HomeMy WebLinkAboutTHE LANDING AT LEMAY MULTIFAMILY AND MIXED-USE - FDP230020 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS
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dis 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
Monica Unger
Thompson Thrift Development, Inc.
111 Monument Circle
Indianapolis, IN 46204
RE: The Landing at Lemay Multifamily and MixedUse-, FDP230020, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of The Landing at Lemay Multifamily and Mixed-Use. If you
have questions about any comments, you may contact the individual commenter or direct
your questions through your Development Review Coordinator, Todd Sullivan via email at tsullivan@fcgov.com.
RESPONSE: THOMPSON THRIFT (APPLICANT)
RESPONSE: STUDIO-M (ARCHITECT)
RESPONSE: RIPLEY DESIGN (LANDSCAPE ARCHITECT/PLANNER)
RESPONSE: AVANT CIVIL GROUP (ENGINEER)
RESPONSE: DELICH (TRAFFIC)
RESPONSE: DEVITA (MEP)
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
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know and I can assist you and your team. Please include me in all email
correspondence with other reviewers and keep me informed of any phone
conversations. Thank you!
RIPLEY DESIGN RESPONSE: Thank you Todd.
Comment Number: 2
FOR FINAL APPROVAL:
All "For Final Approval / For Approval" comments need to be addressed and
resolved prior to moving forward with the final documents and recording of this
project. I will provide a recording checklist and process information when we
are closer to this step.
RIPLEY DESIGN RESPONSE: Understood, thank you Todd.
Comment Number: 3
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].
RIPLEY DESIGN RESPONSE: Comment and Redline Responses will be provided with the FDP Rd 2 submittal package.
Comment Number: 4
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: We will ensure the documents will follow the above mentioned naming conventions.
Comment Number: 5
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
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cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
RIPLEY DESIGN RESPONSE: PDF documents will be optimized to the above requirements.
Comment Number: 6
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: The design team is planning on resubmitting Landing at Lemay FDP Rd 2 on 11/15/2023 and will
notify Todd S. leading up to the submittal.
Comment Number: 7
INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
RIPLEY DESIGN RESPONSE: Thank you for the notice.
Comment Number: 8
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: 9
INFORMATION:
LUC 2.211 Lapse, Term of Vested Right: Within a maximum of three (3) years
following the approval of a final plan or other site-specific development plan, the
applicant must undertake, install and complete all engineering improvements
(water, sewer, streets, curb, gutter, streetlights, fire hydrants and storm
drainage) in accordance with city codes, rules and regulations. The period of
time shall constitute the "term of the vested property right." Failure to undertake
and complete such engineering improvements within the term of the vested
property right shall cause a forfeiture of the vested property right and shall
require resubmission of all materials and reapproval of the same to be
processed as required by this Code. All dedications as contained on the final
plat shall remain valid unless vacated in accordance with law.
THOMPSON THRIFT RESPONSE: Understood
Department: Planning Services
Contact: Katelyn Puga kpuga@fcgov.com
Topic: General
Comment Number: 1
10/24/2023: FOR FINAL APPROVAL (MECHANICAL UNITS) -
The AC units are required to be located in parts of the site that does not impact
the visual and acoustic experience of the community (Division 3.5.1). The
primary concern is for the units within the Major Walkway Spine and along the
street-facing facades at Duff Drive and the Private Street within the
development. To the extent reasonably feasible please relocate AC units to
other locations around the building that have less pedestrian activity or traffic. If
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AC units cannot be relocated, they shall be fully containd and screened so that
they cannot be viewed from pedestrian corridor or streets. Materials for
screening should be flush with existing fencing within the Major Walkway Spine
where possible. The architectural style of the fencing should be cohesive with
the fencing used in the Major Walkway Spine. Please consider a wood siding
fence with metal accents, painted to match the building so that it is compatible
with the style of the buildings and private, fenced yards.
RIPLEY DESIGN RESPONSE: All AC units that are fronting a private/public drive, including the units along the Major Walkway
Spine, will be screened with fencing and landscape.
Comment Number: 2
10/24/2023: FOR FINAL APPROVAL (ARCHITECTURE) - The removal of the
masonry material (stone) from the majority of the first floor of the Carriage
House units leaves a blank, featureless projection at the street facing frontage
of all carriage house units. Consider using architectural details to further define
the pedestrian frontage and experience of the building such as an extension of
the band across the projects between the first and second floors of the units.
