HomeMy WebLinkAboutMONTAVA PHASE G AND IRRIGATION POND - BDR210013 - SUBMITTAL DOCUMENTS - ROUND 7 - RESPONSE TO STAFF REVIEW COMMENTS
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Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview Montava - Phase G and Irrigation Pond, BDR210013, Round Number 7
Responses to Staff Comments for Round Number 6
November 15, 2023
November 03, 2023
Angela Milewski
BHA Design Inc.
1603 Oakridge Dr #100
Fort Collins, CO 80525
RE: Montava - Phase G and Irrigation Pond, BDR210013, Round Number 6
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Montava - Phase G and Irrigation Pond. 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.
Staff comments in Grey were shared for information only, or were answered in a previous round,
so no response is provided.
Comment Summary:
Department: Development Review Coordinator
Contact: Tenae Beane tbeane@fcgov.com 970-224-6119
Topic: General
Comment Number: 1
01/11/2022: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Please include me in all email
correspondence with other reviewers and keep me informed of any phone
conversations. Thank you!
Comment Number: 2
01/11/2022: INFORMATION:
As part of your resubmittal, you will respond to the comments provided in this
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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. Provide
reference to specific project plans or explanations of why comments have not
been addressed, when applicable, avoiding responses like noted or
acknowledged.
Comment Number: 3
01/11/2022: INFORMATION:
Please follow the Electronic Submittal Requirements and File Naming
Standards found at https://www.fcgov.com/developmentreview/files/electronic
submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888.
File names should begin with the file type, followed by the project information, and round number.
Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf
File type acronyms maybe appropriate to avoid extremely long file names.
Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study.
*Please disregard any references to paper copies, flash drives, or CDs.
Comment Number: 4
01/11/2022: INFORMATION:
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" in the command line and enter "0".
Read this article at Autodesk.com for more tips on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html
Comment Number: 5
01/11/2022: INFORMATION:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are ready to resubmit your
plans, please notify me with as much advanced notice as possible.
Comment Number: 7
01/11/2022: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
(LUC 2.211 Lapse, Rounds of Review).
Comment Number: 8
01/11/2022: FOR FINAL APPROVAL:
The Director shall issue a written decision to approve, approve with conditions,
or deny the development application based on compliance with the standards
referenced in Step 8 of the Common Development Review Procedures (Section 2.2.8).
The written decision shall be mailed to the applicant, to any person who
provided comments during the comment period and to the abutting property
owners and shall also be posted on the City's website at www.fcgov.com.
Comment Number: 9
01/11/2022: FOR FINAL APPROVAL:
If the project is approved by the Director, there is a two-week appeal period
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from the date of the decision. The project is not able to be recorded until it is
confirmed there are no appeals.
Comment Number: 10
01/11/2022: 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
.
Department: Engineering Capital Projects
Contact: Jin Wang
Response: Responses to Jin’s comments on the three Utility Plan sheets are provided with the plan markups.
Topic: General
Comment Number: 1
05/02/2023: UPDATED:
Need to clarify if just the joint or the whole structure.
12/08/2022: UPDATED:
Width of waterproofing need to be min. 12” wide
09/22/2022: PEDESTRIAN UNDERPASS STRUCTURAL REVIEW:
Need waterproofing over precast arch section joints, top and sides
Comment Number: 2
05/02/2023: UPDATED:
You are using bolted connection instate of welded plate so you need to address
the bolt head per new comment
12/08/2022: UPDATED:
This item needs to be tracked somehow to make sure it does not fall thru the
cracks. Need to submit for review
09/22/2022: PEDESTRIAN UNDERPASS STRUCTURAL REVIEW:
Need weld plate connection details between precast sections
Comment Number: 12
05/02/2023: PEDESTRIAN UNDERPASS:
The whole structure including wingwall and it footing, plus some (to allow for
future replacement) must be in our ROW if we are to own it.
Comment Number: 13
05/02/2023: PEDESTRIAN UNDERPASS:
Who reviewed the shop and approved it? Do we have a copy?
Comment Number: 14
05/02/2023: PEDESTRIAN UNDERPASS:
Headwall Railing Elevation dimensions call up need to be corrected. Sheet
R5.0
Comment Number: 15
05/02/2023: PEDESTRIAN UNDERPASS:
Structural notes, sheet R5.0 need to be updated. Standard, Geotech report etc.
Comment Number: 16
05/02/2023: PEDESTRIAN UNDERPASS:
Architectural form liner call out need to be consistent. “To 12” top of footing” or
“To 12” min below grade”. This may conflict with each other and expose concrete without form liner details.
Comment Number: 17
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05/02/2023: PEDESTRIAN UNDERPASS:
Have the architectural form liner being selected? I know this may not be our deal
but it will change the wall thickness and may not have the required cover to
reinforcement. One way to address is to call out the max thickness of the relief
and adjust the design accordingly.
Comment Number: 18
05/02/2023: PEDESTRIAN UNDERPASS:
Top of underpass above the waterproofing should have a layer of Class 1
backfill to prevent the granular fill from damaging the waterproofing.
Comment Number: 19
05/02/2023: PEDESTRIAN UNDERPASS:
I did not review the pump for the underpass. Who is supposed to own and
maintain it? If the city is to own it, the pump infrastructure including the pipes
need to be in our ROW and/or easement.
Comment Number: 20
05/02/2023: NO. 8 DITCH:
Headwall railing to match Underpass.
Comment Number: 21
05/02/2023: NO. 8 DITCH:
All potions of the RCP that the city will own (crosses public road) needs to have
access manhole at both side with an opening of 36” just inside our ROW or in the parkway.
