HomeMy WebLinkAboutUNION PARK - PDP230005 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS1
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com/developmentreview
March 24, 2023
Chris Beabout
Landmark Homes
6341 Fairgrounds Ave., Suite 100
Windsor, CO 80550
RE:Union Park, PDP230005, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Union Park. If you have questions about any comments, you
may contact the individual commenter or direct your questions through your Development
Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at
tsullivan@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan, (970) 416-8082, tsullivan@fcgov.com
Topic: General
Comment Number: 1
03/21/2023: 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. Include me in all email
correspondence with other reviewers and keep me informed of any phone
conversations. Thank you!
RESPONSE: Thanks Todd
Comment Number: 2
03/21/2023: INFORMATION:
The proposed development project is subject to a Type 2 Review. The decision
makers for your project will be the Planning & Zoning Commission at a public
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hearing. For the hearing, we will formally notify surrounding property owners
within 800 – 1,000 feet (excluding public right-of-way and publicly owned open
space). Staff will need to agree the project is ready for Hearing approximately 4
to 6 weeks prior to the hearing. I have attached the P&Z schedule, which has
key dates leading up to the hearing.
RESPONSE: Understood. Thank you
Comment Number: 3
03/21/2023: INFORMATION:
A neighborhood meeting is required at least 10 days prior to formal submittal of
your development review application. For the neighborhood meeting, we will
formally invite surrounding neighbors to attend the meeting. Neighborhood
meetings offer an informal way to get feedback from surrounding neighbors,
identify any potential concerns prior to the formal hearing, and are an
opportunity for you to share your development proposal. The City’s
Development Review Liaison will facilitate the meeting.
As your Development Review Coordinator, I will assist with preparing the
mailing and coordinating the meeting date with your team. Please reach out to
me when you are ready to schedule this meeting. Allow 4-8 weeks prior to the
desired meeting date to accommodate scheduling and notice requirements.
RESPONSE: Understood. Neighborhood meeting is being planned with City Staff
Comment Number: 4
03/21/2023: FOR HEARING:
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: 5
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: Understood. Thank you
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Comment Number: 6
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: Understood. Thank you
Comment Number: 7
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
RESPONSE: Understood.
Comment Number: 8
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.
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Comment Number: 9
03/21/2023: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
RESPONSE: Understood.
Department: Planning Services
Contact: Ryan Mounce, 970-224-6186, rmounce@fcgov.com
Topic: General
Comment Number: 1
03/20/2023: FOR HEARING – BLOCK LAYOUT & STREET NETWORK
During the upcoming design charrette or in future rounds of review staff will be
looking for changes to create a more consistent street network that can help
meet building orientation and block standards (LUC 3.8.30(D)) versus the
current reliance on private drives and parking aisles.
LUC Section 3.8.30(D), requires buildings to be bounded by
streets/plaza/parks and maximum block sizes of 7 acres. Street 2 through the
site provides an east-west framework for blocks but several north-south streets
may be needed to further delineate blocks and create a framework for buildings
to front upon. The function and appearance of several parking aisles/driveways
may need to be adjusted to act more like a street with parallel or diagonal
parking and either detached sidewalks or wider attached walks with tree grates
to create a comfortable pedestrian experience.
Specific areas where changes are needed are identified in the following
comments.
RESPONSE: Site has been discussed and redesigned.
Comment Number: 2
03/20/2023: FOR HEARING – STREET CONNECTION BETWEEN CORBETT
AND ‘STREET 2’
There should be a direct street (private or public) connection between Corbett
Drive and Street 2. In addition to serving the ODP site, the new traffic signal
should be able to serve Affinity and Front Range Village users from the west,
however a more direct and identifiable route is needed. The original ODP
design featured a single street connecting Corbett to Ziegler while the current
iteration requires multiple turns throughout the site through what function and
appear more like parking lot drive aisles.
RESPONSE: Streets have been redesigned
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Comment Number: 3
03/20/2023: FOR HEARING – STREET NETWORK AROUND
SINGLE-FAMILY ATTACHED BUILDINGS
To meet requirements for the Relationship of Dwellings to Streets and Parking
(LUC 3.5.2(D)), a private street is needed to serve the northernmost row of
single-family attached buildings. The northern side of this street needs to take
on a more typical street cross section and more consistent pedestrian focus
versus the current walkway design that is constantly jogging to follow the outlines
of parking pullouts.
Related, at least one dwelling unit entrance from the northernmost row of
brownstone buildings will need to face a street, and it would be preferable if the
entire buildings themselves were reoriented to face the street or additional
space and landscaping is provided in the courtyards between buildings to
discourage the ‘slot-home’ type of appearance with the current design.
RESPONSE: Site and building orientation has been redesigned
Comment Number: 4
03/20/2023: FOR HEARING - STREET NETWORK AROUND 20-UNIT
MULTIFAMILY BUILDINGS
As part of staff’s evaluation of the proposed walkway spine modification we
wish to explore alternative site plan ideas, including the feasibility of moving the
parking/drive between the amenity building to the north side of the two central
20-unit buildings, and shifting those buildings further south. This would allow for
a continuous walkway connection from Street 2 to these two buildings and
negate the need for a modification. Another alternative is to explore converting
the drive between the buildings and amenity space to a street with direct
walkway connections to building entrances.
RESPONSE:20 Unit Buildings have been removed and replaced with 8-10 unit
buildings
Comment Number: 5
03/20/2023: FOR HEARING - STREET NETWORK AROUND 4-UNIT
MUTLIFAMILY BUILDINGS
These units currently float within a parking area and have no pedestrian
connection with the rest of the site. Without modification, these units would need
to be located upon a street or connecting walkway/major walkway spine.