Other strategies could include more variation in paint color at the projections on the building.
STUDIO M RESPONSE: Elevations have been updated. The trim on the gabled feature has been revised to be more distinctive
than the surrounding exteriors. An accent color has also been added to the gabled peak to further differentiate the feature.
Comment Number: 3
10/24/2023: FOR FINAL APPROVAL (STORMWATER DESIGN) - The
concrete drain pan designs for conveying stormwater throughout the site needs
to be revised to incorporate a naturalized design. Please revise the design
accordingly, focusing on areas adjacent to Duff Drive, Lemay Avenue, and all
detention pond areas.
AVANT CIVIL GROUP RESPONSE: Drainage pans across the site have been changed in accordance to the guidance provided by
Wes Lemarque to incorporate a naturalized design.
Comment Number: 4
10/24/2023: FOR FINAL APPROVAL (TRASH & RECYCLING) - The
landscape shrub beds surrounding the Trash enclosures and corrals shall use
plant materials in the adjacent shrub beds to screen the enclosures and corrals
appropriately. The Land Use Code requires that landscape and building
elements shall be used to screen areas of low visual interest or visually intrusive
site elements (such as trash collection, open storage, service areas, loading
docks and blank walls) from off-site view.
RIPLEY DESIGN RESPONSE: Trash corrals and other elements of low visual interest have be appropriately screened with
landscape.
Comment Number: 5
10/24/2023: FOR FINAL APPROVAL (TRASH AND RECYCLING) - Please
demonstrate how the trash corrals meets this standard: "Areas for the collection
and storage of trash, waste cooking oil, and compostable, recyclable and other
materials, must include bollards, angle-iron, curbing, metal framing or other
effective method to protect the interior walls of the enclosure from being
damaged by dumpsters, containers, bins, and other receptacles."
THOMPSON THRIFT RESPONSE: The site collective dumpster enclosure, inclusive of a large compactor and recycling dumpster,
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will be made of CMU construction, metal swinging doors, and will have bollards protecting the doors and walls from damage. T he
satellite trash corrals, as noted on the plans, are merely convenience locations for residents to use more residential -style garbage
and recycling totes much closer to their residences. These structures are more for screening purposes, as they will not be s erviced
by a large waste management company with a recurring pickup; these corrals will be serviced and kept clean by a third -party valet
trash service who will use the larger, collective dumpster enclosure location referenced above as the main source of trash
management and collection.
Comment Number: 6
10/24/2023: FOR FINAL APPROVAL (BIKE PARKING) - There are less
enclosed bicycle rack spaces provided with the Carriage House buildings than
approved with the PDP. Please confirm that the total number of provided
enclosed bike parking spaces is updated in the Cover Sheet of the Site Plan set.
RIPLEY DESIGN RESPONSE: The carriage homes shall have two enclosed bike parking stalls per garage bay.
Comment Number: 7
10/24/2023: FOR FINAL APPROVAL (LANDSCAPING) - The landscape shrub
beds adjacent to parking spaces that are visible from Duff Drive and S. Lemay
Ave shall be fully screened by the landscape material in the shrub bed.
RIPLEY DESIGN RESPONSE: Landscape shrubs beds have been planted with shrubs to screen the parking stalls facing Duff Drive
and S. Lemay Ave.
Comment Number: 8
10/24/2023: FOR FINAL APPROVAL - It appears that the size of the dog park
has decreased in area by more than half of the previous area approved with the
PDP. Please provide reasoning for the major reduction in size as this may
require further evaluation of the livability section for the point system requirement.
RIPLEY DESIGN RESPONSE: There was a text error on the previous plans. The correct Dog park area is +/- 8,000 sf and can be
seen on the cover sheet and Site Plan Set.
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 1
10/17/2023: FOR APPROVAL:
Since the ELCO and Boxelder easements are going to be dedicated by
separate document, they must be dedicated prior to approval of the final plat.
The recordation numbers must be added to the final plat.
AVANT CIVIL GROUP RESPONSE: Acknowledged, we will work with the Districts prior to final approval.
Comment Number: 2
10/17/2023: INFORMATION:
Do you intend to have phased construction for this development? If so, you will
need to add a phasing plan sheet(s) to the utility plan set. The addition of
phasing will also affect some of the language in the development agreement.