Comment Number: 22
05/02/2023: NO. 8 DITCH:
The last one that crossed Timberline on a skew may need to be realign as the
manhole (IR-MH-10) look to be is in the middle of the road. Just need to be sure
that it is off the road in Ultimate cross section.
Comment Number: 23
05/02/2023: The shop calls for 9” wide joint wrap, not to be confused with
waterproofing as it calls out membrane waterproofing by other.
Comment Number: 24
05/02/2023: Is the waterproofing on the whole structure or just at the joint?
Comment Number: 25
05/02/2023: Need to address how to prevent the bolt head from damaging the waterproofing.
Comment Number: 26
05/02/2023: Allowable bearing pressure is 2,000 psi, not 2,500 psi (sheet R5.0)
Comment Number: 27
05/02/2023: 2” dimeter block-out may not be necessary if the lighting is surface
mount. May lead to water penetration.
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 16
10/18/2023: UPDATED:
The surveying team has minor revisions on the legal description of the ROW
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dedication for the roundabout. Once the legal descriptions are corrected, we
can work on getting the ROW dedications processed.
Response: The legal descriptions for the off-site ROW dedication has been updated per the City
comments.
04/24/2023: UPDATED:
The Deed of Dedication must be submitted to the City prior to final approval of
the Phase G plans.
11/28/2022: UPDATED - UNRESOLVED:
Per the response to comments letter provided with the round 4 submittal, the
applicant team is working with K&M Company to dedicate the ROW necessary
for Mountain Vista Drive and Timberline/Mountain Vista roundabouts
improvements associated with Phase G and Phase E. We will be looking for
the Deed of Dedication prior to final plan approval.
09/13/2022: UPDATED:
Will there be any right-of-way or easements to be submitted by separate
document? If so, submit the easement or ROW dedication documents with the
next submittal. Easement dedications must be approved prior to final plan recordation.
05/27/2022: FOR APPROVAL - UPDATED: We will look for the Timberline
right-of-way to be dedicated by the final plat. We will look for dedication of the
Mountain Vista right-of-way by separate document. Both of these items must be
included in the Round 3 submittal.
01/11/2022: The plat appears to demonstrate that abutting Timberline Road
and Mountain Vista Drive rights-of-way are not being dedicated by plat, but are
to be dedicated by separate document. Dedications by separate document are
subject to the newer deed of dedication fees under the 2022 fee schedule as linked here:
https://www.fcgov.com/engineering/files/engineering-services-fee-intake-form_v1.pdf?1640212430
If the conveyance can occur via plat instead of separate document, the fees
referenced above would not apply.
Comment Number: 32
10/12/2023: Per the Submittal Checklist and LCUASS, a subsurface hydrology
study is required to determine the groundwater levels across the site, and
specifically for the pedestrian underpass. A geotechnical report is not a
substitution for a subsurface hydrology report, as it reports groundwater from
one specific time on one specific day, and doesn't analyze the possible
fluctuations in GW levels.
Response: Montava has engaged a subsurface hydrology study to monitor the groundwater levels
at the pedestrian underpass location. We anticipate this study to last 6 to 9 months to gain a
confident assessment of the groundwater in this area . We will share the findings with City Staff
throughout the process.
05/26/2022: FOR APPROVAL: Per the Submittal Checklist and LCUASS, a
subsurface hydrology study is required.
Comment Number: 37
10/18/2023: UPDATED:
The sections of the DA that were submitted are under review by the City
Attorneys. We are still waiting for the remainder of the first draft of the DA,
specifically the language missing from Section II. The IGA related to ROW
maintenance/brick pavers was forwarded to Forrest and Max, with City
markups, on 8/22/2023. We are expecting to see the Exhibits associated with
this IGA when we see the next draft in response to City comments.
Response: The City’s latest comments of October 5, 2023 have been reviewed by legal counsel for
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the Metro District. A Word version of the final Right-of-Way License and Maintenance Agreement
with exhibits is provided with the submittal.
04/24/2023: UPDATED:
The IGA between the Montava Metropolitan District and the City, as well as the
Development Agreement, will memorialize the maintenance obligations of the
brick pavers to the Metro District. These documents are being drafted/reviewed, and we will
return them as soon as possible. Both the IGA and the DA will need to be finalized and recorded
prior to issuance of the Development Construction Permit.
11/28/2022: UPDATED:
The City is not comfortable with the brick paver usage in the median of the
kidney-bean roundabouts. Per the turning radius exhibits, larger vehicles will
need to mount the median to some extent while crossing from east to west (or
west to east). Extended vehicle usage, especially from larger vehicles, will wear
the pavers extremely quickly, and could cause frequent maintenance. Per
previous conversations, the City will not maintain any brick pavers in the ROW
due to the complexity and cost of repairing and maintaining brick pavers. Other
median materials may be used, such as concrete stamped with brick patterns,
that may have a similar aesthetic feel but would incur less maintenance.
09/14/2022:
Turning radius exhibits will be required for all movements of all roundabouts that
are proposed with this phase. Per previous discussions with Poudre Fire
Authority, the "kidney bean" intersections would not allow for emergency vehicle
access with several of the possible intersection movements. The turning radius
exhibits will also be used when the roundabouts are taken to City Council for approval.
Comment Number: 40
10/18/2023: FOR DEVELOPMENT AGREEMENT - UPDATED:
The City attorneys are currently reviewing the DA language that was provided by
the Montava team. The DA info form is still missing Lender Information, and who
will "attest" to the signatures for Max Moss and Richard P. Clark. The person
'attesting' to the signatures must be different from the original signer. The lender
information is required prior to recording the DA.
Response: The Information for Development Agreement form has been updated to indicate the
current contact person, who will sign for Montava Partners, LLC and Montava Development &
Construction LLC, and who will attest to those signatures if attestations are required. The lender
information will be provided prior to recording of the Development Agreement.
