HomeMy WebLinkAboutCROWNE AT SUNIGA - PDP230007 - 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
April 14, 2023
Terence Hoaglund
Vignette Studios
PO Box 1889
Fort Collins, CO 80522
RE: Crowne at Suniga, PDP230007, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Crowne at Suniga. 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
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!
Response: Acknowledged
Comment Number: 2
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
should NOT have a response such as noted or acknowledged. You will need to
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provide references to specific project plans, pages, reports, or explanations of
why comments have not been addressed [when applicable].
Response: Acknowledged
Comment Number: 3
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: Acknowledged
Comment Number: 4
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
Response: Acknowledged
Comment Number: 5
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 ready to resubmit your
plans, please notify me with as much advanced notice as possible.
Response: Acknowledged
Comment Number: 6
INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
Response: Acknowledged
Comment Number: 7
INFORMATION:
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ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
Response: Acknowledged
Department: Planning Services
Contact: Arlo Schumann, 970-221-6599, aschumann@fcgov.com
Topic: General
Comment Number: 1
04/11/2023: FOR HEARING:
An overall lumen budget will need to be provided as part of the lighting data.
All exterior lighting shall be included in the plans this includes any
building-mounted lighting
There seem to be numerous tree/light pole conflicts. See redlines.
Response: A lumen budget has been added to the lighting plan as well as all exterior lighting.
Comment Number: 2
04/11/2023: FOR HEARING:
Please review the trash and recycling standards found in 3.2.5. We will need the
plans to demonstrate that the trash collection system in adequate and functional.
That the hauler has a working pickup route and a serviceable path to the trash
storage areas. We need to know the capacity of the storage areas for both
trash and recycling and that all chutes are properly labeled.
Response: This information has been added to the site plan as a typical detail, with a note added about
the signage. This informant is also included in the architectural plans on the ground floor plan of each building. We have also
included the spread sheet showing capacity. Haulers will use the same routes as the fire trucks.
Comment Number: 3
04/14/2023: FOR FINAL:
Please clarify the planting bed mulch proposed. It appears that you are
proposing crusher fines for planting beds. Plans and notes don't match.
Response: This information has been added to the landscape plans.
Comment Number: 4
04/14/2023: FOR HEARING:
Please provide a shadow study and summary per 3.5.1(G)(1)(b)
Response: This has been completed and is included in this submittal.
Comment Number: 5
04/14/2023: FOR HEARING:
The primary building entrances need to be more prominent, with a greater
presence and relationship with the street. With the scale of these buildings, the
entrances should be distinct from the porches and balconies.
This could be achieved through site design as well as building design and
should be considered wholistically. For example, enhanced landscaping or
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wider that required connecting walkways would contribute to a prominent entry feature.
Response: We have revised the building elevations to enhance the building enttires with additional roof
structures and enhanced columns. In addition, for the entries that face public streets, we have added patios or expanded walks
to the building entries with benches, enhanced the landscaping with perennials and grasses, and in most of them, have added
some synthetic turf areas that can be used for year round dog walking.. The entrances that are more internal to the site are
tighter, in all cases we have added boulder seating by the entries, and have enhanced the landscaping in many areas.
Comment Number: 6
04/14/2023: FOR HEARING:
The dog park conveniently serves buildings 4000 and 2000 but does not have a
clear and direct connection for the rest of the development. The area should be
accessible without needing to cross open parking areas.
Response: The dog park has been relocated to west of building 5000. This area is more centrally
located and provides better access to all residents.
Comment Number: 7
04/14/2023: FOR HEARING:
We need design details for the covered parking structures.
Response: These are included in the architectural plans.
Comment Number: 8
04/14/2023: FOR HEARING:
Any fraction in the parking space calcs should be rounded up. Please double
check the parking table.
Response: The parking table has been revised to accommodate this comment.
Comment Number: 9
04/14/2023: FOR FINAL:
Please provide stall dimensions for the accessible parking spaces.