THOMPSON THRIFT RESPONSE: This project will be built as one large phase. However, construction sequencing and order of
operations will be important for an efficient and effective construction schedule, so we will continue to coordinate our inte ntions with
the City and would like to include as much of this narrative into the development agreement and DCP as possible.
AVANT CIVIL GROUP RESPONSE: No, this project will be built in one “phase”.
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Comment Number: 3
10/17/2023: FOR DEVELOPMENT AGREEMENT:
A development agreement will be required for this project. Please submit a fully
filled out DA Information form with the round 2 FDP submittal. We will start drafting the DA at round 2 FDP.
THOMPSON THRIFT RESPONSE: DA Info Form provided with round 2 FDP documents
Comment Number: 4
10/18/2023: FOR APPROVAL:
The strips of land to the east of Cordova Road cannot be owned by the
Landings at Lemay property owners, per City Land Use Code 3.6.2(I). They
create non-developable parcels, or "spike strips", where the properties to the
east could be prevented from having their own access onto Cordova Road.
These strips should either be sold to the property owners to the east, or should
be made entirely into right-of-way. If the property strips are sold to the properties
to the east, the property owners will need to sign the plat. If the strips are
converted into ROW, then the 15' utility easement that is adjacent to the road will not be needed.
THOMPSON THRIFT RESPONSE: These strips of land will be converted to ROW.
AVANT CIVIL GROUP RESPONSE: Converted Tracts to ROW.
Comment Number: 5
10/18/2023: INFORMATION:
Reimbursement will be due to the City for the construction of the local portion of
Lemay Drive. This reimbursement will be collected prior to the issuance of building permits.
Reimbursement will be due to the developer for the construction of the local
portion of Cordova Road. The amount of reimbursement will be determined
after the construction of Cordova Road is completed.
Contact TCEF manager, Marc Virata (mvirata@fcgov.com), for more information.
THOMPSON THRIFT RESPONSE: More discussions on this and other similar variables has been requested. Otherwise,
understood.
Comment Number: 6
10/24/2023: FOR APPROVAL:
Please add an overall sheet to the plat. It is currently difficult to see the layout of
the Lots and Tracts with only the small scale- views on the sheets.
AVANT CIVIL GROUP RESPONSE: Added to plat
Comment Number: 7
10/24/2023: INFORMATION:
Do you intend to use the private street that connects to Duff Drive and goes to
the northeast to Tract A as an access to Tract A in the future? If so, the private
street should be dedicated as an access easement.
THOMPSON THRIFT RESPONSE: That is not the intention. Cordova and the public access from the new intersection with Link Ln
is where we’d prefer traffic to the North connect. We will not plan on an access easement at this point.
Department: Traffic Operation
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Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
10/23/2023: FOR INFORMATION: The final signed, stamped, and approved
Transportation Impact Study will need to be provided for recording. The current
version provided has not been signed and stamped.
DELICH RESPONSE: Understood. A final stamped TIS will be provided at recording.
Comment Number: 2
10/23/2023: FOR FINAL APPROVAL: Coordination will need to occur when
this project begins construction in order to insure proper hauling routes. This is
in response to the concerns from the adjacent industrial area directly to the east,
and we would like to have signs placed on Duff and Link, just east of Cordova to
instruct construction traffic to not use these streets.
THOMPSON THRIFT RESPONSE: Understood, and this should not be a problem.
Comment Number: 3
10/23/2023: FOR FINAL APPROVAL: Signing and Striping redlines will be provided.
Additional No Parking signs may be needed adjacent to the entrance to your
entrance onto Duff in order to insure adequate sight distance with parked vehicles along there. Add Speed
Limit and Bike signs to Cordova.
AVANT CIVIL GROUP RESPONSE: No parking signs not necessary, Speed limit and Bike Lane signs have been added
Comment Number: 4
10/23/2023: FOR INFORMATION: All existing signs and pavement markings
will need to be repaired/replaced if damaged or removed for construction.
Please contact Traffic Operations at 970-221-6630 if existing signs are removed.
Comment Number: 5
10/23/2023: FOR INFORMATION: Please include the Traffic Signing and
Pavement Marking Construction Notes on the Signing and Pavement Marking
pages within the Utility Plans. (Paving Plan Sheets and Cordova S&P sheet)
Comment Number: 6
10/23/2023: FOR FINAL APPROVAL: Please clarify the design details for the
raised crosswalks including any signs or pavement markings being used.