10/12/2023: UPDATED:
The City has received the draft development agreement from the Montava team
that contains their edits to Sections I and III of the DA. We are still waiting on the
Montava team's draft of Section II of the DA, which contains department-specific
language for all City departments.
Response: We have submitted some department specific language for Section II and will be
submitting additional sections to Tim Dinger within a few days.
Per the new DA info form and the current DA draft, the Montava team must
acquire all necessary properties prior to recording any documents, since the
current property owners have been removed from the signatory section of the DA.
Response: Acknowledged. Montava Partners, LLC and Montava Development & Construction LLC
will own all of the property within the boundaries of Phase G and will be the correct entities to sign
the plat and Development Agreement prior to recording.
11/28/2022: UPDATED:
The DA information form was received, but there is no draft Development
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Agreement as of now. We will provide the draft as soon as we have one for
review for the applicant team. There are several final design level items that are
in discussion, and we cannot put together a complete draft at this time. In the
meantime, please complete the DA information form where the information in incomplete.
09/15/2022:
Please fill out the Development Agreement Information form and return to us
with the next submittal, or as soon as possible. This form contains vital
information for us to start drafting the development agreement. The DA info form
can be found online (https://www.fcgov.com/engineering/devrev), and should
also be included with the redlines you receive with this round of review.
Comment Number: 45
10/12/2023: UPDATED:
We have received the confidential draft of the ditch agreement. This agreement
must be finalized and recorded prior to approval of this BDR, since the
language of the agreement can affect the design of the plans and the language in the DA.
Response: Acknowledged.
04/24/2023: UPDATED:
We will be looking for a copy of the ditch agreement once it is completed.
12/06/2022: Please provide a copy of the ditch agreement. The City needs to
know who will maintain the ditch after it has been reconstructed underground, as
well as what other utilities are allowed within the easement. Please clarify. You
are currently showing irrigation and stormwater utilities within the ditch easement.
Comment Number: 51
10/20/2023: More ultimate design information is needed for Mountain Vista
Drive. There should be a plan view of the ultimate condition so we can
determine the amount of saw-cutting that Tom Moore will be required to do
when his property develops. The only plan views currently provided in the plans
are the interim conditions.
Response: In the meeting with Tim Dinger on 11-8-23, it was agreed that there will be a clear
distinction in the plans between what will be constructed by Montava and what improvements are
to be constructed in the future by others. Such future improvements will be depicted in blue on the
ultimate cross sections and elsewhere clearly labeled as future trail and underpass improvements
by others (for information only) so that the City can determine the amount of saw-cutting will need
to be done with future development.
Comment Number: 52
10/20/2023: The road profiles have many areas where the slopes are less than
0.5%. Having slopes less than 0.5% creates areas where standing water can
occur, which is dangerous for drivers. We have not granted a variance for
sub-standard slopes, so all flowline slopes must meet the 0.5% minimum. Even
at crests and sags where the slope changes from positive to negative, the
slopes must still meet 0.5%. Grade breaks can be up to 1.0% for the flow line in
sag curves. Vertical curves can be used at flowline crests where the 0.5%
minimum slopes cannot be met. Please review LCUASS section 7.4.1.B
regarding vertical alignments, vertical curves, and grade breaks.
Response: In the meeting with Tim Dinger on 11-8-23, it was agreed that the design team will clearly
show that the profiles are within the design criteria.
Comment Number: 53
10/25/2023: It seems like the pedestrian underpass under Mountain Vista
Drive has been completely removed from the plans. The intention from the City
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was that the underpass would still be depicted in the Phase G plans, but labeled
as "future construction", similar to how the ultimate conditions are depicted for
Mountain Vista Drive's roadway design. It is still preferred to have the
underpass constructed with Phase G at the time the roundabout is constructed,
as that will have a significantly lower cost and will avoid having to reconstruct
and/or close the newly installed roundabout and street. Please add the
roundabout back into the plans so we can plan for the installation of the roundabout and underpass.
Response: At the meeting with City staff on 11-8-23, it was confirmed that the future underpass
should be depicted in the plans. Such future improvements will be depicted in blue on the ultimate
cross sections and elsewhere clearly labeled as future trail and underpass improvements by others
(for information only) so that the City can determine the amount of saw-cutting will need to be done
with future development.
Comment Number: 54
10/31/2023: Mountain Vista Drive will be required to have a 15-foot width utility
easement on both sides in the ultimate condition of the street. You are currently
showing 9-foot width utility easements to the east of the roundabout.
Response: The utility easement in this location has been widened to 15 feet wide.
Timberline Road will be required to have a 9-foot width utility easement
adjacent to both sides of the street. Having a detached utility easement is not an
acceptable substitute for an attached easement. With the easement to the east
of Timberline currently being detached (not adjacent to the ROW), the utilities
that would be constructed in that easement are essentially isolated. How could
utility connections be made without the need to dedicate more utility easements?
Response: As confirmed in discussions with Engineering staff on 11-7-23, the proposed utility
easements on the east side of Timberline Road between Mountain Vista Drive and Longwood Drive
are consistent with the already approved LCUASS engineering variance for the Timberline cross
section.
Comment Number: 55
10/31/2023: The turning exhibits for the kidney beans demonstrate non-working
turning conditions for fire trucks through the intersections. There are many sharp
angles showing, which is not how driving realistically works. A sharp point
means that the vehicle would need to stop, turn the steering wheel, and then
continue driving. This is not acceptable for PFA's purposes, as that would slow
their response time significantly. There are also several places where the fire
truck would need to cross into other lanes when exiting the kidney beans onto
the local streets. This is unacceptable, because the turn would not be possible
of another vehicle was waiting to enter the kidney bean roundabout.
