HomeMy WebLinkAboutTHE LANDING AT LEMAY MULTIFAMILY AND MIXED-USE - PDP230004 - SUBMITTAL DOCUMENTS - ROUND 3 - 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
June 16, 2023
Monica Unger
Thompson Thrift Development, Inc.
111 Monument Circle
Indianapolis, IN 46204
RE: The Landing at Lemay Multifamily and Mixed -Use, PDP230004, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of The Landing at Lemay Multifamily and Mixed -Use. If you
have questions about any comments, you may contact the individual commenter or dir ect
your questions through your Development Review Coordinator, Todd Sullivan via phone at
970-221-6695 or via email at tsullivan@fcgov.com.
RESPONSE: THOMPSON THRIFT (APPLICANT)
RESPONSE: STUDIO-M (ARCHITECT)
RESPONSE: RIPLEY DESIGN (LANDSCAPE ARCHITECT/PLANNER)
RESPONSE: AVANT CIVIL GROUP (ENGINEER)
RESPONSE: DELICH (TRAFFIC)
RESPONSE: DEVITA (LIGHTING)
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695
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
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conversations. Thank you!
RESPONSE: Thank you, will do!
Comment Number: 2
03/21/2023: 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:
RESPONSE: Thank you.
RESPONSE: Thank you.
RESPONSE: Thank you
RESPONSE: Thank you
RESPONSE:
Comment Number: 3
03/21/2023: 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: Submittal Documents will follow the above naming convention.
Comment Number: 4
03/21/2023: 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
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RESPONSE: Documents will be optimized to the above standards.
RESPONSE: Documents have been flattened
Comment Number: 5
03/21/2023: 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, thanks!
Comment Number: 6
03/21/2023: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
RESPONSE: Understood
Comment Number: 7
03/21/2023: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
RESPONSE: Understood
Comment Number: 8
03/21/2023: 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
Comment Number: 9
03/21/2023: 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
Comment Number: 10
FOR HEARING:
This proposed project is processing as a Type 2 Development Plan. The
decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For
the hearing, we will formally notify surrounding property owners within 800 feet
(excluding public right-of-way and publicly owned open space). Staff will need
to agree the project is ready for Hearing approximately 4 -8 weeks prior to the
hearing. I have attached the P&Z schedule, which has key dates leading up to
the hearing.
RESPONSE: Understood
Department: Planning Services
Contact: Katelyn Puga kpuga@fcgov.com
Topic: General
Comment Number: 2
06/12/2023: FOR HEARING UPDATED -
This requirement is resolved by providing two housing types (multi -family and
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single-family detached). A modification to the standards in Division 3.8.30 will
be required to be remove the requirement for the small -lot single-family
detached housing type to have a minimum lot size of less than six thousand
(6,000) square feet.
RESPONSE: A modification has been provided with this submittal.
3/20/2023: FOR HEARING - HOUSING TYPES
The Land Use Code requires that a mix of housing types be provided with
multi-family development. Since the site is greater than sixteen acres in size, it
requires a minimum of two (2) different housing types for the multifamily
development. The proposal indicated that the mixed -use building consists of
two-residential units and a clubhouse and office use that is accessory to the
multi-family land use. To be considered a mixed-use building type, the
non-residential uses cannot be directly incidental to the multi -family land use
and must be a combination of distinct non-residential land uses and residential
units.
Division 3.8.30 - Multifamily and Single-Family Attached Dwelling Development
Standards has a complete list of housing types that can be proposed to satisfy
this requirement.
Comment Number: 3
06/12/2023: FOR HEARING UPDATED -
Thank you for providing a pedestrian circulation plan with this submittal. A
pedestrian connection is missing between the south and north sides of the Dog
Park. For users located on the south of the dog park, an opportunity to provide a
direct connection adjacent to the park would allow users direct access to the
portion of the Major Walkway Spine on the north side of the park.
RESPONSE: We have included a connecting path along the southeast portion of the dog park to promote more connectivity
through the site in that area.