Response: These have been added to the site plan sheets.
Comment Number: 10
04/14/2023: FOR HEARING:
Building elevations show rooftop mechanical that is visible in the straight
elevation views. Thanks for addressing this early in the process. Please
provide an exhibit that shows the mechanical units will not be visible from the
ROW or adjacent properties.
For Information:
The size and location of mechanical equipment, meter banks, and piping and
conduits often gets overlooked in the planning phase.
Please keep in mind per LUC 3.5.1 (I) (6) All rooftop mechanical equipment
shall be screened from public view from both above and below by integrating it
into building and roof design to the maximum extent feasible.
Please note per LUC 3.5.1 (I) (3) Conduit, meters, vents and other equipment
attached to the building or protruding from the roof shall be painted to match
surrounding building surfaces.
Response: The elevations have been updated to show the parapets which will screen the rooftop
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mechanical units.
Comment Number: 11
04/14/2023: INFORMATION ONLY:
Human scale design and pedestrian friendly connectivity are important to
attractive and compatible development. We would encourage the applicant
team to look for opportunities to enhance these qualities whenever possible.
For example informal paths or stepping stones to ground floor patios would
enhance the feeling of connectivity to the street.
Response: While we appreciate staff comments on this, at our other project at Crowne at Old Town
North, where we did put in sidewalks to all ground floor patios that face public streets, there have been significant issues with
security and residents not feeling comfortable with this. For this reason, we respectfully decline to add any walks or steps at the
ground floor patios.
Comment Number: 12
04/14/2023: FOR HEARING:
The private street labeled Crown Lane works to satisfy the Block Requirements
of 3.8.30(D). As a private street the buildings facing Crowne Lane need to meet
setback requirements in 3.8.30(E). Please review those requirements in
relation to the buildings that face Crowne Lane. Building 4000 and 5000 need
to confirm that the porches and balconies are sized properly to allow for the
exception to the setback standards. Building 3000 has been identified as not
meeting the exception standards.
Response: Due to limitations on the site, we have prepared a modification of standards for this and is
included with this submittal.
Department: Historic Preservation
Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com
Topic: General
Comment Number: 1
03/29/2023: NO HISTORIC REVIEW REQUIRED: This proposal does not
require historic review because there are no designated historic resources, or
resources that are at least 50 years old and would require evaluation, on the
development site or within 200 feet of the development site.
Response: Acknowledged
Comment Number: 2
03/29/2023: INFORMATION ONLY: As noted in conceptual review, this site is
in proximity to the Alta Vista neighborhood (Eligible for Landmark District status
but outside 200 ft requirement in 3.4.7). We do encourage considering the
vernacular of this neighborhood as the project develops compliance with 3.5.1,
such as use of adobe/stucco and lapboard, and overall simplification of
materials on the building exterior.
Response: We have included a variety of materials that should satisfy this requirement. We have
included lap siding, as well as Cementous panels that resemble stucco/ adobe.
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Department: Engineering Development Review
Contact: Sophie Buckingham, , sbuckingham@fcgov.com
Topic: General
Comment Number: 1
04/10/2023: INFORMATION:
This project will be required to reimburse the City of Fort Collins for the local
access portion of Suniga Road and Lemay Avenue, which was constructed by
the City as part of a Capital Improvement project. The project will also be
required to reimburse the City for its local portion of the right-of-way acquisition
costs for Suniga and Lemay. The reimbursement will be required prior to
issuance of the first building permit for this project, and this requirement will be
documented in the project's Development Agreement.
Response: Acknowledged
Comment Number: 2
04/10/2023: INFORMATION:
Based on the amount of proposed sawcuts and patching in 9th Street, it is
possible that the project will be required to do a complete overlay of 9th Street.
