HomeMy WebLinkAboutCOLLEGE & TRILBY MULTIFAMILY COMMUNITY - PDP220009 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTSPage 1 of 27
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
December 02, 2022
Ken Merritt
JR Planners & Engineers
2900 S College Ave Suite 3D
Fort Collins, CO 80525
RE: CORE Spaces at Trilby & College, PDP220009, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of CORE Spaces at Trilby & College. If you have questions
about any comments, you may contact the individual commenter or direct your questions
through your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695
or via email at tsullivan@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan, 970-221-6695,tsullivan@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/19/2022
I will be your primary point of contact throughout the development review and
permitting processes. 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. To best serve you, please include me
in all email correspondence with other reviewers and keep me informed of any
phone conversations. Thank you!
JR Response: Noted
Comment Number: 2 Comment Originated: 07/19/2022
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 resubmittal, using a
different font color. When replying to the comment letter please be detailed in
your responses, as all comments should be thoroughly addressed. Provide
reference to specific project plans or explanations of why comments have not
been addressed, when applicable, avoiding responses like "Addressed",
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"Noted" or "Acknowledged".
Each resubmittal needs to include the most current version of all documents.
Please follow the Electronic Submittal Requirements and File Naming
Standards found at https://www.fcgov.com/developmentreview/files/electronic
submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888.
Files are to be named PLAN NAME_PROJECT NAME_REVIEW TYPE_ROUND NO.
Example: UTILITY PLANS_MY PROJECT_PDP_RD1.pdf
Submittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing the submittal of
your plans, please notify me as much in advance as possible of the expected submittal date.
JR Response: Noted
Comment Number: 3 Comment Originated: 07/19/2022
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
JR Response: Noted
Comment Number: 4 Comment Originated: 07/19/2022
FOR HEARING:
All "FOR HEARING" comments need to be addressed and resolved prior to
moving forward with scheduling the hearing for this project.
JR Response: Noted
Comment Number: 5 Comment Originated: 07/19/2022
Temporary Service Changes - City of Fort Collins Development Review
To best provide thorough reviews and give every project the attention it
deserves, the City of Fort Collins is implementing temporary changes in how we
serve our development customers. As you may be aware, we are experiencing
staff shortages in a number of key departments, which has begun to impact the
timeliness of our reviews. We recognize that development and construction play
a critical role in our community’s vibrancy and economic recovery, and we have
been exploring options for mitigating impacts to our customers. As a result, we
will be making some temporary service level adjustments.
Currently, one additional week of review time will be added to all 1st and 2nd
round submittals (increase from 3 weeks to 4 weeks). Lengths of subsequent
rounds of review will be considered after each round of review. Also,
Completeness Checks will be performed on all initial and Round 2 submittals
during this time. Please reach out with any questions or concerns.
JR Response: Noted
Comment Number: 6 Comment Originated: 11/29/2022
ANY project that requires four or more rounds of review would be subject to an
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additional fee of $3,000.00.
JR Response: Noted
Comment Number: 7 Comment Originated: 11/29/2022
Please resubmit within 180 days, approximately 6 months, of the date of this
letter to avoid the expiration of your project.
JR Response: Noted
Department: Planning Services
Contact: Clark Mapes, 970-221-6225,cmapes@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING -- A Modification of standards would be needed
for building placement not in direct relation to street sidewalks. Local standards
call for homes to either face street sidewalks, or be perpendicular and face
walkways that lead directly to a street sidewalk without going around buildings
and without crossing any vehicle use area. The northeast-most homes don't meet this.
JR Response: Site Layout has been revised to avoid a modification of standard.
Comment Number: 3 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING -- A Modification of standards would be needed
for the garages that extend forward of the homes. Also, most of the garages
meet the 50% limit on how much of the frontage of a building can be garage
doors -- I see that it is 50.0. With one apparent exception -- is that intentional?
That would need a Modification. It may look minor, but 50% is a fairly dominant
effect for garage doors. Staff's initial response is that we would not recommend
approval for that.
And likewise, are the garages forward of the faces of the homes, that looks like it
would create a 'garage scape' that the standards are intended to prevent.
Are you familiar with the criteria for modifications that you would be advocating?
For discussion and follow-up.
JR Response: Duplex lots have been widened to ensure garages meet the 50% limit.
Comment Number: 4 Comment Originated: 07/19/2022
07/19/2022: FOR HEARING -- Staff would like to get a solid understanding of
the grading and related landscaping. Are steps ramps walls and railings all
worked out? This would be a fundamental introduction to the whole story at a hearing.
JR Response: We’ve designed walkway stairs for units on the west side of Mars, shown walls and walk-
out/reverse walk-out units with max 4:1 slopes. We believe the PDP grading is feasible/constructible.
Comment Number: 7 Comment Originated: 11/29/2022
11/29/2022: QUESTION/FOR HEARING: We need to be prepared to address
the 'Full Tree Stocking' standards for trees around buildings. Is there a concept
for that, to have few trees around a number of the buildings?
JR Response: Addressed, see revised landscape plans.
Comment Number: 8 Comment Originated: 11/30/2022
11/30/2022: Western row of homes re trail crossing driveways: there was
discussion of that sidewalk NOT being adequate for a trail, and it brings to
mind an example I know of where the sidewalk is continuous across all the
driveways. It emphasizes the sidewalk, and in the example, I know of the
sidewalk even has color.
JR Response: trail relocated to open space along west side of site.
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Department: Engineering Development Review
Contact: Sophie Buckingham, ,sbuckingham@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/18/2022
11/22/2022: FOR HEARING - UPDATED:
Thank you for updating the plat to indicate that this easement will be vacated by
separate document. What is the status of the letter of intent from South Fort
Collins Sanitation District?
JR Response: Will serve letter has been added to submittal package “2023-06-12_Core Spaces_Intent to
Serve Letter from SFCSD.pdf”
07/18/2022: FOR HEARING:
An existing 20-foot utility easement is shown on the plans, and it appears to
cross through many of the proposed lots. It looks like you are proposing to
remove the sanitary sewer in this easement. This easement will need to be
vacated. There will need to be a note on the plat stating that the easement will
be vacated by separate document. The vacation will happen after the plat is
filed and the sewer line is removed, but before the first building permit is issued
for this development. A letter of intent from South Fort Collins Sanitation District
will be required for the hearing.
Comment Number: 4 Comment Originated: 07/18/2022
11/28/2022: FOR HEARING - UPDATED:
Thank you for adding pedestrian connections. I understand that you have
relocated Tract G, but please add a pedestrian connection across Tract G
wherever it is located, to provide a connection between Galactic Lane and Mars Drive.
