HomeMy WebLinkAboutFISCHER PROPERTIES - FDP230010 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS
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Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com/developmentreview
April 14, 2023
Erik Fischer
125 S Howes Suite 900
Fort Collins, CO 80521
RE: Fischer Properties, FDP230010, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Fischer Properties. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Tenae Beane via phone at 970 -224-6119 or via email
at tbeane@fcgov.com.
OWNER RESPONSE:
RIPLEY DESIGN RESPONSE:
NORTHERN ENGINEE RING RESPONSE:
VFLA RESPONSE:
MPI RESPONSE:
APS RESPONSE:
Comment Summary:
Department: Development Review Coordinator
Contact: Tenae Beane, 970-224-6119, tbeane@fcgov.com
Topic: General
Comment Number: 1
04/11/2023: 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!
RIPLEY DESIGN RESPONSE: Thank you.
Comment Number: 2
04/11/2023: 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
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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].
RIPLEY DESIGN RESPONSE: Understood, thank you.
Comment Number: 3
04/11/2023: 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 t he 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.
RIPLEY DESIGN RESPONSE: All plans will follow electronic submittal requirements and naming conventions.
Comment Number: 4
04/11/2023: 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 PDFfile.
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
RIPLEY DESIGN RESPONSE: All plans are saved as optimized/ flattened formats.
Comment Number: 5
04/11/2023: 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 w ith as much advanced
notice as possible.
Comment Number: 6
04/11/2023: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
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Comment Number: 7
04/11/2023: FOR FINAL APPROVAL:
All "For Final Approval / For Approval" comments need to be addressed and
resolved prior to moving forward with the final documents and recording of this
project. I will provide a recording checklist and process information when we
are closer to this step.
Comment Number: 8
04/11/2023: LUC 2.211 Lapse, Term of Vested Right: Within a maximum of
three (3) years following the approval of a final plan or other site -specific
development plan, the applicant must undertake, install and complete all
engineering improvements (w ater, sewer, streets, curb, gutter, streetlights, fire
hydrants and storm drainage) in accordance with city codes, rules and
regulations. The period of time shall constitute the "term of the vested property
right." Failure to undertake and complete s uch engineering improvements within
the term of the vested property right shall cause a forfeiture of the vested
property right and shall require resubmission of all materials and reapproval of
the same to be processed as required by this Code. All d edications as
contained on the final plat shall remain valid unless vacated in accordance with law.
RIPLEY DESIGN RESPONSE: Understood, thank you.
Department: Engineering Development Review
Contact: John Gerwel, jgerwel@fcgov.com
Topic: General
Comment Number: 1
04/11/2023: FOR FINAL APPROVAL:
The construction notes and the storm drainage notes in the utility plans to not
appear to be current. Please refer to LCUASS Appendix E, found here:
https://www.larimer.gov/sites/default/files/uploads/2023/appendix_e_-_standard
_notes_approval_blocks_checklists_0.pdf
NORTHERN ENGINEERING RESPONSE: Construction notes and storm drainage notes have been revised per the most
recent notes found in LCUASS.
Comment Number: 2
04/11/2023: FOR FINAL APPROVAL:
Please remove note #10 from the street improvements notes in the utility plans.
That is applicable only to Loveland.
NORTHERN ENGINEERING RESPONSE: Note 10 has been removed.
Comment Number: 3
04/11/2023: FOR FINAL APPROVAL:
The traffic signing and pavement marking construction notes in the utility plans
to not appear to be current. Please refer to LCUASS Appendix E, found here:
https://www.larimer.gov/sites/default/files/uploads/2023/appendix_e_-_standard
_notes_approval_blocks_checklists_0.pdf
NORTHERN ENGINEERING RESPONSE: Traffic signing and pavement marking construction notes have been revised per
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the most recent notes found in LCUASS.
Comment Number: 4
04/11/2023: FOR FINAL APPROVAL:
Please add the Waterline Note from LCUASS Appendix E to the notes on the
utility plans.
NORTHERN ENGINEERING RESPONSE: The waterline note has been added.