Individual unit entrances sandwiched between garage doors are also
problematic and it would make more sense to locate unit entrances to the
side/rear of the building instead.
RESPONSE: Site and building orientation has been redesigned
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Comment Number: 6
03/20/2023: INFORMATION: Staff is interested in continuing to work with you to
refine block and street layout. In particular, staff feels a strong emphasis on the
main-street through the development and the orientation of buildings around the
amenity/park areas with plazas is a great beginning to defining some unique
site design that could be used to meet the ‘sense of place’ condition of
approval.
RESPONSE: Site, street, walks and building orientation has been redesigned
Comment Number: 7
03/20/2023: FOR HEARING – PEDESTRIAN NETWORK
There are multiple locations where walkways end at parking aisles, trash
enclosures, or are routed around parking lot cutouts that detract from logical
routes and connectivity. Please see redlines for locations where realignment of
the network or additional connections should be explored.
RESPONSE: Site, street, walks and building orientation has been redesigned
Comment Number: 8
03/20/2023: FOR HEARING - HOUSING TYPES:
Three housing types are necessary to meet multifamily development standards,
Harmony Corridor standards and compliance with the approved ODP. The
single-family attached and large multifamily buildings each represent a distinct
housing type. Small multifamily (3-4 units per building), and mixed-use dwellings
each potentially represent a third housing type, however there are important
considerations and concerns staff has with the current site plan design for these
housing types that may trigger further site plan changes or alternative housingtypes.
In the HC zone district, mixed-use dwellings must have a primary use on the
ground floor (i.e. office, but not retail) to count as a mixed-use dwelling. There
are indications throughout the plan set about potential retail uses on the ground
floor and this would need to be changed to primary uses only to count as a
distinct third housing type.
Staff has a number of concerns about the proposed small multifamily buildings
with units above garages. These units currently open out onto sidewalks that do
not connect to a street or the broader pedestrian network and do not meet
street relationship/walkway connectivity standards.
While not strictly a HC or multifamily development standard, the intent of housing
mix requirements elsewhere in the code is that a single housing type represent
a minimum of 5% of units and staff would encourage the spirit of this standard
be met for the third housing type.
Finally for reference, live/work units are not a defined housing type and would
fall under the single-family attached land-use.
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RESPONSE: We believe we now have adequate building diversity and variation.
Comment Number: 9
03/20/2023: FOR HEARING - BUILDING VARIATION & DESIGN
Across the entire site, there is enough variation in multifamily footprint
sizes/shapes and color/material/roof/entrances to meet the minimum number of
building variation designs. However, the standard (LUC 3.8.30(F)(2)) also
requires that no two similar buildings can be placed next to each other. While
staff can see variation in building types in terms of
materials/color/entrance/roofs, there are many locations where variation in
building footprints in adjacent structures is not meeting this standard.
In addition to these footprint concerns, additional building variation
considerations and design changes are recommended:
20-UNIT BUILDINGS
- Building Types A and B have nearly identical entrance features that could use
further distinction.
SINGLE FAMILY ATTACHED BUILDINGS
- While there is variation in footprints/sizes between the 3-5 unit buildings, all of
the 4-unit buildings are clustered next to each other without sufficient variation in
footprint/size, and the single-family attached design features (color, entrance,
materials, etc.) are too similar to meet variation standards.
- The 5-unit buildings appear to show more variation in footprint/size and roof
forms, although additional distinction in materials/colors and building entrances
between the two options are needed.
- A global comment for the single-family attached buildings designs is the lack
of a strong ground-level presence. A stronger emphasis on prominent
entrances/patio areas at the ground level would be beneficial.
49 UNIT BUILDINGS
- These buildings also lack a strong ground level presence and minimal visual
indication to primary entrances fronting the street/plaza they should be oriented
towards.
- The site plan appears to show several individual entrances to the building face
the adjacent street/plaza, however the elevations indicate fully-enclosed patios.
- The most prominent entrance to the site is actually found on the back side of
the building (labeled as front) that faces the parking areas. At least a
similarly-emphasized entrance should face the street/plaza these buildings front
upon.
4 UNIT MULTIFAMILY BUILDINGS
- Unit entrances and building design need to especially emphasize unit
entrances for these units given the location of these units and their entrances fall
within/between more visually prominent garage doors.
RESPONSE: We believe we now have adequate building diversity and variation.
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Comment Number: 10
03/20/2023: FOR HEARING - LANDSCAPING
Staff’s understanding is that additional landscaping details are being prepared
for future rounds of review. More specific landscaping comments will be
forthcoming after these changes occur, but please keep in mind these high level
elements and standards:
STREET TREES
Please coordinate with Engineering and Forestry on potential street tree
locations along Corbett Drive. No canopy shade trees are currently identified in
the tree lawn – are there utility or street light conflicts? Similar question
regarding the lack of street trees along the north side of Street 2 near the
20-unit buildings. As the primary east-west route and ‘main street’ through the
development the pedestrian and landscaping presence should be prioritized to
the extent possible.
RESPONSE: Street trees have been added to the tree lawn along Corbett. Street
trees have also been placed in the tree lawn along the main street that connects to
Ziegler Road.
PARK/AMENITY SPACES
During the upcoming charrette, staff would like to learn more about goals for the
two parks, and if it may make sense to have one of these areas less
‘programmed’ so it can potentially be used more as a passive/active
recreational space which could impact the ultimate landscaping and hardscape
design.