RIPLEY DESIGN RESPONSE: The raised crosswalks have been substituted with stamped asphalt to clearly show a pedestrian
crossing for safety.
Comment Number: 7
10/23/2023: FOR FINAL APPROVAL: There seem to be signs along both
sides of Cordova with no details as to what they are. Please clarify.
AVANT CIVIL GROUP RESPONSE: Removed signage unnecessary for arterial road.
Comment Number: 8
10/23/2023: FOR FINAL APPROVAL: The ADA ramps on the corners at
Cordova and Link do not connect and will need barricades to indicate that they do not extend.
AVANT CIVIL GROUP RESPONSE: Sidewalk extensions removed, barricades added at ramp upper landings.
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Department: Stormwater Engineering – Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 1
10/12/2023: "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
AVANT CIVIL GROUP RESPONSE: Acknowledged, thank you
Comment Number: 2
10/12/2023: For Approval of Final Plan:
Please refer to all comments via Bluebeam Studio session on the Erosion
Control Plans in the Utility Plans, The SWMP and the ESC Escrow calculation.
We will review for corrections next round. Please refer to FCSCM Chapter 2
Section 6 for all erosion Control Submittal Criteria.
AVANT CIVIL GROUP RESPONSE: Comments understood, and documents were updated accordingly.
Topic: Fees
Comment Number: 3
10/12/2023: 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 27 lots, 19.65 acres of disturbance, 3 years from demo through build
out of construction and an additional 3.00 years till full vegetative stabilization
due to seeding. Which results in an Erosion Control Fee estimate of $3,751.33 .
Please note that as the plans and any subsequent review modifications of the
above-mentioned values change the fees may need to be modified. I have
provided a copy of the spreadsheet used to arrive at these estimates for you to
review. Please respond to this comment with any changes to these assumed
estimates and why, so that we may have a final fee estimate ready for this
project. The fee will need to be provided at the time of erosion control escrow.
The Stormwater Inspection Fees are based on the number of LID/WQ Features
that are designed for on this project. Based on the plans we identified 0 number
of porous pavers, 5 number of bioretention/level spreaders, 0 number of
extended detention basins, and 1 number of underground treatments, results in
an estimate of the Stormwater LID/WQ Inspection fee to be $ $1,990.00 .
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. "
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THOMPSON THRIFT RESPONSE: Understood
AVANT CIVIL GROUP RESPONSE: Acknowledged, thank you
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 4
10/24/2023: FOR FINAL APPROVAL:
On Sheet L3.1 of the Landscape Plan, the tree in Rain Garden B at the eastern
end is 5 feet from the underdrain. Please provide 10 feet due to this tree being a large "canopy tree".
RIPLEY DESIGN RESPONSE: Canopy tree has been relocated to the opposite side of the rain garden to avoid conflict with the
underdrain.
Comment Number: 5
10/25/2023: FOR FINAL APPROVAL:
On Sheet L3.5 of the Landscape Plan, the tree "QB" along the northwest
property line is very close to the concrete pan, mainly the most southern tree.
Please provide more separation as this will push up the pan over time and
impede drainage. Can this be planted on the property line?
RIPLEY DESIGN RESPONSE: The Tree has been moved to provide 5’ clearance from the newly proposed “Naturalized” water
conveyance system.
Comment Number: 6
10/25/2023: FOR FINAL APPROVAL:
For maintenance purposes, it would be great to have additional separation from
any evergreen tree to the concrete pans. Please revise.
RIPLEY DESIGN RESPONSE: Concrete pans are now only being proposed in the detention ponds along Cordova and the
evergreen trees have been adjusted to provide more separation.
Comment Number: 7
10/25/2023: FOR FINAL APPROVAL:
Please provide all forebay details.
AVANT CIVIL GROUP RESPONSE: Forebays have been detailed and sized appropriately.
Comment Number: 8
10/25/2023: FOR FINAL APPROVAL:
Please make sure all rain gardens have a maximum of 4:1 slope. Some seem steeper.
AVANT CIVIL GROUP RESPONSE: Rain gardens all have a 25% or less slope, one has a landscaped wall around.