Response: The kidney bean intersections accommodate the Poudre Fire
Department’s 43.2-foot Pierce aerial ladder truck (49.1-foot including
ladder/bucket) with both horizontal and vertical clearance checks being
analyzed for restricted height areas and sign placement. As demonstrated
on October 30, 2022 at the Front Range Community College, the aerial
ladder truck and fire engine can efficiently maneuver the kidney bean
intersection taking advance of right turns, through movements, left turns,
and U-turns as documented by drone video footage at the demonstration
event. A key part of any emergency response when navigating a large
apparatus through an urban intersection is the use of adjacent lanes and
oncoming lanes when completing a turning movement. In urban areas lanes
would need to be 20ft wide or greater to accommodate a ladder truck in-
lane at an intersection, which is not feasible in any urban setting. The side
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streets at Chesapeake and Longwood are anticipated to have an
approximate daily traffic of 1,000 vehicles. During a peak hour this would
equate to 1-2 vehicles per minute approaching the intersection. Due to the
low possibly for queued traffic on the side streets (Chesapeake and
Longwood) at any given time of the day, an interaction with an
uncooperative vehicle within the opposing lane is highly improbable. Based
on the AutoTURN predicted movement of the Pierce aerial ladder truck
there does appear to be buffer space between a vehicle in the opposing
lane and the swept path of the fire truck facilitating a left turn movement
onto the side street. AutoTURN is known to be a conservative software with
real-world vehicles being able to facilitate smaller turn radii and envelopes
than the software produces. In addition, several feet of variance in the
driven path of the aerial ladder truck was incorporated into the AutoTURN
turning movement analysis to account for non-perfect driving conditions.
Comment Number: 56
10/31/2023: The cross sections for Timberline Road from 55+50 through
57+50 show an extremely steep slope going into t ditch to the southeast of
the Timberline Road and Mountain Vista Drive intersection. Are you planning
any type of geotechnical enhancements or stabilization for this area? We are
concerned that the road will fail considering the steep slopes are so close to a major roadway.
Response: In discussions with Tim Dinger on 11-8-23 and with Clay Frickey on 11-9-23, it was
decided to not revise the plans in this location, and that the slopes shall remain as designed on the
stamped engineering plans. In addition, the sidewalk will be signed with Type 3 barrier.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 2
04/28/2023: FOR FINAL APPROVAL UPDATED: See redlines for proposed changes.
12/5/2022: FOR FINAL APPROVAL:
As we move forward with the proposed Kidney Bean intersection design, we
are working through some of the finer details and additional comments are
forthcoming. We still do not see the dedicated locations for the RRFB's
(Rectangular Rapid Flashing Beacons,) or any design details on how those will be built.
09/23/2022: FOR FINAL APPROVAL
We would like to continue working with you on the design of Timberline Rd.
north of Mountain Vista. We need a better understanding of the intersection designs.
01/11/2022:
Infrastructure Roadway and Utility Plans
There will need to be some discussion about the proposed Timberline section
north of Mountain Vista. The City would prefer to see a section that is
consistent with LCUASS. Perhaps the City would be okay with a different
section, but it would likely need to incorporate some items such as detached
walk on the west side of the roadway, for example.
Comment Number: 34
10/30/2023: FOR INFORMATION UPDATE: We will need some further
coordination on this, with clarification on the recommendation within the study
for the proportional share, that has now been removed from the findings and
conclusions. The new study will need to reflect the intent of this phase being
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separated now. How does this change the overall study? We may need to set
up a separate meeting again with the County to clarify.
Response: This comment was discussed with Steve Gilchrist and Tyler Stamey on 11-8-23. The
Developer agrees with the City that the Developer’s proportionate share in the cost of the future
single-lane roundabout at the Country Club/Lemay intersection is equal to Phase G’s percentage
contribution to the total traffic at the intersection in the short term factoring in increases in
background traffic and planned development and, because Phase E is not being built at the same
time, that no internal capture should be utilized. Kimley-Hom has verified that the proportionate
share is 1.7% (increase from 1.4% when Phase G previously included internal capture and the total
traffic projections included Phase E traffic). See the update to the TIS provided with this
resubmittal. The City acknowledged that the dollar value of that percentage is what the City will
require the Developer to contribute to the County in connection with Phase G. Because this
comment only affects the Phase G Development Agreement and does not affect the Phase G plans,
this comment will not hold up approval of the Phase G plans.
05/02/2023: FOR INFORMATION UPDATE: Will need to continue to
coordinate with Larimer County regarding this comment. The proportional
share is typically applied to an intersection, not a roadway and that funding
should be used to improve the LOS for that intersection.
12/05/2022: FOR INFORMATION:
We will need to continue to work with Larimer County to determine the
proportional contribution from the Montava Development for this intersection improvement.
09/23/2022: FOR NEXT SUBMITTAL
Please address comment
06/03/2022: FOR FINAL APPROVAL
Regarding Country Club Road and Lemay Ave. this intersection does not meet
our LOS standards and we would like to work with you to determine a project
proportional contribution towards improvements at this intersection.
Comment Number: 41
10/30/2023: FOR FINAL APPROVAL UPDATE: With the late submittal of the
Kidney Bean Intersection Considerations memo, we have not fully reviewed this
and will coordinate any comments via email.
Response: Acknowledged. We look forward to finalizing with you.
04/28/2023: FOR FINAL APPROVAL UPDATE: We will need further
coordination to determine the exact language and documentation of the
Intersection Control Conversion Exhibit. We are working internally on how this
should be applied and memorialized within the project. The conversion also
does not provide any detail on possible improvements if the Kidney Bean
intersections are determined to fail.