3/20/2023: FOR HEARING - CONNECTIVITY
Overall, staff is concerned that the proposed vehicular and pedestrian
connectivity does not provide direct connections through the blocks from the
streets, nor to the provided amenity areas such as the dog park and pool area
onsite. The Land Use Code (Division 3.2.2) requires that walkways within the
site shall be located and aligned to directly and continuously connect areas or
points of pedestrian origin and destination, and shall not be located and aligned
solely based on the outline of a parking lot configuration that does not provide
such direct pedestrian access.
Ensure that all walkways provide clear connectivity through the site near any the
amenity areas such as the pool area and dog park. Suggested routes are
shown as red arrows on provided Planning Redlines.
Comment Number: 4
06/13/2023: FOR HEARING UPDATED - BUILDING TYPE COMPARISON
CHART
Please include clarification in the building type comparison chart that details the
differences between the shape of the building using through the architectural
features (like extended porches) that are proposed.
RESPONSE: Building comparison information has been expanded in resubmittal.
3/20/2023: FOR HEARING - BUILDING TYPE COMPARI SON CHART
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For the multi family buildings that are two story, variation must comply with
Section 3.8.30(F)(2). Three building designs are required. Please note the
standard states: Building designs shall be considered similar unless they vary
significantly in footprint size and shape. Please provide a Building Type
Comparison Chart with the next submittal for the proposed building types to
demonstrate that it varies in size, shape, roof forms, massing, and materials
and colors. An example of a Building Type Comparison Chart has been
provided with the Planning Redlines.
Comment Number: 8
06/12/2023: FOR HEARING UPDATED -
Since Building 10 and Building 3 have side's facing the north south - Private
Street that runs through the site, these elevations should also be designed to
mimic the architectural design of a front façade using the same strategies as
used in Buildings 9 and 8.
RESPONSE: Side elevations for building 3 have been revised to mimic architectural design of front façade in resubmittal.
RESPONSE: The landscape along the north façade of building 10 has been updated to screen the buildign from the walkway
spine.
3/20/2023:FOR HEARING - BUILDING FRONTAGE ALONG PRIVATE
STREETS AND CORDOVA ROAD
Several buildings on site (Building 8, 9, 2, and 6) do not have front facades with
a primary entrance to a dwelling unit facing an adjacent street. The lot size and
layout pattern of the multi-family development shall be designed to allow
buildings to face toward the street. Every front facade with a primary entrance to
a dwelling unit shall face the adjacent street to the extent reasonably feasible.
Orienting these buildings to have the front façades facing the adjacent streets
shall be considered to meet the requirements of site layout, block structure, and
layout pattern of the proposed development.
Comment Number: 15
06/12/2023: FOR HEARING - UPDATED - SITE PLAN
Refer to Planning Redlines on the Site Plan for additional comments to be
addressed.
RESPONSE: Site Plan Redlines have been addressed and included in this Re -Submittal.
Comment Number: 16
06/12/2023: FOR HEARING - UPDATED - ARCHITECTURAL BUILDING
ELEVATIONS
Refer to Planning Redlines on the Architectural Elevations for additional
comments to be addressed.
RESPONSE: Redlines have been reviewed and addressed in resubmittal.
Comment Number: 17
06/12/2023: FOR HEARING UPDATED - LANDSCAPING PLAN
Refer to Planning Redlines on the Landscaping Plan for additional comments to
be addressed.
RESPONSE: Redlines have been addressed and included in this Re -Submittal.
Comment Number: 18
06/12/2023: FOR HEARING UPDATED - PHOTOMETRIC PLAN
Please refer to Planning Redlines on the Photometric Plan for additional
comments to be addressed.
RESPONSE: Redlines have been reviewed and addressed in resubmittal.
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Comment Number: 19
06/12/2023: FOR HEARING - CARRIAGE HOUSES
Thank you for providing a thoughtful design when designing the carriage house
for the second required housing type in the development. Some variation in
materials and design should be provided between the units. Staff recommends
differing porch designs to help accomplish variation of architecture between
each building.
Open bicycle parking along Lemay may not be ideal from a maintenance and
security perspective for residents on site. Have you considered enclosing this
area with doors, like the doors that are currently shown to the right of this area
on the building?