JR Response: Walk added
07/18/2022: FOR HEARING:
In my redlines, I have noted several locations where pedestrian connections
should be added throughout the site. Please increase walkability within the site
to make up for the lack of connections to College Avenue between the northern
and southern ends of the property's College Avenue frontage. This will facilitate
walking to the northern and southern access points onto College.
Comment Number: 5 Comment Originated: 07/18/2022
11/28/2022: FOR HEARING - UNRESOLVED:
Thank you for bringing one of the vertical curves up to the minimum K-value. For
the other vertical curve, I had mentioned during Round 1 that the curve was not
long enough. It appears that you have substituted a series of grade breaks for
that curve, which is not an acceptable solution here. No single point grade break
can exceed 0.50 percent. Please see my redlines on Sheet 23 of the utility plan
and let me know if further discussion would be helpful.
JR Response: See response to comments on Sheet 23 and the revised profile for the revisions we made.
07/18/2022: FOR HEARING:
The vertical curves in Road 1 do not meet LCUASS minimum requirements.
Please see my redlines and adjust the vertical curves to meet the minimum criteria.
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Comment Number: 6 Comment Originated: 07/18/2022
11/28/2022: FOR HEARING - REVISED:
There is still one location where a horizontal curve begins near the bottom of a
sag vertical curve. Please see my redlines on Sheet 23 of the utility plan set.
JR Response: We were able to shift the low point station so it is ~87’ from the start of the horizontal
curve.See response to comments on Sheet 23 and the revised profile for the revisions we made.
07/18/2022: FOR HEARING:
There are several instances in which tangents between horizontal curves do not
meet the minimum LCUASS criteria. There are also several instances in which
horizontal curves begin near the top of a vertical crest curve or the bottom of a
vertical sag curve, which is not permitted. Please see my redlines for specific
locations, and adjust the horizontal curves to meet the minimum criteria.
Comment Number: 9 Comment Originated: 07/19/2022
11/15/2022: INFORMATION:
This variance request was submitted during Round 2 and approved by the City
Engineer on November 15, 2022.
JR Response: We have added this approved variance to the notes.
07/19/2022: FOR HEARING:
The first alley off Mars Drive north of Trilby Road is about 192 feet from the
centerline of Trilby Road. Per LCUASS Table 7-3, the separation should be a
minimum of 200 feet. 192 feet is probably acceptable, but you will need to
submit a variance request and include a detailed explanation justifying the variance.
Comment Number: 14 Comment Originated: 07/19/2022
11/28/2022: FOR HEARING - UNRESOLVED:
With the shallow groundwater levels on the property, a full subsurface hydrology
report is required prior to hearing. If dewatering is needed, a location for
positive outfall needs to be determined prior to hearing, and if any offsite
easements will be needed, a letter of intent will be required prior to hearing.
JR Response: groundwater monitoring is underway and the latest measurements can be found in “College
& Trilby - Supplementary Groundwater - October 2023.pdf” document in the submittal package
07/19/2022: FOR HEARING:
Additional information about site hydrology and groundwater levels may be
needed. Please coordinate with Engineering and Stormwater Utilities.
Comment Number: 22 Comment Originated: 11/22/2022
11/22/2022: FOR FINAL PLAN:
Please ensure adequate separation between fire hydrants and underground
electric lines. In my redlines, I tried to call out all of the instances that I noticed,
but please double check in case I missed any.
JR Response: electrical lines have been revised around hydrants
Comment Number: 23 Comment Originated: 11/28/2022
11/28/2022: FOR HEARING:
Please add pedestrian ramps for crossing Mars Drive at Stellar Circle. Per
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LCUASS 16.3.1.A.2, all T intersections must have a minimum of three access ramps.
JR Response: Added
Comment Number: 24 Comment Originated: 11/28/2022
11/28/2022: FOR HEARING:
The west sidewalk along Rover Way is not an adequate substitute for the trail.
Can the trail be put back on the west side of the duplexes? City staff have
concerns with the number of driveways crossing the sidewalk along the west
side of Rover Way, making it unsuitable as a trail even if it were widened as a
multi-use path. Please coordinate with Park Planning, Traffic Operations, and Engineering.
JR Response: The trail has been relocated to open space along west side of site. The ditch company is not
allowing the trail to run through their 40’ irrigation easement except for crossings which means the trail alignment is limited to what
we are showing on the plans.
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175,sgilchrist@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/18/2022
11/27/2022: FOR HEARING UPDATE: Thank you for providing the additional
information. It has been received and reviewed.
JR Response: Noted
07/18/2022:
FOR HEARING: A traffic study was received and reviewed by staff. Additional
information regarding the no build operation of the Trilby and College
intersection is needed.
Comment Number: 2 Comment Originated: 07/19/2022
11/27/2022: FOR HEARING UPDATE: The objective is to have this project
coordinated with the Capital Improvement Project for the College and Trilby
intersection, the preference for the City is a proportional contribution to this
project to mitigate those impacts from this development. We will coordinate
with our Capital group to finalize the financial contribution
JR Response: Noted
07/19/2022:
FOR HEARING: In accordance with Land Use Code 3.7.3.E.1.a.1 and
LCUASS 4.6.8 the intersection of Trilby and College does not meet our overall
level of service standards required. Alternative Mitigation Strategy may be
requested and considered using the following process: The applicant submits
preliminary information from the Transportation Impact Study related to the
intersection, the impact, mitigation measures considered, discussion related to
feasibility and any recommendations for alternative mitigation to the Local
Entity.2. The Local Enity identifies a multi-departmental team of at least two staff
members. Staff members may typically come from Department or Divisions
related to Transportation Engineering, Traffic Operations, FCMoves (Fort
Collins Only), Streets and/or Planning. 3. The team reviews the submitted
information, develops an Alternative Mitigation Strategy and identifies the
reasonably related and proportional contribution based on impact. The Strategy
should be specifically linked to project impact, and may include improvements
for any mode of travel at the impacted intersection or elsewhere, or a fee in lieu
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of improvements towards a project anticipated to be constructed within three
years. If the Local Entity Engineer determines that no reasonably related and
proportional mitigation based on impact is possible or desired by the Local
Entity Engineer, no alternative mitigation may be required. 4. Implementation of
an identified Alternative Mitigation Strategy serves as fulfillment of intersection
level of service requirements. In Fort Collins (City Limits Only) the administrative
determination with regard to an Alternative Mitigation Strategy is final and may
only be appealed pursuant to City of Fort Collins Land Use Code Division 2.1.3.
Comment Number: 5 Comment Originated: 07/19/2022
11/27/2022: FOR HEARING UPDATE: As discussed in the project
coordination, we would like to look at any possible alternatives to the trail on the
west side of the project so that it doesn't connect to a 5 foot sidewalk.
JR Response: The trail has been relocated to open space along west side of site. The ditch company is not
allowing the trail to run through their 40’ irrigation easement except for crossings which means the trail alignment is limited to what
we are showing on the plans.
