjusted. I have
provided a copy of the spreadsheet used to arrive at these estimates for your
review. These fees will need to be paid prior to the issuance of a building
permit on this site.
RESPONSE: Acknowledged
Department: Stormwater Engineering
Topic: General
Comment Number: 1
03/14/2023: FOR FINAL APPROVAL:
Phasing plans for construction showing what infrastructure, grading and Erosion
Control measures will be constructed with each phase needs to be provided for
the Utilities, grading and Erosion Control plans.
RESPONSE: Phasing detail is included. The only phase that will not be constructed continuously is Phase
4
Comment Number: 2
03/14/2023: FOR FINAL APPROVAL:
Please provide a grading plan and calculations for the detention pond for future
conditions that would include construction of the right turn lane on Lemay. No
retaining walls on pond would be preferred.
RESPONSE: Please reference the Lemay plans. The future Lemay improvements do not affect the
detention pond
Comment Number: 3
03/14/2023: FOR FINAL APPROVAL:
It is preferred to have a separate drainage easement for drainage facilities
rather than a blanket drainage easement covering all the areas that are outside
of building envelopes.
RESPONSE: A drainage easement is proposed around Pond D and the east rain garden.
Comment Number: 4
03/14/2023: FOR FINAL APPROVAL:
Please use a naturalized pond bottom with the appropriate landscaping for the
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extended detention pond in accordance with the City's Detention Pond
landscape standards. A trickle channel at the bottom of that pond is a very
sterile and unattractive design option.
RESPONSE: Soft pan is now proposed to provide the appearance of naturalized pond bottom
Comment Number: 5
03/14/2023: FOR FINAL APPROVAL:
Please provide a construction level detail for the proposed Turf Reinforcement
Mats (TRMs) shown on the plans.
RESPONSE: Detail is included
Comment Number: 6
03/14/2023: FOR FINAL APPROVAL:
Please address all the relined comments provided on the redlined plans and
reports.
RESPONSE: Please see plan & reports for comment responses.
Comment Number: 9
03/14/2023: INFORMATION:
Based upon the area of disturbance a State permit for stormwater dewatering
will be required and should be obtained prior to initiation of construction
activities on the site.
RESPONSE: Acknowledged.
Department: Light And Power
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
Comment Number: 1
03/12/2023: For Approval: All proposed existing and proposed Light & Power
facilities that will remain within the limits of the project must be located within a
Utility easement. The proposed transformer locations and the future primary
routing to feed the transformers does not appear to be in a proposed utility
easement. The proposed 35 foot utility easement doesn't look to be large
enough for all the utilities. Please work directly with me to determine the primary
electric routing and transformer locations and incorporate them in an easement.
RESPONSE: electric layout shown as coordinated and easements dedicated accordingly.
Please see redline for reference.
Comment Number: 2
03/12/2023: For Approval: The few transformers shown on the plan set may
have to be modified or relocated depending on load requirements. Will these
units need single-phase or three-phase power? Will gas be installed to the units
or will they be all electric? Once we have the loading information please work
directly with me to coordinate the best transformer locations and the primary
routing through the site.
RESPONSE: Transformers shown as coordinated.
Comment Number: 3
03/12/2023: For Approval: A Customer Information Form (C-1 form) and a
One-line diagram will need to be submitted to Light & Power Engineering for all
proposed multi-family buildings and any proposed commercial meters. A link to
the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
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RESPONSE: I believe C-1 forms have been provided.
Comment Number: 4
03/12/2023: For Approval: Will any power requirements be needed for a future
community building on Lot 1 that will need to be installed with this project? Light
& Power will have to bring power from across Brittany St. to feed this
development. If any power is anticipated for a future building or community
center it would be best to bring that in now to have it available in the future.
Please coordinate with me.
