HomeMy WebLinkAboutSNOW RIDGE APARTMENTS - PDP230014 - 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
October 27, 2023
Matthew Deault
1425 Pikes Peak Ave.
Fort Collins, CO 805244313
RE: Snow Ridge Apartments, PDP230014, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Snow Ridge Apartments. 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.
OWNER RESPONSE:
RIPLEY DESIGN RESPONSE:
NORTHERN ENGINEERING RESPONSE:
DENGLER RESPONSE:
APS RESPONSE:
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695
Topic: General
Comment Number: 1
INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Please include me in all email correspondence with other
reviewers and keep me informed of any phone conversations. Thank you!
RIPLEY DESIGN RESPONSE: Thanks Todd, we will reach out with any questions.
Comment Number: 2
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.
RIPLEY DESIGN RESPONSE: Understood. We will make sure these comments are taken care of.
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Comment Number: 3
FOR HEARING:
The proposed development project is subject to a Type 1 Review. The decision
maker for your project will be an Administrative Hearing Officer at a public
hearing. For the hearing, we will formally notify surrounding property owners
within 800 feet (excluding public right-of-way and publicly owned open space).
As your Development Review Coordinator, I will assist with preparing the mailing and
coordinating the hearing date with your team.
RIPLEY DESIGN RESPONSE: Understood, thank you.
Comment Number: 4
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 van, reports, or explanations of
why comments have not been addressed [when applicable].
RIPLEY DESIGN RESPONSE: Understood, thank you.
Comment Number: 5
SUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic -submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1680306305.
File names should have the corresponding number, followed by the file type
prefix, project information, and round number. For example: 1_SITE PLAN_Project Name_FDP_Rd1.
A list of numbers and prefixes for each file can be found at the link above.
RIPLEY DESIGN RESPONSE: Understood. We will make sure to follow the new naming requirements.
Comment Number: 6
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-AutoCAD.html
RIPLEY DESIGN RESPONSE: We will make sure all files are flattened and reduced prior to submittal.
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Comment Number: 7
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.
RIPLEY DESIGN RESPONSE: We will reach out with our anticipated submittal date.
Comment Number: 8
INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
RIPLEY DESIGN RESPONSE: Understood.
Comment Number: 9
INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
RIPLEY DESIGN RESPONSE: Understood, thank you.
Comment Number: 10
NOTICE:
A Development Review sign will be posted on the property. This sign will be
posted through the final decision and appeal process. A request for the removal
of signs will be made by your Development Review Coordinator at the appropriate time.
RIPLEY DESIGN RESPONSE: Understood.
Department: Planning Services
Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599
Topic: General
Comment Number: 1
10/27/2023: BY HEARING:
Please include further details for the trash enclosure. Plans should show conc.
landing pad, note that there is a zero curb in front of the enclosure, and show sizes and types of bins.
NORTHERN ENGINEERING RESPONSE: Concrete landing pad has been added and zero curb has been called
out.
DENGLER RESPONSE: The trash and recycling container sizes have been called out on the trash enclosure plan.
The sizes were determined by using the excel spreadsheet provided by the City. After establishing the needed capacity,
it was determined the enclosure was sized adequately.
Comment Number: 2
10/27/2023: BY HEARING:
Please fully dimension the handicap parking stall. Needs to be van accessible.
NORTHERN ENGINEERING RESPONSE: Handicap parking stall is van accessible and has been dimensioned on
the utility plans.
RIPLEY DESIGN RESPONSE: Van accessible stall will be dimensioned on site plan.
Comment Number: 3
10/27/2023: BY HEARING:
Fixture type CC of the lighting plan will need to be an alternative selection or
justification for alternative compliance.
APS RESPONSE: The CC fixture complies with the City’s regulations.