07/19/2022:
FOR HEARING: Please provide additional bike/pedestrian connectivity through
the site. Additional connections to the trail and College Ave are needed.
Comment Number: 6 Comment Originated: 11/27/2022
11/27/2022: FOR INFORMATION: Signing and Striping will need to be shown
in the Utility Plans and will be finalized in FDP. It would however be helpful to
see how the striping will work at the Mars/Trilby intersection with the proposed median.
JR Response: The median has been removed.
Comment Number: 7 Comment Originated: 11/27/2022
11/27/2022: FOR HEARING: The median on Mars Drive at Trilby should not
extend into the east/west crosswalk unless a pedestrian path extend through it.
If a pedestrian refuge is planned details will be needed on the design of the
south nose of the island. The 20 foot median will also create a poor alignment
if Mars ever connects to the south, and may consider removing it all together.
Trees planted in this area should not impede sight distance to pedestrians.
These trees will need to be able to be trimmed up to 8 feet above the surface of
the roadway, so Coniferous Trees won't work.
JR Response: The median has been removed.
Department: Stormwater Engineering – Erosion Control
Contact: Andrew Crecca, ,acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 11 Comment Originated: 11/16/2022
11/16/2022: "Information Only:
This project is located within the City's MS4 boundaries and is subject to the
erosion control requirements located in the Fort Collins Stormwater Criteria Manual
(FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion.
This project was evaluated based upon the submittal requirements of FCSCM.
Based upon the provided materials we were able to determine a total disturbed area.
Based upon the area of disturbance or this project is part of a larger common
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development, State permits for stormwater will be required should be pulled before
Construction Activities begin.
JR Response: Noted
Comment Number: 12 Comment Originated: 11/16/2022
11/16/2022: For Approval or Final Plan:
Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or
meets one of the other triggering criteria (sensitive area, steep slopes, or larger common
development) that would require Erosionand Sediment Control Materials to be submitted.
Please provide an erosion control plan for 'Final Plan or Approval Submittal'.
This project disturbs 5 or more acres so erosion control phasing materials will need to
be provided in the erosion control plans, reports and escrow. Please ensure that the
Erosion Control Plans, Escrows, and Reports include phasing requirements
(FCSCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5)
Based upon the supplied materials, site disturbs more than 1 acre or is part of a
larger common development that requires Erosion and Sediment Control Report to
be submitted. Please submit an Erosion Control Report to meet City Criteria
(FCDCM Ch 2 Section 6.1.4) at time of Final Plan or Approval Submittal.
Based upon the supplied materials, an Erosion Control Escrow Calculation will
need to be provided. Please submit an Erosion Control Escrow / Security Calculation
based upon the accepted Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.5)
at time of Final Plan Submittal.
JR Response: Noted, these items will be provided at final.
Comment Number: 13 Comment Originated: 11/16/2022
11/16/2022: Next Submittal:
Based upon the provided materials we were not able to determine if erosion
control materials need to be supplied due to proximity to a Sensitive Area. Is the project
within 50 ft of a sensitive area? Please provide a map showing the distance to the nearest
sensitive area. Sensitive Areas: Areas that typically include floodplains, slopes, riparian corridors,
lakes, irrigation ditches, or other features subject to natural areas buffer requirements. Refer
to the Land Use Code Section 3.4.1.
JR Response: Wetland area is being restored within the north detention pond.
Comment Number: 14 Comment Originated: 11/16/2022
11/16/2022: 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 127 lots, 38.06 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 $6,834.17.
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
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number of LID/WQ Features that are designed for on this project. Based on the plans we
identified 0 number of porous pavers, 1 number of bioretention/level spreaders, 1 number
of extended detention basins, and 1 number of underground treatments, results in
an estimate of the Stormwater LID/WQ Inspection fee to be $ $980.00 . 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. "
JR Response: We did not receive a copy of the spreadsheet mentioned in your comment. The site has
changed as well. There are 265 dwelling units and 1 community center (86 buildings total) on individual lots. Also, the rain garden
has been removed which leaves the underground WQ treatment as the only LID on site.
Contact: Basil Hamdan, 970-222-1801,bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 07/19/2022
07/19/2022: 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 .
This project was evaluated based upon the submittal requirements of FCSCM.
Please include a total disturbed area calculation at FDP submittal.
Based upon the estimated area, State permits for stormwater will be required
should be pulled before Construction Activities begin.
The City Manager’s development review fee schedule under City Code 7.5-2
was updated to include fees for Erosion Control and Stormwater Inspections.
As of January 1st, 2021, these fees will be collected on all projects for such
inspections.
The Erosion Control Inspection Fee is based on; the number of 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 270 lots, 39.18 acres of disturbance, 3 years from demo through
build out of construction and an additional 3 years till full vegetative
stabilization due to seeding. Which results in an Erosion Control Inspection Fee
estimate of $10,656.90 .
The Stormwater Quality Inspection Fee is based on the number of LID/WQ
Features that are designed for on this project. Based on the plans we identified
, 1 extended detention basins, and 1 underground treatment facility, results in
an estimate of the Stormwater LID/WQ Inspection fee to be $ $665.00 . 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 your
review.
Page 10 of 27
JR Response: We did not receive a copy of the spreadsheet mentioned in your comment. The site has
changed as well. There are 265 dwelling units and 1 community center (86 buildings total) on individual lots. Also, the rain garden
has been removed which leaves the underground WQ treatment as the only LID on site.
Comment Number: 2 Comment Originated: 07/19/2022
07/19/2022: FOR FINAL:
Based on the supplied materials, an Erosion Control Escrow Calculation will
need to be provided. Please submit an Erosion Control Escrow / Security
Calculation based upon the accepted Erosion Control Plans to meet City
Criteria (FCDCM Ch 2 Section 6.1.5) at time of Final Plan submittal.
Based on the preliminary supplied materials, site disturbs more than 1 acre or
is part of a larger common development that requires Erosion and Sediment
Control Report to be submitted. Please submit an Erosion Control Report.
This project disturbs 5 or more acres so erosion control phasing materials will
need to be provided in the erosion control plans, reports and escrow. Please
ensure that the Erosion Control Plans, Escrows, and Reports include phasing
requirements (FCSCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5)t to meet City Criteria
(FCDCM Ch 2 Section 6.1.4) at time of Final Plan Submittal.
JR Response: Noted, these items will be provided at final.
Department: Stormwater Engineering
Contact: Matt Simpson, (970) 416-2754,masimpson@fcgov.com
Topic: General
Comment Number: 15 Comment Originated: 11/29/2022
11/29/2022:
Updated Stormwater comments will not be included with the Core Spaces at
Trilby & College development review comments this week. We apologize for
this inconvenience, however, please expect direct follow-up over email next week (12/5 – 12/9).