RESPONSE: to be determined
Comment Number: 5
03/12/2023: For Approval: Will gas be installed for the single-family lots along
Brittany? With the existing street trees in the tree lawn, it may be necessary for
Light & Power to install the electric in the utility easement. This is normally
where gas routing would be. Please work with me to determine the best route
for electric. Depending on the answer, one alternative would be to install the
electric in the rear of the single-family homes taking access of the private drive.
If this location is determined to work the best, the proposed utility easement will
need to be modified to allow for electric installation.
RESPONSE: Electric layout shown as coordinated
Comment Number: 6
03/13/2023: For Approval: Light & Power will need to bring power from the
opposite side of Brittany into the site to feed the single-family lots. Please work
directly with me on a location to bring power across the street maintaining all
separation requirements. This could mean your asphalt cutting and repair could
be significantly larger. Please see redline for reference.
RESPONSE: Electric layout shown as coordinated
Comment Number: 7
03/13/2023: For Approval: Two streetlights will need to be installed along Trilby
and two along Lemay Ave. Please see redline for proposed location of these
lights and show on the plan set. Thank you.
RESPONSE: Trilby street lights are shown. It is assumed that the Lemay street lights will be installed with
the future Lemay improvements.
Comment Number: 8
03/13/2023: For Approval: The 30 foot utility easement adjacent to Lot 7 does
not appear to allow for any other utilities due to separation requirements. This
makes the 15 foot D&UE behind the ROW useless for other utilities. Light &
Power will need to trench along Lemay to install 2 streetlights. If the ROW is full
of utilities it may be necessary to use this space.
RESPONSE: Discussed extensively with L&P and Engr. The future Lemay improvements were updated
and provides additional space for future utilities. It is assumed that street lights will installed with the future
improvements of Lemay
Comment Number: 9
03/13/2023: Information Only: Transformer locations will need to be
coordinated with Light & Power. Transformers must be placed within 10 feet of
a drivable surface for installation and maintenance purposes. The transformer
must also have a front clearance of 10 feet and side/rear clearance of 4 feet
minimum. When located close to a building, please provide required separation
from building openings as defined in Figures ESS4 - ESS7 within the Electric
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Service Standards. Please show all proposed transformer locations on the
Utility Plans.
RESPONSE: transformers are shown and located within parking medians to provide the required
separations.
Comment Number: 10
03/13/2023: Information Only: This project will need to comply with our electric
metering standards. Electric meter locations will need to be coordinated with
Light and Power Engineering. 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: Acknowledged.
Comment Number: 11
03/13/2023: Information Only: Light & Power will require AutoCAD files of the
Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process
approval.
RESPONSE: Acknowledged.
Department: Environmental Planning
Contact: Kristie Raymond, kraymond@fcgov.com
Topic: General
Comment Number: 1
03/10/2023: PRIOR TO DCP ISSUANCE:
Burrowing owls are known to use inactive prairie dog colonies, therefore prior to
issuance of the Development Construction Permit (DCP), burrowing owl
surveys will need to be conducted by a qualified wildlife biologist according to
Colorado Parks and Wildlife Division recommended protocols. The survey
must be completed by a qualified wildlife biologist, and a brief report is required
detailing the methods, date, time, results, etc.
The City reserves the right to withhold the issuance of building permits and
certificates of occupancy for this Development until the City has deemed the
burrowing owl surveys have been completed by a qualified wildlife biologist and
as being acceptable to proceed with construction.
RESPONSE: CARE Housing will initiate a survey
Comment Number: 2
03/10/2023: INFORMATION ONLY:
City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the
extent reasonably feasible, all plans be designed to incorporate water
conservation materials and techniques. This includes use of low-water-use
plants and grasses in landscaping or re-landscaping and reducing bluegrass
lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators,
butterflies, songbirds) landscaping and maintenance are also encouraged.
Please refer to the Fort Collins Vegetation Database at
https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native
Plants document for guidance on native plants:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf.
RESPONSE: Acknowledged. Thank you.