12/06/2022: FOR FINAL APPROVAL:
As we finalized the design and operation of the non-standard kidney bean
intersections, the City agrees to move forward with this design if the developer
agrees, that if at anytime it is determined to be a safety of operational issue,
that they will convert these to traditional roundabouts. This may require further
coordination on what will trigger this to be converted, and how those funds will
be provided. We would also like to see the design of the roundabouts within the
submittal of this portion of the development.
Comment Number: 42
10/30/2023: FOR FINAL APPROVAL UPDATE:
Additional Redlines are provided for signing and striping.
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Response: Please see the revised for signing and striping plans.
05/02/2023: FOR FINAL APPROVAL: See redlines for the Signing and
Striping of the Kidney Bean intersections, the Timberline and Mountain Vista
Intersection, and the neighborhood portion of the development. We may need
to schedule a separate meeting to go over these, in particular the operation of
the Timberline and Mountain Vista intersections. Concerns about the
immediate merging on the egress have not been addressed and we would like
to have further conversations about possibly restriping this to make this a safer operation.
Comment Number: 43
10/30/2023: FOR FINAL APPROVAL UNADDRESSED:
I could not find any design details for the midblock RRFB, which should include
an additional beacon in the median.
Response: In discussions with Steve Gilchrist and Tyler Stamey on 11-8-23, it was agreed that the
plans will include conduit for future RRFB signals at both kidney bean intersections and the mid-
block crossing and a suggested power supply location.
05/02/2023: FOR FINAL APPROVAL:
We will need a full design of the proposed Rectangular Rapid Flashing Beacon
that is midblock between the Kidney Bean Intersection. This will need to include
where power will be taken from, conduit, pull boxes, and location of pedestrian
buttons that must meet ADA compliance with regard to the landing area.
Comment Number: 44
10/30/2023: FOR FINAL APPROVAL:
Temporary roadway signs may be needed in the interim condition for any
roadway that will not continue until future phases are constructed. The extent of
Phase G should be detailed. This includes barricades for roadways/sidewalks
that dead end.
Response: Please see the revised signing and striping plans; type 3 barriers added and signed.
Comment Number: 45
10/31/2023: FOR INFORMATION: The details for the Fire Lane signs indicate
a Tow Away Plaque. Please remove these from the plans, the City doesn't utilize those signs.
Response: The Fire Lane signs have been updated and Tow Away plaque has been removed from
the detail.
The amount of Fire Lane signs along each street could be reduced by placing
the signs with double arrows in more centralized locations.
Response: Martin/Martin has coordinated with PFA for approval to reduce the number of fire lane
signs. Plans have been updated accordingly.
The City does not typically post Speed Limit signs on Local streets unless they
are directly access an Arterial street. May consider reducing the number of signs.
Response: Speed limits signs on Local Streets have been removed as applicable.
Comment Number: 46
10/31/2023: In August of this year the Federal ADA guidelines were updated
within the Public Right of Way Accessibility Guidelines that now require raised
crosswalks, or pedestrian signals at pedestrian crossings at a multi lane
roundabouts. With there being the option of the two, the City preference would
be to have the raised crossings included in the plans, with conduit installed for
future implementation of RRFB's when warranted. This may change some of
the signing and striping plans to accommodate the raised crossings. Conduit
should be shown in the plans.
Response: As discussed in the meeting on 11-8-23, City staff will not impose the new guidelines
Page 12 of 25
requirement for raised sidewalks for the following reasons: (i) Phase G already in the final plan
stage of review and should not be subject to changing regulations or guidelines, (ii) the complexity
of the utilities in the roundabout unduly complicate any redesign for raised crosswalks and may not
even be physically possible, and (iii) the new federal guidelines are not adopted by the City nor are
they enforceable until adoption sometime in the future by the US Department of Transportation and
the US Department of Justice. Because of our shared interest in pedestrian accessibility and
safety, Montava does agree to install conduit for possible future signalization of the roundabout
with RRFB’s and a suggested power supply location, for use when warranted. The conduit is
included in the plans.
Department: Stormwater Engineering – Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 48
10/09/2023: Accepted:
Erosion Control Materials were accepted in round 5. Acceptance email with
escrow and fees sent to applicant. At this time there is no need to edit or
change erosion control submittals.
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 47
10/31/2023: FOR PLAN APPROVAL - UPDATED:
For larger flows, an area of erosion protection is needed around the outer sides
of the forebays where spills will occur. This can be river rock, small riprap, or TRM.
Response: Forebays include a 10ft riprap apron for major storm discharges.
05/02/2023: FOR PLAN APPROVAL:
The forebays for the rain gardens and detention ponds need to be designed to
have the bottom at or above the grade just outside of the forebay so they can
drain through a slot. It appears that the riprap is higher than the bottom. Please revise.
Comment Number: 49
10/31/2023: FOR PLAN APPROVAL:
In later phases, there will most likely be higher water quality standards for
drainage that enters the joint irrigation/detention pond to mitigate water quality
concerns with the shared pond. Also, additional criteria may apply to ensure no
water right violations are taking place with the normal operation of the shared pond.
Response: Thank you for this comment. We will address in future filings.
Department: Light And Power
Contact: Austin Kreager akreager@fcgov.com 970-224-6152
Topic: General
Comment Number: 23
05/03/2023: FOR APPROVAL – UNRESOLVED
Response: Please see Section 6.2 (Ditch Crossing Easements) in the confidential draft of the Ditch
Crossing, Ditch Relocation and Easement Agreement (“Agreement”) that was provided to City staff
on October 5, 2023 for a complete description of allowable uses and interactions with the ditch
Page 13 of 25
easement. See also Recital I of Agreement for definition of Ditch Crossings and Section 2.1 for a
description of categories of Ditch Crossings to be constructed. In addition, Section 5.2 of the
Agreement describes the transition to the permanent Ditch Crossing Easements and a template for
the permanent Ditch Crossing Easements is Exhibit G to the Agreement.