Response: Understood, limits of sawcuts and overlay can be discussed with city staff with final
submittals
Comment Number: 3
04/10/2023: FOR HEARING:
The intersection of the private street and Lemay needs to be depicted as a
right-in, right-out intersection. This project will need to extend the median in
Lemay to restrict movement at this intersection.
Response: Median has been extended to limit movement at intersection
Comment Number: 4
04/10/2023: FOR HEARING - REVISED:
On the utility plans, please clarify who will construct the curb and gutter along the
east side of 9th Street, and when this construction will take place.
Response: Curb and gutter is proposed with Northfield construction plans. Note has been added to
construction plans.
Comment Number: 5
04/11/2023: FOR HEARING:
Please provide a typical street section for the proposed private street. This can
be placed on the cover sheet of the utility plans.
Response: Typical section for private drive added to cover
Comment Number: 6
04/14/2023: FOR FINAL:
Please ensure that all proposed transformers and fire hydrants are in utility easements.
Response: Fire hydrants and a preliminary layout of electric/transformer have been included with
utility easements. More detail and adjustments for electric lines will be included with final submittal
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Comment Number: 7
04/14/2023: FOR FINAL:
For the street running north-south along the western boundary of the property,
please check if the correct street name is 9th Street or Lindenmeier Road.
Response: Updated Street name to Lindenmeier Road
Comment Number: 8
04/14/2023: FOR FINAL:
Please add the standard certification and indemnification statements to the
cover sheet of the utility plans. These statements can be found in LCUASS Appendix E-4.
Response: Updated certification statements on cover sheet
Comment Number: 9
04/14/2023: FOR FINAL:
Please add all relevant LCUASS construction details to the utility plans.
Response: Understood, we will add all necessary details with final plans
Comment Number: 10
04/14/2023: FOR FINAL:
The geotechnical report recommends further exploration to establish an
accurate depth to groundwater. Please provide a subsurface hydro report as
soon as possible, but with the first round of FDP at the latest.
Response: An additional study was conducted and has been provided with this submittal. It is called the
“Supplemental Geotechnical Subsurface Exploration Report”. We have coordinated with EEC to insure that 2’ of separation
is being met between the bottom of the Stormtech system and top of groundwater. Additional information and cross-sections
will be provided at Final
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 1
04/10/2023: FOR INFORMATION: The Transportation Impact Study has been
received and is being reviewed. Subsequent comments will be provided.
Response: Acknowledged
Comment Number: 2
04/10/2023: FOR HEARING: We would like to see the the Sugar Beet Park
included and evaluated within the bike and pedestrian analysis as a regional
attraction within the 1320-foot boundary.
Response: This has been added to the revised TIS
Comment Number: 3
04/10/2023: FOR HEARING: The Bike and Pedestrian Analysis indicates an
adequate level of service to the regional trail to north. We will need to confirm
that the trail improvements are in place for access from the underpass of
Lemay, to the trail that runs along Schlagel Street. Currently there is not a trail
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on the east side of 9th/Lindenmeier leading to the trail head at Schlagel. This
may affect the level of service with that gap in the trail, which may be an off site
improvement for this development.
Response: Additional text has been added to the TIS
Comment Number: 4
04/10/2023: FOR HEARING: The Transportation Impact Study identifies the
Lemay access to this development as a right-in/right-out. If this is the case, the
existing median on Lemay should be extended to restrict this movement.
Response: The median is being extended, with revised text added to the TIS
Comment Number: 5
04/12/2023: FOR INFORMATION: The signing and striping will be reviewed in
the Final Development Plans. One note, a stop sign is currently identified on the
plans for westbound Suniga at 9th, it should be removed. Additional signage
will also be needed for the Lemay access.
Response: Understood, signage and striping will be detailed with final plans. The stop sign will be
removed.
Department: Erosion Control
Contact: Andrew Crecca, , acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 1
04/03/2023: INFORMATION ONLY:
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 .