Comment Number: 5
04/11/2023: FOR FINAL APPROVAL:
The soils report needs to be referenced on the cover sheet of the utility plans.
NORTHERN ENGINEERING RESPONSE: Reference to the soils report has been added to the cover sheet.
Comment Number: 6
04/11/2023: FOR FINAL APPROVAL:
The grading plan needs to include drainage arrows that show positive drainage
to streets or an approved drainage facility.
NORTHERN ENGINEERING RESPONSE: Drainage arrows have been added to the grading plan.
Comment Number: 7
04/11/2023: FOR FINAL APPROVAL:
What is the curb return radii and flowline grade of the curb return for the
Lakewood/Del Mar curb return? Minimum radii is 20 feet and flowline grade is
1% preferred with 0.5% as the bare minimum.
NORTHERN ENGINEERING RESPONSE: The radius of the curb returns is 20’. The flowlines meet the minimum flowline
grade, see intersection details on sheet 23 for more details on the curb return grades.
Comment Number: 8
04/11/2023: FOR FINAL APPROVAL:
Lakewood has a couple of vertical design issues that deviate from LCUASS
standards. See redlines
NORTHERN ENGINEERING RESPONSE: Redlines have been addressed. A response to redlined comments has been
provided with the re-submittal.
Comment Number: 9
04/11/2023: FOR FINAL APPROVAL:
The driveway onto Westward is intersecting with a speed bump. That speed
bump will have to be relocated. This needs to be shown on the plans.
NORTHERN ENGINEERING RESPONSE: The speed bump was located in the field and was found to be approximately 75
East of the proposed driveway. We believe this location does not interfere with the proposed driveway and should not
require relocation at this time. However, due to the sawcut required for the installation of the sanitary sewer within
Westwood Dr. The speed bump will need to be reconstructed. A note stating this has been added to the existing
conditions plan.
Comment Number: 11
04/11/2023: INFORMATION:
The sawcuts on Westward and Del Mar look on the bord er of not being
compliant with LCUASS. Ensure that the cuts are not in any wheel paths. It
would be good to coordinate that with Inspection before filling in everything.
NORTHERN ENGINEERING RESPONSE: We believe the sawcuts comply with LCUASS generally following the centerline
of the road and 20’ off for the sanitary sewer installation. Other sawcuts are proposed to be perpedicular to the direction
of travel.
Department: Historic Preservation
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Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com
Topic: General
Comment Number: 1
NO FURTHER PRESERVATION CONCERNS: Using 1301 S. Shields as a
reference for compliance, the final plan appears sufficiently compliant with the
compatibility items in LUC 3.4.7.
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 1
04/09/2023: FOR FINAL APPROVAL: We will need to coordinate the potential
relocation of the current speed bump on Westward that looks as though it will
align directly with your driveway. It may need to be shifted to the e ast or west,
which may require approval from adjacent property owners. I will reach out to
our Neighborhood Traffic Mitigation Program to see about requirements. This
should be detailed on your final plans.
NORTHERN ENGINEERING RESPONSE: The speed bump was located in the field and was found to be approximately 75
East of the proposed driveway. We believe this location does not interfere with the proposed driveway and should not
require relocation at this time. However, due to the sawcut required for the installation of the sanitary sewer within
Westwood Dr. The speed bump will need to be reconstructed. A note stating this has been added to the existing
conditions plan.
Comment Number: 2
04/09/2023: FOR FINAL APPROVAL: No Outlet (W14- 2a) signs should be
added above the new stop sign for the Lakewood cul -de-sac east of Del Mar.
NORTHERN ENGINEERING RESPONSE: No outlet sign has been added.
Comment Number: 3
04/09/2023: FOR FINAL APPROVAL: The Residential Permit Parking signs
along your frontage on Westward should be detailed as needing replaced upon
completion of the work in that area. Any other existing signs removed during
construction will also need to be replaced, including the Speed Limit 30 sign
along Shields, if it gets removed.
NORTHERN ENGINEERING RESPONSE: Notes have been added on the existing conditions plan and Civil Site Plan for
the relocation of the 2-hour parking signs.