RESPONSE: This comment has been discussed with staff. Varying colors/materials are being provided from one carriage house to
the next in resubmittal. Regarding bicycle parking, these areas will be screened via landscape but are meant to be open to
sidewalks for ease of access. Adding doors here would limit the number of bikes able to be stored and would make ease of bicycle
access more complicated.
Contact: Ryan Mounce rmounce@fcgov.com 970-224-6186
Topic: General
Comment Number: 1
06/13/2023: FOR HEARING UPDATED - CONDITION OF APPROVAL
EXHIBIT
Staff is comfortable with the application of the 15 recommended points for the
Energy/Water categories but is seeking additional information or
enhancements for several of the livability category points as discussed below.
Staff is open to further offline discussions about how best to redesign or
implement some of these categories to reach the point thresholds.
Item 2C – Community Gathering Space – 1 Point
Assuming this is referring to the courtyard between Buildings 2 & 6, this space
would need to be publicly accessible with an access easement. The narrative
talks about seating areas but the site/landscape plans don’t indicate any
specific programming. Staff expectations to receive this point would be park or
plaza like features such as a plaza with seating, special plantings, unique
paving, or other park-like elements such as a gazebo, playground equipment,
etc.
Item 2F - Innovative Neighborhood Amenities - 1 Point
Staff is supportive of the concept of a food truck plaza but has concerns about
the current implementation. The area is located in one of the least visible and
active locations of the site and there are no plaza-like amenities. A picnic table
or larger plaza like setting would be the expectation as well as a more
prominent and visible location to give the best potential for success.
Item 3A – Access to Parks and Open Space – 1 Point
A concern awarding a point for this category is that it appears the 27,000 SF
space is counted as part of all landscaped or amenity areas across the site
rather than one larger contiguous open space as is the intent, and the amenity
space of a pool/clubhouse area is c ommon to newer multifamily developments
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and doesn’t demonstrate going above -and-beyond typical development.
Item 4A – Universal Design - 2 Points
Can more information be provided about the amenities that will make the units
more accessible and visitable? The basic information provided doesn’t
articulate amenities that go above and beyond typical building code/fair
housing/ADA requirements.
RESPONSE: See The Landing at Lemay Points Proposal Document included in this submittal.
3/20/2023: FOR HEARING – CONDITION OF APPROVAL EXHIBIT
Prior to hearing, please provide a narrative or exhibit describing how the
project intends to meet the conditions of approval for the rezoning requiring a
certain number of points from the 2021 Residential Metro District Policy
Evaluation Table. For any point categories that cannot be confirmed via site
plan elements (e.g. efficient plumbing fixture) we will include site plan notes to
ensure the intended effect remains a part of this project that can be verified
during future building permit reviews or zoning inspections.
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 5
06/07/2023: FOR HEARING - UPDATED:
If the "Water and Wastewater Easements" are to be used exclusively ELCO
and Boxelder Sanitation District, then they should be specified to be used by
those companies only. They way they are currently worded, it seems like any
water or wastewater utility would be allowed within the easement. Typically,
ELCO and Boxelder prefer to have their easements dedicated by separate
document prior to the plat being recorded, but that is not a City requirement and
is up to the developers and ELCO/Boxelder to decide. If the ELCO and
Boxelder easements are recorded on the plat, then ELCO and Boxelder will
need to sign the plat, and you will need to add their signature blocks to the cover
sheet. If the easements are recorded by separate document prior to the plat
being recorded, then the reception numbers for those easements will need to
be added to the plat prior to recording.
RESPONSE: Update easements to respective water/sewer districts
03/20/2023: FOR HEARING:
Why are some easements described as Water and Wastewater Easements
rather than Utility Easements? These should be general Utility Easements that
can be used by any utility provider. Please update the label on the plat and
throughout the utility plans.
Comment Number: 10
06/07/2023: FOR HEARING - UNRESOLVED:
In your response to comments, you claimed that the minimum tangent length at
intersections is only applicable to roads at stop conditions. I do not think that is
true, and I did not see anywhere in LCUASS saying that the minimum tangent
length at intersections is only applicable to roads at stop conditions. The 175'
horizontal radius is most likely acceptable to us, but you will need to submit a
variance request with the next round. The variance request must be approved by
the City engineer prior to hearing.