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: Understood, information has been provided to client
Comment Number: 2
04/03/2023: FOR FINAL:
Applicant has Replied to comments from Conceptual review that Erosion
Control and SWMP Report will be submitted first round of FDP.
Please provide an erosion control plan for 'Final Plan or Approval Submittal'.
This project disturbs 5 or more acres so erosion control phasing materials will
need to be provided in the erosion control plans, reports and escrow. Please
ensure that the Erosion Control Plans, Escrows, and Reports include phasing
requirements (FCSCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5)
Response: Understood, we will include requested information with Final
Department: Stormwater Engineering
Contact: Stephen Agenbroad, , sagenbroad@fcgov.com
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Topic: General
Comment Number: 1
04/10/2023: FOR FINAL COMPLIANCE:
Please label pipe size and material on the utility and drainage plan in the next round
of review.
Response: Size will be calculated with final plans and detailed in construction plans
Comment Number: 2
04/10/2023: FOR HEARING
In the Runoff Summary table, please include the concentration point's flow rate.
Please also make sure to detail which basins contribute flow to each concentration point.
Response: Concentration points added to summary table. A general description of basins were included
in drainage report
Comment Number: 3
04/10/2023: FOR HEARING
The calculation for the runoff coefficient for the 100 year event was incorrect
according to our standards. This then impacted the calculations for the run off,
detention sizing, FAA for the WQ storm, etc. Please see redlines for more clarification.
Response: Calculations have been fixed and sizing updated. Responses added to redlines
Comment Number: 4
04/10/2023: FOR HEARING
The roof collector that collects flows for Basins R4 and R5 are not being
detained or treated. These flows bypass the underground system as a whole.
This line will need to be rerouted so that these flows are being treated and detained.
Response: Basins have been re-routed to isolator
Comment Number: 5
04/10/2023: FOR HEARING
Please refine the drainage plan further for future submittals. The basin
description in the report will need to be fleshed out further. There appears to be
some roof basins that are collected by drains (i.e. R10 and R12), some appear
to free flow to area inlets (i.e. R8 and R3), while some appear to flow offsite (i.e.
R2 and R7). Overall, more explanation is needed on basin drainage patterns
especially when looking at the roofed basins.
Response: Storm conveyance and stormtech system has been revised. Due to the dynamic nature of the
site we would prefer to provide a detailed description of sub-basins at final. We appreciate your understanding to help prevent
rework. Detailed responses have been provided on redlines.
Comment Number: 6
04/10/2023: FOR HEARING
The city requires at least 2-ft of vertical separation between stormwater facilities
and groundwater. After looking through the Geotech Report it appears that the
ground water was found at an average of 7-ft of depth from the existing site. The
site is being raised, but it is unclear whether the 2-ft separation could be
maintained with the proposed stormtech system. Due to ground water
fluctuations in Fort Collins more information regarding the groundwater
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elevation will need to be collected. Please provide monitoring data of the
groundwater throughout review to ensure that the design of the stormtech
chambers satisfies the separation requirements.
Due to the added elevation to the proposed site, please provide groundwater
depth as elevations for ease of comparing to the proposed design.
Response: An additional study was conducted and has been provided with this submittal. It is called the
“Supplemental Geotechnical Subsurface Exploration Report”. We have coordinated with EEC to insure that 2’ of separation
is being met between the bottom of the Stormtech system and top of groundwater. Additional information and cross-sections
will be provided at Final
Comment Number: 7
04/10/2023: FOR HEARING
The current configuration of the stormtech chamber currently does not work. The
city does not allow 100 year flows to pass through the isolator rows. The
drawing also appears to show the isolator rows as separate systems, while the
drainage report shows them as one system. Please see redlines for more details.
Response: : Stormtech layout has been adjusted to allow for 100-yr bypass
Comment Number: 8
04/10/2023: FOR FINAL COMPLAINCE
It appears that all the sump inlets have had their overflow areas accounted for
and are adequate. Please provide an excerpt in the drainage report explaining
the overflow paths and how the proposed grading around the outlets prevent the
overflow from impacting buildings.