Comment N umber: 4
04/09/2023: FOR FINAL APPROVAL: 10 feet of red curb should be
considered on both sides of the access on Westward in order to insure
adequate sight distance.
NORTHERN ENGINEERING RESPONSE: Note added to Civil Site Plan to paint curb red 10-ft either side of the proposed
driveway.
Department: Stormwater Engineering – Erosion Control
Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 2
04/05/2023: FOR FINAL APPROVAL:
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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)
NORTHERN ENGINEERING RESPONSE: Phasing material have been prepared, erosion control plans, escrows and
reports include phasing requirements.
Comment Number: 3
04/05/2023: FOR FINAL APPROVAL:
Please adjust the erosion control security estimate based on comments and
revisions to the plans resulting from these comments.
NORTHERN ENGINEERING RESPONSE:
Comment Number: 4
04/05/2023: FOR FINAL APPROVAL:
Please address all comments provided on the redlined plans.
NORTHERN ENGINEERING RESPONSE: Erosion control red-lines have been addressed, see response to redline
comments for additional information.
Topic: Fees
Comment Number: 1
04/05/2023: INFORMATION:
The City Manager’s development review fee schedule under City Code 7.5 -2
was updated to include fees for Erosion Control and Stormwater Inspections.
As of January 1st, 2021, these fees will be collected on all projects for such
inspections.
The Erosion Control Inspection fee is based on; the number of permits, the total
site disturbance and the estimated number of years the project will be active.
Based on the proposed site construction associated with this project we are
assuming 11 permits, 5.96 acres of disturbance, 3 years from demo through
build out of construction and an additional 3 years until full vegetative
stabilization is achieved due to seeding. Which results in an Erosion Control
Fee estimate of $2,914.00.
The Stormwater Quality Inspection Fee is based on the number of LID/Water
Quality features that are designed for the project. Based on the plans we
identified 2 bioretention/rain gardens, 3 extended detention basins, and 1
underground treatment system which results in an estimate for the Stormwater
LID/WQ Inspection fee of $1,795.00 Please note that as the plans and any
subsequent review modific ations of the above-mentioned values change the
fees may need to be adjusted.
I have provided a copy of the spreadsheet used to arrive at these estimates for
your review. These fees will need to be paid prior to the issuance of a building
permit on the site.
Department: Stormwater Engineering – Water Utilities
Contact: Matt Simpson, (970) 416-2754, masimpson@fcgov.com
Topic: General
Comment Number: 1
04/10/2023: FOR APPROVAL:
The single-family lot grading will need further refinement. It appears the intent is
for these 9 SF lots to be “A Lot” grading, however the side -lot line swales do not
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appear to extend to the back-of -lot in some cases. There also appears to be a
potential back lot drainage swale, parallel to the street, in the back yards of
some lots. If a back lot swale is necessary, it will need to be in a drainage tract,
otherwise please grade the site as true “A Lots”. This is follow up on previous
PDP comments and discussion about drainage tracts. See redlines for more
information.
NORTHERN ENGINEERING RESPONSE: Single family grading has been refined. There are no proposed rear yard swales
that convey drainage from more than two consecutive lots.
Comment Number: 2
04/10/2023: FOR APPROVAL:
The driveways appear to be quite steep. Please see what you can do to revise
the grading.
NORTHERN ENGINEERING RESPONSE: Foundation grading including setting garage grades will be done at the time of
plot planning, however driveway grades have been modeled and checked for slopes between back of walk and finished
floor.
Comment Number: 3
04/10/2023: FOR APPROVAL:
The side-lot slope on some single family lots is too steep. 3:1 is max allowable,
but 4:1 preferable. Please review and revi se. Also label the side-slopes,
between the single-family lots.
NORTHERN ENGINEERING RESPONSE: single family lot grading has been revised. Please keep in mind that typical
(generic) footprints have been provided on these plan to ensure protection from the 100-yr storm and detail plot plans
will be required prior to house construction. Extended stim walls with additional foundation exposure will likely be
utilized to keep side slopes within acceptable limits.
Comment Number: 4
04/10/2023: FOR APPROVAL:
At the east end of the cul -de-sac, you will need to use the concrete culvert chase
detail (D -12B) and not the metal sidewalk culvert chase detail. See redlines.