Comment Number: 9
10/25/2023: FOR FINAL APPROVAL:
Some of the grading spots show the concrete pans less than .5% slope. The
pans in the detention ponds and the western one. The grading looks like it
needs to be revised in these areas.
AVANT CIVIL GROUP RESPONSE: Grading has been addressed.
Comment Number: 10
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10/25/2023: FOR FINAL APPROVAL:
Rain Garden M has retaining walls 100% around the pond. Maintenance access is needed.
AVANT CIVIL GROUP RESPONSE: Maintenance Access Ramp added to Rain Garden M
Comment Number: 11
10/25/2023: FOR FINAL APPROVAL:
All forebays need to be placed on native or compacted soils. Please show the
hatching of soil media to not include under the forebays and add a note on the
grading plans that reflects this.
AVANT CIVIL GROUP RESPONSE: Noted in Forebay Detail.
Comment Number: 12
10/25/2023: FOR FINAL APPROVAL:
Some of the concrete rundowns into the rain gardens and detention ponds drop
several feet and need energy dissipation. There have been rundowns in the
past used with concrete ribbons/with notches to slow the velocities. Please
revise or use inlet structures.
AVANT CIVIL GROUP RESPONSE: Energy dissipation has been added in these spots and is noted in the details.
Comment Number: 13
10/25/2023: FOR FINAL APPROVAL:
On sheet C 631, do manholes STMH 3-2 and 3-3 need locking lids due to the high HGL?
AVANT CIVIL GROUP RESPONSE: Flows have been re-routed slightly so the resultant HGL is under the ground surface; no
locking lids should been needed.
Comment Number: 14
10/25/2023: FOR FINAL APPROVAL:
Please add HGL to Storm 6 on Sheet C 634.
AVANT CIVIL GROUP RESPONSE: HGL Added.
Comment Number: 15
10/25/2023: FOR FINAL APPROVAL:
Please show and label detention pond depth gages on the grading plans.
AVANT CIVIL GROUP RESPONSE: Depth Gauges added.
Comment Number: 16
10/25/2023: FOR FINAL APPROVAL:
On sheet C 807, please cross-out the word "optional" for the Inspection ports.
Also, please show and label inspection ports on the storm sewer plan &
profiles, or the Utility Plan as well as on sheet C 807 in the upper left exhibit.
AVANT CIVIL GROUP RESPONSE: Optional Removed.
Comment Number: 17
10/25/2023: FOR FINAL APPROVAL:
The Stormtech weir detail and elevation is needed in the plan set.
AVANT CIVIL GROUP RESPONSE: Stormtech details have been added.
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Department: Light And Power
Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772
Topic: General
Comment Number: 1
10/24/2023: FOR APPROVAL:
Please send preliminary power requirements (C_1 forms) for the buildings.
Multifamily 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. 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/builders-anddevelopers/-development-forms-guidelines-regulations
DEVITA RESPONSE: Understood
Comment Number: 2
10/24/2023: INFORMATION:
Single phase transformers are limited to a maximum of 8 runs of secondary, not
to exceed a wire size of 350KCMIL.
Three phase transformers are limited to a maximum of 12 runs of secondary,
not to exceed a wire size of 500KCMIL.
AVANT CIVIL GROUP RESPONSE: Understood.
Comment Number: 3
10/24/2023: INFORMATION:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me to discuss development fees or visit the following website for
an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-anddevelopers/-plant-investment-development-fees
THOMPSON THRIFT RESPONSE: Understood
Comment Number: 4
10/24/2023: INFORMATION:
Light and Power is experiencing material shortages and long lead times on
certain materials and unfortunately this is an industry wide issue.
Light and Power typically has stock of our materials, including transformers, and
we work on a first come, first service basis with our inventory stock. We will
assess what we have available when this project gains City approval and
progresses to construction. Light and Power is working hard to secure
materials, transformers, and orders have been placed with our manufactures to replenish inventory.
THOMPSON THRIFT RESPONSE: Thank you!
Comment Number: 5
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10/24/2023: INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone
service. Contact John Stark with Fort Collins Connexion at 970 -207-7890 or
jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements.
