HomeMy WebLinkAbout209 CHERRY STREET - MIXED USE - PDP230006 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com/developmentreview
April 07, 2023
Mary Taylor
Russel + Mills Studios
506 S College Ave
Unit A
Fort Collins, CO 80524
RE: 209 Cherry Street - Mixed Use, PDP230006, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of 209 Cherry Street - Mixed Use. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
your Development Review Coordinator, Brandy Bethurem Harras via phone at
970-416-2744 or via email at bbethuremharras@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
Topic: General
Comment Number: 1
04/03/2023: 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!
Response: Understood. Thank you.
Comment Number: 2
04/03/2023: 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
should NOT have a response such as noted or acknowledged. You will need to
provide references to specific project plans, pages, reports, or explanations of
why comments have not been addressed [when applicable].
Response: Understood. Thank you.
Comment Number: 3
04/03/2023: 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.
Response: Understood. Thank you.
Comment Number: 4
04/03/2023: 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
Response: Understood. Thank you.
Comment Number: 5
04/03/2023: 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.
Response: Understood. Thank you.
Comment Number: 6
04/03/2023: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
Response: Understood. Thank you.
Comment Number: 7
04/03/2023: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
Response: Understood. Thank you.
Comment Number: 8
04/03/2023: FOR HEARING:
All "For Hearing" comments need to be addressed and resolved prior to
moving forward with scheduling the Hearing. Staff will need to agree the project
is ready for Hearing approximately 4 to 8 weeks prior to the hearing.
Response: Understood. Thank you.
Comment Number: 9
04/03/2023: FOR HEARING:
This proposed project is processing as a Type 2 Development Plan. The
decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For
the hearing, we will formally notify surrounding property owners within 800 feet
(excluding public right-of-way and publicly owned open space).
Response: Understood. Thank you.
Comment Number: 10
04/03/2023: INFORMATION:
If the Project Development Plan is approved at hearing, please apply for Final
Development Plan within three years of the date of approval to avoid the
expiration of the PDP Approval.
Response: Understood. Thank you.
Department: Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
Topic: General
Comment Number: 1
04/04/2023:
No comments for the meeting. Staff in multiple departments is still weighing the
implications of the maximized program which does not reflect past planning for
the transitional location, has no trees, and appears to have a number of
encroachments, and has modifications to streetscape frontage standards. We
will learn more at the meeting about whether the plan can work from a
technical/utility perspective.
Response: Since receiving round 1 comments and submittal of round 2, there has been extensive
coordination with planning staff and other various staff members in regards to these concerns. The design
team has offered many options for the concerns of each department. The current submittal includes all of
the changes per comments and concerns by necessary departments, including, Planning, Stormwater,
Forestry, and Light and Power, and Engineering. Changes to the site plan design went through many
iterations to understand how we could comply to the best of our ability equal to or better than the code
requires and of the opinions of planning staff. This site has extensive constraints, and we have followed the
guidance of city staff to the version of the plan that reflects these changes, compromises, and adjustments
made by all sides.
Comment Number: 2
04/04/2023:
One particular question for the meeting: I can not tell whether the landscaped
spine and alley on the south is continued clear to Cherry Street.
Response: The “civic spine” is included along the west side of the proposed building with foundation
planting and walk up patios to ground floor units. There is planting along the west side of the min. 10’ ‘civic
spine’ walkway that continues from the south adjacent property to Cherry St. All improvements are within
the property boundaries.
Comment Number: 3
04/05/2023: Could the Cherry sidewalk be moved back far enough to get street
trees...what would that look like...GRADING cut back into hill, steps recessed
into bldg., possible smaller building How far back
Response: Per coordination with Forestry and Planning, we have adjusted the Cherry St frontage to
accommodate ornamental trees or deciduous trees with a columnar shape.
Comment Number: 4
04/05/2023: Bike P John?? Shade plantings. Trees.
Response: We are showing bike parking, plantings, and trees on the site and landscape plans.
Department: Historic Preservation
Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com
Topic: General
Comment Number: 1
03/30/2023: INFORMATION:
This proposed project has one historic resource, the Fort Collins Municipal
Railway Trolley Barn at 330 North Howes, within the 200’ area of adjacency for
the project. Since both properties rest on their respective corners of this city
block, staff is considering the alley separating the two parcels as a side alley for
the purposes of applying LUC 3.4.7.