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RESPONSE: Per discussion with staff, minimum tangent length does not apply to street where the crown carries through the
intersection.
03/21/2023: FOR HEARING:
The design of Cordova Road does not meet the minimum tangent length
between horizontal curves and intersections. Per LCUASS Table 7 -3, the
minimum tangent length for a 2-lane arterial street is 200 feet. Please submit a
variance request letter that includes all of the criteria outlined in LCUASS
Section 1.9.4.A.
Comment Number: 14
06/13/2023: FOR HEARING:
The ponding in detention ponds cannot be within the utility easements. Please
label the ponding limits of the pond to demonstrate that there is no ponding
within the easements. Grading is allowed within easements at 4:1 slope (or
flatter).
RESPONSE: Per discussion with staff, this does not appear to be a requirement and inundation occurs only in the upper stages of
detention so will happen very infrequently for a short duration.
Comment Number: 15
06/13/2023: FOR HEARING:
On the plat, to the southeast of the Cordova Road extension, you are dedicating
Tract D to Jay-Tex Aviation and Tract C to SIB Properties. These two property
owners will be required to sign the final plat. We will also need for those
property owners to submit Letters of Intent prior to the hearing.
RESPONSE: Updated Land Use Table to “Property Owner”. Dedication of these tracts may or may not occur after the plat is
recorded.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 3
06/12/2023: FOR HEARING UPDATE: Is there an opportunity to connect a
sidewalk along the dog park from the internal sidewalk to the major spine? This
could provide good connectivity if/when the property to the north develops.
RESPONSE: We have updated the plan to show the sidewalk adjacent to the maintenance building con necting to the major
walkway spine along the north property boundary.
03/21/2023: FOR HEARING: The pedestrian network may also need to
provide more direct connections and access to all the amenities within the
development. It has been noted that t here is a lack of sidewalks providing
access to the dog park and other amenities. We will need to coordinate this
with our Planning and Engineering staff as well.
Comment Number: 5
06/12/2023: FOR FINAL PLAN UPDATE: Stop signs should be placed in
advance of a sidewalk/crossing as you approach an intersection. This requires
motorist to stop before they encroach into a crosswalk.
RESPONSE: Updated locations of stop signs at intersections to behind the walks
03/21/2023: FOR FINAL PLAN: Signing and striping will be required within
FDP. Any Private Streets will need to identified in the plans and will require an
alternative street name sign that indicates that the street is privately maintained.
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We will provide a design sheet with details.
Comment Number: 6
06/12/2023: FOR INFORMATION: The Transportation Impact Study has been
received and reviewed. See subsequent comments for details.
RESPONSE: Acknowledged
Comment Number: 7
06/12/2023: FOR HEARING: Corrections needed. Within the TIS, the west leg
of the Lemay and Duff intersection is detailed at 9th Street. This is actually
Buckingham Street. The Signal Warrant sheets within the appendix are labeled
as 2027 for the short term and 2040 for the long term, instead of 2028, and
2045. Please correct.
RESPONSE: Updated in revised TIS
Comment Number: 8
06/12/2023: FOR HEARING: The bike and pedestrian level of services
analysis does not detail any destinations within 1320 feet of the site. We would
like to have the level of service provided for the following locations. Sugar Beet
Park, bus stop/transit on Lincoln, breweries/restaurants on Lemay north of
Lincoln, and the industrial/employment areas to the east.
RESPONSE: Updated in revised TIS
Comment Number: 9
06/12/2023: FOR HEARING: The TIS may consider mentioning that the Lemay
and Duff intersections was scheduled for signalization within the Lemay
Overpass project. Final installation of the signal will occur once warrants are
met.
RESPONSE: Updated in revised TIS
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 1
03/03/2023: "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 .
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.
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: Acknowledged
Comment Number: 2
03/03/2023: For Approval or Final Plan:
Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or
meets one of the other
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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 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)
Based upon the supplied materials, site disturbs more than 1 acre or is part of a
larger common development
that requires Erosion and Sediment Control Report to be submitted. Please
submit an Erosion Control Report
to meet City Criteria (FCDCM Ch 2 Section 6.1.4) at time of Final Plan or
Approval Submittal.