Comment Number: 6
10/24/2023: INFORMATION:
For additional information on our renewal energy programs please visit the
website below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/go renewable
Comment Number: 7
10/24/2023: INFORMATION:
Please contact Tyler Siegmund with electric project engineering if you have any
questions at (970) 4162772. -You may reference Light & Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437
Reference our policies, development charge processes, and use our fee
estimator at: http://www.fcgov.com/utilities/business/builders-and-developers.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 1
10/05/2023: FOR FINAL APPROVAL:
Thank you for submitting a prairie dog mitigation plan as the ECS identified
prairie dog colonies during an onsite survey.
Fort Collins Land Use Code (LUC) 3.4.1 states, "Before the commencement of
grading or other construction on the development site, any prairie dogs
inhabiting portions of the site within the LOD shall be relocated or eradicated by
the developer. Prairie dog relocation shall be accomplished using methods
reviewed and approved by the Colorado Parks and Wildlife Division. Following
relocation or eradication activities, a report shall be provided to the City that
documents when prairie dog removal occurred, the method(s) that were used to
remove prairie dogs, measures taken to ensure that prairie dogs will not
re-inhabit the site, and confirmation that no threatened or endangered species
were harmed by removal activities."
Prior to issuance of the Development Construction Permit (DCP), and prior to
prairie dog removal, please submit the results of a burrowing owl survey
completed by a professional, qualified wildlife biologist, and in accordance with
the Division of Parks and Wildlife standards if removal is between March 15
and October 31. Note the timing requirements of these surveys are between
March 15 and October 31, as no burrowing owls are expected to be present
between November 1 and March 14. This issue is required due to the presence
of prairie dogs on the site.
Prior to issuance of the Development Construction Permit (DCP), please
submit a letter explaining how and when prairie dog removal occurred at the site
Page 13 of 20
and in accordance with the Division of Parks and Wildlife standards.
THOMPSON THRIFT RESPONSE: Understood
Comment Number: 2
10/05/2023: INFORMATION ONLY:
We appreciate that you are interested in having the rain gardens also serve as
pollinator gardens. This is an excellent opportunity to plant a high diversity of
species to promote bloom times across the growing season. The City of Fort
Collins has a seed mix that serves the purpose of rain garden and pollinator
garden that could be used in the center areas of these pollinator nodes.
The ensure a robust pollinator plan the project will want to make sure the
maximum distance between pollinator features does not exceed 150 feet.
Comment Number: 3
10/05/2023: FOR FINAL APPROVAL:
Make sure you are intentional on the seed mix used in particular areas:
- In areas where there is more shade because of tree plantings (north side) consider a shade tolerant mix
If the south detention basin will be- used as a park/play area, adjust the seed mix to tolerate traffic.
RIPLEY DESIGN RESPONSE: Understood. The south detention pond will not be intended as an interactive space.
Comment Number: 4
10/06/2023: INFORMATION ONLY:
Be specific about your cobble mulch. Please note that 1.5" river rock will cover
ground but will not function as a mulch to deter weeds and retain moisture. If a
rock mulch is desired, then 3-4" of 1/2" screen or smaller would be necessary.
Comment Number: 5
10/06/2023: INFORMATION ONLY:
Nature Based Solutions: Consider site tree trenches to improve water quality
and reduce onsite flood risk. A stormwater tree trench is a row of trees planted
in an underground infiltration structure made to store and filter stormwater. Tree
trenches can be added to streets and parking lots with limited space to manage
stormwater and improve naturalize site design.
Comment Number: 6
10/06/2023: FOR FINAL APPROVAL:
Please ensure all plantings are listed in the City of Fort Collins Recommended
Plant List: https://www.fcgov.com/vegetation/
RIPLEY DESIGN RESPONSE: Plantings have been updated to meet City of Fort Collins Recommended Plant list as best as
possible. Some cultivars have been proposed and open to substitution suggestions.
Comment Number: 7
10/24/2023: FOR FINAL APPROVAL:
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
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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.
While artificial turf is appropriate in some places on the plan, it does not take
the place of low water use plants and grasses. In the dog park, please replace
artificial turf with seed. Additionally, there may be other locations that benefit from seed over turf.
RIPLEY DESIGN RESPONSE: The artificial turf in the dog park has been substituted with pea gravel, as we feel turf or seed wil l
undergo a lot of wear and damage from the pedestrian and dog use. The artificial turf on the south side of the fitness buildi ng has
been substituted for irrigated turf as well to reduce the amount of artificial turf.