Comment Number: 3
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03/10/2023: INFORMATION ONLY:
The City of Fort Collins has many sustainability programs and goals that may
benefit this project. Of particular interest may be:
1) Zero Waste Plan and the Waste Reduction and Recycling Assistance
Program (WRAP) provides communication materials and on-site assessments
to support recycling program. Also provides rebates for new compost
programs: http://fcgov.com/recycling/wrap.php
2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility
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
Comment Number: 4
03/10/2023: FOR FINAL APPROVAL:
Please add the following statement in the Detention Pond Native Mix on the first
page of the landscape plan:
"1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER
THROUGH EARLY MAY."
RESPONSE: Note added to Detention Pond Native Seed Mix Notes (Sheet LS00).
Comment Number: 5
03/10/2023: FOR FINAL APPROVAL:
A specific seed mix should be tailored to the site’s edaphic conditions,
anticipated moisture level, desired aesthetics, ecological goals, and expected
level of traffic. Please revisit the seed mix proposed in the detention area,
and/or consider irrigation for success in this area. The low grow native mix
proposed for the detention seed area is not recommended for lower elevations
when not irrigated. If using Pawnee Buttes Seed, the native prairie mix is
recommended for a non-irrigated detention area.
RESPONSE: Pawnee Buttes Native Prairie Seed Mix will be specified for detention pond.
Department: Forestry
Contact: Carrie Tomlinson, ctomlinson@fcgov.com
Topic: General
Comment Number: 1
03/14/2023: FOR APPROVAL – UNRESOLVED
4/26/2022: FOR APPROVAL
Please include the following note to the landscape AND utility plans and
construction documents: DURING SIDEWALK INSTALLATION ALONG
BRITTANY DRIVE, PLEASE HYDRO-EXCAVATE/POTHOLE SIDEWALK
EDGE CLOSEST TO EXISTING TREES. HYDRO-EXCAVATION SHALL BE
USED TO DETERMINE WHAT, IF ANY, SIGNIFICANT ROOTS MAY BE IN
CONFLICT WITH THE NEW SIDEWALK. PLEASE CONTACT CITY
FORESTRY (FORESTRY@FCGOV.COM) PRIOR TO HYDRO-EXCAVATION
AND AFTER WORK IS COMPLETED TO REVIEW CRITICAL ROOT ZONE
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AREA. ANY ROOTS EQUAL TO OR GREATER THAN 2 INCHES IN
DIAMETER SHALL BE PRESERVED AND PROTECTED TO THE EXTENT
FEASIBLE. CUTTING OF ANY ROOTS 2 INCHES IN DIAMETER AND
GREATER, THEY MUST BE APPROVED BY CITY FORESTRY.
RESPONSE: This note is shown on sheet LS01 and LS07 (Tree Protection Notes). This note is also shown
on utility sheet (C1.00 – Horizontal Control Plan).
1/25/2022: FOR HEARING
In order to preserve and protect the root systems of existing trees, please shift
the proposed sidewalk along Brittany Street outside of their critical root zones.
Critical root zone spreads out from the trunk at a distance that equals one foot
per diameter inch of the tree.
RESPONSE: Sidewalk was shifted during PDP review.
03/14/2023: Please update the plan set to include the future widening along
Lemay and move all the street trees effected by this widening internal to this
site.
RESPONSE: Street trees along Lemay Ave have been shifted to other side of walk.
Comment Number: 3
03/14/2023: Please include language concerning the burial of the electric line
on Trilby on this plan set and make sure to accommodate the timing of any
planting of the trees to avoid conflict with this construction.
RESPONSE: The burial of the PVREA overhead electric line will be completed prior to the commencement
of this project.
Department: Park Planning
Contact: Missy Nelson, mnelson@fcgov.com
Topic: General
Comment Number: 1
03/13/2023: INFORMATION: Both Park Planning & Development and Parks
department comments will be provided by Missy Nelson | mnelson@fcgov.com .
RESPONSE: Acknowledged.