• B (Back Light)
o Table 3.2.4-2 for the fixture at their mounting heights and location from the property line allows for a
B3 Listing:
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▪ BH: 2,500 Lumens
▪ BM: 5,000 Lumens
▪ BL: 2,500 Lumens
• U(Up Light):
• Table 3.2.4-3 for the fixture at their mounting heights and location from the property line allows for a UO
Listing:
▪ UH: 0 Lumens
▪ UL: 0 Lumens
▪ G (Glare):
• Table 3.2.4-4 for the fixture at their mounting heights and location from the property line allows for a G1
Listing:
▪ FVH: 100
▪ BVH: 100
▪ FH: 1800
▪ BH: 500
1. The CC fixture selected produces a total of 466 lumens.
a. The B component complies as the entire output of the fixture is 5-times below the allowable values shown
above.
2. The CC fixture selected is Dark Sky Compliant.
a. Dark Sky Compliant means it contributes 0 lumens of Up Light.
3. The CC fixture selected per the polar plot does not contribute light into the FVH, BVH, FH, or BH zones. All of the
light distribution is contained in the FM, BM, FL, BL zones.
As noted on the photometric plan the polar plot indicates a B0-U0-G0 rating for this fixture.
10/27/2023: FOR FINAL:
Lighting Plan: Preference is to have a separate column for color temp and/or a
general note below the fixture schedule.
APS RESPONSE: We will add both items as requested.
Comment Number: 5
10/27/2023: BY HEARING:
Rear lot floor area calculations - For the next round, we’ll want this exhibit
incorporated into the plan set. This doesn’t have to be a whole sheet but what I’d
like to capture is:
• The diagram
• Area of the rear half in sq ft.
• Area allowed in sq ft.
• Area proposed in sq ft.
• Total floor area and broken down as 1st floor area and 2nd floor area.
RIPLEY DESIGN RESPONSE: Rear lot floor area exhibit has all of the above information included.
Comment Number: 6
10/27/2023: FOR FINAL:
Slab for exterior bike parking looks undersized. Please provide additional details with dimensions.
RIPLEY DESIGN RESPONSE: Details and dimensions will be shown.
Comment Number: 7
10/27/2023: FOR FINAL:
Concrete drain pans feel out of character for the residential area. If feasible
please consider a more naturalistic solution to the conc drain pans.
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RIPLEY DESIGN RESPONSE: We are unable to remove the drain pans due to drainage requirements. We will come up with a design
so that they do not stand out.
Comment Number: 8
10/27/2023: FOR FINAL:
Mechanical screening is addressed in the general notes please be mindful of
this requirement. Staff would highly recommend incorporating mechanical equipment locations in the
plans.
RIPLEY DESIGN RESPONSE: Understood
Comment Number: 9
10/27/2023: FOR FINAL:
The use of well water for landscape irrigation will need review and approval
through the water adequacy program. More details to come.
RIPLEY DESIGN RESPONSE: Understood. We will look for more on this.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
10/10/2023: INFORMATION – HISTORIC SURVEY: The historic survey for this
property has been completed on September 28, 2023 and found Not Eligible
for Landmark designation.
RIPLEY DESIGN RESPONSE: Thank you.
Comment Number: 2
10/10/2023: FOR APPROVAL - COMPATIBILITY: For the purposes of meeting
LUC 3.4.7(E) in this case, since adaptive reuse and incorporation of the
primary structure is proposed, if the Planner for this project determines that the
general compatibility requirements of LUC 3.5.1 are met, Preservation staff will
consider 3.4.7 met as well.
RIPLEY DESIGN RESPONSE: Thank you.
Department: Engineering Development Review
Contact: John Gerwel jgerwel@fcgov.com
Topic: General
Comment Number: 1
10/17/2023: FOR HEARING:
Per LCUASS Table 7.3, residential driveway approaches need to be radial
curb returns for arterial roads.
NORTHERN ENGINEERING RESPONSE: After talking with John, we will be moving forward with the original
proposed design and will not provide radial curb returns. The sidewalk and driveway are ADA compliant.