JR Response: Noted, Dan’s comments from 12/09/22 have been added and responded to below.
Comment Summary:
Department: Stormwater Engineering
Contact: Dan Mogen, 970-305-5989,dmogen@fcgov.com
Topic: General
Comment Number: 1
12/09/2022: FOR HEARING - UPDATED:
Thank you for your ongoing coordination.
07/27/2022: Coordination is needed between the stakeholders in the
stormwater design of this site including multiple City Departments - Stormwater
Master Planning and Field Operations, Environmental Planning, Engineering
Capital Projects. Items to consider in addition to overall development
requirements include master plan details; accessibility of ponds, channel, and
other stormwater infrastructure for maintenance; proposed landscaping and use
of wetlands; and coordination with adjacent intersection capital improvement
project.
Please work with the Development Review Coordinator to schedule a meeting
with all necessary parties.
Page 11 of 27
JR Response: Noted
Comment Number: 2
12/09/2022: FOR HEARING - UPDATED:
Please see comment letter from Dan Evans (Wilson Co) regarding SWMM
model review.
JR Response: A separate comment response letter has been prepared addressing individual comments
from the Dan Evans SWMM Model comments.
07/27/2022: Please provide updated EPA SWMM model for review of
compliance with site and master plan requirements including release rate and
detention volume.
JR Response: See SWMM model.
Comment Number: 3
12/09/2022: FOR HEARING - UPDATED:
Groundwater is beneficial to the proposed wetland; however, it can be
detrimental to other stormwater systems including water quality ponds, rain
gardens, and underground systems. Please clarify proposed separation from
high groundwater levels.
JR Response: Groundwater is currently in the process of being evaluated for the entirety of the site.
1.) The information provided in the soils report shows depths to groundwater have varied over time, in the
range of 2 to 7ft.
2.) The rain garden is no longer proposed.
3.)The Storm Tech Isolator rows are situated on the current existing ground level elevation per the
proposed grading changes since this area is being bermed up. Therefor there is no impact to groundwater.
07/27/2022: A minimum of 2 feet of anticipated separation is required from
groundwater to proposed stormwater facilities including detention ponds and
underground treatment/storage systems. The information provided in the soils
report shows depths to groundwater have varied over time but may be shallow,
in the range of 2 to 7 feet when some measurements were taken. Please
conduct groundwater monitoring to show adequate separation from proposed
facilities.
Comment Number: 4
12/09/2022: FOR HEARING - UPDATED:
Please see updated redlines/locations.
07/27/2022: Please review landscape separation requirements and provided
separations. Please see locations identified in the redlines for additional
information.
JR Response: See comment responses
Page 12 of 27
Comment Number: 5
12/09/2022: FOR HEARING - UPDATED:
Additional modification to the pond shaping is needed on both ponds,
particularly the south pond. The initial grading to be completed by the
intersection project is confined by existing utilities, and this project has the
opportunity to provide significant improvements to the grading of the north and
west sides of the south pond when the utilities are reconfigured. Please revise
proposed grading in these areas as well as the long slopes of the north
detention pond, and consider flatter/varying slopes, berms, benches, mounds,
and other natural terrain features in the design.
JR Response: JR Engineering has implemented modifications to both ponds, particularly the south water
quality pond, in order to improve the grading and incorporate natural terrain features by adjusting the
access road grading to blend into the pond. JR Engineering has revised the proposed grading in the north
and west sides of the south pond, as well as the long slopes of the north detention pond, to consist of
flatter/varying slopes, berms, and other natural terrain features. Additional adjustments of the north
detention pond are limited due to volume and earthwork constraints. JR Engineering has taken into account
Fort Collins' Landscape Design Standards and Guidelines for Stormwater & Detention Facilities and include
concepts and goals from these guidelines in the site's design while maintaining a functional detention
facility and water quality facility.
07/27/2022: The proposed ponds on this site provide an opportunity to
implement Fort Collins’ Landscape Design Standards and Guidelines for
Stormwater & Detention Facilities and include concepts and goals from these
guidelines into this site’s design. Please incorporate a naturalized open space
design to the proposed ponds including varied side slopes.
Guidelines available along with full Stormwater Criteria here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-f
orms-guidelines-regulations/stormwater-criteria
Comment Number: 6
12/09/2022: FOR HEARING - UPDATED:
It appears water quality and LID requirements are primarily being met for the
site; however, additional information is needed for clarification. Please see
updated redlines for more information.
JR Response: Updated. See response to redlines.
07/27/2022: Water quality treatment is required for the entire site and can be
achieved thru a combination of methods including Low Impact Development
(LID) facilities. Please show how water quality is provided for the site. Please
see redlines for additional information.
JR Response: Updated. See response to redlines.
Comment Number: 7
12/09/2022: FOR FINAL - UPDATED:
Thank you for addressing the treatment train approach. More details about the
proposed treatment train can be provided at final design.
JR Response: Noted.
07/27/2022: Water quality from a dog park can be problematic. Please
Page 13 of 27
provide a treatment train approach to providing water quality from the dog park
to minimize and mitigate downstream water quality concerns.
JR Response: This has been addressed. JR Engineering has added crusher fines with an underdrain to
facilitate the dog parks drainage to mitigate the downstream water quality concerns.
Comment Number: 9
12/09/2022: FOR HEARING - UPDATED:
Please see updated redlines.
07/27/2022: Please see redlines. I encourage you to reach out with any
questions or to review potential revisions, and I’d be happy to set up a meeting
or conference call to do so.
JR Response: Noted
Comment Number: 11
12/09/2022: FOR HEARING:
Please dedicate drainage easements for drainage facilities including ponds,
rain gardens, underground systems, 100-year conveyance channels, public
storm systems that are located outside the right-of-way. It appears some
drainage easements are shown on the proposed plat; however, not all required
areas are covered. For instance, it appears Tracts A and B are not proposed
to have a drainage easement while drainage facilities requiring an easement
are located on both tracts.
JR Response: Plat has been updated.
Comment Number: 12
12/09/2022: FOR HEARING:
Please clarify the proposed overflow pipe and channel from pond P366 to
P363. What storm will be contained to the pipe and when will the channel be
activated? How will the channel be landscaped? With natural grass and buried riprap. Who will be
responsible for channel maintenance? The HOA. Please see redlines for additional details regarding this
and other areas to clarify private/public maintenance.
JR Response: The channel will receive inflows in the 25-year to the 50-year event, as shown in the
proposed SWMM model when it run at the 50 year and 25 rain gage. The channel will be landscaped with
natural grass and buried riprap. For additional information on the Landscaping of the channel please refer
to the updated landscape plans. Yes, the HOA will be responsible for maintenance of the Channel and this
area is considered Private.