VFLA Response: Understood, thank you.
Comment Number: 2
03/30/2023: FOR HEARING - HISTORIC PRESERVATION COMMISSION:
The applicant is required to seek a recommendation to the decision maker (the
Planning & Zoning Commission) for development sites that contain historic
resources or have historic resources within 200 feet. The recommendation
addresses compliance of the development with Section 3.4.7 of the land use
code. This project completed a conceptual review with the HPC on November
16 at which preliminary feedback was provided regarding setbacks, materials,
and reference features (see detailed comment below).
Prior to final hearing with P&Z, a formal recommendation for the project from the
HPC is required. Meetings are the 3rd Wednesday of the month at 5:30pm.
Submission materials are typically due 3.5 weeks prior to the meeting (Monday
at 5pm).
VFLA Response: Meetings have been completed with the Historic Preservation Commission (HPC) and
concerns have been addressed to best extents. It is understood by VFLA that a supporting
recommendation has been reached.
Comment Number: 3
03/30/2023: FOR HEARING – HPC CONCEPTUAL NOTES UNDER 3.4.7:
On November 16, 2022, the HPC provided preliminary comments related to this
project to assist the applicant. Those notes covered the following items
regarding compliance with design compatibility requirements in LUC 3.4.7(E),
Table 1, Column A.
1) Footprint, Massing – Appears compliant.
2) Stepbacks – The overall building makes good use of stepbacks between
the 2nd and 3rd floors. On the northwest corner, the HPC recommended an
increase from 3’ to the depth of the stepback, if practical. The HPC noted that
the large space between the new building and the Trolley Barn (75’)
accomplishes most of the intent of this standard.
3) Quality materials – The HPC found this standard met.
4) Predominant materials – The HPC generally found this standard met through
the use of brick masonry on much of the 1st and 2nd floor building exterior, but
encouraged simplification of the material palette (i.e., increase brick use and
decrease corrugated metal use) to align with simple material pallete of the
Trolley Barn, which is almost exclusively brick.
5) Window compatibility – The HPC found this standard met.
6) Reference lines – The HPC recommended stronger alignment between
horizontal features on the Trolley Barn (such as roofline) and dominant horizontal
elements on the new construction.
7) Visibility – The HPC found this standard met, as the Trolley Barn will remain
highly visible from most directions, excepting from the east down Cherry Street.
VFLA Response: Item 2 is addressed by a blend of setbacks at 3rd floor, which effectively conveys a
perceived setback of greater than 3’. Item 4 is address by having the building now subdivided into more
simplified and distinguishable volumes than the previous design. Item 6 is addressed by intentional
horizontal relationships between stories 1-2 of 209 Cherry St and the Trolley Barn roofline.
Department: Engineering Development Review
Contact: John Gerwel, jgerwel@fcgov.com
Topic: General
Comment Number: 1
04/03/2023: FOR FINAL PLAN:
The steps to the apartment buildings on Cherry are within the public ROW. This
will require a major encroachment permit and approval from the City Engineer.
Information and applications for encroachment permits can be found here:
https://www.fcgov.com/engineering/inspection
Update - Inspection has determined that a major encroachment is sufficient for
them. For my department, I think a clause in the Development Agreement clearly
laying out maintenance responsibilities as well as asserting the right to pull the
permit at any time (this is true for all encroachment permits) would be
appropriate. But it seems there is more work to be done with Forestry, and we
will reexamine this permit as the site plan develops. So I will downgrade this
comment to be addressed after hearing. Please be prepared to speak to any
ROW encroachment during the hearing though.
Response: Understood. Coordination has been completed with Forestry and we anticipate the stairs via
encroachment permit due to grading constraints. Draft encroachment permit is included.
Comment Number: 2
04/03/2023: FOR HEARING:
In the civil plans, the City of Fort Collins has consolidated their signature block
so that there only needs to be one on the title sheet. The updated signature
block can be found here: https://www.fcgov.com/engineering/devrev
Response: Changed and removed from all sheets except the cover sheets.