Comment Number: 3
03/14/2023: Please add note to landscape plan: The developer and
subsequent adjacent landowner/s is responsible for the installation,
maintenance, and watering of all landscaping in the public rights-of-way along
Brittany St, E Trilby Rd and S Lemay Ave.
RESPONSE: Note added. Refer to Note #14 (General Landscape Notes – Sheet LS00).
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1
03/14/2023: FIRE LANE SIGN PLACEMENT
- IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on both sides of fire apparatus
access roads that are 20 to 26 feet wide.
- IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on one side of fire apparatus
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access roads more than 26 feet wide and less than 32 feet wide.
I currently do not see any signs (#5) located on the Horizontal Control Plan.
Please note the locations for signage.
RESPONSE: Fire lane signage shown
Comment Number: 2
03/14/2023: PREMISE IDENTIFICATION: ADDRESS POSTING &
WAYFINDING – IFC section 505.1.1 amendment
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.
Please note general address locations/size on the elevations.
Department: Building Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
03/13/2023: 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.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
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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 residential
chapter.
• Commercial and Multi-family 4 stories and taller: 2021 IECC commercial
chapter.
INFORMATIONAL ITEMS:
· Electric vehicle charging parking spaces are required, see local amendment.
· This building is located within 250ft of a 4 lane road or 1000 ft of an active
railway, must provide exterior composite sound transmission of 39 STC min.
· R-2 occupancies must provide 10ft to 30ft of fire separation distance
(setback) from property line and 20 feet between other buildings or provide fire
rated walls and openings per chapter 6 and 7 of the IBC.
· 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.
· Energy code requires short hot water supply lines by showing plumbing
compactness.
· For projects located in Metro Districts, there are special additional code
requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
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:
For new buildings, please schedule a pre-submittal meeting with Building
Services for this project. Pre-Submittal meetings assist the designer/builder by
assuring, early on in the design, that the new projects are on track to complying
with all of the adopted City codes and Standards listed above. The proposed
project should be in the early to mid-design stage for this meeting to be
effective. Applicants of new projects should email rhovland@fcgov.com to
schedule a pre-submittal meeting.
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Comment Number: 2
03/13/2023: 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 amendments
· 2020 National Electrical Code (NEC) as amended by the State of Colorado
· Copies of current City of Fort Collins code amendments can be found at
fcgov.com/building.
· Please read the residential permit application submittal checklist for complete
requirements.
· Snow 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 non-fire 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.
· For projects located in Metro Districts, there are special additional code
requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
· New IRC code amendment R320 requires dwellings with habitable space on
the 1st floor must provide a visitable bathroom and path to such.
· The roof must be provided with solar-ready zones at outlined in IRC appendix
RB.
· Energy code requires short hot water supply lines by showing plumbing
compactness.
Stock Plans:
When the same residential buildings will be built at least three times, 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.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
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Topic: Construction Drawings
Comment Number: 6
03/14/2023: FOR FINAL APPROVAL: Please revise the sub-title as marked.
See redlines.
RESPONSE: Corrected
Topic: Landscape Plans
Comment Number: 3
03/13/2023: FOR FINAL APPROVAL: Please revise the sub-title as marked.
See redlines.
RESPONSE: Sub-title revised as noted.
Comment Number: 4
03/13/2023: FOR FINAL APPROVAL: Some of the sheet titles in the sheet
index do not match the sheet titles on the noted sheets. See redlines.
RESPONSE: Sheet index revised to match sheet titles.
Comment Number: 5
03/13/2023: FOR FINAL APPROVAL: There are line over text issues. See
redlines.
RESPONSE: Line over text fixed.
Topic: Plat
Comment Number: 1
03/13/2023: 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 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
RESPONSE: Comments addressed
Topic: Site Plan
Comment Number: 2
03/13/2023: FOR FINAL APPROVAL: Please revise the sub-title as marked.
See redlines.
RESPONSE: Sub-title revised as noted.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1
03/03/2023: Irrigation plans are required no later than at the time of building
permit. The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Eric Olson, at 221-6704 or eolson@fcgov.com