Department: Light And Power
Contact: Cody Snowdon, 970-416-2306,csnowdon@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 07/19/2022
11/28/2022: FOR HEARING:
There appears to be multiple locations in which our facilities are in conflict with
street trees. Please review and revise to ensure minimum separation.
JR Response: The electrical lines shown in the center of the tree lawn are diagrammatic. Let us know if we
need to simplify electrical lines and show them in their appropriate horizontal location closer to the sidewalk at time of final. All
transformers and vaults show adequate separation.
Page 14 of 27
07/19/2022: FOR HEARING:
Please provide adequate space along the private drives to ensure proper utility
installation and to meet minimum utility spacing requirements. A minimum of 10
ft separation is required between water, sewer and storm water facilities, and a
minimum of 3 ft separation is required between Natural Gas. Please show all
electrical routing on the Utility Plans.
Comment Number: 3 Comment Originated: 07/19/2022
11/28/2022: FOR HEARING:
Thank you for providing the streetlight design internal to the property. Please
add streetlighting along College Avenue and Trilby Road.
JR Response: Cobra street lights added along College and Trilby. See utility plan for locations.
07/19/2022: FOR HEARING:
Please work with Light and Power for the streetlight design along all public
streets. A 40 feet separation on both sides of the light is required between
canopy trees and streetlights. A 15 feet separation on both sides of the light is
required between ornamental trees and streetlights. Please coordinate the light
placement with Light & Power. A link to the City of Fort Collins Streetlighting
requirements can be found at https://www.larimer.org/sites/default/files/ch15_2007.pdf
Comment Number: 5 Comment Originated: 07/19/2022
07/19/2022: FOR FINAL:
This project will need to comply with our electric metering standards. Electric
meter locations will need to be coordinated with Light and Power Engineering.
Each residential unit will need to be individually metered. Please gang the
electric meters on one side of the building, opposite of the gas meters.
Reference Section 8 of our Electric Service Standards for electric metering
standards. A link has been provided below:
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
JR Response: Noted
Comment Number: 7 Comment Originated: 07/19/2022
07/19/2022: FOR FINAL:
A commercial service information form (C-1 form) and a one-line diagram for all
commercial meters will need to be completed and submitted to Light & Power
Engineering for review prior to Final Plan. A link to the C-1 form is below:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
JR Response: Noted
Comment Number: 11 Comment Originated: 07/19/2022
07/19/2022: FOR INFORMATION:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me or visit the following website for an estimate of charges and
fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
JR Response: Noted
Page 15 of 27
Department: Environmental Planning
Contact: Kirk Longstein, 970-416-4325,klongstein@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/23/2022
11/23/2022 - FOR HEARING – UPDATED - Please submit a wetland mitigation
and monitoring plan separate of the Ecological Characterization study to ensure
performance criteria established by LUC 3.4.1 (E)(1); including soil
amendment, vegetative cover, and predictable hydrology to ensure wetlands
are successfully replaced at a 1:1 minimum. Applicants must also submit a
weed management plan for NHBZ
JR Response: The requested wetland mitigation and monitoring plan will be provided at time of final similar
to the agreement we had on polestar.
Comment Number: 2 Comment Originated: 11/23/2022
11/23/2022 - FOR HEARING – UPDATES - Within the natural habitat buffer
zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if
the existing landscaping and grading within the buffer zone are incompatible
with the purposes of the buffer zone. The current wetland mitigation and NHBZ
concept design includes detention pond design with vertical side slope in
excess of 4:1 which is not acceptable for a natural NHBZ aesthetics.
Additionally, environmental planning will not approve an NHBZ design with
concrete plan along the pond bottom. Please schedule additional design
meetings with the ecological restoration team to ensure that wetland mitigation
and stormwater management designs are compatible with natural habitat
features and buffer zone performance standards outline with LUC 3.4.1 (E)(1).
JR Response: Pond grading has been revised to reflect varying side slopes and softer slopes more
condusive to the NHBZ. See revised grading plan.
Comment Number: 5 Comment Originated: 07/18/2022
07/19/2022: FOR HEARING - Please add the following note to the landscape
plans: “If tree removal is necessary, please include the following note on the
tree mitigation plan and/or landscape plan, as appropriate: “NO TREES
SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON
(FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL
ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY
TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE
WITHIN 5-7 DAYS OF TREE REMOVAL. THE SURVEY SHALL BE SENT TO
THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND,
THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL
REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL
RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY.”
JR Response: Tree Removal note added to tree mitigation plan
Comment Number: 6 Comment Originated: 07/18/2022
07/19/2022: FOR HEARING – Please add temporary tree mitigation strategies
to the site plan to account for LUC 3.4.1 (n)(5)( c ) requirement. “A temporary
LOD of a four-hundred-fifty-foot radius shall be established for Red-tailed and
Swainson's hawk active nest sites during the period from February 15 through
Page 16 of 27
July 15 of the first year of a multi-year development construction.”
JR Response: Noted
Comment Number: 7 Comment Originated: 07/18/2022
07/19/2022: *UPDATE PRIOR TO HEARING - Please provide a report 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. it is unlawful to capture, transport and
relocate black-tailed prairie dogs without a permit from Colorado Parks and
Wildlife (CPW). The permit application forms and dead prairie dog donation
report form required for these activities are available on the Colorado Parks
and Wildlife Application Forms page.
• Describe the details of the eradication activities
the date of when the prairie Dogs were removed (or will be removed)
• Describe mitigation measures to ensure no recolonization
• an attachment of the dead prairie Dog donation Report (FROM CPW)
• commitment to future monitoring and reporting of prairie dog colonies on site prior to DCP
• commitment to a future burrowing owl survey prior to DCP
JR Response: Noted
Comment Number: 8 Comment Originated: 07/18/2022
07/19/2022: INFORMATION ONLY - Language regarding the protection and
enhancement of the Natural Habitat Buffer Zone will be included in the
Development Agreement for this project. A security will need to be provided
prior to the issuance of a Development Construction Permit that accounts for
the installation and establishment of the Natural Habitat Buffer Zone. Prior to the
Final Development Plan (FDP) approval please provide an estimate of the
landscaping costs for the Natural Habitat Buffer Zone, including materials, labor,
monitoring for a minimum of three years, weed mitigation and irrigation. We will
then use the approved estimate to collect a security (bond or escrow) at 125%
of the total amount prior to the issuance of a Development Construction Permit.
JR Response: Noted
Comment Number: 9 Comment Originated: 11/23/2022
11/23/2022: FOR HEARING - Please delineate and label the edge of wetlands
and mitigated NHBZ on all relevant site, landscape and utility plans. the site plan
must show the location and approximate size of all natural areas, habitats and
features within its boundaries and indicate the applicant's proposed rough
estimate of the natural area buffer zones as required pursuant to Section 3.4.1(E).