Comment Number: 3
04/03/2023: FOR HEARING:
The ROW and easement lines are not depicted as they are in the legend, or
being masked by other linework. ROW and easements need to be clearly
shown in the Utility Plans and called out in the utility sheets as either existing or
proposed. If the easement is existing, a reception number needs to be provided
if there is no intention to replat.
Civil Response: Added.
Comment Number: 4
04/03/2023: FOR HEARING:
A lot of the utility labeling is obfuscating the sidewalks, ramps and hardscape in
general. I recommend adding a Horizontal Control Plan sheet to show how the
proposed hardscape ties into the existing.
Civil Response: Added.
Comment Number: 5
04/03/2023: FOR HEARING:
There is a stormwater manhole to the northeast of the site. Are there no
connecting pipes, or is there incomplete information for the stormwater layout?
Civil Response: Pipes in Cherry and Mason have been connected per City maps and survey data.
Comment Number: 6
04/03/2023: FOR HEARING:
Is there going to be a plat for this project or just easement dedications?
Easement dedication forms can be found here:
https://www.fcgov.com/engineering/devrev
Any public easement dedication will require us to review the dedicating
language, legal description and exhibit. It appears the drainage easement along
the west of the building will be a public easement. But this comment is
applicable for any other public easements needed.
Civil Response: A plat is not proposed.
Comment Number: 7
04/03/2023: FOR HEARING:
ROW cannot be used for bike parking.
Response: Understood. Bike parking has been removed out of ROW.
Comment Number: 8
04/03/2023: FOR FINAL PLAN:
Please refer to the figures in LCUASS chapter 25 for appropriate sawcut
locations. Without the any striping or street centerlines, it's difficult to tell if those
sawcuts will work or not. LCUASS chapter 25 figures:
https://www.larimer.gov/sites/default/files/uploads/2021/figures_25-1_-_25-4_0.
pdf
Civil Response: Striping and saw cuts are shown together on the demo plan.
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 1
04/03/2023: PRIOR TO NEXT ROUND:
The requested Transportation Impact Study has not been received at the time of
this review. This will be required within the submittal of the next round of review
or it will be not be accepted.
Response: Traffic Impact Study has been provided with this round of PDP.
Comment Number: 2
04/03/2023: FOR HEARING:
Multi Modal Level of Service: Based on what is provided in the Utility Plans, it
looks as though there are no planned improvements for the pedestrian
crossings on Cherry. We will need to have further discussions to see if the Multi
Modal Level of Service Evaluation supports this.
The landscaping within the pedestrian refuge island for the midblock crossing
west of Mason should be redone. The current plantings have been an issue with
sight distance, as they get overgrown. With greater access to this crossing, it
should be evaluated.
Response: No improvements to the mid block crossing is proposed with this development.
Comment Number: 3
04/03/2023: FOR HEARING:
Traffic Impact Study: The proposed access onto Mason should be considered
a right in/right out, due to the close proximity to the railroad lines. A full
movement access would likely require Railroad/PUC approval.
Response: The access in/out of the parking structure on Mason St is proposed as a right in/right out only.
Comment Number: 4
04/03/2023: FOR HEARING:
Typically left turn lanes are required on arterial roadways for an access. This
may require some further discussion with consideration to the railroad tracks
that run through this section of Mason. This may just require some restriping,
but we can figure this out.
Response: The access in/out of the parking structure on Mason St is proposed as a right in/right out only.
Comment Number: 5
04/03/2023: FOR FINAL PLAN:
Signing and Striping are not typically reviewed until Final Development Plan. I
might suggest looking at possible locations for the replacement of any existing
signs along Mason and Cherry in case it has any affect on sidewalk widths,
alignments, or landscape design.
Response: Noted.
Department: Stormwater Engineering – Erosion Control
Contact: Andrew Crecca, acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 1
03/27/2023: INFORMATION:
This project is located within the City's MS4 boundaries and is subject to the
erosion control requirements located in the Fort Collins Stormwater Criteria
Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be
found at www.fcgov.com/erosion.
This project was evaluated based upon the submittal requirements of FCSCM.
Based upon the provided materials we were able to determine a total disturbed
area.