Comment Number: 2
10/18/2023: FOR HEARING:
The sidewalk work on the southern property will require a signed letter of intent
(LOI) from the property owner stating that they are okay with the proposed work
going onto their property. For final approval, we'll need to see some type of
agreement between the developer and the southern property owner for
construction work- usually it's a temporary construction easement (TCE). We
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would also need an access easement dedicated outside of the plat for that
southern property with the sidewalk as shown (see templates and process here:
https://www.fcgov.com/engineering/devrev). But I'm wondering if an
encroachment onto that property is necessary. I was looking at LCUASS
drawing 707.2 for a Type IV driveway. That might be worth looking into.
NORTHERN ENGINEERING RESPONSE: Understood. An agreement will be provided, and a temporary
easement/access easement will be provided by separate document prior to final approval.
Comment Number: 3
10/23/2023: INFORMATION:
Infrastructure needs to be in place prior to the issuance of building permits. All
work in the ROW will need to be permitted, inspected and approved. Please
reach out to Ken Zetye (kzetye@fcgov.com) for determining what permit(s)
would be appropriate. Information on ROW permitting can be found here (under
Development Construction Permits): https://www.fcgov.com/engineering/devrev
NORTHERN ENGINEERING RESPONSE: Understood. We have reached out to Ken to determine which permits
will be needed.
Comment Number: 4
10/23/2023: INFORMATION:
I can't tell from the plans, but sawcuts into Shields need to be LCUASS
compliant. Please refer to LCUASS Chapter 25. The figures are also helpful. All
of that can be found here:
https://www.larimer.gov/engineering/standardsandguides/urbanareastreetstandards
NORTHERN ENGINEERING RESPONSE: Sawcuts have been adjusted to be LCUASS compliant.
Comment Number: 5
10/25/2023: INFORMATION:
To clarify, we will not be looking for ROW sidewalk and parkway improvements
for this property. Designs for the Shields/Prospect improvements are in very
early stages, so we will not be looking for ultimate sidewalk improvements just - ADA compliance.
NORTHERN ENGINEERING RESPONSE: Future sidewalk has been removed. Existing sidewalk has been
checked for ADA compliance.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
10/23/2023: FOR INFORMATION: The Traffic Narrative was received,
reviewed and additional coordination was communicated via email that a full
Traffic Study would be waived at this point, unless a need arises that would
require further evaluation of the access point onto Shields.
Comment Number: 2
10/23/2023: FOR INFORMATION: This comment was made within the
Conceptual Review and I would just like to have it documented in the PDP as
well. In lieu of a formal Traffic Study to evaluate the Shields access that sits
within the Shields and Summer intersection, the City of Fort Collins reserves the
right to restrict this access to a right in, right out, at any time if it is determined
that it has become an operational or safety issue, or if a Capital Project
determines that it needs restricted to improve operations to the roadway or
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adjacent intersections.
RIPLEY DESIGN RESPONSE: Understood, thank you.
Department: Stormwater Engineering – Erosion Control
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Erosion Control
Comment Number: 1
10/19/2023: INFORMATION:
This project is located within the City's MS4 boundaries and is subject to the
erosion control requirements located in the Fort Collins Stormwater Criteria
Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be
found at www.fcgov.com/erosion.
NORTHERN ENGINEERING RESPONSE: Understood. Erosion Control Plans/Details are included with the
Utility Plan Set.
Comment Number: 3
10/19/2023: FOR FINAL:
How much area is going to be disturbed with your project? (please provide a
map outlining the area anticipated to be disturbed.
Please address the redlined comments provided on the Sediment and Erosion Control Plan.
NORTHERN ENGINEERING RESPONSE: The Erosion Control Plans outline the disturbed area, and a note has
been added to these plans with the SF of disturbed area. Redlines have been addressed.
Topic: Fees
Comment Number: 2
10/19/2023:
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.
The Stormwater Quality Inspection Fees are based on the number of LID/WQ
Features that are designed for on this project. We will provide a fee estimate at
FDP when more information is provided.
NORTHERN ENGINEERING RESPONSE: Understood.