JR Response: Noted
Comment Number: 10 Comment Originated: 11/23/2022
11/23/2022: FOR HEARING – Landscape plans must show habitat buffer
zones and planned mitigation. Update landscape plan with an updated seed
mix for wetland restoration plans. A buffer zone should be established on the
plan following the standards set by LUC 3.4.1 (E)(1)
JR Response: See revised Landscape Plans and Aloterra Plans
Comment Number: 11 Comment Originated: 11/23/2022
11/23/2022: INFORMATIONAL – Key Design considerations for constructed
Page 17 of 27
wetlands: 1. smart plant selection for the site should be a focus. This is
especially important for the proposed steep slopes within the constructed
wetland. It is critical that plant materials are appropriate for soil, hydrologic, light,
slope steepness, and other site conditions. A suggested list of wetland plant are
provided by the City at the link below. 2. Ponding depth, drain down time,
sunlight, salt tolerance, and other conditions should be taken into consideration
when selecting plants and designing a NHBZ wetland within a stormwater basin.
www.fcgov.com/developmentreview/pdf/seed-mixes.pdf
JR Response: Noted
Department: Forestry
Contact: Christine Holtz, ,choltz@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/28/2022
11/28/2022: FOR HEARING - UNRESOLVED
07/19/2022: INFORMATION ONLY FOR FINAL
The water and sewer service lines are not included on the landscape plan, and
they must be included to ensure proper tree separation. Please provide their
locations with clear symbols on the plans and in a legend. Forestry will review
final tree to streetlight, stop sign, water and sewer service line separations
during final plan review.
Please include locations of utilities on the landscape plan including but not
limited to water service/mains, sewer service/mains, gas, electric, streetlights,
and stop signs. Please adjust tree locations to provide for proper tree/utility separation.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and water or sewer service lines
4’ between trees and gas lines
10’ between trees and electric vaults
40’ between canopy shade trees and streetlights
15’ between ornamental trees and streetlights
JR Response: This comment will be addressed at final when services are added. Why did this comment go
from “INFORMATION ONLY FOR FINAL” to “FOR HEARING – UNRESOLVED”?
Comment Number: 2 Comment Originated: 11/28/2022
11/28/22: FOR HEARING – UNRESOLVED-UPDATED
Japanese Pagoda trees are not very cold tolerant. Please reduce the number of
proposed pagodas 4-5% of the total tree plantings. These trees are also hard to
source as they are only available in very small numbers at local nurseries. Other
deciduous shade tree options include: fall fiesta sugar maple, chinkapin oak,
sensation boxelder, Ohio buckeye, linden, exclamation plane tree, American
yellowwood. Please reach out to Forestry if further recommendations are
needed, choltz@fcgov.com.
JR Response: Noted
07/19/2022: FOR HEARING
Thank you for your wonderfully diverse planting schedule. Although there are a
couple of larger Japanese Pagoda trees in Fort Collins, they are not very cold
Page 18 of 27
tolerant and they are prone to breakage. Please reduce the number of
proposed pagodas to 2 – 4% of the total tree plantings.
Comment Number: 5 Comment Originated: 11/28/2022
11/28/2022: FOR HEARING
Please label the tree species on the landscape plan
JR Response: Noted
Comment Number: 6 Comment Originated: 11/29/2022
11/29/2022: FOR HEARING
There are multiple conflicts with trees and electric vaults and other light and
power utilities. Please shift trees 10 ft from transformers and vaults. See
Forestry redlines.
JR Response: Trees or vaults/transformers have been relocated
Comment Number: 7 Comment Originated: 11/29/2022
11/29/2022: FOR HEARING:
The number of trees on the landscape plan was reduced from 462 to 385. I
understand that there are easements on the western site of the development,
but there are options for more trees around the detention areas if the slope is
less than 4:1. Please coordinate with Storm water to add more trees to these
areas. Additionally, there are a few areas that need further tree stocking such as
along curve of Rover Way on the south end of the street heading east towards
Mars Drive, and along the connection from Nova Lane to Galactic lane.
JR Response: Noted
Comment Number: 8 Comment Originated: 11/29/2022
11/29/2022: FOR HEARING
The trees in the median at the intersection of Trilby and Mars drive will need to
be limbed up to 8 ft for visual clearance. Please plant deciduous trees here
instead of evergreens.
JR Response: Median has been removed
Comment Number: 9 Comment Originated: 11/29/2022
11/29/2022: FOR FINAL:
Please reduce the number of proposed chanticleer pear. The City of Fort
Collins’ urban forest has reached the maximum percentage of this ornamental.
Please reduce to 5% diversity. Other ornamental options include: spring snow
crabapple, radiant crabapple, Bigtooth maple, American plum.
JR Response: Noted
Department: Park Planning
Contact: Missy Nelson, ,mnelson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/19/2022
11/29/2022: 1.INFORMATION: Both Park Planning & Development and
Parks Department comments will be provided by Missy Nelson |
mnelson@fcgov.com .
JR Response: Noted
07/19/2022: INFORMATION: The Park Planning & Development Department is
Page 19 of 27
available to discuss these comments in more detail. Please contact Kyle
Lambrecht, PE at 970.416.4340,klambrecht@fcgov.com.
Comment Number: 4 Comment Originated: 07/19/2022
07/19/2022: INFORMATION: The Larimer County Urban Area Street Standards
(“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle
Facilities provide additional design guidelines for multi use recreational trails.
JR Response: Noted
Comment Number: 5 Comment Originated: 07/19/2022
11/29/2022: FOR HEARING - UNRESOLVED
07/19/2022: INFORMATION: Grade separated crossings of arterial roadways
and major collectors are required (LCUASS Chapter 17.3) and provide safe
trail connectivity. Additional easement area for grade separation approaches
may be required to accommodate the grade separation. Trilby Road adjacent
to this development is identified as a 4-Lane Arterial roadway on the City’s
Master Street Plan.
JR Response: This cannot be accomplished due to the existing Utilities and Irrigation Ditch Crossing in
Trilby Road. Additionally as it would result in the loss of 4 to 6 units which would likely Kill the possibility of this development.
Additionally the subject Trail is not a part of the City Regional trail
system.
Comment Number: 6 Comment Originated: 07/19/2022
11/29/2022: FOR HEARING - UNRESOLVED
07/19/2022: INFORMATION: Local street at grade intersections with a
recreational trail are to be avoided. When necessary, the location of a future
recreational trail at grade crossing must be coordinated with Traffic Operations.
JR Response: The trail has been relocated to open space along west side of site. The ditch company is not
allowing the trail to run through their 40’ irrigation easement except for crossings which means the trail alignment is limited to what
we are showing on the plans.