As this project is under an acre and not part of a larger common development
an Erosion Control Report is not necessary in order to meet City Criteria.
Civil Response: Noted.
Comment Number: 2
03/27/2023: FOR FINAL PLAN:
Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or
meets one of the other triggering criteria (sensitive area, steep slopes, or larger
common development) that would require Erosion and Sediment Control
Materials to be submitted.
Please provide an erosion control plan for 'Final Plan or Approval Submittal'.
This project disturbs under 3 acres so only a sequence chart needs to be
provided on the erosion control plans. Please ensure that the Erosion Control
Plans provided include a sequence chart in accordance with (FCSCM Ch 2
Section 6.1.3.2) Based upon the supplied materials, an Erosion Control Escrow
Calculation will need to be provided. Please submit an Erosion Control Escrow
/ Security Calculation based upon the accepted Erosion Control Plans to meet
City Criteria (FCDCM Ch 2 Section 6.1.5) at time of Final Plan or Approval
Submittal.
Civil Response: Noted.
Topic: General
Comment Number: 3
03/27/2023: FEES:
The City Manager’s development review fee schedule under City Code 7.5-2
was updated to include fees for Erosion Control and Stormwater Inspections.
As of January 1st, 2021, these fees will be collected on all projects for such
inspections. The Erosion Control fees are based on; the number of lots, the total
site disturbance, the estimated number of years the project will be active.
Based on the proposed site construction associated with this project we are
assuming 1 lots, 0.87 acres of disturbance, 2 years from demo through build out
of construction and an additional 1.00 years till full vegetative stabilization due to
seeding. Which results in an Erosion Control Fee estimate of $1,460.97 .
Please note that as the plans and any subsequent review modifications of the
above-mentioned values change the fees may need to be modified. I have
provided a copy of the spreadsheet used to arrive at these estimates for you to
review. Please respond to this comment with any changes to these assumed
estimates and why, so that we may have a final fee estimate ready for this
project. The fee will need to be provided at the time of erosion control escrow.
The Stormwater Inspection Fees are based on the number of LID/WQ Features
that are designed for on this project. Based on the plans we identified 0 number
of porous pavers, 1 number of bioretention/level spreaders, 0 number of
extended detention basins, and 0 number of underground treatments, results in
an estimate of the Stormwater LID/WQ Inspection fee to be $ $315.00 . Please
note that as the plans and any subsequent review modifications of the
above-mentioned values change the fees may need to be modified. I have
provided a copy of the spreadsheet used to arrive at these estimates for you to
review. Please respond to this comment with any changes to these assumed
estimates and why, so that we may have a final fee estimate ready for this
project. The fee will need to be provided at the time of erosion control escrow. "
Civil Response: Noted.
Department: Stormwater Engineering – Water Utilities
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 4
04/04/2023: FOR HEARING:
Please show the existing storm sewer and manhole from box culvert to existing
storm grates along the south side of Cherry Street.
Civil Response: The box that connects the inlets to the Howes Outfall Box is shown — there is not a
manhole.
Comment Number: 5
04/04/2023: FOR HEARING
A drainage easement is required for the sand filter.
Civil Response: A drainage easement is now shown.
Comment Number: 6
04/04/2023: FOR HEARING
The payment in lieu option to mitigate water quality is not an option anymore for
this site. The development will need to treat 100% of the site's impervious area
for water quality with at least 50% being LID. This percent is 50%, rather than
75%, because there is no vehicular impervious area proposed. The paver
requirement becomes void.
Civil Response: The City has stated that the site is not allowed to drain directly to the box culvert (no new
connections). Because of this, the portion of the site west of the building can only be directed to Cherry. We
will request a variance from 100% to 79% in the drainage report.
Comment Number: 7
04/04/2023: FOR HEARING
On-site detention for this site is most likely not required due to the "beating the
peak" philosophy and having adequate conveyance capacity down to the
ultimate natural drainage way, the Poudre River. Please change the verbiage in
the Drainage Report to reflect this and provide the needed justification for
"beating the peak".
Civil Response: We will note that the site will beat the peak AND is less than the existing SWMM Model.