Department: Stormwater Engineering
Contact: Stephen Agenbroad sagenbroad@fcgov.com
Topic: General
Comment Number: 1
10/23/2023: FOR HEARING
Thank you for providing more information on the attenuation area on the west
side of the site. Based on the information provided, please adjust your LID
treatment percentage and any other impacted calculations if impervious areas
from basin A3 are draining to the facility. Please also include a brief excerpt in
the drainage report explaining the purpose of this area.
NORTHERN ENGINEERING RESPONSE: LID percentage and calculations have been updated per plan changes. An excerpt under the
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sub-basin description has been added to the drainage report describing this area.
Comment Number: 2
10/23/2023: INFORMATION
For sizing the pervious paver system, MHFD does suggest a maximum run -on
ratio of 2:1, but in the Fort Collins Stormwater Criteria Manual we do allow a
run-on ratio of 3:1. Using this ratio would allow the pervious paver system to be
minimized and still meet the 50% of impervious area treatment requirement.
NORTHERN ENGINEERING RESPONSE: Understood. We have adjusted this ratio in our calculations and have reduced the paver square
footage.
Comment Number: 3
10/23/2023: FOR HEARING
The underdrain for the paver system cannot accept flows that do not pass
through the pervious pavement system. This exposes the underdrain to clogging
from debris and sediment. As discussed please provide a separate route for
the flows in the attenuation area on the west side of the site.
NORTHERN ENGINEERING RESPONSE: Understood. The water within the low point is now being directed to the detention pond via a
separate FES/storm pipe and swale on the north side of the site. Please see Utility Plans for additional information.
Comment Number: 4
10/23/2023: FOR HEARING
An impermeable geomembrane liner would be needed to be used for the paver
system in basin A2 as it is close to the existing structure. Please feel free reach out to discuss.
NORTHERN ENGINEERING RESPONSE: The permeable pavers have been removed from the area near the building. A liner should no
longer be needed.
Comment Number: 5
10/23/2023: FOR HEARING
Please maintain 10 ft of horizontal separation between trees and the pervious
pavement system. This is to prevent any damage that the tree's roots could
cause on the system. To still meet the tree count, the city allows trees within the detention pond.
RIPLEY DESIGN RESPONSE: Understood. We will keep trees far enough away from the pervious pavement system. We will look
into incorporating more trees within the detention pond.
Comment Number: 6
10/23/2023: FOR HEARING
Please see redlines.
NORTHERN ENGINEERING RESPONSE: Redlines have been addressed.
Comment Number: 7
10/25/2023: FOR FINAL
Due to the lack of space and elevation on site, it would be difficult to implement
the City’s Detention Pond Landscaping Standards of an undulating bottom and
varying side slopes. Therefore, please compensate for these factors by creating
a more robust landscaping plan. Show shrubs on the plants.
RIPLEY DESIGN RESPONSE: A more robust landscape plan showing shrubs will be provided for FDP.
Department: Water-Wastewater Engineering
Contact: Stephen Agenbroad sagenbroad@fcgov.com
Topic: General
Comment Number: 1
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10/23/2023: FOR FINAL APPROVAL
The existing water and wastewater service needs to be abandoned and capped
at the main. Please add this note to the demolition plan. Please also cross out
the service all the way to the main so that it is clear it will need to be abandoned
at the main rather than the sidewalk.
NORTHERN ENGINEERING RESPONSE: Note has been added to demo plan and service has been crossed out.
Comment Number: 2
10/23/2023: FOR HEARING
Please show the existing wastewater service on the Existing Conditions and Demo Plan.
NORTHERN ENGINEERING RESPONSE: Wastewater service has been added to the existing conditions/demo plan.
Comment Number: 3
10/23/2023: FOR HEARING
Please show the existing well location on the utility plans.
NORTHERN ENGINEERING RESPONSE: Well has been called out on the utility plans.
Comment Number: 4
10/23/2023: FOR HEARING
Please verify that the new water and wastewater service tap is at least 5ft from
the existing tap to the site. Please add a note to the utility plans, to confirm this.
NORTHERN ENGINEERING RESPONSE: The new water and wastewater service taps are at least 5ft from the existing taps and a note has
been added to the utility plans.