Comment Number: 7 Comment Originated: 07/19/2022
11/29/2022: FOR HEARING - UNRESOLVED.
07/19/2022: INFORMATION: Park Planning and Development must approve
the trail alignment and design. The developer will be required to develop a
centerline profile and cross-sections for the trail as part of the site design during
the final plan phase.
JR Response: Trail design will be provided at final
Comment Number: 8 Comment Originated: 07/19/2022
11/29/2022: FOR HEARING - UNRESOLVED.
An alternative location for the Skyridge Trail will need to be determined that is
not utilizing the local street sidewalk of the subdivision. Using the local street
sidewalk does not meet the intended goals of multimodal the South College Corridor Plan.
07/19/2022: INFORMATION: The South College Corridor Plan (SCCP)
adopted March 3, 2009 by the City of Fort Collins indicates the conceptual
Page 20 of 27
location of the Skyridge Trail on the western portion of the property, extending
from Skyway Drive to Trilby Road. Please plan to reference this document
during the development of this project.
JR Response: The trail has been relocated to open space along west side of site. The ditch company is not
allowing the trail to run through their 40’ irrigation easement except for crossings which means the trail alignment is limited to what
we are showing on the plans.
Comment Number: 9 Comment Originated: 07/19/2022
11/29/2022: FOR HEARING - UNRESOLVED.
07/19/2022: INFORMATION: The SCCP specifies this segment of trail to be
privately constructed and maintained. The Developer will design the trail along
with all site improvements. PPD must approve the trail alignment and design.
As this is a private trail segment, the trail should be constructed with gray
concrete and meet additional requirements outlined in the above-mentioned documents.
JR Response: Noted
Comment Number: 10 Comment Originated: 07/19/2022
11/29/2022: FOR HEARING - UNRESOLVED.
Please provide more details on why a grade-separated crossing is not feasible.
07/19/2022: FOR HEARING: Please plan to coordinate with Park Planning
and Development (PPD) staff to develop a preliminary level design for a grade
separation at Trilby Road. This will be used to determine additional easement
needed to accommodate a grade separation. The minimum box size shall be
14’ wide and provide at least 10’ of vertical clearance. The trail design must
meet the American Disabilities Act (ADA) standards for cross slopes between
1% and 2% and a maximum centerline profile grade of 5%.
JR Response: This cannot be accomplished due to the existing Utilities and Irrigation Ditch Crossing in
Trilby Road. Additionally as it would result in the loss of 4 to 6 units which would likely Kill the possibility of this development.
Additionally the subject Trail is not a part of the City Regional trail
system.
Comment Number: 11 Comment Originated: 07/19/2022
11/29/2022: FOR HEARING - UNRESOLVED.
07/19/2022: FOR HEARING: Although this trail will be privately built and
maintained, the trail will be available for public use. Please add appropriate
language to the plat to clarify this as well as add appropriate easements
authorizing public use.
JR Response: Tract A which houses the entirety of the trail is being dedicated as a pedestrian access
easement.
Comment Number: 12 Comment Originated: 07/19/2022
11/29/2022: FOR HEARING - UNRESOLVED.
07/19/2022: FOR HEARING: Please plan to develop a holistic trail connectivity
exhibit that highlights the new trail through the development and how the trail
segment will tie into existing and planned improvements outside the parcel
boundaries. Please plan to development this exhibit cooperatively with PPD
Page 21 of 27
and Parks staff.
JR Response: this was submitted in November of 2022. We will resubmit the exhibit to this resubmittal.
Comment Number: 13 Comment Originated: 07/19/2022
11/29/2022: FOR HEARING - UNRESOLVED.
07/19/2022: FOR HEARING: Please adjust the sanitary sewer manhole
locations or the trail alignment to remove all manholes from within the trail.
JR Response: No manhole lids are located within the trail.
Comment Number: 14 Comment Originated: 07/19/2022
11/29/2022: FOR HEARING - UNRESOLVED.
07/19/2022: INFORMATION: On-site access to the Skyridge trail from the
internal bike/pedestrian system should be provided at limited and defined
access points to avoid trail user conflicts. Connecting walkways between
buildings and the Trail are prohibited. Please reference the SCCP for
additional connectivity details.
JR Response: Connections to trail have been designed accordingly, see revised site plan.
Comment Number: 15 Comment Originated: 07/19/2022
11/29/2022: FOR HEARING - UNRESOLVED.
07/19/2022: FOR HEARING: The final alignment of the completed Skyridge
Trail must be included within a minimum easement width of 50’ as well as any
additional width to accommodate a grade separation at Trilby Road. All
easements shall be dedicated on the plat and shown on utility and site plans as
a “Public Access and Trail Easement”.
JR Response: we have dedicated Tract a in which the Trail is located as a Pedestrian Access Easement.
A 50’ Exclusive Easement is not possible without overlapping the existing 40’ Exclusive Irrigation Easement which the Ditch
Company is opposed to.
Comment Number: 16 Comment Originated: 07/19/2022
11/29/2022: FOR HEARING - UNRESOLVED.
07/19/2022: INFORMATION: As this is a not considered a regional trail, the
minimum trail width is 8’. Please consider a 10’ wide paved trail to reduce
conflicts between multi-use trail users, including bicycles, pedestrians, and
mobility-challenged individuals using assistance such as walkers and
wheelchairs. Please include a clear distance of 3’ from vertical obstructions
such as trees, transformers, fences and/or walls. Modifications of the typical
cross-section must be approved by PPD.
JR Response: The trail will be 8’ wide in order to maintain separation from other features.
Comment Number: 17 Comment Originated: 07/19/2022
11/29/2022: FOR HEARING - UNRESOLVED.
An alternative location will need to be determined.
07/19/2022: INFORMATION: A trail easement may not be located within a ditch
easement unless the applicant provides written approval for the trail easement
within the ditch easement from the ditch company. The paved trail surface
cannot function as a ditch access road if heavy equipment will use or cross the
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trail to maintain the ditch.
JR Response: The realignment of the Trail is no longer in the Ditch Easement aside from 2 Crossing
Locations.
Comment Number: 18 Comment Originated: 07/19/2022
11/29/2022: FOR HEARING - UNRESOLVED.
07/19/2022: INFORMATION: The trail easement may co exist within a Natural
Habitat Buffer Zone if approval is obtained from Environmental Planning.
JR Response: Noted
Comment Number: 19 Comment Originated: 07/19/2022
11/29/2022: FOR HEARING - UNRESOLVED.
07/19/2022: INFORMATION: PPD would like to explore constructing the Trilby
grade separation in conjunction with this project. Cost-sharing partnerships
between the Developer and the City may allow construction to occur in a timely
and cost-effective manner. PPD may be interested in developing such a
partnership. Funding partnerships between PPD and the Developer will be
based on the timing and availability of city funds.