NORTHERN ENGINEERING RESPONSE: Concrete culvert chases are now being called out in this location.
Comment Number: 6
04/10/2023: FOR APPROVAL:
If the sewer/ storm crossing in Shields Street will be less than 18 -inches
separation, we will require the existing sewer main to be potholed located
during design - to confirm crossing elevations.
NORTHERN ENGINEERING RESPONSE: Inverts of the existing storm network indicated that there will be greater than
18” separation between sanitary sewer and storm.
Comment Number: 7
04/10/2023: FOR APPROVAL:
Please use the City’s updated bioretention detail.
See this page:
https://records.fcgov.com/UtilDetail/Browse.aspx?
id=15547889&dbid=0&repo=FortCollins&cr=1
Contact me if this doesn't work.
NORTHERN ENGINEERING RESPONSE: Bioretention Detail has been updated to June 2023 version.
Comment Number: 8
04/10/2023: FOR APPROVAL:
See redlines of utility plans and drainage report.
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NORTHERN ENGINEERING RESPONSE:
Comment Number: 9
04/12/2023: FOR APPROVAL:
Confirm the “rain garden seed mix” is shown on the Landscape Plans.
RIPLEY DESIGN RESPONSE: The rain garden seed mix is included on the landscape notes sheet.
Department: Water-Wastewater Engineering
Contact: Matt Simpson, (970) 416-2754, masimpson@fcgov.com
Topic: General
Comment Number: 1
04/10/2023: FOR APPROVAL:
On the irrigation plans, there is a proposed private irrigation line crossing
across the Lakewood Drive public roadway. Please touch base with the
Engineering Dept about this. A crossing permit may be required.
MPI RESPONSE: PREVIOUSLY RESOLVED
Comment Number: 2
04/10/2023: FOR APPROVAL:
Who will own and operate the irrigation system for the single family detention
pond? It appears that this parcel is included with the apartment lot. This would
place the irrigation meter, service, and system under the ownership of Lot 10
(apartment building). Please confirm that this is the intended approach.
RIPLEY DESIGN RESPONSE: We would like to discuss this at our next staff review. The detention pond is part of Lot 10
which already has an irrigation tap and that tap can service the entirety o f Lot 10. In our Rd 2 final comment letter, we
would like confirmation on whether or not this second irrigation tap is required.
Comment Number: 3
04/10/2023: FOR APPROVAL:
I was not able to find a hydrozone map on the plans. Please provide at FDP
round 2 or direct me to it if I missed it!
RIPLEY DESIGN RESPONSE: A hydrozone plan is provided with the resubmittal.
Comment Number: 4
04/10/2023: FOR APPROVAL:
On the irrigation plans, provide the design max flow rate for the apartment
complex irrigation system. Please coordinate between irrigation plans and civil
plans – the POC No. 2 and the irrigation service are not shown at the same
locations.
MPI RESPONSE: IRRIGATION PLANS HAVE BEEN UPDATED
Comment Number: 5
04/10/2023: FOR APPROVAL:
For the apartment building, the water service sizing calculation shows a 3 -inch
water service and meter, however the Utility Plans show a 2 -inch service and
meter. Please review and resolve inconsistencies.
NORTHERN ENGINEERING RESPONSE: Utility plans have been updated to show the 3-inch tap that the water service
sizing calculations show.
Comment Number: 6
04/10/2023: FOR APPROVAL:
The location of the apartment building water meter must provide at least 4 -feet
separation from the adjacent building and may not be located in the utility
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easement. It appears a new location for the water meter may be necessary.
NORTHERN ENGINEERING RESPONSE: The water meter for the apartment building has been revised.
Comment Number: 7
04/10/2023: FOR APPROVAL:
Please extend the water services so that the water meters are located just
behind the public utility easement. The curb stop should be near the back of the
UT easement.
NORTHERN ENGINEERING RESPONSE: Water services have been extended and the meter pits have been relocated to
just outside the utility easement.
Comment Number: 8
04/12/2023: FOR INFORMATION:
We will need to meet to start discussing the developer repay process for the
Westward sewer main. I need some time on my end to get some things pulled
together. Meeting in early May may be good timing.