There is not justification to provide (a re-running of the SWMM) because the SWMM already shows this site
as developed.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1
04/04/2023: FOR HEARING:
The proposed sanitary sewer main is proposed to serve one (1) building and
the City has no plans to use this main for any other public entities. The City's
policy on situations like this is for a "private" sewer service be extended to the
building from the existing main. This should be on private property. The original
utility plans for Penny Flats showed a private sewer service extending north as
well.
Civil Response: As discussed, we have been unable to find the end of the planned sewer service for this
site. We will continue to try to find this information, but for the moment are still showing the new main in
Mason.
Comment Number: 2
04/04/2023: FOR HEARING:
The meter vault for the 3-inch domestic water service is located is an area in
conflict with many other utilities, including a fiber optic bank. This vault needs to
be located on private property outside of utility corridors. Typically, a notch in
the building would be provided to make room for the vault.
Civil Response: The building architecture cannot work with a notch in the building. The meter has been
relocated to a place with fewer conflicts. We understand the meter will also need a ROW encroachment
permit.
Comment Number: 3
04/04/2023: FOR HEARING:
The City is looking at this water main configuration on the north and may have
some comments in regards to proximity to other utilities. The City will update
this comment with more information after internal discussions.
Civil Response: The relocation of the 6” main is shown similar to the first submittal. There are very few
other options with the existing utilities.
Department: Light And Power
Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com
Topic: General
Comment Number: 1
04/04/2023: FOR HEARING:
Light & Power has a major duct bank routed along the western lot line. There is
a switch cabinet that can be used to extend 3-phase power into the property, but
this cabinet is located on the west side of the stormwater culvert. Further detail
will be required to ensure cable and conduit can cross this existing culvert with
required cover and separation.
Civil Response: Mike Oberlander and Cody met on site to determine transformer locations. These are
shown on the drawings. Secondary power will need to cross above the box culvert.
Comment Number: 2
04/04/2023: FOR HEARING:
Transformer location will need to be coordinated with Light & Power and needs
to be shown on the Utility Plans. 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.
Civil Response: Mike Oberlander and Cody met on site to determine transformer locations. These are
shown on the drawings. Secondary power will need to cross above the box culvert.
Comment Number: 3
04/04/2023: FOR HEARING:
Depending on the proposed power routing, please provide adequate space of
service and main lines internal to the site to ensure proper utility installation and
to meet minimum utility spacing requirements. A minimum of 10 ft separation is
required between water, sewer and storm water facilities, and a minimum of 3 ft
separation is required between Natural Gas. Please show all electrical routing
on the Utility Plans.
Civil Response: See utility plans for proposed power locations.
Comment Number: 4
04/04/2023: FOR HEARING:
Streetlights will need to be installed along Cherry Street. A 40 feet separation
on both sides of the light is required between canopy trees and streetlights. A
15 feet separation on both sides of the light is required between ornamental
trees and streetlights. Please coordinate the light placement with Light &
Power. A link to the City of Fort Collins street lighting requirements can be found
below:
https://www.larimer.org/sites/default/files/ch15_2007.pdf
Response: We will work with Cody on the relocation of the power in Mason.
Comment Number: 5
04/04/2023: FOR HEARING:
A Customer Owned 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 prior to Final Plan. Due to the density of
the site and the scale of the building, a preliminary C-1 Form will be required
before hearing to ensure multiple transformers are not required. A link to the
C-1 Form is below:
https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?159767
7310
Electrical Response: Noted. This will be provided at Final Plan.
Comment Number: 6
04/04/2023: FOR FINAL PLAN:
On the one-line diagram, please show the main disconnect size and meter
sequencing. A copy of our meter sequencing can be found in our electric
policies practices and procedures below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
Electrical Response: Noted. This will be provided at Final Plan.
Comment Number: 7
04/04/2023: FOR FINALPLAN:
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 below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
Civil Response: Noted.
Comment Number: 8
04/04/2023: INFORMATION:
If any existing electric infrastructure needs to be relocated or underground as
part of this project, it will be at the expense of the developer and will need to be
relocated within Public Right-of-Way or a dedicated easement. Please
coordinate relocations with Light and Power Engineering.
Civil Response: Noted.