12/06/2022: FOR APPROVAL:
There are locations where proposed electric lines are being shown within the
ditch easement. Clarification of the ditch easement language as it relates to
other utilities will be needed prior to approval
09/20/2022: FOR APPROVAL:
Is the ditch easement exclusive to just the ditch company or will utility providers
be allowed to be located within that easement?
Comment Number: 26
10/30/2023: INFORMATION:
The proposed ditch agreement is in the hands of our legal team for review. We
have concerns about crossing requirements of the ditch pipe and whether or not
utilities have a utility easement on the backside of right of way that will remain in
perpetuity on both sides of Timberline.
Response: Please see Section 6.2 (Ditch Crossing Easements) in the confidential draft of the Ditch
Crossing, Ditch Relocation and Easement Agreement (“Agreement”) that was provided to City staff
on October 5, 2023 for a description of how utilities will be accommodated within the Ditch
Crossing Easements. See also Recital I of Agreement for definition of Ditch Crossings and Section
2.1 for a description of categories of Ditch Crossings to be constructed (which specifically includes
“Utility Crossings”). In addition, Section 5.2 of the Agreement describes the transition to the
permanent Ditch Crossing Easements and a template for the permanent Ditch Crossing Easements
(including for Utility Crossings) is Exhibit G to the Agreement.
Comment Number: 27
10/30/2023: INFORMATION:
Please refer to markups on the roadway plans for our proposed pad mounted
switch and vault locations near the roundabout at Timberline and Mountain
Vista, This new switch is needed to feed phase G and future phase E. This
switch will need to be within the 15ft utility easement on the north side of Mountain Vista.
Response: As discussed in the meeting on 11-7-23, the roadway plans will depict a future location
for this facility within the 15-foot utility easement on the north side of Mountain Vista.
Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772
Topic: General
Comment Number: 2
05/02/2023: 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-and-developers/plant-investment-development-fees
Comment Number: 6
05/02/2023: INFORMATION:
Any existing electric infrastructure that needs to be relocated as part of this project will be at the
expense of the developer. Please coordinate relocations with Light and Power Engineering.
Comment Number: 7
Page 14 of 25
05/02/2023: INFORMATION:
All utility easements and required permits (crossing agreements, flood plain,
etc.) needed for the development will need to be obtained and paid for by the developer.
Comment Number: 8
05/02/2023: INFORMATION:
Any existing and/or proposed Light and Power electric facilities that are within
the limits of the project must be located within a utility easement.
Comment Number: 9
05/02/2023: INFORMATION:
A commercial service information form (C-1 form) and a one line diagram for all
commercial meters, multifamily buildings, and duplexes will need to be
completed and submitted to Light & Power Engineering for review. A link to the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development- forms-guidelines-regulations
Comment Number: 10
05/02/2023: INFORMATION:
Streetlights will be placed along public streets. 40 ft separation on both sides of
the light is required between canopy trees and streetlights. 15 ft separation on
both sides of the light is required between ornamental trees and streetlights. A
link to the City of Fort Collins street lighting requirements can be found at:
http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf
Comment Number: 24
05/02/2023: INFORMATION:
Light and Power will need to extend our duct bank and primary electric conduit
down Mountain Vista Dr to the north to Turnberry Rd. This duct bank will need to
be coordinated with the proposed underpass at Timberline/Mountain Vista Dr.
Conduit will likely need to be placed under the underpass depending on the underpass design.
Comment Number: 25
05/02/2023: FOR APPROVAL:
Please show the proposed underpass on all applicable utility plans/exhibits at
the Timberline/Mountain Vista intersection.
Response: Additional sheets will be added to the plans to show the future preliminary location of
the underpass. Please see response to Engineering Comment Number 53 and new plans and
profiles sheets.
Department: Environmental Planning
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 27
11/01/2023: FOR APPROVAL: A weed management plan is required,
however, since Montava has both standard and non-standard NHBZs the plan
will be non-standard. The weed management principles will be applicable to the
large overlot graded but not developed areas that are not NHBZ as well.
Response: We have developed a step-wise approach to installation and maintenance/weed
control for the natural features areas similar to those recently developed for the Powerhouse 2
project. We’ve removed the ‘maintenance practices’ notes from the overall pollinator plan
(Sheet L15) and have incorporated them into these new notes instead. We’ve also tailored
the language to refer to establishing new landscape areas rather than protecting existing
Page 15 of 25
ones to relate to the conditions of Phase G.
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 31
10/30/2023: FOR APPROVAL
Can you please combine the landscape plan featured on the utilities roads plan
with the overall landscape plan.
Response: Yes, these trees have been added to the landscape Phase G set as grey dashed lines
and reference the plantings indicated in more detail in the infrastructure plans.
Comment Number: 32
10/30/2023: FOR APPROVAL
Please make sure there is enough separation between stop signs and trees
throughout the plan. I have called out a few instances of what appears to be tree
stop sign tree conflict of this but there are likely more.
Response: Sight distance triangles for stop signs have been indicated and trees adjusted
accordingly and based on our offline meeting with you.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 28
10/31/2023: FOR APPROVAL - UNRESOLVED: same comment as previous.
Response: Acknowledged.
05/02/2023: FOR APPROVAL - UNRESOLVED: It's understood negotiations
with ditch company are still ongoing.