RESPONSE: Please see updated plans and detailed plans of each park area
LANDSCAPING AROUND SINGLE-FAMILY ATTACHED BUILDINGS
Tree-stocking is very limited around the northern row of single-family attached
buildings and additional trees are needed to meet tree stocking standards
(LUC 3.2.1(D)), particularly for canopy shade trees. This comment has a lot of
relationship with the street network/building orientation standards discussed
previously.
RESPONSE: Trees have been added in these areas. Some areas are limited due to
utility separation requirements.
Comment Number: 11
03/20/2023: INFORMATION - TRASH/RECYCLING
Will the brownstones use individual trash collection? If community collection for
this housing type is planned, several enclosures are needed in closer proximity
to these units.
Will all enclosures use the same floorplan/elevations as found on Sheet A9? If
there will be separate designs basic information for the designs will be needed.
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RESPONSE: Yes, individual trash collection is anticipated for the SFA building types.
Trash enclosures are used and located elsewhere using the details as shown on A9
Comment Number: 12
03/20/2023: FOR HEARING - PARKING
Please double check the parking calculation table and modification information.
It does not appear the table includes the residential dwelling units above the
office/retail in the two mixed-use buildings fronting Street 2 near Ziegler
entrance. Staff’s interpretation is the live/work units are included correctly in the
calculation under the 3-unit brownstone calculation.
Note that any attached and detached garage spaces being counted towards
minimum parking requirements must be included in the price of unit/unit rent and
can not be leased separately. A note to this effect should be included on the site
plan.
RESPONSE: Thank you for this review. Note 18 has been added to sheet 01.
Tables have been updated to the best of our knowledge.
Comment Number: 13
03/20/2023: FOR HEARING - BIKE PARKING
Can more information be provided on how the bike parking in garages will
function? If there is a catalog cut sheet or schematic of the anticipated product
that would be helpful to include in a future submittal.
RESPONSE: Wall mounted bike racks will be provided in each garage and detailed
as part of the building permit set.
Comment Number: 14
03/20/2023: FOR NEXT SUBMITTAL: Please submit enlarged drawings of the
shade and shadow analysis for the winter solstice. Adjust the timings for the
analysis to 9am and 3pm per LUC Section 3.2.3.
RESPONSE: Please see updated shadow study drawings
Comment Number: 15
03/20/2023: FOR NEXT SUBMITTAL: Please include a separate site plan
drawing indicating the building types for the multifamily/attached buildings to
help visualize the proximity and number of different building design variations
meeting LUC Section 3.8.30(F)(2)&(3). Typically this involves color-coding each
building with a legend/table.
RESPONSE: Please see sheet SP 01
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Comment Number: 16
03/20/2023: PRIOR TO HEARING:
Please include a narrative/exhibit indicating how the project meets the ODP
plan notes related to solar on buildings, 4th floor size/dimensions. The LEED
buildings will likely need to carry forward as a PDP note since this certification
will take place during/after the building permit process. For demonstration of
compliance with 4-stories, outer building dimensions or floor plans of the third
and fourth floors are likely needed.
RESPONSE: Note 19 added to sheet 01
Comment Number: 17
03/20/2023: INFORMATION:
Has the location for mechanical equipment (A/C, condensers, meters, etc.)
been determined? Be mindful the location for such equipment must be
screened from public view through screen walls and landscaping and should not
detract from walkways and entrances.
RESPONSE: These locations have not yet been determined.
Comment Number: 18
03/20/2023: PRIOR TO HEARING:
On the site calculation table, please indicate the size of the outdoor play area
for the proposed childcare center. This help determines the maximum number
of children per state requirements and LUC Section 3.8.4. For centers over 15
children, 75 square feet of outdoor area is needed per child.
RESPONSE: See site plan. 3 playground areas are allocated.
Comment Number: 19
03/20/2023: PRIOR TO HEARING - ELEVATIONS:
Elevation sheets A8, A8.1 need labels as to what buildings are depicted but it
appears these are for the mixed-use and childcare buildings.
For all residential building elevations, can you please include the same type of
illustrations for all sides of the building (i.e. both black and white and colored). If
there are any perspective renderings available those would also be helpful to
include in future submittals.
RESPONSE: Please see updated drawings and elevations.
Department: Engineering Development Review
Contact: Sophie Buckingham, , sbuckingham@fcgov.com
Topic: General
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Comment Number: 1
03/20/2023: FOR HEARING:
The private streets need to be dedicated as public access easements, not
private access easements. Please either change Tract A to a public access
easement or dedicate public access easements everywhere you are dedicating
emergency access easements.
RESPONSE: The definition of Tract A has been adjusted to be an Access, Drainage
& Utility Easement.
Comment Number: 2
03/20/2023: FOR HEARING:
On the cover sheet of the utility plans, please show a cross-section of the private
streets. If not all of the streets will have the same cross-section, please include
all cross-sections.
RESPONSE: Cross-sections are added.
Comment Number: 3
03/20/2023: FOR HEARING:
The existing drainage easement cannot be vacated by the plat because the
easement needs to remain until after the storm drain has been removed. This
easement appears to be dedicated to both the City of Fort Collins and Affinity,
so Affinity will need to provide a letter of intent (LOI) for the removal or relocation
of the easement and the associated storm drain. The LOI will be a requirement
for this project to go to Hearing, and Affinity will need to sign the plans prior to
Final Approval. After the storm drain has been removed, the easement will need
to be vacated by separate document prior to issuance of the first building
permit.
RESPONSE: We need to review the agreement as the current pipe and
alignment is known to be temporary and to be relocated w/ future
development. Tract A is dedicated as a drainage easement and would occur
simultaneously with the vacation and plat recording. Means will be necessary
to provide offsite drainage conveyance during construction. Final plans will
need to note but means will be determined by utility contractor.