Response: More detail has been added to drainage report and will be expanded on with final submittal
to ensure no impact to buildings
Comment Number: 9
04/10/2023: FOR HEARING
The city requires that dog parks are supported by a treatment train to prevent
any animal pollution from entering stormwater facilities. The dog park drains
directly into the stormwater system without any pretreatment facilities. Please
provide some additional treatment for the dog park before it drains into the
stormwater system. The best method for the treatment would be to create a
grass buffer between the stormwater inlet and the dog park.
In addition, this would qualify as "Implement[ing] Site Specific and Other Source
Control BMPs" , which is step 4 in the Stormwater Management Strategy.
Please make sure to include an excerpt of the treatment train in the drainage report.
Response: More detail has been added to drainage report. A vegetated buffer will be provided around
storm drain to provide additional treatment.
Comment Number: 10
04/10/2023: FOR HEARING
Please see redlines.
Response: Responses added to redlines
Department: Water-Wastewater Engineering
Contact: Stephen Agenbroad, , sagenbroad@fcgov.com
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Topic: General
Comment Number: 1
04/10/2023: FOR HEARING
Sanitary sewer lines require 30 ft easements with the line centered within it. The
plans show that when the sanitary and storm sewer run parallel, the sanitary
sewer is 3-ft from the edge of the utility easement. Please extend these
easements so that the sanitary has 15 ft of horizontal separation from the edge
of the utility easement.
Response: : Easement widths have been adjusted. Per discussion with staff a smaller easement can be
used for shallow sewer. Sanitary Sewer profiles will be provided at first round final.
Comment Number: 2
04/10/2023: FOR HEARING
Sanitary sewer services must be 8-inches or larger in order to connect to a
manhole, if services are less than 8-inches they must connect to the main.
Please verify the service sizes for buildings 2000 and 4000 are 8-inches or larger.
Response: : Easement widths have been adjusted. Per discussion with staff a smaller easement can be
used for shallow sewer. Sanitary Sewer profiles will be provided at first round final.
Comment Number: 3
04/10/2023: FOR HEARING
Please include the sewer impact study with the rest of the submittal files.
Response: Sewer impact study has been included
Comment Number: 4
04/10/2023: FOR HEARING
The City requires that all utilities are at least 15 ft away from any structure. The
sanitary sewer that runs between buildings 3000 and 1000 is within 10ft of building 1000.
Response: Sanitary sewer has been adjusted to maintain minimum distance
Comment Number: 5
04/10/2023: FOR HEARING
The sewer impact study only shows one connection point, and the design plans
show two connection points. These connections are at different locations than
what was shown in the impact study. Due to these differences in what was
previously approved, further design on the sanitary sewer will need to be
provided before Hearing. We will need a sanitary sewer profile for each
crossing of Lindenmeier Street.
Response: Profiles have been included with submittal. We are in the process of getting pothole
information for the existing water lines. That information will be provided at first round final.
Department: Light And Power
Contact: Luke Unruh, 970-416-2724, lunruh@fcgov.com
Topic: General
Comment Number: 1
FOR APPROVAL:
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An electric design has been provided, I believe some of the transformers will
need to move or modifications will need to be made because some of them
don't meet building separation requirements. If the transformers move, the lines
can move with it as long as separation requirements are met from other utilities.
Please show the electric lines on the utility plan for the next round of review.
Contact me so I can help you get them moved. You may reference Light &
Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar
ds.pdf?1645038437 Please reach out to me with questions.
Response: A preliminary electric layout has been included with submittal
Comment Number: 2
04/10/2023: INFORMATION ONLY:
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: Understood, transformers were placed to meet standards. Further adjustments can be made
as needed with final electric layout.