Comment Number: 8
10/24/2023: FOR FINAL APPROVAL:
This project does a great job of creating visual and natural habitat through
naturalistic detention areas and pollinator gardens. In the interest of keeping
with the naturalistic design and promoting habitat, please remove the concrete
pans in the detention basins and along Duff Drive frontage and Lemay.
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, please remove the concrete trickle channels on
the project. Please minimize impervious surfaces. From a better site design
perspective, grass channels or bioswales are preferable as a conveyance
system, where development density, topography, soils and slopes permit their use.
AVANT CIVIL GROUP RESPONSE: Drainage pans across the site have been changed in accordance to the guidance provided by
Wes Lemarque to incorporate a naturalized design.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 1
10/23/2023: FOR APPROVAL
Thank you again for your diverse species list. From your ornamental list, please replace
both Norway Maple and the river birch with species that have higher survivability rates in Fort Collins.
RIPLEY DESIGN RESPONSE: The Norway Maple has been substituted with Winter King Hawthorn and the River Birch has been
substituted with Princess Kay Plum.
Comment Number: 2
10/24/2023: FOR APPROVAL
Please remove the two trees at the edge of the rain garden and replace them in
the two locations that the planner calls out to add trees.
RIPLEY DESIGN RESPONSE: The trees have been relocated to the locations called out by the planner.
Comment Number: 3
Page 15 of 20
10/24/2023: FOR APPROVAL
Please shift the proposed trees along Lemay to at least 4 ft from the drainage pan.
RIPLEY DESIGN RESPONSE: Trees along Lemay Ave. Have been adjusted to provide at least 4’ separation from the new
“Naturalized” water conveyance system.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
10/19/2023: 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.
Please add signage locations for LUCASS detail 1418 signs. The paving plan
only shows Emergency and authorized vehicle only signs. The no parking signs
are required for the fire lanes.
AVANT CIVIL GROUP RESPONSE: Fire lane signs added where appropriate with no parking areas.
Comment Number: 2
10/20/2023: 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.
Page 16 of 20
A generic address shall be added to building elevations to show location and size.
STUDIO M RESPONSE: Generic address signage has been added to the building elevations. Signage to be minimum 8” lettering
and numbering with an address sign to be placed on every face of building which faces a street or parking.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
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.
STUDIO M – (NO RESPONSE NECESSARY, JUST FYI STATEMENTS)
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”.
STUDIO M – (NO RESPONSE NECESSARY, JUST FYI STATEMENTS)
Page 17 of 20
· If using electric systems to heat or cool the building, ground source heat pump
or cold climate heat pump technology is required.
· A City licensed commercial general contractor is required to construct any new
multi-family structure.
· Energy code requires short hot water supply lines by showing plumbing compactness.
· For projects located in Metro Districts, there are special additional code requirements for new
buildings. Please contact the plan review team to obtain the requirements for each district.
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 mid-design stage for this meeting to be
effective. Applicants of new projects should work with their Development Review Coordinator
to schedule a presubmittal- meeting. This meeting is required prior to Final Development Plan.
STUDIO M – (NO RESPONSE NECESSARY, JUST FYI STATEMENTS)
Comment Number: 2
10/23/2023: A permit is required for single family house construction and shall
comply with adopted codes as amended. Current adopted codes are:
· 2021 International Residential Code (IRC) with local amendments
· Colorado Plumbing Code (currently 2021 IPC) with local amendments
· 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
· Please read the residential permit application submittal checklist for complete requirements.
· Snow Live Load: Ground Snow Load 35 PSF.
· Frost Depth: 30 inches.
· Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
· Seismic Design: Category B.
· Climate Zone: Zone 5
· Energy Code: 2021 IECC residential chapter
STUDIO M – (NO RESPONSE NECESSARY, JUST FYI STATEMENTS)
INFORMATIONAL ITEMS:
· 5ft setback required from property line or provide fire rated walls & openings
for non-fire sprinkled houses per chap 3 of the IRC. 3ft setback is required for
fire sprinkled houses.
· Fire separation of 10ft between dwellings is required.
· Bedroom egress windows (emergency escape openings) required in all bedrooms.
· For buildings using electric heat, heat pump equipment is required.
· A passing building air tightness (blower door) test is required for certificate of occupancy.
· For projects 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.
· New IRC code amendment R320 requires dwellings with habitable space on
Page 18 of 20
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.