Comment Number: 4
03/20/2023: FOR HEARING:
There are a few items in the Soils Report that need to be updated. First, the
report makes a couple of assumptions that need to be verified or revised: that
the buildings will be lightly-loaded one or two-story wood-frame structures, which
does not seem accurate, and that there will be low volumes of automobiles,
which may or may not be accurate. Second, the report needs to be updated to
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include the Young property. Third, the report needs to be updated with the
results of the water soluble sulfate tests, which were not available as of the date
the report was signed. The Soils Report will need to be updated by the
geotechnical engineer prior to the Hearing.
RESPONSE: Additional soils reports have been provided.
Comment Number: 5
03/21/2023: FOR HEARING:
Engineering would like to be involved in additional conversations with Planning
and Traffic to optimize pedestrian circulation and ADA routes through the site.
Additional information will be needed on the grading plan to show ADA
compliant ramps. In my redlines, I have provided some suggestions for
improving pedestrian connectivity and some locations where ramp slope
information is needed.
RESPONSE: That level of grading detail will be provided with Final Plans. It is intended that all
walkways will be designed/constructed with curb ramps. Please consider removing the “FOR
HEARING REQUIREMENT” as the preliminary development plans will not have that level of
detail.
Comment Number: 6
03/21/2023: FOR HEARING - REVISED:
Changes to the site plan may be needed based on the ODP Amendment
approval at the March 23 Planning and Zoning Commission Hearing. We will
need additional discussion of whether the internal street network should be
public rather than private, particularly the main east-west street. This
conversation needs input from Planning, Traffic, and Engineering.
RESPONSE: Many site and building changes have been made.
Comment Number: 7
03/24/2023: FOR HEARING:
The ODP specifies a bike and pedestrian connection between this
development and Paddington Road. Prior to the hearing, the developer will
need to secure an LOI from the adjacent property owner, Bartran Family LLC, to
dedicate a public access easement. This offsite easement will need to be
dedicated for final approval of this development project.
RESPONSE: Many site changes have been made. Including connectivity to adjacent
properties
Comment Number: 8
03/24/2023: FOR FINAL:
If the internal east-west street becomes public, the developer may need to
reconstruct a portion of Corbett Drive to remove the existing cul-de-sac.
RESPONSE: Please reference the proposed point of connection. It is assumed that
the existing cul-de-sac would remain.
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Department: Historic Preservation
Contact: Jim Bertolini, 970-416-4250, jbertolini@fcgov.com
Topic: General
Comment Number: 1
03/13/2023: NO HISTORIC REVIEW REQUIRED: This proposal does not
require historic review because there are no designated historic resources, or
resources that are at least 50 years old and would require evaluation, on the
development site or within 200 feet of the development site.
RESPONSE: Thank you.
Comment Number: 2
03/13/2023: HISTORIC SURVEY COMPLETE: There is up-to-date historic
survey for the 1971 property on the development site, ordered by the applicant.
Survey determined the 4109 Ziegler property as Not Eligible (issued March 10,
2023). As a result, there are no historic properties on, or within 200' of, the
development site.
RESPONSE: Thank you.
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 1
03/20/2023: FOR HEARING: The Transportation Impact Study has been
received and is being reviewed. Subsequent comments will be made
regarding content. The finalization and acceptance of the TIS cannot be made
until the outcome to the Major Amendment to the Overall Development Plan is
made. Changes may be needed depending on that outcome.
RESPONSE: Updated TIS has been provided.
Comment Number: 2
03/20/2023: FOR HEARING: This submittal gives an overview of the entire
development but does not provide the a detailed narrative outlining the
proposed phasing. A phasing plan would be beneficial to this project and
should be reflected in the Transportation Impact Study. What infrastructure will
be build with this first submittal? What areas of housing will be built first? Are
any of the retail, office, or daycare facilities being built in the initial phase? Or
are you planning this all in one phase?
RESPONSE: Please reference the included phasing plan.
Comment Number: 3
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03/20/2023: FOR HEARING: Please provide further clarification on the amount
of traffic you are attributing to Affinity and Front Range Village that will be
utilizing the internal street network to access the traffic signal at Ziegler. There
are still questions on whether or not this should be a public or private street.
Based on section 3.6.2.1.M.1 of the Land Use Code this would more than like
not qualify as a private street network and would need to be a full public street.
"(1)When Allowed. Private streets shall be allowed in a development, provided
that their function will be primarily to provide access to property within the
development. Private streets shall not be permitted if (by plan or circumstance)
such streets would, in the judgment of the City Engineer, attract "through traffic"
in such volumes as to render public streets necessary as connections between
developments, neighborhoods or other origins and destinations outside of the
development plan."
RESPONSE: Please reference the TIS and TIS addendum
Comment Number: 4
03/20/2023: FOR HEARING: We would like to have some further discussion
about the eastbound roadway configuration at Ziegler. The City preference
would be to have a dedicated left turn lane and a combination right/through lane.
Is there also a reason for the 10 foot median on that leg of the intersection?
RESPONSE: We have reviewed the configuration and propose that we maintain the
combined through and left movements. With or without the light, the combination of
the through and right-turns would be efficient for managing the right-turn volumes.
The 10-ft median is a request of the Client for destination enhancement.
Comment Number: 5
03/20/2023: FOR HEARING: The Utility Plan looks as though it shows the
approximate location of the traffic signal poles. Final design of the traffic signal
will not be required until FDP, but keep in mind the signal infrastructure will need
to be shown on the final utility plans and will need to include the cabinet, pull
boxes, pedestrian poles/buttons, and conduit. Accessible ADA ramps and
landings will also need to be shown in the final design.