Comment Number: 3
04/10/2023: INFORMATION ONLY:
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-of-way. The utility easement for the transformer shall extent 3 feet past all
sides of the transformer pad. Electric lines need to be in a 6' easement. Please
show utility easements on the plat and a dashed line on the utility plan
Response: A preliminary electric layout has been included with utility easement.
Comment Number: 4
04/10/2023: INFORMATION ONLY:
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
This project will require at least two directional bores.
Response: Acknowledged
Comment Number: 5
04/10/2023: FOR FINAL PLAN:
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:
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https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
I would like to see the secondary line from transformer to building at least by the
first round of FDP
Response: Understood, we will coordinate electric metering with final submittal.
Comment Number: 5
04/10/2023:INFORMATION ONLY:
Single phase transformers are limited to a maximum of 8 runs of secondary, not
to exceed a wire size of 350KCMIL.
Three phase transformers are limited to a maximum of 12 runs of secondary,
not to exceed a wire size of 500KCMIL.
Response: Acknowledged
Comment Number: 6
FOR FINAL PLAN:
The electric design provided is assuming three phase power to each building. I
will need to know the phase demand before FDP, as it could change the electric design.
Response: Acknowledged
Comment Number: 7
FOR FINAL APPROVAL:
A commercial service information form (C-1 form) and a one line diagram for all
commercial meters will need to be completed and submitted to Light & Power
Engineering for review. A C-1 form can be found here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-f
orms-guidelines-regulations
Response: Acknowledged
Comment Number: 8
04/10/2023: INFORMATION ONLY:
The electric service is considered commercial; therefore it must be installed,
owned and maintained by the owner.
Response: Acknowledged
Comment Number: 9
04/11/2023: INFORMATION ONLY:
You may contact Luke Unruh with project engineering if you have questions. (970) 416-2724.
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: Thank you
Page 14 of 22
Department: Environmental Planning
Contact: Kristie Raymond, , kraymond@fcgov.com
Topic: General
Comment Number: 1
04/11/2023: FOR HEARING: Clarify and provide written documentation that
Colorado Parks and Wildlife (CPW) considers the potential bald eagle nest
located in a highly developed area and only requires the 1/4 mile radius buffer
versus the standard 1/2 mile radius buffer during active nests from December 1
through July 31.
Response:
Comment Number: 2
04/11/2023: FOR FINAL PLAN: Please change the Native Seed Mix Notes on
the landscape plan to read:
NATIVE SEED MIX NOTES
1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER
THROUGH EARLY MAY.
2. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE
SEED MIX SPECIES THROUGH LOOSENING AND ADDITION OF
AMENDMENTS THAT PROMOTE WATER ABSORPTION AND RELEASE,
THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER
ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS
POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS.
3. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE
CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY
ENVIRONMENTAL PLANNER.
4. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED
(STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT
SHALL NOT BE USED).
5. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED
APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. FOR
BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE
SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE
FOR SPECIES, PERCENTAGES AND APPLICATION RATES.
6. PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS
ARE PROPERLY MANAGED BEFORE, DURING AND AFTER SEEDING
ACTIVITIES.
7. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED
STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS.
PLASTIC-BASED EROSION CONTROL MATERIALS (I.E.,
PLASTIC-WELDED BLANKETS) SHALL NOT BE USED WITHOUT
EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS
THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT ISSUES.
8. WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED
UNTIL SEED IS GERMINATED THEN WEEN THE SEED FROM IRRIGATION.
IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS
SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL
Page 15 of 22
ENSURE 100% HEAD-TO-HEAD COVERAGE OVER ALL SEEDED AREAS.
ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION
PLAN SHALL BE FOLLOWED.
9. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER
IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS
NEEDED TO ESTABLISH COVER.
10. THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE
MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT
MOW DURING HOT, DRY PERIODS. DO NOT MOW LOWER THAN 6 TO 8
INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH.
11. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN
SEVENTY PERCENT VEGETATIVE COVER IS REACHED WITH LESS
THAN TEN PERCENT OF COVER CONSISTING OF NOXIOUS WEEDS, NO
BARE SPOTS LARGER THAN ONE FOOT SQUARE, AND/OR UNTIL
DEEMED ESTABLISHED BY CITY PLANNING SERVICES AND EROSION CONTROL.
12. THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS
RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE AND GROWTH
AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND
LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE
SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL
CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE
REQUIREMENTS FOR CLOSEOUT.
Response: These have been changed on the landscape plan as requested.
Comment Number: 3
04/11/2023: INFORMATION ONLY: All lighting shall have a nominal correlated
color temperature (CCT) of no greater than three thousand (3,000) degrees
Kelvin [see LUC 3.2.4(D)(11)] and light sources shall be fully shielded and
down-directional to minimize up-light, spill-light, glare and unnecessary diffusion
on adjacent property. Please also consider fixtures with motion-sensing or
dimming capabilities so that light levels can be adjusted as needed. Regarding
outdoor lighting, cooler color temperatures are harsher at night and cause more
disruption to biological rhythms for humans and wildlife. The American Medical
Association (AMA) and International Dark-Sky Association (IDA) both
recommend using lighting that has a CCT of no more than 3000K to limit the
amount of blue light in the night environment. Thank you in advance for
supporting City of Fort Collins Night Sky Objectives. For further information
regarding health effects please see:
http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
Response:
Comment Number: 4
04/11/2023: 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
Page 16 of 22
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: Acknowledged
Comment Number: 5
04/11/2023: INFORMATION ONLY: 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: To a large extent we have incorporated native or adaptable plants into the landscape plan,
particularly along the Lemay streetscape.
Department: Forestry
Contact: Christine Holtz, , choltz@fcgov.com
Topic: General
Comment Number: 1
04/11/2023: FOR HEARING
Please reduce the honey locust quantity down to 2%--Fort Collins has reached
the maximum percentage of the species. City Forestry has an updated species
list. Please reach out to choltz@fcgov.com for a copy.
Response: This has been done, at least down to 3%
Comment Number: 2
04/11/2023: INFORMATION FOR FINAL
Final separation requirements will be assessed at final.
Response: Acknowledged
Department: Park Planning
Contact: Missy Nelson, , mnelson@fcgov.com
Topic: General
Comment Number: 1
04/11/2023: INFORMATION: Both Park Planning & Development and Parks
department comments will be provided by Missy Nelson | mnelson@fcgov.com
Page 17 of 22
Response: Acknowledged
Comment Number: 2
04/11/2023: FOR FINAL APPROVAL: This project site is directly adjacent to a
City of Fort Collins Parks regional trail section. Clearly label any impacts to the
trail on plans if applicable. If it is determined that an encroachment is required,
for any reason, please contact Parks staff: Missy Nelson.
In addition, please add the following note to above pages:
There shall be no encroachments onto the trail during the construction process.
This includes, but is not limited to, the storage and/or loading and unloading of
equipment and materials. If there is a need to close a section of the trail for any
reason, a traffic control plan is required to be submitted and approved through
traffic control. The Parks Department will review once submitted. Closures shall
be kept to the shortest amount of time depending on work scheduling and flow.
Response: This note has been added to the cover sheet of the site and landscape plans.
Comment Number: 4
04/11/2023: FOR FINAL APPROVAL: Please add the following note to all Site
and Landscape Plans:
City of Fort Collins Parks Department has active irrigation in areas that might
encroach the property line of this development (parkways along N Lemay Ave,
E Suniga Rd, and adjacent to regional trail). Any irrigation lines, infrastructure,
or related equipment that is disturbed, destroyed, or moved shall be promptly
replaced and/or repaired at no cost to the City. Irrigation plans for this area are
available upon request, please contact Missy Nelson regarding the Parks’
Department’s interest.