Comment Number: 5
10/23/2023: FOR HEARING
Is it feasible to reroute the water services to the north side of the site to avoid
running utilities under the permeable paver system? This is to avoid digging into
the permeable paver system if maintenance is ever needed on the water
service. If not feasible please move the curb stop so that it is within the utility
easement, and locate the water meter within a landscaped area.
NORTHERN ENGINEERING RESPONSE: It is not feasible to reroute the water services to the north side of the building due to the lack of
space in relation to other utility services and the need to have the FDC near the driveway. We have removed the pavers from a bove the utilities.
The meter is still located within a landscaped area on site.
Comment Number: 6
10/23/2023: FOR HEARING
Please provide more information of the connection between the buildings on the
western side of the property. Is this an insulated area? Is this just a breezeway?
This will need to be a fully insulated area to be considered one building.
DENGLER RESPONSE: The connection is an upper -level vestibule with access to two upper-level, 2-bedroom units. It will be a
conditioned space and fully insulated.
Comment Number: 7
10/24/2023: INFORMATION
The new Water Adequacy Policy has been approved, but it is still in the process
of being implemented. The City needs to research the necessary information that needs to be
provided and the approval process. In the meantime please plan to install a separate irrigation tap.
NORTHERN ENGINEERING RESPONSE: Understood. Tap/Meter is shown in the Utility plans.
Department: Light And Power
Contact: Luke Unruh lunruh@fcgov.com 970-416-2724
Topic: General
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Comment Number: 1
10/18/2023: INFORMATION ONLY:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me to discuss development fees or visit the following website for
an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment -development -fees
NORTHERN ENGINEERING RESPONSE: Understood.
Comment Number: 2
10/18/2023: FOR FINAL APPROVAL:
Multi family buildings and duplexes are treated as customer owned services;
therefore a C-1 form and one line diagram must be filled out and submitted to
Light & Power Engineering for each building. I will need a one-line diagram
before final approval. All secondary electric service work is the responsibility of
the developer and their electrical consultant or contractor. A C-1 form can be found here:
https://www.fcgov.com/utilities/business/buildersanddevelopers -/-development-forms-guidelines-regulations
RIPLEY DESIGN RESPONSE: Understood. We will make sure this is provided for final.
Comment Number: 3
10/18/2023: INFORMATION ONLY:
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: 4
10/18/2023: INFORMATION ONLY:
All units other than single family detached at 200 amps or less are considered
customer owned service; therefore, the 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 or building owner.
NORTHERN ENGINEERING RESPONSE: The utility plans show the proposed electric line from the ROW vault to the transformer/vault
onsite (underground) to the meters on the north side of the building.
Comment Number: 5
10/18/2023: PRIOR TO HEARING:
A transformer location needs to placed on site to serve the new proposed
building. The dimensions of the pad are 48 inches by 54" for a single phase
transformer. I also need to see an electric line running from the vault on the north
east corner of the lot to the new transformer. Please show the service line with a
meter location too. I am assuming single phase power; as a heads up three
phase power would be very hard to get to this site.
NORTHERN ENGINEERING RESPONSE: The utility plans show the proposed electric line from the ROW vault to the transformer/vault
onsite (underground) to the meters on the north side of the building.
Comment Number: 6
10/18/2023: INFORMATION ONLY:
Transformer locations will need to be coordinated with Light & Power.
Transformers must be placed within 10 feet of a drivable surface for installation
and maintenance purposes. The transformer must also have a front clearance of
10 ft and side/rear clearance of 3 ft minimum. When located close to a building,
please provide required separation from building openings as defined in
Figures ESS4 - ESS7 within the Electric Service Standards. Please show all
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proposed transformer locations on the Utility Plans.
NORTHERN ENGINEERING RESPONSE: Understood. Coordination with Light and Power will continue through final approval. A
transformer location has been added to the utility plans.