The signal pole on the northwest corner will also need to be moved west of the
sidewalk as the current location is too close to the roadway.
RESPONSE: Traffic signal poles are no longer shown until final determination of the
signal location.
Comment Number: 6
03/20/2023: FOR HEARING: In coordinating with our Engineering Department
the internal pedestrian network has a lot of holes and dead end sidewalks. We
would like to work with you to address this. In line with that comment, at the
intersections along Street-03 the east/west sidewalk on the north side is set
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back from the intersection quite a ways. These should really be more in line
with the roadway and direct them in a straight path crossing the intersection that
leads to the adjacent sidewalks. At Street-06 sidewalk should be extended to
connect east/west across this intersection, it is shown on one page of the plans
but not others.
RESPONSE: Many site changes have been made. Including connectivity. We hope
these changes have resolve this concern. Pedestrian connectivity is important and
will continue to work with the City through this process
Comment Number: 7
03/20/2023: FOR FINAL PLAN: Signing and Striping will be reviewed in FDP.
It may be a good idea to start planning the appropriate signing in PDP,
especially within the Landscape Plans where stop signs will need to be
identified, and trees should not be planted within 50 feet on the approach to
them.
The plans also indicate bike lanes on the east/west street approaching Ziegler.
This is not typical considering there are no other bike lanes throughout this
development. Would like to discuss further.
RESPONSE: Acknowledged.
Department: Stormwater Engineering
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 othertriggering criteria (sensitive area, steep slopes, or larger
common development) that would require Erosion and Sediment Control Materials to
be submitted.
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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 andescrow. 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.
Comment Number: 3
03/03/2023: Next Submittal:
Based upon the provided materials we were not able to determine if erosion
control materials need to be supplied due to proximity to a Sensitive Area. Is
the project within 50 ft of a sensitive area? Please provide a map showing the
distance to the nearest sensitive area. Sensitive Areas: Areas that typically include
floodplains, slopes, riparian corridors, lakes, irrigation ditches, or other features
subject to natural areas buffer requirements. Refer to the Land Use Code Section
3.4.1.
Based upon the provided materials we were not able to determine if erosion
control materials need to be supplied due to the steep slopes on site. Does your
project area have any steep slopes? Please provide a ratio of the steepest slope
for next submittal. Definition of Steep slopes: Any slopes that have a steeper
incline than three to one (3H: 1V).
RESPONSE: We do not believe this project is within 50 ft of a sensitive area.
Comment Number: 4
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 47 lots, 32.78 acres of disturbance, 5 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 $6,489.24 . Please note that as the plans and any subsequent review
modifications of the above-mentioned valueschange 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
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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, 0 number
of bioretention/level spreaders, 0 number of extended detention basins, and 2 number
of
underground treatments, results in an estimate of the Stormwater LID/WQ Inspection
fee to be $ $830.00 . 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. "
RESPONSE: Acknowledged.
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 5
03/08/2023: BEFORE NEXT SUBMITTAL:
The Site layout does not include detention ponds that meet the City's Detention
Pond Landscape Standards. Currently, the storm water design is creating
detention ponds that are too deep in relation to the area and with retaining walls
that include most of the perimeter. The detention ponds need to be revised to
meet these standards. This could create substantial site design changes. The
City requests a design charrette to discuss design options as there are multiple
options to achieve the goal of these pond design standards.
RESPONSE: Please reference the updated plans. The pond has been reconfigured
in response to the feedback from our meeting with City staff. We believe that the
pond design and configuration better reflects the landscape standards.
Comment Number: 6
03/08/2023: BEFORE NEXT SUBMITTAL:
The City Storm Water Utility did not conduct a detailed review of the plan set
due to the likely changes to the site design. Once the detention ponds are
designed to meet the City's Standards, we will conduct a detailed review.
RESPONSE: Please reference the updated plans and report.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1
03/08/2023: PRIOR TO NEXT SUBMITTAL:
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The City Water Utility did not conduct a detailed review of the plan set due to the
likely changes to the site design. Once the detention ponds are designed to
meet the City's Standards, we will conduct a detailed review.
RESPONSE: Please reference the updated plans and report.
Comment Number: 2
03/08/2023: PRIOR TO HEARING:
The City will look at the wet utilities layout and make comments based on
efficiency with the goal of minimizing main lines. This may change how several
of the buildings will be serviced.
RESPONSE: Please reference the updated plans and report. We attempted to
reduce redundancy to the extent possible though the unit configurations (distance
between lot lines/demising walls) limited the service layouts while reducing
redundancy.
Department: Light And Power
Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com
Topic: General
Comment Number: 1
03/21/2023: FOR INFORMATION:
There is existing 3Ø power along Corbett Drive that will be used to extend
power through the site. There is also an electric vault at the southeast corner of
the property that will be used to loop the power through the site for redundancy.
RESPONSE: Acknowledged.
Comment Number: 2
03/21/2023: FOR HEARING:
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. There appears
to be facilities that need relocating along Ziegler Road, please coordinate these
relocations with Light and Power Engineering and show on the Utility Plan.
RESPONSE: There are existing electric infrastructure that is not located within an
existing easement or proposed easements. Additional discussion is needed for
infrastructure constructed outside of any existing easement.
Comment Number: 3
03/21/2023: FOR HEARING:
In having private alleys, we would encourage a Utility Coordination meeting very
early in the process to ensure the widths will provide adequate separation for all
utilities required for this project.
RESPONSE: Post this major site revision, we would like to initiate a Utility
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Coordination Meeting
Comment Number: 4
03/21/2023: FOR HEARING:
In having alley within this project, Light and Power will require the primary lines
to be shown on the Preliminary Development Plans and secondary and service
lines, as well as structures to be shown on the Final Plans. Please show
primary lines on both sides of the private drives.