Comment Number: 9
04/13/2023: FOR APPROVAL:
Add gas and electric lines to the proposed utility plans for the single -family
portion of the development.
NORTHERN ENGINEERING RESPONSE: Electric and gas lines are now shown for the single-family portion of the
development.
Comment Number: 10
04/13/2023: FOR APPROVAL:
Add a note to the plans stating, “gas and electric shall be located a minimum of
6-feet from all from water and sewer services.”
NORTHERN ENGINEERING RESPONSE: Note has been added to the utility plan sheets.
Comment Number: 11
04/13/2023: FOR APPROVAL:
Please check and confirm that all existing water and sewer services are shown
on the plans. Specifically, I am not seeing the existing sewer services along the
eastern side of the property. I have provided an image in the redlines showing
our infrastructure data in this area. However if you have ground locate - and
survey, I would assume that information would be more reliable.
NORTHERN ENGINEERING RESPONSE: All knonw existing water and sewer services are shown on the plans.
Comment Number: 12
04/13/2023: FOR INFORMATION:
The City is intending to repave Westward Drive and Del Mar Street following the
completion of the water main replacement projects in both of these streets . I
am not sure what your intended constuction time frame is. I recommend
following up with the ROW Engineering Dept for coordination if you have other ideas.
NORTHERN ENGINEERING RESPONSE: The waterline installation and repaving of Del Mar Street and Westward drive
has been completed at this time. A site visit confirmed the location of the relocated water main and that the curb and
gutter had not been replaced. We are assuming that the curb will still need replacement to what was previously shown
on the plans. Please let us know if this is not the case.
Department: Light And Power
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
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Topic: General
Comment Number: 1
04/11/2023: FOR APPROVAL:
Thank you for acknowledging the comment requesting a C -1 form. I look forward
to seeing C -1 forms and one-line diagrams in the second round of FDP as
stated in the comment response letter. Please include C -1 forms and one-line
diagrams for the EV chargers that has required an additional transformer.
APS RESPONSE: A preliminary stage C1 and oneline diagram is included with the FDP resubmittal.
Comment Number: 2
04/11/2023: INFORMATION:
Any existing electric infrastructure that needs to be relocated as part of this
project will be at the expense of the developer. Please coordinate relocations
Comment Number: 3
04/11/2023: 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 th is project:
http://www.fcgov.com/utilities/business/builders -and-developers/plant -investmen
t-development -fees
Comment Number: 4
04/11/2023: INFORMATION:
Light & Power will need AutoCAD files of the site plan, utility plans, and
landscape drawings once plans are approved.
RIPLEY DESIGN RESPONSE: Noted.
NORTHERN ENGINEERING RESPONSE: Noted.
Comment Number: 5
04/11/2023: INFORMATION:
Please document the size of the electrical service(s) that feeds the existing
property prior to demolition of the building to receive capacity fee credits.
Comment Number: 6
04/11/2023: INFORMATION:
We are experiencing material shortages and long lead times on certain
materials and unfortunately this is an industry wide issue. We typically have
stock of our transformers, and we work on a first come, first service basis with
our inventory stock. I know that this may be a b it unsettling, but we will have to
see what is available when this project gains City approval and progresses to
construction. I will add that our Standards Engineering group is working hard to
secure materials, including transformers, and orders have been placed with our
manufactures to replenish inventory.
Comment Number: 7
04/11/2023: INFORMATION:
You may contact Austin Kreager with project engineering if you have questions.
(970) 224-6152. You may reference Light & Power’s Electric Service
Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar
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ds.pdf?1645038437
You may reference our policies, development charge processes, and us e our
fee estimator at
http://www.fcgov.com/utilities/business/builders -and-developers .
Department: Environmental Planning
Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com
Topic: General
Comment Number: 1
04/11/2023: FOR FINAL APPROVAL: Please replace Native Seed Mix note
#7 with the following:
"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."
RIPLEY DESIGN RESPONSE: Note #7 has been replaced with the note provided.