Comment Number: 9
04/04/2023: INFORMATION:
All utility easement and permits (railroad, ditch, floodplain, etc.) needed for the
development will need to be obtained by the developer.
Civil Response: Noted.
Comment Number: 10
04/04/2023: INFORMATION:
Any existing and/or proposed Light and Power electric facilities that are within
the limits of the project must be located within a utility easement or public
right-of-way.
Civil Response: Noted.
Comment Number: 11
04/04/2023: INFORMATION:
The service to the building will be considered a commercial service; therefore,
the applicant is responsible for installing the secondary service from the
transformer to the meters and will be owned and maintained by the individual
unit owner.
Civil Response: Noted.
Comment Number: 12
04/04/2023: INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone
service. Contact John Stark with Fort Collins Connexion at (970) 207-7890 or
jstark@fcgov.com for commercial grade account support, RFPs and bulk
agreements.
Civil Response: Noted.
Comment Number: 13
04/04/2023: INFORMATION:
For additional information on our renewal energy programs please visit the
website below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/go-renewable
Response: Understood, thank you.
Comment Number: 14
04/04/2023: INFORMATION:
Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and
Landscape Plans prior to the Entitlement Process approval.
Response: Understood thank you. We will provide these as FDP.
Comment Number: 15
04/04/2023: INFORMATION:
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 or visit the following website for an estimate of charges and
fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees
Response: Understood, thank you.
Comment Number: 16
04/04/2023: INFORMATION:
Please reference our policies, construction practices, development charge
processes, electric services standards, and fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Response: Understood thank you.
Department: Environmental Planning
Contact: Kristie Raymond, kraymond@fcgov.com
Topic: General
Comment Number: 1
03/14/2023: INFORMATION:
The City of Fort Collins has many sustainability programs and goals that may
benefit this project. Of particular interest may be:
1) Zero Waste Plan and the Waste Reduction and Recycling Assistance
Program (WRAP) provides communication materials and on-site assessments
to support recycling program. Also provides rebates for new compost
programs: http://fcgov.com/recycling/wrap.php, contact Waste Reduction and
Recycling Team at recycling@fcgov.com.
2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility
customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda
Gatzke at 970-416-2312 or rgatzke@fcgov.com
3) Integrated Design Assistance Program offers financial incentives and
technical support for new construction and major renovation projects. Must apply
early in the design phase: http://fcgov.com/idap, contact David Suckling at 970-
416-4251 or dsuckling@fcgov.com
Response: Understood thank you.
Comment Number: 2
03/14/2023: INFORMATION:
Generally an Ecological Characterization Study (ECS) is required by City of
Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of
LUC defined natural habitats and features (riparian forest).
However, as there is an intervening parcel and a road between the riparian
forest and this property, and the standard buffer would not extend to this
proposed project’s parcel, the ECS is waived for this site.
However, please consider the use of native plants to complement the natural
feature. Please refer to the City of Fort Collins Vegetation Database
(https://www.fcgov.com/vegetation/) and the Natural Areas Department list of
native plants (http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf).
Response: Understood thank you. No ECS is provided per Comment #2. The landscape plans do utilize
native plantings in the landscape schedule.
Comment Number: 3
03/14/2023: FOR HEARING:
City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the
extent reasonably feasible, all plans be designed to incorporate water
conservation materials and techniques. This includes use of low-water-use
plants and grasses in landscaping or re-landscaping and reducing bluegrass
lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators,
butterflies, songbirds) landscaping and maintenance are also encouraged.
Please refer to the Fort Collins Vegetation Database at
https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native
Plants document for guidance on native plants:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf.
Response: The landscape plans do utilize native plantings in the landscape schedule.
Comment Number: 4
03/15/2023: INFORMATION:
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: Please see the proposed photometric plans for light information.
Department: Forestry
Contact: Freddie Haberecht, fhaberecht@fcgov.com
Topic: General
Comment Number: 1
04/03/2023: FOR HEARING:
The plan as it is currently proposed is far outside the standard for Fort Collins
development and the use of no trees on the plan will not be accepted by the
Forestry Division. The applicant has the ability to meet the standard if the
building is modified to have a smaller footprint. In addition, the plan does not
specify any plant that is taller than 6’ which will not make the desired
environmental or social impact in an urban setting.