Comment Number: 7
10/18/2023: INFORMATION ONLY:
Light and Power would like to remind you that all of our facilities must have a ten
foot clearance away from all water, wastewater, and storm sewer facilities. We
also require a threefoot- clearance away from all other utilities with the exception of communication lines.
NORTHERN ENGINEERING RESPONSE: Understood. Spacing has been provided.
Comment Number: 8
10/18/2023:INFORMATION ONLY:
Any existing and/or proposed Light and Power electric facilities that are within
the limits of the project must be located within a utility easement or public right-ofway-.
The utility easement for the transformer shall extent 3 feet past all sides of the transformer pad.
NORTHERN ENGINEERING RESPONSE: The transformer/vault has been located within the 15ft utility easement and is at least 3ft from
the public sidewalk.
Comment Number: 9
10/18/2023: INFORMATION ONLY:
You may contact Luke Unruh with project engineering if you have questions.
(970) 4162724. -You may reference Light & Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437
You may reference our policies, development charge processes, and use our
fee estimator at http://www.fcgov.com/utilities/business/builders -and-developers.
NORTHERN ENGINEERING RESPONSE: Understood.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 1
10/04/2023: INFORMATION ONLY:
City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the
extent reasonably feasible, all plans be designed to incorporate water
conservation materials and techniques. This includes use of low -water-use
plants and grasses in landscaping or re -landscaping and reducing bluegrass
lawns as much as possible. Native plants and wildlife -friendly (ex: pollinators,
butterflies, songbirds) landscaping and maintenance are also encouraged.
Please refer to the Fort Collins Vegetation Database at
https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native
Plants document for guidance on native plants:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf .
Comment Number: 2
10/04/2023: INFORMATION ONLY:
Consider planting native plants consistent with the landscaping and streetscape
standards for alternatives to Turf-type grass.
https://www.fcgov.com/planning/streetscapedesign.php
xeriscape rebates are available from Fort Collins Utilities’ Xeriscape Incentive
Program; commercial properties may be eligible for $1.50/square foot up to
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$15,000 total for landscape area converted to lower water use. To be eligible
for funding, project must be approved prior to installation. www.fcgov.com/xip”
Feel free to add the xeriscape@fcgov.com email contact in there if you’d like.
Comment Number: 3
10/04/2023: FOR FINAL APPROVAL:
Please clarify specific turf species on the Landscape Plan and the blend
percentages to ensure the project water budget chart gets adequately calculated.
RIPLEY DESIGN RESPONSE: Specific turf species will be shown at final.
Comment Number: 4
10/04/2023: FOR FINAL APPROVAL:
Replace #7 in the Native Seed Mix Notes with:
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 in the native seed mix notes has been updated to include the information above.
Comment Number: 5
10/25/2023: FOR FINAL APPROVAL:
The Fort Collins Stormwater Criteria Manual states, "No concrete trickle
channels shall be used where free draining soils are present (Soil Group A, B).
Limit their use to areas with clayey soils (Soil Group C, D) if necessary."
In the interest of keeping with a natural design, promoting habitat, and allowing
proper groundwater recharge, this project should consider the following options
for the concrete trickle channels and concrete structures on the north leading to
the east side of the property:
1) Please remove the concrete drainage pans and concrete curbs and gutters
on the project. Please minimize impervious surfaces. From a better site design
perspective bioswales and rain gardens are preferable to concrete as a
conveyance system, where development density, topography, soils and slopes
permit their use.
2) Plant a pollinator garden on the northeast empty shrub bed, and carry this
around to the east so the concrete trickle channel looks and acts like edging for
the shrub bed. The idea would be these shrub beds would provide habitat by
creating pollinator gardens, and/or
3) Provide a landscaping plan on the east detention area with native
landscaping in mind. Plan for native plants and wildlife friendly - (ex: pollinators,
butterflies, songbirds) landscaping and maintenance. Please refer to the City of
Fort Collins Vegetation Database (https://www.fcgov.com/vegetation/).
Please coordinate with City Stormwater and Environmental Planning.
RIPLEY DESIGN RESPONSE: We will come up with a design that looks to hide/incorporate the trickle channel so that it does not
Page 13 of 17
stand out.