Comment Number: 2
04/11/2023: FOR FINAL APPROVAL: The seed mixes have look good.
However, there are two main points to correct:
I only see the 'Native Seed -Mix', which is more of a drier, upland seed mix,
portrayed within the detention basin. The 'Detention and Wetland Seed Mix'
should be used in the bottom of the detention basin up to roughly 1 foot above
the bottom. The drier 'Native Seed Mix' should be used on the upper slopes.
Rain gardens used an engineered soil matrix that is predominantly sand - which
can be a challenging environment for many plants. Best practice is to use a
seed mix tailored to sandy soils; Mile High Flood District's Rain Garden Seed
Mix is an excellent choice. Other seed suppliers might have options as well.
RIPLEY DESIGN RESPONSE: The detention and native seed mix hatches have been updated and the rain garden seed
mix from MHFD has been included on the notes sheet.
Department: Forestry
Contact: Christine Holtz, choltz@fcgov.com
Topic: General
Comment Number: 1
04/11/2023: FOR FINAL APPROVAL
The 50% shade tree requirement is not currently being met. Please increase the
number of shade trees to 51. There is a new recommended tree species list for
the City of Fort Collins. Please email choltz@fcgov.com to receive a copy of this list.
RIPLEY DESIGN RESPONSE: Shade tree requirement is being met now.
Department: Park Planning
Contact: Missy Nelson, mnelson@fcgov.com
Topic: General
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Comment Number: 1
04/11/2023: INFORMATION: Both Park Planning & Development and Parks
department comments will be provided by Missy Nelson | mnelson@fcgov.com
Comment Number: 2
04/11/2023: To help alleviate possible confusion in the future, please add a
note to the site and landscape plan pointing out the property line along S.
Shields St. It's not very apparent and currently, the "zoning line" looks t o be the
property line.
RIPLEY DESIGN RESPONSE: Note has been added.
Comment Number: 3
04/11/2023: FOR FINAL APPROVAL: Please add note on Landscape Plans
to the General Landscape Notes:
"Adjacent property owner/HOA shall water and maintai n public right-of -way
landscaping (parkway strip) along S Shields St. (arterial street) in perpetuity.
Exception, street tree maintenance by City of Fort Collins Forestry Department."
RIPLEY DESIGN RESPONSE: Note has been added to landscape general notes.
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1
04/10/2023: FIRE LANE SIGNS
Fire lane signage shall include the words NO PARKING - FIRE LANE and
provided for fire apparatus access roads to identify such roads to prohibit any
obstruction.
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.
NORTHERN ENGINEERING RESPONSE: Fire Lane signage has been added to the Civil Site Plan. LCUASS Detail 1418
and 1419 have been added to the Site Details.
Comment Number: 2
04/10/2023: ALTERNATIVE METHOD OF COMPLIANCE
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The approved alternative methods of compliance must become a part of the
permanent record of the final development plan and must be include d in the
code analysis of any design construction documents.
VFLA RESPONSE: Comment acknowledged. AMOC will be included in the code analysis plans.
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
04/10/2023: Construction shall comply with adopted codes as amended.
Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local
amendments
Colorado Plumbing Code (currently on the 2018 IPC)
2020 National Electrical Code (NEC) as amended by the State of Colorado
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here:
https://www.fcgov.com/building/codes
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Live Load: Ground Snow Load 35 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
• Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter.
• Commercial and Multi -family 4 stories and taller: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
· Electric vehicle charging parking spaces are required, see local am endment.
· 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.
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· A City licensed commercial general contractor is required to construct any new
multi-family structure.
· Energy code requires s hort 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 S tandards 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.
Comment Number: 2
04/10/2023: A permit is required for this project and construction shall comply
with adopted codes as amended. Current adopted codes are:
· 2021 International Residential Code (IRC) with local amendments
· Colorado Plumbing Code (currently 2018 IPC) with local amendments
· 2020 National Electrical Code (NEC) as amended by the State of Colorado
· 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
· Please read the residential permit application submittal checklist for complete
requirements.
· Snow Live Load: Ground Snow Load 35 PSF.
· Frost Depth: 30 inches.
· Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
· Seismic Design: Category B.