12/06/2022: FOR APPROVAL – UNRESOLVED:
Trail easement + ditch approval (to make sure trail is allowed in ditch
easement). What is allowed and what are the restrictions in regards for the
ditch easement. This will need to come from the ditch company, not just a
general statement from your team.
05/31/2022: FOR APPROVAL – UPDATED:
Thank you for the additional information provided in your response. Please plan
to coordinate with Park Planning staff on the cross-sectional design of the trail if
it is to used for maintenance access.
01/11/2022: 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 trail to maintain the ditch.
Comment Number: 47
10/31/2023: FOR APPROVAL - UPDATED: After speaking with Planning,
Tract FF is where the shared irrigation pond is located as well as the pump
house. This is considered development and therefore Tract FF cannot remain
"FUTURE DEVELOPMENT." They need to be platted with all easements.
Response: Tract FF designation has been updated including additional easements as applicable.
Page 16 of 25
Additional note, Parks does not need to own the land under the pump house,
but access for construction and maintenance, as well as irrigation/utility
easement. Perhaps a blanket utility, irrigation and access easement with a
building envelope for the pump house for the greatest flexibility?
Response: It was confirmed with Parks in a meeting on 11-7-23 that the plat will include appropriate
easements to ensure the ability to utilize for parks purposes. A blanket utility, irrigation and access
easement across Tract FF has been included to the updated plat.
05/05/2023: FOR APPROVAL:
Plat - Tracts DD, EE, FF, GG are all noted as “future development”. In order to
stay consistent with the approved PUD Master Plan, as well as previous
developments planned with future City of Fort Collins parks, please dedicate
DD, EE, GG as "Future City of Fort Collins Park." Please also note the tract
titles on all other plan sets.
FF, can remain as Future Development because I'm assuming will remain under
the ownership of the Metro District (Shared Agreement will specifiy terms of
pond share and otherwise the City will only "own" their side of the pumphouse).
Comment Number: 48
10/31/2023: FOR APPROVAL - UNRESOLVED: Please add trail easement to
Plat to include the Parks vehicle turnaround.
Response: The plat has been updated to include the trail turnaround area.
05/02/2023: FOR APPROVAL:
Plat – Page 7 of the plat still needs to dedicate the trail easement. As wide as
possible to accommodate the future trail route.
*we understand that this area is to be developed at a later date, but we don't
want easement dedication by separate document, it should be shown on plat
(assuming you don't want to replat this piece later).
Comment Number: 65
10/31/2023: FOR APPROVAL - UNRESOLVED:
Thanks for working in the attached gravel/breeze side path. It's understood that
it will go away as the trail approaches the kidney bean and roundabout
intersections, however, it's not clearly defined on site, landscape or utility roadway plan sets.
Response: Based on our discussions with you, a 3’ wide attached crusher fines path has
been added to the west side of the trail in this area, and this should now be indicated in the
site, landscape and utility roadway plans.
UTILITY ROADWAY - this is the construction set so the attached side path
needs to be shown and include all construction details (materials, compaction, width dimensions, etc.)
Response: Dimensions, layout and grades provided on civil sheets. Refer to landscape sheets for
material details.
SITE & LANDSCAPE - clearly defined where merges and reappears before and after intersections.
Response: The crusher fines side path ends at the sidewalks that lead to the crosswalks on
the north and south sides of each intersection.
05/02/2023: FOR APPROVAL:
Utility Roadway Plans – Continuing comment from “landscape plan” comment.
2’ is absolute minimum requirement for flat area adjacent to trail. Since the
requirement is a 2-3’ on each side, please add the 2-3’ on one side to be the
gravel jogging path. The other side can be seeded grass or as other approved by Park Planning.
Comment Number: 75
11/03/2023: FOR APPROVAL - UPDATED: Please see additional redlines.
Page 17 of 25
The Development Agreement will spell out details for installation, maintenance, inspections, etc.
Response: The redlined comments have been addressed and more detailed responses
included with the resubmittal. Proposed Development Agreement language will be
submitted directly to Tim Dinger.
05/02/2023: FOR APPROVAL: MEDIAN & ROUNDABOUT- See redlines for
additional comments regarding plantings, mulching, overall design and irrigation. Please
modify plans accordingly for next submittal and also please don’t forget to turn in the redline responses.
Comment Number: 79
10/31/2023: FOR APPROVAL - UPDATED: As noted in previous comment, the
Roadway Plans must include the attached gravel side path.
Response: See regional trail plan and profile sheets for crusher fines path details.
- Add standard trail detail to one of the sheets.
Response: A typical section detail added to first trail plan and profile sheets. Also refer to
Timberline sections for detailed sections.
05/05/2023: FOR APPROVAL:
Utility Roadway Plans–
- Please add trail cross-sections, as often as needed to review grading and
unique conditions. Examples, where the pedestrian sidewalk meets with trail
(will need to be poured separately); what does that cross-section look like?
Also, where there is an attached gravel side path, etc.
- Please add standard trail detail (Missy will send)
Comment Number: 80
10/31/2023: FOR APPROVAL: Please see Tim Dinger comment #53
regarding the future underpass. Cost-sharing and construction will be detailed in DA.
Response: Please see response to Engineering Comment Number 53. Draft Development
Agreement provisions have been provided to Tim Dinger for review.
Comment Number: 81
10/31/2023: FOR APPROVAL: Thank you for creating separate sheets within
Utility Roadway plan set for median, roundabout and future park frontage. The
plantings still also need to be shown on the landscape plans.
Response: These trees have been added to the landscape Phase G set as grey dashed lines
and reference the plantings indicated in more detail in the infrastructure plans.