NORTHERN ENGINEERING RESPONSE: Due to the shallow slope of the site, we are unable to remove the concrete trickle channels. We
have a 0.5% slope in those areas which require concrete trickle channels. Landscaping will be provided around the trickle cha nnels so that they
do not stand out.
Comment Number: 6
10/25/2023: INFORMATION ONLY:
A great opportunity to include a pollinator garden exists in the northeast and
north empty shrub bed of the project. Currently these shrub beds appear empty,
whereas a pollinator garden has many benefits and deters unwanted weeds as
well. A pollinator garden can provide habitat for pollinators, reduce the heat
island effect in a city, and improve air quality. These gardens can also provide
corridors for pollinators as they move to an area. This is a great opportunity to
maximize bloom times and colors in this section of your plan. Included is a
resource for design ideas supporting Nature in the City program efforts when
considering a pollinator garden: Attracting Native Pollinators, The Xerces Society, 2011.
RIPLEY DESIGN RESPONSE: Right now we are trying to provide as much usable space as possible. The northeast corner is
currently proposed turf to maximize usable area. We will consider pollinator gardens and rain gardens where we can.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 1
10/20/2023: FOR HEARING
Are there any iterations of the proposed apartments that would preserve more
trees, or at least enable the development to plant more trees? There are
significant existing trees in fair, fair plus, and good condition proposed for
removal and Forestry would like to see efforts towards preservation.
RIPLEY DESIGN RESPONSE: We are unable to flip the layout due to an existing well head and space needed for an emergency
access. We will do our best to incorporate more trees around the detention area.
Comment Number: 2
10/20/2023: FOR HEARING
Tree number 8 on your tree inventory schedule is proposed for preservation.
This tree is a Siberian elm in poor minus condition and the site plan shows over
50% of the critical root zone of this tree will be impacted. If there is no change to
the Site plan in the coming rounds, there will be no way to safely preserve this
tree with that kind of impact, even if the tree were in good condition. Please
include this tree on your removal list and increase the mitigation to 37.
RIPLEY DESIGN RESPONSE: Tree number 8 will be moved to our removal list and mitigation will be increased to 37 trees.
Comment Number:
10/20/2023: FOR HEARING
What is preventing trees to be planted on the northeast corner of the site? I do
not see interfering utilities that would prevent more mitigation trees from being planted.
RIPLEY DESIGN RESPONSE: There is a sanitary service line that is running through that area. We have one tree between the
electric line and sanitary line as well as the street tree along the sidewalk.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Page 14 of 17
Topic: General
Comment Number: 1
10/24/2023: INFORMATION: Both Park Planning & Development and Parks
department comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077
Comment Number: 2
10/24/2023: FOR FINAL: Please add comment to General Note section of the
final landscape plan:
The Developer, or its successor(s) in interest, shall be responsible for the
ongoing irrigation and maintenance of the landscaping located within the public
right-of-way along the portion of Timberline Road that abuts the Property as
shown on the Final Development Plan Documents. This obligation may be
assigned to a home owners association duly constituted pursuant to Colorado
state law, however, should such home owners association be dissolved, the
obligation shall become that of the Developer or its successor(s) in interest.
RIPLEY DESIGN RESPONSE: Note will be added at FDP.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
10/23/2023: FOR HEARING
EMERGENCY ACCESS EASEMENT/ FIRE LANE
The dead end private drive to be used as emergency access shall be
dedicated EAE for the entire length and also meet fire lane loading
requirements. A turnaround will not be required as only 150 feet of fire lane
would be required to meet perimeter access requirements.
NORTHERN ENGINEERING RESPONSE: The dedicated EAE has been extended to include the entire driveway.
Comment Number: 2
10/23/2023: FOR FINAL PLAN
FIRE LANE LOADING - IFC Appendix D102.1 amendment
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable
of supporting 80,000 pounds. Private drives incorporating pavers as surface for
fire lanes shall provide geotech information confirming the paver design can
handle fire truck loading. A note shall be added to the civil plans indicating all
areas dedicated as EAE are capable of supporting 80,000 pounds.