Based upon the supplied materials, an Erosion Control Escrow Calculation will
need to be provided. Please
submit an Erosion Control Escrow / Security Calculation based upon the
accepted Erosion Control Plans to
meet City Criteria (FCDCM Ch 2 Section 6.1.5) at time of Final Plan or
Approval Submittal.
RESPONSE: Acknowledged, required erosion control materials to be provided at Final
Comment Number: 3
03/03/2023: 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 11 lots, 18.80 acres of
disturbance, 3 years from demo through build out of construction and an
additional 3.00 years till full vegetative stabilization due to seeding.
Which results in an Erosion Control Fee estimate of $3,323.61 .
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, 5 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 $ $1,575.00 .
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
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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. "
RESPONSE: Acknowledged
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 4
06/13/2023: FOR HEARING-UPDATED:
Please update the table on the Drainage Plan.
RESPONSE: Updated
03/21/2023: FOR HEARING:
It appears Sub-basin G should have a TOC of 5 minutes as well. Please revise.
Comment Number: 10
06/13/2023: FOR FINAL PLAN REVIEW:
Please provide 10 feet of separation from all trees to storm sewers, inlets,
underdrains, etc.
RESPONSE: Updated
Department: Light And Power
Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772
Topic: General
Comment Number: 1
03/21/2023: INFORMATION:
Light and Power has existing 3phase electric facilities along the south side of
Lemay Ave (north of the Lemay/Duff intersection) that will need to be extended
through the site.
Single phase facilities existing near the Cordova/Duff intersection.
RESPONSE: Updated electric layout provided with submittal
Comment Number: 2
06/16/2023: FOR HEARING:
See sheet 15 of the utility plan set for LP markups for adjusted electric routing,
transformer locations, vault locations, streetlight design. Please incorporate
these markups into the plan set.
Please show the private electric services from the transformer to the meter
banks on the buildings.
RESPONSE: Updated electric layout provided with submittal
03/21/2023: PRIOR TO HEARING:
Pad mount transformers cannot be placed within the parkways along public
roads. Light and Power will work with you to determine transformer locations for
the buildings.
Transformer locations will need to be coordinated with Light & Power.
Transformers must be placed within 10ft of a drivable surface for installation and
maintenance purposes. The transformer must also have a front clearance of 10ft
and side/rear clearance of 3ft minimum. When located close to a building,
please provide required
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Comment Number: 3
03/21/2023: INFORMATION:
This project will need to comply with our electric metering standards. Electric
meter locations will need to be coordinated with Light and Power Engineering
and shown on the utility plans. Residential units will need to be individually
metered. Please gang the electric meters on one side of the building, opposite
of the gas meters. Reference Section 8 of our Electric Service Standards for
electric metering standards. A link has been provided here:
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
RESPONSE: Acknowledged
Comment Number: 5
06/16/2023: FOR HEARING:
Please confirm that the 8ft separation from the waterlin e in the furthest west
alley is acceptable for the water department.
RESPONSE: Please provide an alternate route if 8ft separation is not acceptable.
03/21/2023: INFORMATION:
During utility infrastructure design, please provide adequate space for all
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.
Light and Power facilities must have a ten foot clearance from all water,
wastewater, and storm sewer facilities. We also require a three foot clearanc e
away from all other utilities with the exception of communication lines.
Comment Number: 6
03/21/2023: 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 to discuss development fees or visit the following website for
an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees
RESPONSE:
Comment Number: 8
03/21/2023: INFORMATION:
Light and Power is experiencing material shortages and long lead times on
certain materials and unfortunately this is an industry wide issue.
Light and Power typically has stock of our materials, including transformers, and
we work on a first come, first service basis with our inventory s tock. We will
assess what we have available when this project gains City approval and
progresses to construction. Light and Power is working hard to secure
materials, transformers, and orders have been placed with our manufactures to
replenish inventory.
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RESPONSE:
Comment Number: 9
03/21/2023: INFORMATION:
Streetlights will be placed along public streets. 40 ft separation on both sides of
the light is required between canopy trees and streetlights. 15 ft separation on
both sides of the light is required between ornamental trees and streetlights.