· Climate Zone: Zone 5
· Energy Code: 2021 IECC residential chapter
INFORMATIONAL ITEMS:
· 5ft setback required from property line or provide fire rated walls & openings
for non-fire sprinkled houses per chap 3 of the IRC. 3ft setback is required for
fire sprinkled houses.
· Fire separation of 10ft between dwellings is required.
· Bedroom egress windows (emergency escape openings) required in all
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bedrooms.
· For buildings using electric heat, heat pump equipment is required.
· A passing building air tightness (blower door) test is required for certificate of
occupancy.
· For projects locat ed in Metro Districts, there are special additional code
requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
· New IRC code amendment R320 requires dwellings with habitable space on
the 1st floor must provide a visitable bathroom and path to such.
· The roof must be provided with solar-ready zones at outlined in IRC appendix
RB.
· Energy code requires short hot water supply lines by showing plumbing
compactness.
VFLA RESPONSE: Comments acknowledged. Comment #2 describes IRC, but this project has been confirmed to be
under IBC.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 9
04/07/2023: FOR FINAL APPROVAL:
Some of the sheet titles in the sheet index do not match the sheet titles on the
noted sheets. See redlines.
NORTHERN ENGINEERING RES PONSE: Sheet Index has been revised to reflect sheet titles.
Topic: Landscape Plans
Comment Number: 6
04/07/2023: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
RIPLEY DESIGN RESPONSE: Line over text issues have been resolved.
Comment Number: 7
04/07/2023: FOR FINAL APPROVAL:
There are cut off text issues. See redlines.
RIPLEY DESIGN RESPONSE: Cut off text issues have been resolved.
Topic: Lighting Plan
Comment Number: 8
04/07/2023: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
Topic: Plat
Comment Number: 1
04/07/2023: FOR FINAL APPROVAL:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specifi c questions about the redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
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NORTHERN ENGINEERING RESPONSE: Redlines have been addressed.
Topic: Site Plan
Comment Number: 2
04/07/2023: FOR FINAL APPROVAL:
Sheet L10 is missing from the Sheet Index.
RIPLEY DESIGN RESPONSE: Sheet L10 is now included in the sheet index.
Comment Number: 3
04/07/2023: FOR FINAL APPROVAL:
Some of the sheet titles in the sheet index do not match the sheet titles on the
noted sheets. See redlines.
RIPLEY DESIGN RESPONSE: Sheet titles have been updated.
Comment Number: 4
04/07/2023: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
RIPLEY DESIGN RESPONSE: Line over text issues have been resolved.
Comment Number: 5
04/07/2023: FOR FINAL APPROVAL:
There are cut off text issues. See redlines.
RIPLEY DESIGN RESPONSE: Cut off text issues have been resolved.
Department: Outside Agencies
Contact: Marcus Petty, Comcast, marcus_petty@comcast.com,
Topic: General
Comment Number: 1
04/11/2023: Comcast will be able to serve this location with all our services.
Department: Water Conservation
Contact: Emma Pett, epett@fcgov.com
Topic: General
Comment Number: 1
04/07/2023: FOR FINAL APPROVAL: Applicant needs to decrease water
budget to under 15 gallons/square foot and submit a new landscape plan that
reflects these changes. The current landscape acreage and annual water usage
puts your annual water usage at an average of 19.6 gallons per a square foot.
To decrease your water usage you can look at reducing high water turf and
increasing the amount of xeric plants in the landscape.
RIPLEY DESIGN RESPONSE: Water budget has been updated to be below 15 gallons/square foot. Updated landscape
plan will reflect this change.
Comment Number: 2
04/07/2023: FOR FINAL APPROVAL: Please resubmit an irrigation plan that
includes a pressure calculation worksheet and a smart controller chart. The
pressure calculation worksheet should show the pressure required for the
system, pressure loss through the system and water pressure at the tap. The
smart controller chart should list all zones (numbered & what they serve),
precipitation rates, soil type and microclimate for zone.
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MPI RESPONSE: ALL REQUIRED CHARTS WILL BE INCLUDED UPON FINAL IRRIGATION DESIGN
SUBMISSION