Response: Since receiving round 1 comments and submittal for round 2 PDP, the design team has had
extensive coordination with the Forestry, Stormwater, and Planning departments to identify areas for trees
on this site. See the proposed landscape plans for trees along Cherry St and Mason St.
Comment Number: 2
04/03/2023: FOR HEARING:
Please provide a landscape plan that meets the Land Use Code
3.2.1 requirements. This should include the existing tree inventory, any
proposed tree removals with their locations clearly noted and any proposed tree
plantings (including species, size, quantity, and method of transplant). The plans
should also include the following City of Fort Collins notes:
Response: Please see the proposed landscape plans that include the tree removal plans and proposed
landscape design.
General Landscape Notes
Tree Protection Notes
Street Tree Permit Note, when applicable.
These notes are available from the City Planner or by following the link below
and clicking on Standard Plan Set Notes:
https://www.fcgov.com/developmentreview/applications.php
Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
Required mitigation tree sizes:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 8.0’ height balled and burlapped
Ornamental tree: 2.0” caliper balled and burlapped
Response: Understood thank you.
Comment Number: 3
04/03/2023: FOR HEARING:
According to Land Use Code 3.2.1.(D)(c), canopy shade trees
shall constitute at least (50%) of all tree plantings.
Response: Understood, a modification request has been submitted for this code requirement as we are
only able to provide ornamental trees due to strict utility and site conflicts. This has been discussed and
coordinated with the Forestry department prior to submittal.
Department: Park Planning
Contact: Missy Nelson, mnelson@fcgov.com
Topic: General
Comment Number: 1
04/04/2023: INFORMATION:
Both Park Planning & Development and Parks department comments will be
provided by Missy Nelson | mnelson@fcgov.com
Response: Understood.
Comment Number: 2
04/04/2023: FOR FINAL PLAN:
Please add note to landscape plans in the General Landscape Notes section:
"Adjacent property owner shall, in perpetuity, be responsible for irrigation and
maintenance of public right-of-way landscaping along N. Mason St. (arterial
street)."
Response: Note has been added to the landscape plans.
Comment Number: 3
04/04/2023: FOR FINAL PLAN:
Please clearly define private property line boundary on landscape plans.
Response: Property boundaries have been bolded on the landscape plans.
Comment Number: 4
04/04/2023: FOR HEARING:
The entrance to the Discovery Center, Lee Martinez Community Park and the
Fort Collins Museum of Discovery should be celebrated. As this project
evolves, please work to provide a continuation from Penny Flats, an enhanced
widened pedestrian sidewalk, planted parkway with street trees (as fits with
other department requirements) to serve this connection.
Response: The design provides a pedestrian plaza at the Cherry St/Mason St corner to welcome
pedestrians to the site, as well as, for continuation to the south properties. Foundation planting is provided
on both street frontages per coordination with Forestry and Planning. The sidewalk condition on Mason St
has been widened to provide a stronger pedestrian connection along the streetscape.
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1
03/27/2023: FOR HEARING:
AERIAL ACCESS
An alternative method of compliance for aerial access has been submitted to
the Fire Marshal for review. Once approved, this comment will be resolved.
VFLA Response: The request has been sent via email to Marcus at PFA for final approval.
Comment Number: 2
03/27/2023: FOR FINAL PLAN:
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. If the location of the FDC is located near the bike
racks, please provide adequate clearance. The location of the FDC will be
reviewed at construction and the sprinkler system permit.
An underground fire line permit is required by the Poudre Fire Authority. As per
Colorado state law (8 CRR 1507-11), individuals or companies installing
underground supply lines from public water supplies to fire sprinkler system
risers, standpipes, and other fire protection systems must be registered with the
State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE
SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit
applications should include a current business name and registration number.
As per DFPC records, currently registered individuals and companies can be
found here:
https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor
%20Registrations.pdf
Additional information regarding requirements of Colorado state law can be
found here:
https://dfpc.colorado.gov/fire-suppression-system-contractors
VFLA Response: The Fire Department Hose Connection (FDC) is shown on the North Elevation, next to the
Fire Riser Room entrance.