STUDIO M – (NO RESPONSE NECESSARY, JUST FYI STATEMENTS)
Comment Number: 3
10/23/2023: Commercial 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 & state amendments (currently 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: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
· 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.
· 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.
Comment Number: 4
10/26/2023: Special requirements from Planning and zoning commission:
Item 2A – Heat Homes with Efficient Electric Heat – 2 Points
Justification: The Landing at Lemay will commit to providing efficient electric
Page 19 of 20
heat. The model number can be found at this link:
https://www.goodmanmfg.com/products/heat-pumps/gszm4#technical- specifications.
Item 2G – Provide EV Installed Charging for Buildings Containing R-1 or R-2
Occupancies – 1 Point
Justification: The Landing at Lemay will provide 58 EV chargers for this project.
Item 4A – WaterSense Fixtures Performing Above Code – 2 Points
Justification: The Landing at Lemay will commit to providing 1 GPF toilet (Dual
Flush) and 1.5 GPM showerheads for each unit.
Item 4C – Sub-metering – 1.5 Points
Justification: The Landing at Lemay will commit to sub-metering all units in this development.
Item 5A – Efficient Residential Irrigation System – 2 Points
Justification: The Landing at Lemay will provide a WaterSense irrigation system.
Item 5C – Separate Drip System for Trees within Parkways and Medians – 2 Points
Justification: The Landing at Lemay will commit to establishing separate drip
systems for all trees within the development to support urban forest tree health
and resiliency.
Item 5D – Common Area Water Use Performing Above Code (1-3 Points) – 2 Points
Justification: The Landing at Lemay will commit to a water budget of 10 GPSF
for common areas.
Item 5E – Stormwater Innovation – 2 Points
Justification: The Landing at Lemay uses a Low-Impact Design (LID) feature
known as rain gardens to capture and treat the stormwater exiting the site.
Item 5F – Rain Barrels – 1 Point
Justification: The Landing at Lemay will commit to providing four 100 gallon -
barrels for the carriage homes. The rainwater that is captured will be used for
outdoor purposes, such as to water outdoor plants, lawns, or gardens.
• Every single unit in our Multifamily structures is designed to Type B standards
in the ADA and Fair Housing standards. This standard defines door widths,
reach range, and clearances throughout the unit. Only first -floor units are
obligated to do so when not defined as an ADA unit, however, we feel this offers
a wider variety of users and visitors with equal opportunity no matter what floor they live on.
• Consistent reach range and accessible access to mail room amenities (for
example), no matter the requirements, so all Residents have the same daily experiences.
• Fully installed pool access lift chairs so no Resident is required to request
assistance but sees and experiences the assistance at their convenience.
• Accessible parking stalls and ramping near trash compactors for easy access
by all Residents, even if we provide a trash management service.
• Every project is reviewed by a third-party Accessibility and Fair Housing
consultant for added confidence that we’ve planned and provided adequate
opportunities inside and outside of our units. This is not a requirement; this is
something we do as an Owner to ensure we perform to the standards we expect in this category.
STUDIO M – (NO RESPONSE NECESSARY, JUST FYI STATEMENTS)
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Building Elevations
Comment Number: 2
10/24/2023: FOR FINAL APPROVAL:
There are line over text issues. See markups.
Page 20 of 20
STUDIO M RESPONSE: Issue resolved.
Topic: Construction Drawings
Comment Number: 4
10/24/2023: FOR FINAL APPROVAL:
Some of the sheet titles in the sheet index do not match the sheet titles on the
noted sheets. See markups.
AVANT CIVIL GROUP RESPONSE: Sheet set index and sheet title blocks have been updated to match
Comment Number: 5
10/24/2023: FOR FINAL APPROVAL:
There are matchline issues. See markups.
AVANT CIVIL GROUP RESPONSE: Matchline inconsistencies addressed for all plan sheets, add matchlines to profile sheets
Topic: Lighting Plan
Comment Number: 3
10/24/2023: FOR FINAL APPROVAL:
Please change the title to match the rest of the plan sets.
DEVITA RESPONSE: The title has been updated to match the rest of the plan sets.
Topic: Plat
Comment Number: 1
10/24/2023: FOR FINAL APPROVAL:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
AVANT CIVIL GROUP RESPONSE: Please see responses on PDF
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: Irrigation plans will be provided with this FDP Rd 2 submittal.