NORTHERN ENGINEERING RESPONSE: The permeable pavement system shall be installed to support 80,000lbs. Details will be
provided prior to final approval.
Comment Number: 3
10/23/2023: FOR FINAL PLAN
PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC
section 505.1.1 amendment
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in
Page 15 of 17
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. 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 add generic address to scale on building elevations. Address shall be
on West side of building facing Shields St along with address and street name
on South side facing the fire lane. Additional unit number wayfinding signage
may be required as well.
DENGLER RESPONSE: See exterior elevations. All units have been numbered. Numbers of units with arrows indicating the directio n
of the units and visible from the south drive have been added. The street address has been added to the south side of the bui lding.
We’ve added notes specifying the required sizes of all way finding signage.
Comment Number: 4
10/23/2023: FOR FINAL PLAN
FIRE LANE SIGNS
The limits of the fire lane shall be fully defined and 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.
- 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: Parking signs have been added to utility plans and placed per IFC Codes.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
Page 16 of 17
10/23/2023: The new and existing building must meet current code since the
existing building will be changing occupancy and the 2nd dwelling in the house
was never approved, so the entire structure must meet current code including
being fire sprinkled and dwelling separations.
DENGLER RESPONSE: Yes, we are aware of this and will be addressing this as we prepare construction documents for permitting.
We will likely reach out to the building department at that time to confirm we are indicating all the necessary upgrades.
Comment Number: 2
10/23/2023: Multi-family 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 2021 IPC)
2023 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.
DENGLER RESPONSE: Thanks, we have kept this in mind with our design to date and will continue to refer to the current codes a s
we move into the construction document phase.
INFORMATIONAL ITEMS:
· Electric vehicle charging parking spaces are required, see local amendment.
· This building is located within 250ft of a 4-lane road or 1000 ft of an active
railway, must provide exterior composite sound transmission of 39 STC min.
· R-2 occupancies must provide 10ft to 30ft of fire separation distance
(setback) from property line and 20 feet between other buildings or provide fire
rated walls and openings per chapter 6 and 7 of the IBC.
· All multi-famliy buildings must be fire sprinkled. City of Fort Collins
amendments to the 2021 International Fire Code limit what areas can avoid fire
sprinklers with a NFPA 13R, see local IFC 903 amendment.
· Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
· If using electric systems to heat or cool the building, ground source heat pump
or cold climate heat pump technology is required.
· A City licensed commercial general contractor is required to construct any new
multi-family structure.
· Energy code requires short hot water supply lines by showing plumbing compactness.
Page 17 of 17
· 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.
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting with Building
Services for this project. Pre-Submittal meetings assist the designer/builder by
assuring, early on in the design, that the new projects are on track to complying
with all of the adopted City codes and Standards listed above. The proposed
project should be in the early to middesign- stage for this meeting to be effective. Applicants
of new projects should work with their Development Review Coordinator to
schedule a pre-submittal meeting.
NORTHERN ENGINEERING RESPONSE: We have called out a preliminary location for the EV station on the utility plans. Additional
information will be provided prior to final submittal.
DENGLER RESPONSE: We have already had the pre-submittal meeting with Russ. We anticipate reaching back out to Russ as we
work on construction document phase with questions, especially in regard to bringing the existing structure up to current cod e
requirements.
Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
10/17/2023: Irrigation plans are required no later than at the time of building
permit. The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Eric Olson, at 221-6704 or eolson@fcgov.com
RIPLEY DESIGN RESPONSE: Understood. We will get set up with irrigation before then.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 2
10/23/2023: FOR HEARING:
Please make sure all plans use the same title.
RIPLEY DESIGN RESPONSE: Understood.
Comment Number: 3
10/23/2023: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Topic: Plat
Comment Number: 1
10/23/2023: 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 markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
NORTHERN ENGINEERING RESPONSE: Plat redlines have been addressed and responded to in a separate document.