JR Response: This is not a realistic opportunity to construct due to Utilities and the Irrigation Pipe crossing.
Comment Number: 20 Comment Originated: 07/19/2022
11/29/2022: FOR HEARING - UNRESOLVED.
07/19/2022: INFORMATION: The Developer is responsible for the
long-term maintenance of the trail within the development. Maintenance
consists of snowplowing of the paved surface, occasional seasonal mowing 2-
3’ adjacent to the trail surface, repairing/replacing surface damage of the trail,
and all other landscaping maintenance within the easement. Please coordinate
with the City’s Parks Department on the landscaping design. Landscaping shall
be designed in accordance with all applicable City codes. Spray irrigation, if
required, shall be designed and maintained to avoid spray on the trail.
JR Response: The trial is within the NHBZ and the Ditch Company will only allow Grasses to be planted no
Trees or woody shrubs can occur in there easement.
Comment Number: 21 Comment Originated: 11/30/2022
11/30/2022: Please make sure the parkways & medians are designed to
streetscape Ft Collins Streetscape Design Standards
https://www.fcgov.com/planning/pdf/streetscape-doc.pdf? . Please note, these
areas will be privately maintained.
JR Response: Noted
Department: PFA
Contact: Marcus Glasgow, 970-416-2869,marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 3 Comment Originated: 07/14/2022
07/14/2022: UNRESOLVED FOR HEARING
FIRE LANE SPECIFICATIONS
Access roads with a hydrant are required to be 26 feet in width. Some hydrants
are located in the 24-foot private alley. This alley will need to be 26 feet wide or
Page 23 of 27
designed with at least a 60 foot length bump out to 26 foot width.
JR response: Where fire hydrants are located adjacent to an alley a 2 foot bumpout has been
included to ensure 26 feet is provided.
Comment Number: 4 Comment Originated: 07/15/2022
07/15/2022: FOR FINAL
ACCESS TO BUILDING OPENINGS
Plans containing alley loaded lots present an added obstacle for access as the
walkway shall be capable of providing access for emergency personnel and
equipment to quickly arrive at the main egress door to the residence. Front
egress doors that face a greenbelt or other landscape feature shall be provided
with an approved sidewalk to the front door that connects to with the alley to
provide direct and efficient access to any individual unit. Future plans should
include all walkways between buildings to the front door.
JR response: Walkways added for access
Comment Number: 5 Comment Originated: 07/15/2022
07/15/2022: FOR FINAL
PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING
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.
JR response: Understood
Comment Number: 7 Comment Originated: 07/15/2022
07/15/2022: FOR FINAL
FIRE LANE LOADING
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable
of supporting 40 tons. any area dedicated as EAE shall indicate the ability to
support this load. A note shall be added to the civil plans.
JR response: Understood
Comment Number: 8 Comment Originated: 07/15/2022
07/15/2022: FOR FINAL
FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be
indicated on future plan sets. Fire lane signs as specified in Section D103.7.1
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shall be posted on both sides of fire apparatus access roads that are 20 to 26
feet wide. Fire lane signs as specified in Section D103.7.2 shall be posted on
one side of fire apparatus access roads more than 26 feet wide and less than
32 feet wide.
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.
JR response: Understood
Department: Internal Services
Contact: Lauren Wade, 970-302-5962,lwade@fcgov.com
Topic: GIS
Comment Number: 1 Comment Originated: 07/01/2022
07/01/2022: GIS will need the two eastern private alleys and the north west
private alley named for addressing purposes.
Topic: Plat
Comment Number: 2 Comment Originated: 07/01/2022
07/01/2022: GIS: Mercury Dr in the plat is too disconnected from the existing
Mercury Dr. A new street name will be necessary for this section of road.
JR response: Understood
Comment Number: 5 Comment Originated: 11/25/2022
11/25/2022: No issues with the current street naming with the exception of
Stellar Circle. Circle suffix is discourage and we suggest using Court instead.
Street names have been approved and reserved.
JR response: street name revised
Contact: Russell Hovland, 970-416-2341,rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 3 Comment Originated: 07/18/2022
07/18/2022: Townhome and duplex construction shall comply with adopted
codes as amended. Current adopted codes are:
2021 International Residential Code (IRC) with local amendments
2018 International Plumbing Code (IPC) as amended by the State of Colorado
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
Please read the residential permit application submittal checklist for complete requirements.
· Snow Live Load: Ground Snow Load 35 PSF.
· Frost Depth: 30 inches.
· Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
· Seismic Design: Category B.
· Climate Zone: Zone 5
· Energy Code: 2021 IECC residential chapter.
INFORMATIONAL ITEMS:
Page 25 of 27
· For a fire-sprinkled building, 3ft setback required from property line or provide
fire rated walls & openings per chap 3 of the IRC.
· Bedroom egress windows (emergency escape openings) required in all bedrooms.
· For buildings using electric heat, heat pump equipment is required.
· Attached single-family townhomes and duplexes are required to be fire
sprinkled per local amendment and must provide a P2904 system min and
provide fire rated wall per R302. This fire sprinkler system usually requires a ¾”
or 1” water line and meter to meet all P2904 requirements.
· New homes must provide electric vehicle ready wiring if garages are attached,
see local amendment.
· Provide site-wide accessibility plan in accordance with CRS 9-5. This requires
accessible units per that state standard.
Stock Plans:
When residential buildings will be built at least three times with limited
variations, a stock plan design or master plan can be submitted for a single
review and then built multiple times with site specific permits. More information
can be found in our Stock Plan Guide at
fcgov.com/building/res-requirements.php.
Comment Number: 4 Comment Originated: 07/18/2022
07/18/2022: 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 2018 IPC)
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
· 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 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.
Page 26 of 27
· 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.
Department: Technical Services
Contact: Jeff County, 970-221-6588,jcounty@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 07/19/2022
11/28/2022: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
07/19/2022: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
JR response: Understood
Topic: Plat
Comment Number: 1 Comment Originated: 07/19/2022
11/28/2022: FOR HEARING-UPDATED:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
JR response: See redline responses
07/19/2022: FOR HEARING:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
Department: Water Conservation
Contact: Eric Olson, 970-221-6704,eolson@fcgov.com
Page 27 of 27
Topic: General
Comment Number: 1 Comment Originated: 06/27/2022
06/27/2022: Preliminary irrigation plans (PIP) are required for review at Final
Development Plan (FDP), prior to issuance of building permit. The
requirements for the PIP must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to irrigationdr@fcgov.com or Eric Olson eolson@fcgov.com
JR response: Understood
Comment Number: 2 Comment Originated: 06/27/2022
06/27/2022: 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
JR response: Understood