RESPONSE: We can provide the primary layouts with direction from L&P and post
the Utility Coordination Meeting
Comment Number: 5
03/21/2023: FOR FINAL:
Since the private drives are proposed to be illuminated, the streetlights are
considered private and will need to be privately metered. Please show all
private streetlights and private meters on the plans.
RESPONSE: Currently all streets / drives are proposed as private. It has also been
determined that some streets may become public. Meters and final light pole
locations wil be determined as we progress through the review. Notes have been
added to the lighting plans to clarify this further.
Comment Number: 6
03/21/2023: FOR 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.
RESPONSE: C1 forms will be provided.
Comment Number: 7
03/21/2023: FOR INFORMATION:
All utility easement and crossing permits (railroad, ditch, floodplain, etc.)
needed for the development will need to be obtained by the developer.
RESPONSE: Acknowledged.
Comment Number: 8
03/21/2023: FOR HEARING:
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.
RESPONSE: Acknowledged.
Comment Number: 9
03/21/2023: FOR INFORMATION:
The service to the building will be consider a commercial service; therefore, the
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applicant is responsible for installing the secondary service from the transformer
to the meter(s) and will be owned and maintained by the individual unit owner.
RESPONSE: Acknowledged.
Comment Number: 10
03/21/2023: FOR FINAL:
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
RESPONSE: Acknowledged.
Comment Number: 11
03/21/2023: FOR FINAL:
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. A link to the C-1 Form
is below:
https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?159767
7310
RESPONSE: Acknowledged.
Comment Number: 12
03/21/2023: FOR FINAL:
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
RESPONSE: Acknowledged.
Comment Number: 13
03/21/2023: FOR 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: Acknowledged.
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Comment Number: 14
03/21/2023: FOR 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: Acknowledged.
Comment Number: 15
03/21/2023: FOR FINAL:
Once power requirements are established, please provide AutoCAD files of the
Site Plan, Utility Plans, and Landscape Plans for final design of the electrical
system.
RESPONSE: Will do.
Comment Number: 16
03/21/2023: FOR 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: Acknowledged.
Comment Number: 17
03/21/2023: FOR 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: Acknowledged.
Department: Environmental Planning
Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com
Topic: General
Comment Number: 1
03/09/2023: FOR FINAL APPROVAL: Several landscaping items will need to
be addressed for final approval, to include:
-It will be advantageous to custom design a seed mix for the area above
stormtech chambers to account for the altered moisture and temperature
conditions;
-The native seed mix hatchings will have to differentiate which mix is used
where;
-If there is a multi-use aspect to the detention basin area the seed mix will need
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to be re-visited;
-The implications of 'non-irrigated' native seed mix will have to be explored.
RESPONSE: Great idea. We will work with the City to develop this mix and depict
these differences on the landscape legend.
Department: Forestry
Contact: Carrie Tomlinson, , ctomlinson@fcgov.com
Topic: General
Comment Number: 1
03/21/2023: FOR APPROVAL
Please consider preserving existing trees around the farm house that are within
the area near the detention area north of the main entrance.
RESPONSE: There are a lot of trees that need to be removed due grading of
detention area. Will work with Forestry to conserve as many as we can.
Comment Number: 2
03/21/2023: FOR APPROVAL
Please include locations of utilities on the landscape plan including but not
limited to water service/mains, sewer service/mains, gas, electric, streetlights,
and stop signs. Please adjust tree locations to provide for proper tree/utility
separation.
Street Light/Tree Separation:
Canopy shade tree: 40 feet
Ornamental tree: 15 feet
Stop Sign/Tree Separation:
Based on feedback from Traffic Operations, it is preferred that trees be planted
at least 50 feet from the nearest stop sign in order to minimize conflicts with
regulatory traffic signs.
Driveway/Tree Separation:
At least 8 feet from edges of driveways and alleys.
Utility/Tree Separation:
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and water or sewer service lines
4’ between trees and gas lines
10’ between trees and electric vaults
RESPONSE: Acknowledged. Thank you.
Comment Number: 3
03/21/2023: FOR APPROVAL
Please contact ctomlinson@fcgov.com for the newest recommended species
list for the City of Fort Collins, it is brand new and not yet posted to the City's
website. There are several species on your plant schedule that have recently
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been removed from recommended species due to ongoing pest issues in Fort
Collins in the last year.
RESPONSE: Tree species list received. Thank you. Tree selection has been revised
per recommended list.
Comment Number: 4
03/21/2023: FOR APPROVAL
After any changes related to street modifications related to other comments,
please increase the size of the tree grate and planter areas in the sidewalks to
a minimum of 5x7 or 4x8 size per code. Also please consider using Silva Cells
or structured soil to support rooting volume this area.
RESPONSE: Understood. Planting areas have been increased. We understand
there are still some issues but will be a work in progress as we finalize the street
scape and network
Comment Number: 5
03/22/2023: FOR APPROVAL
Please show all critical root zones of all trees that are on the southern edge of
this property that are part of the Target landscape and please add tree
protection guidelines to the plan set for these trees. Also, please add critical
root zones to the trees possibly protected in the detention area north of the main
road in to the site.
RESPONSE: Critical root zones added.
Comment Number: 6
03/22/2023: FOR APPROVAL
Please coordinate with Forestry on which trees have been planted for Target
that are now on your property for replacements. The trees planted for the
screening for Target will need to be maintained or mitigated.
RESPONSE: With the removal of the trees to screen from Target, there is now a total
of 93 mitigation trees.