Please coordinate the light placement with Light & Power. Please reach out to
me before the first round of the Final Development Plan so I can provide a
streetlight layout. The City of Fort Collins street lighting requirements can be
found at:
http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf
RESPONSE: Street light locations provided with submittal
Comment Number: 10
03/21/2023: INFORMATION:
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: Understood, thank you for the figures.
Comment Number: 11
03/21/2023: INFORMATION:
If the private drives/alleys are proposed to be illuminated, the streetlights are
considered private and will need to be privately installed, maintained, and
metered. Please show all private streetlights and private meters on the plans.
RESPONSE: See plans for light locations on private drives.
Comment Number: 12
03/21/2023: 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.
RESPONSE: Understood. Thank you.
Comment Number: 13
03/21/2023: 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: Thank you for providing the contact above.
Comment Number: 14
INFORMATION:
Please contact Tyler Siegmund with electric project engineering if you have any
questions at (970) 416-2772. You may reference Light & Power’s Electric
Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar
ds.pdf?1645038437
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Reference our policies, development charge processes, and use our fee
estimator at: http://www.fcgov.com/utilities/business/builders-and-developers.
RESPONSE: Understood. Thank you.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 7
05/24/2023: FOR APPROVAL:
Please update #7 of the Native Seed Mix Notes in the site plan and landscape
plan to read:
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.
RESPONSE: The above note has been added to the Native Seed Mix Notes.
Comment Number: 8
05/24/2023: INFORMATION ONLY: Although not required by City code, rain
gardens are excellent opportunities to plant as pollinator resources with a high
diversity of species to promote bloom times across the growing season. There
are several rain gardens on site, some could use a seed mix while others are
vegetated with perennials. Please coordinate with myself and Stormwater.
RESPONSE: Thank you Kristie. We are providing 5 rain gardens and plan on utilizing the Raingarden next to the Courtyard
amenity area as a pollinator garden. We will reach out for best practice on species diversity.
Comment Number: 9
05/25/2023: FOR APPROVAL:
Please add the following comment in your Prairie Dog Management Plan on
page 1, "If owls are identified on-site, the CPW District Wildlife Manager
(DWM) for the Fort Collins area and the Environmental Planner with the City of
Fort Collins should be notified."
RESPONSE: The above note has been added to the Prairie Dog Management Plan.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 2
06/13/2023: FOR FINAL
Please see Forestry redlines for separation issues.
RESPONSE: Forestry Redlines have been addresses. See redline responses included in this submittal.
Comment Number: 3
06/14/2023: FOR HEARING
Please increase the size of the tree grates to at least 4x8 (32 square ft) to allow
proper space for the trees to grow to maturity.
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RESPONSE: Tree grates have been substituted with 8’ x 12’ leave outs and will contain rock mulch.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 2
03/13/2023: UPDATED FOR HEARING
TURNING RADII - IFC 503.2.4 and Appendix D103.3 Amendments
The required turning radii of a fire apparatus access road shall be a minimum of
25 feet inside and 50 feet outside.
6/12/2023: The provided turning exhibit shows very little clearance around
corners that do not meet minimum radius.
Many corners do not meet this minimum requirement and shall be corrected. A
turning exhibit can be submitted for these areas as an a lternative.
6/12/2023: The provided turning exhibit is very tight in the corners that do not
meet code. Many areas have less than 12 inches of clearance on each side.
More space is required in order to approve the turning exhibit.
RESPONSE: An exhibit has been provided with this submittal showing 18” clearance from all curbs.
Comment Number: 5
03/13/2023: 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.
- 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: Fire lane signage to be provided with Final
Comment Number: 6
03/13/2023: 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
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wayfinding. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in
a position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be arabic numbers or alphabetical letters. Numbers shall not be spelled
out. The address numerals for any commercial or industrial buildings shall be
placed at a height to be clearly visible from the street. They shall be a minimum
of 8 inches in height unless distance from the street or other factors dictate
larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. The
address numbers for one- and two-family dwellings shall be a minimum of 4” in
height with a minimum ½” stroke and shall be posted on a contrasting
background. If bronze or brass numerals are used, they shall only be posted on
a black background for visibility. Monument signs may be used in lieu of
address numerals on the building as approved by the fire code official.