Response: We are working with city staff on coordination of the landscape plans and consequently
irrigation plans. We will revisit this comment at final.
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1
04/11/2023: FOR HEARING
AERIAL FIRE APPARATUS ACCESS ROADS – IFC Appendix D105 Amendment
Buildings 4000 and 6000 currently do not meet aerial access requirements.
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
Page 18 of 22
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.
Response: We have revised the site plan to accommodate the aerial fire apparatus requirements.
Comment Number: 2
04/11/2023: FOR HEARING
FIRE APPARATUS ACCESS – IFC 503.1.1
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 (Sunga and Lemay). 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. When any portion
of the facility or any portion of an exterior wall of the first story of the building is
located more than 150 feet from fire apparatus access, the fire code official is
authorized to increase the dimension if the building is equipped throughout with
an approved, automatic fire-sprinkler system. The maximum increase is 300 feet.
Building 2000 is more than 300 feet due to Lemay and Suniga classified as
arterial roads.
Response: Per meetings with PFA, we have added an additional fire lane to the east ot buildng 2000
which resolves this comment.
Comment Number: 3
04/11/2023: FOR HEARING
TURNING RADII - IFC 503.2.4 and Local Amendments
The required turning radii of a fire apparatus access road shall be a minimum of
25 feet inside and 50 feet outside.
All corners do not meet minimum dimensions. A turning exhibit showing no
overhang and additional clearance can be submitted as an alternative.
Response: Please see the turning exhibit which has been included with this submittal.
Comment Number: 4
04/11/2023: FOR PERMIT
FIRE DEPARTMENT HOSE CONNECTION - 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:
Page 19 of 22
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: Acknowledged
Comment Number: 5
04/11/2023: FOR FINAL
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 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.
Only 2 hydrants are proposed with 1 existing. While these meet the dimension
requirements, you will need to verify they will meet the flow requirements as well.
Also note if these are private hydrants, they will require separate underground
fire line permit/inspection with PFA.
Response: These will not be private fire hydrants. Flow tests can be performed prior to first round
final.
Comment Number: 6
04/11/2023: FOR FINAL
FIRE LANE LOADING
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable
of supporting 40 tons. Private drives used for fire lanes shall be designed to
handle fire truck loading. A note shall be added to the civil plans.
Response: Note has been added in horizontal control plan. More detail can be added with final
submittal.
Comment Number: 7
04/11/2023: FOR FINAL
FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be
indicated on future plan sets. 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.
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.
Page 20 of 22
- 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
access roads more than 26 feet wide and less than 32 feet wide.
Response: Preliminary signage added. More detail on signage will be provided with final submittal
Comment Number: 8
04/11/2023: FOR FINAL
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.
General address locations shall be added to the elevation plans
Response: Acknowledged, these will be shown on final plans
Comment Number: 9
04/11/2023: FOR FINAL
TRASH COLLECTION
How will trash be handled? 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: We have implementing internal trash rooms into the buildings, with trash chutes from each
floor into the trash rooms. A trash compactor will also be included in each trash room. There will be no concierge service, each
tenant is responsible for getting their own trash to the trash room via the chutes.
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Page 21 of 22
Topic: Building Insp Plan Review
Comment Number: 1
04/10/2023: 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
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes
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 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
Page 22 of 22
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 work with their Development Review
Coordinator to schedule a pre-submittal meeting. This meeting will need to take
place prior to FDP submittal.
Response: Acknowledged, we will determine electric vehicle stations prior to final
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 2
04/06/2023: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Response: Acknowledged
Topic: Plat
Comment Number: 1
04/06/2023: 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: Responses have been added to redlines
Department: Outside Agencies
Contact: Comcast, Marcus Petty, Marcus_Petty@comcast.net, ,
Topic: General
Comment Number: 1
04/04/2023: Comcast will be able to serve this location with all of our services.
Please reach out with any questions.
Response: Thank you
No other comments from Outside Agencies have been received at this time.