Department: Park Planning
Contact: Missy Nelson, , mnelson@fcgov.com
Topic: General
Comment Number: 1
03/16/2023: INFORMATION: Both Park Planning & Development and Parks
department comments will be provided by Missy Nelson | mnelson@fcgov.com
RESPONSE: Thank you
Comment Number: 2
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03/16/2023: FOR HEARING: Please work with Planning to provide pedestrian
and bicycle connection to the existing English Ranch Park to the northwest of
your development. 3.4.8(C). Kingsley Drive via Kingsley Court provides direct
access to the park and it doesn't appear that there is great interior connectivity
through to that northwest corner of the development. An enhanced/ widened
sidewalk would be great. Thanks!
RESPONSE: Connectivity to adjacent properties is now allowed and provided.
Comment Number: 3
03/16/2023: FOR FINAL: Please add note to landscape plans that the public
right-of-way landscaping maintenance and watering along Ziegler Rd. will be the
responsibility of the HOA and/or adjacent property owner.
RESPONSE: Note added. See General Landscape Notes on Sheet LS00.
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 1
03/21/2023: FOR HEARING
AERIAL FIRE APPARATUS ACCESS ROADS – IFC Appendix D105
Amendment
Buildings over 30' in height trigger additional fire lane requirements in order to
accommodate the logistical needs of aerial apparatus (ladder trucks). The
intent of the code is to provide for rescue operations and roof access via ladder
trucks when ground ladders cannot reach upper floors. Aerial access should
therefore be available on at least one entire long side of the building, located
within a minimum of 15 feet and a maximum of 30 feet from the building. Aerial
fire apparatus access roads shall have a minimum unobstructed width of 26
feet, exclusive of shoulders, in the immediate vicinity of the building or portion
thereof. Dead end access roads shall have a minimum width of 30 ft. Parapet
heights greater than 4' in height do not support ladder truck operations.
Brownstone Townhomes: The 4 unit townhomes do not provide enough areas
30 feet or less and will be required to provide aerial access or provide more
areas that are 30 feet or less. The live work units are 4 stories and will require
aerial access.
Building 20 unit: Elevation B front does not provide enough roof access areas
within the range required for aerial access.
RESPONSE: 20 Unit Buildings have been removed
Comment Number: 2
03/21/2023: FOR HEARING
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DEAD END ACCESS ROADS - IFC Appendix D105.2 Amendment
Dead-end fire access roads used for aerial access shall be 30 feet in width.
The dead end road used for aerial access in front of the building in the
Southeast corner of the site will be required to meet this width. If the
brownstone townhomes do not change elevations and require aerial access,
these dead end roads will also be required to meet this width.
RESPONSE: Site and street networks have been revised.
Comment Number: 3
03/21/2023: FOR HEARING
TURNING RADII - IFC 503.2.4 and Local Amendments
The required turning radii of a fire apparatus access road shall be a minimum of
25 feet inside and 50 feet outside.
A turning exhibit was provided for most of the site. Many corners have been left
out that are less than the minimum radius. Also many corners are very tight or
have body overhang. These areas will need to provide more space between
the body and any curb and or obstruction such as a parked car. Please update
the turning exhibit with corrections or correct the corners to meet the code.
RESPONSE: Please reference the included PFA exhibit showing engine movements
Comment Number: 4
03/21/2023: FOR FINAL
PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC
section 505.1.1 amendment
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in
a position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be arabic numbers or alphabetical letters. Numbers shall not be spelled
out. The address numerals for any commercial or industrial buildings shall be
placed at a height to be clearly visible from the street. They shall be a minimum
of 8 inches in height unless distance from the street or other factors dictate
larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. The
address numbers for one- and two-family dwellings shall be a minimum of 4” in
height with a minimum ½” stroke and shall be posted on a contrasting
background. If bronze or brass numerals are used, they shall only be posted on
a black background for visibility. Monument signs may be used in lieu of
address numerals on the building as approved by the fire code official.
Buildings, either individually or part of a multi- building complex, that have
emergency access lanes on sides other than on the addressed street side, shall
have the address numbers and street name on each side that fronts the fire
lane.
Please provide general address locations on elevation plans
RESPONSE: These locations will be provided once buildings have been reviewed for
26
compliance
Comment Number: 5
03/21/2023: FOR INFORMATION/ PERMIT
GROUP R SPRINKLER SYSTEMS
New multi-family buildings above 4 stories or with floor levels 30 feet above fire
department vehicle access shall be provided with NFPA13 fire suppression
systems.
New multi-family buildings 4 stories or less or with floor levels 30 feet and below
fire department vehicle access shall be provided with minimum NFPA13R fire
suppression systems and Attic Protection as amended in 903.3.1.2.3
-Exception 1: M-F units with six (6) or fewer dwelling units per building provided
the units are separated by one-hour construction (walls & floors).
-Exception 2: M-F units with seven to twelve (7 - 12) units per building provided
the units are separated by two-hour construction (walls & floors).
RESPONSE: Acknowledged.
Comment Number: 6
03/21/2023: FOR HEARING
WATER SUPPLY - IFC section 507.5.1.1
Buildings equipped with a standpipe system shall require a hydrant within 100
feet of any Fire Department Connection (FDC).
The buildings that are 4 story or have a habitable floor 30 feet above grade
require a standpipe. Many of these buildings show an FDC beyond 100 feet
from the nearest hydrant.
RESPONSE: Acknowledged.
Comment Number: 7
03/21/2023: FOR FINAL
FIRE LANE LOADING - IFC APPENDIX D102.1 Amendment
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable
of supporting 40 tons. Private drives shall be designed to handle fire truck
loading. A note shall be added to the civil plans.