Comment Number: 3
03/27/2023: FOR FINAL PLAN:
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.
VFLA Response: A numeric address is indicated on the North Elevation.
Comment Number: 4
03/27/2023: FOR FINAL PLAN:
ROOFTOP AMENITIES & LANDSCAPING
A plan for rooftop amenity areas shall detail floor and furnishing plan with
vegetation, fixed grills, fireplace fixtures, etc. (as is applicable).
- A plan for rooftop amenities shall include an egress plan from any assembly
occupancy in compliance with IFC 1006.3.
- Gas fire pits & grills fueled by natural gas may be allowed in association with
multi-family buildings with prior approval of the fire marshal. Wood burning or
smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be
located in a permanent/fixed location, such as a built-in kitchen or fireplace with
UL fixtures as appropriate; or as otherwise limited by manufacturer's installation
guidelines. Connections shall have hard pipe, not flex pipe and be equipped
with an emergency shut off. Fire pits and grills fueled by natural gas shall have a
10' separation to combustible construction and/or vegetation. This distance is
measured both horizontally and vertically from the fire source.
- Landscaping on roofs shall be shown to comply with IFC 317.
- Access to the interior courtyard is required. The maximum hose lay from the
interior standpipe within 200 feet of all portions of the courtyard shall be
provided.
Response: Rooftop courtyards are shown on plans for design intent only. Final design will be provided at
FDP and as part of the building permit package for PFA review.
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
04/03/2023: BUILDING PERMIT:
Construction shall comply with adopted codes as amended. Current adopted
codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local
amendments
Colorado Plumbing Code (currently on the 2018 IPC)
2020 National Electrical Code (NEC) as amended by the State of Colorado
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
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 mid-design stage for this meeting to be effective.
Applicants of new projects should email your Development Review Coordinator
to schedule a pre-submittal meeting.
VFLA Response: Understood, thank you.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 1
04/04/2023: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at
FDP.
Response: Understood, thank you.
Department: Outside Agencies
Contact: Petty, Marcus, Comcast, Marcus_Petty@comcast.com, ,
Topic: General
Comment Number: 1
04/04/2023: INFORMATION:
Comcast will be able to offer all of our services to this location.
Response: Understood, thank you.
Department: Outside Agencies
Contact: Rafer Nichols, BNSF Railway, rafer.nichols@bnsf.com, 303-480-6586
Topic: General
Comment Number: 1
03/15/2023: FOR HEARING:
Provide traffic analysis to ensure left turns into parking garage from NB Mason
street won’t cause queuing across the track.
Response: Right in – right out is proposed – no northbound left turns.
Comment Number: 2
03/15/2023: FOR HEARING:
Add BNSF Call Before you Dig number to the notes. 1-800-533-2891.
Response: Added to Horizontal Control Plan.
Comment Number: 3
03/15/2023: FOR HEARING:
Work with BNSF property management team (JLL) below to clear any title
BNSF may have to this property from predecessor railroads.
Civil Response: Per the current survey, all encumbrances have been removed and cleared from the
property.
Comment Number: 4
03/15/2023: FOR HEARING:
Please send us transportation sheets to review any signing and striping
changes near tracks.
Civil Response: There are no changes to signing and striping near the tracks.
Department: Water Conservation
Contact: Emma Pett, epett@fcgov.com
Topic: General
Comment Number: 1
03/29/2023: FOR HEARING:
Please provide a landscape plan with a water budget and hydrozones. Your
water budget must be under 15 gallons/square foot for the property annually.
Response: Landscape plan has been provided with round 2 PDP. Final plant locations and calculations will
be provided at FDP.
Comment Number: 2
03/29/2023: FOR FINAL PLAN:
Please provide a detailed and complete irrigation plan that includes your water
budget, hydrozones, irrigation components and irrigation zones. Preliminary
irrigation plans (PIP) are required for review at Final Development Plan (FDP),
prior to issuance of building permit. The requirements for the PIP must comply
with the irrigation requirements outlined in Section 3.2.1(J) of the Land Use
Code. Direct questions concerning irrigation requirements to Emma Pett or
Eric Olson.
Response: Irrigation plans will be provided at FDP.