Buildings, either individually or part of a multi - building complex, that have
emergency access lanes on sides other than on the addressed street side, shall
have the address numbers and street name on each side that fronts the fire
lane.
Please indicate compliance by providing general address locations/size on
elevations.
RESPONSE: Addressing and wayfinding to be provided with Final.
Department: Building Services
Contact: Katy Hand khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
03/17/2023: FOR APPROVAL
Buidling #1 and #5 are missing an accessible parking spaces serving these
buildings. Additionally, accessible parking is required in the garages (Current
IBC chapter 11) Accessible parking shall be located on the shortest accessible
route of travel from adjacent parking to an accessible building entrance - (IBC
section 1106.6)
RESPONSE: Updated locations of ADA stalls
Comment Number: 2
03/17/2023: NOTICE:
EV parking requirements have changed with the adoption of the 2021 Building
codes and include options for compliance. Please review the building code
local amendments and coordinate accordingly
https://www.fcgov.com/building/codes
RESPONSE: Noted.
Comment Number: 3
03/17/2023: FOR BUILDING PERMIT:
Several of the garage buildings appear to be closer than 20ft apart and may
require fire rated construction due to fire separation distance. Please
coordinate with the architect.
RESPONSE: Where garages are closer than 20’ apart, exterior walls will be designed so that walls are rated from both interior
and exterior side of the wall.
Comment Number: 4
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03/17/2023: INFORMATIONAL:
The current building codes and local amendments can be found here:
https://www.fcgov.com/building/codes
RESPONSE: Noted.
Comment Number: 5
03/17/2023: INFORMATIONAL:
Each detached structure required a separate permit, including bike storage
structures, garages, maintenance building, fitness building and any pergolas
and patio covers (unless permit exempt)
A City licensed commercial general contractor is required to construct any new
multi-family structure.
RESPONSE: Noted.
Comment Number: 6
03/17/2023: FOR BUILDING PERMIT:
Multi-family buildings located within
250ft of a 4-lane road, or within 1000 ft of an active railway must provide
Exterior composite sound transmission of 39 STC min.
RESPONSE: Noted, this will be accommodated in construction documents / building permit review.
Comment Number: 7
03/17/2023: PRE - SUBMITTAL MEETING:
For new buildings, please schedule a pre-submittal meeting with Building
Services for this project. Pre-Submittal meetings assist the designer/builder by
assuring, early on in the design, that the new projects are on track to complying
with all of the adopted City codes and Standards listed above. The proposed
project should be in the early to mid-design stage for this meeting to be
effective. Applicants of new projects should email rhovland@fcgov.com to
schedule a pre-submittal meeting.
RESPONSE: Noted.
Comment Number: 8
03/17/2023: NOTICE:
Exit stair enclosures cannot be used for any other purpose other than egress
(i.e. no bike racks, mail, or storage)
RESPONSE: Noted.
Comment Number: 9
03/17/2023: FOR BUILDING PERMIT
Energy code amendments now requires plumbing compactness (short hot
water supply lines by or recirc pump/s)
RESPONSE: Noted.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 2
06/12/2023: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
RESPONSE: Acknowledged
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03/20/2023: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Topic: Plat
Comment Number: 1
06/12/2023: FOR HEARING-UPDATED:
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: See NE responses on PDFs
03/20/2023: FOR HEARING:
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
Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
03/16/2023: Preliminary irrigation plans (PIP) are required for review at Final
Development Plan (FDP), prior to issuance of building permit. The
requirements for the PIP must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to irrigationdr@fcgov.com or Eric Olson eolson@fcgov.com
RESPONSE: PIP will be provided with the FDP submittal once we have reached that milestone.
Comment Number: 2
03/16/2023: Irrigation plans are required no later than at the time of building
permit. The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Eric Olson, at 221-6704 or eolson@fcgov.com
RESPONSE: Understood. Thank you.
Department: Outside Agencies
Contact: Heidi Jensen, Boxelder Sanitation, heidij@boxeldersanitation.org
Topic: General
Comment Number: 1
06/16/2023: See attached letter for comments from Boxelder.
RESPONSE: See responses on PDFs