RESPONSE: Acknowledged.
Comment Number: 8
03/21/2023: FOR FINAL
FIRE LANE SIGNS - IFC APPENDIX D103.7 Amendment
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
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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: Please reference the update plans and signage locations
Department: Internal Services
Contact: Katy Hand, , khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
03/17/2023: INFORMATIONAL:
Current Building Codes and local amendments can be found here
https://www.fcgov.com/building/codes.
Please note that is project is subject to State statute CRS 9-5 Accessibility. A
and a site- wide accessibility map is required.
Stock plans review is a process available for some building types that are
replicated. Learn more here: https://www.fcgov.com/building/stockplans
RESPONSE: Understood
Comment Number: 2
03/17/2023: INFORMATIONAL:
Each detached structure requires a separate permit (unless specifically permit
exempt), this includes carports, bike shelters, trellises, pergolas and garage
buildings, and shade structures, and covered mail kiosks.
RESPONSE: Understood. Notes have been added to site amenities as selected on
Sheet SP 10 and 111
Comment Number: 3
03/17/2023: TOWNHOME COMMENTS
• 3ft setback required from the furthest projecting element to property line or
6ft between buildings (or provide fire rated walls & overhangs and limited
openings per chap 3 of the IRC)
• Bedroom egress windows (emergency escape openings) required in all bedrooms.
• For buildings using electric heat, heat pump equipment is required.
• Attached single-family townhomes and duplexes are required to be fire
sprinkled per local amendment and must provide a P2904 system min and
28
provide fire rated wall per R302. This fire sprinkler system usually requires a ¾”
or 1” water line and meter to meet all P2904 requirements.
• New homes must provide electric vehicle ready in garages are attached,
see local amendment.
• Provide site-wide accessibility plan in accordance with CRS 9-5. This
requires accessible units per that state standard.
• 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.
RESPONSE: Thank you. Understood
Comment Number: 4
03/17/2023: MULTI-FAMILY COMMENTS
• Electric vehicle charging parking spaces are required, see local amendment
(including accessible spaces)
• 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.
• Exit stair enclosures cannot be used for any other purpose other than egress
(i.e. no bike racks, mail, or storage)
• Each detached structure requires a separate permit (unless specifically
permit exempt), this includes carports, bike shelters, trellises, pergolas and
garage buildings, and shade structures, and covered mail kiosks.
• 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.
• accessible parking shall serve each building. Additionally, accessible
parking is required in the garages covered parking areas. Accessible parking
shall be located on the shortest accessible route of travel from adjacent parking
to an accessible building entrance - (IBC chapter 11)
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting for any new
commercial or multi-family building 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
29
City codes and Standards.
RESPONSE: Understood
Comment Number: 5
03/17/2023: COMMERCIAL / MIXED USE COMMENTS:
• Commercial occupancies must provide 10ft to 30ft of fire separation
(setback) from property lines and 20 feet between other buildings or provide fire
rated walls and openings per chapter 6 and 7 of the IBC.
• City of Fort Collins adopted International Fire Code (IFC) and amendments
to the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9
or when building exceeds 5000 sq.ft. (or meet fire containment requirements).
• Buildings using electric heat, must use heat pump equipment.
• A City licensed commercial general contractor is required to construct any
new commercial structure.
• Plans must be signed and stamped by a Colorado licensed architect or
engineer and must be included in the permit application.
• Electric vehicle parking spaces are now required per local amendment to
the IBC. See section 3604.
• Outdoor pools and spa's require separate permits and shall comply with the
adopted International Swimming Pool and Spa Code
- The 2 units above the retail space will be classified as R-3 occupancy units
under the IBC
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting for any new
commercial or multi-family building with Russ Hovland rhovland@fcgov.com 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.
RESPONSE: Understood
Comment Number: 6
03/17/2023: DAYCARE COMMENTS:
1. This will be considered an E or an I-4 occupancy.
2. I-4 = five or more persons who receive custodial care for fewer than 24hrs
including adult day care or child day care of any age
3. E = A child day care facility that provides care for more than five children 2.5
years of age who receive personal care services, education, and supervision
for fewer than 24hrs a day
OR
A child day care facility that provides care for 5-99 children ages 2.5 or younger
where the rooms in which the children are cared for are located on a level of exit
discharge and each child care room has a door directly to the exterior.
4. New daycare 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.
5. The building may need to be fire sprinkled as per IBC and IFC local
amendments.
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Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting for any new
commercial or multi-family building with Russ Hovland rhovland@fcgov.comfor
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.
RESPONSE: Understood
Comment Number: 7
03/17/2023: LIVE WORK UNIT COMMENTS:
Provide more information will these be connected live work units as defined
under the IBC? OR Will these be IBC mixed use with separate residential and
separate commercial occupancies. An early resubmittal meeting is
recommended to address occupancy, use, fire suppression system type and
occupancy separation.
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting for any new
commercial or multi-family building with Russ Hovland rhovland@fcgov.com 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.
RESPONSE: Understood
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 2
03/20/2023: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at
FDP.
RESPONSE: Understood and thank you
Topic: Plat
Comment Number: 1
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
RESPONSE: Please reference the updated plat and comment responses.
Department: Water Conservation
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Contact: Emma Pett, , epett@fcgov.com
Topic: General
Comment Number: 1
03/20/2023: 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. Please provide a detailed and complete irrigation plan that
includes your water budget, friction loss chart, 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
RESPONSE: Hydrozone plan provided with this submittal. Irrigation plans will be
provided by time of Final Plans as landscape plans get further developed.