Comment Number: 82
11/03/2023: FOR APPROVAL - UPDATED: As it was determined that the
Portner Wells are already located in the R.O.W. they will just need to be
relocated prior to the realignment of Country Club (per Engineering). Please
work with Park Planning on relocation. Otherwise, Portner well #1 ownership will
be handled with future real estate agreement and possibly D.A.
Response: As requested by Staff on 11-14-23, we are leaving Portner well #1 in the existing Country
Club Road right-of-way and relocating Portner well #2 so that it is located adjacent to Portner well
#1, also in the existing right-of-way. Staff also requested that the once modifications to the existing
well starts, the Developer will apply for an Encroachment Permit to allow the location of the wells in
the right-of-way until the realignment of Country Club Road, at which time the wells will no longer
be in the right-of-way. We will propose Development Agreement language regarding the
Encroachment Permit directly to Tim Dinger. See the updated plans and report for the location of
both wells.
10/31/2023: FOR APPROVAL: Portner Wells are shown in the public
right-of-way with this plat. Wells must be relocated to private property. Please
speak with PPD offline to determine location of Well/s that will stay with the Park property.
Page 18 of 25
Comment Number: 83
10/31/2023: FOR APPROVAL:
New trail on east side of future park property (for ditch maintenance access):
- Please make sure all portions of this trail are within the ditch easement
- Please provide information on how often this will need used for maintenance
(Park impact)
- Please soften curve at northern end
- Trail needs to be constructed for vehicle weight. See standard trail detail. If
larger utility trucks, then may need to be widened and enhanced to provide
enough support.
- Need a 5' flat shoulder west of trail, adjacent to detention area.
Response: After further discussion with Missy, we are now simply indicating the required
ditch company access as a temporary all-weather surface to access in a more direct route
within their easement as needed to access their manholes and equipment – rather than
encouraging pedestrians to utilize this as an incomplete trail.
Comment Number: 84
10/31/2023: FOR APPROVAL:
Utility Plan Set: Please add slopes to all parts of the future park site pages of
Erosion plans. Example, slopes not called out in detention area.
Response: Plans have been updated per City comments and markups.
Grading Exhibit: Please add drainage easement to Grading Exhibit.
Response: Drainage easement has been added to the Grading Plan.
Comment Number: 85
10/31/2023: FOR APPROVAL:
Site Plan - Benches along Longwood:
- Please add concrete adjacent to benches for ADA compliance (per email to Angie 10/27/23)
- Please add "Bench #2" detail to site plan - needs to be ADA compliant
- Please add note: Metro District will be responsible for maintenance of
benches (maintenance, graffiti removal, and replacement if necessary) until
such time the Future Community Park is completed and the City takes over maintenance.
Response: Concrete has been added adjacent to benches. The bench type is also used in Central
Park NY, has been indicated on the plans, and meets ADA guidelines for compliance but no detail
has been added based on our discussions. Note regarding maintenance has been added to the
plans.
Comment Number: 86
10/31/2023: FOR APPROVAL: Please see "6_Other_Non-Pot Pump Station
Construction Plans" redlines (pgs 5, 18, 23, 28).
Response: Please see response to these comments on the returned redlined pdf.
Comment Number: 87
11/03/2023: FOR APPROVAL: As noted in previous round, the Water
Agreement will need to be finalized prior to BDR approval. The draft agreement
was sent to Montava's attorney on 11/2/23. Please coordinate with Todd for
follow-up meetings.
Response: Acknowledged.
Comment Number: 88
11/03/2023: FOR APPROVAL: Thanks for working on the first draft of the D.A.
Our team will review and set up follow-up meetings as needed.
Response: Thank you.
Page 19 of 25
Comment Number: 89
11/03/2023: FOR APPROVAL: As it's late in the game for this round it may not
be possible, but due to recent accident involving median maintenance crews,
we're looking at safer roundabouts. A wider apron and adjusted shape to
accommodate a shadow vehicle between works on roundabout and direction of
fastest travel (similar to Horsetooth/Ziegler location). Please set up follow-up
call if more information is required.
Response: Thank you for the follow-up call with us to clarify the recent accident and improvements
that may help reduce this risk. Based on our discussion, we have indicated a widened crusher fines
apron area in the roundabout at the location discussed for likely fastest travel.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 11
10/30/2023: UPDATED FOR APPROVAL
The provided turning exhibit still shows areas of body overhang on the outside
of the oval roundabout and in the entrance median areas. The body overhang is
also obstructed by signage in areas as well. Any areas that are within this body
overhang can be designed similar to the inside of the roundabout with the 2 inch
by 2 foot rollover along with pavers. Also, signage should be relocated to areas
that do not obstruct fire apparatus.
Response: Our design team has prepared additional 3D modeling of the fire trucks’ interaction with
the kidney bean intersections which demonstrate the fire trucks’ ability to navigate the turns. The
modeling proves that the grade changes the fire trucks will experience will not cause conflicts with
the vehicle front bumper, rear bumper, and outrigger horizontal and vertical clearances. Also, all
signage and street lights are confirmed to be outside of the vehicle overhang limits. See also our
response to Engineering Comment Number 55.
12/06/2022:UNRESOLVED FOR APPROVAL
The provided turning exhibit for the roundabouts shows only wheel path. Body
path was not included. The wheel path is shown to go over curbs and the
median area in the roundabout. Historically, damage has occurred to the air
ride suspension and aerial ladder attachment from driving over rollover curbs
and the next submittal shall correct any overhang of wheel or body path. Also,
in the next submittal, please provide a turning exhibit with body and wheel path
and include signage/ landscaping in the plans for the roundabouts.
09/16/2022: FOR APPROVAL
The proposed oval roundabouts appear to be an obstruction for Fire Apparatus.
The roundabouts can either be designed to meet minimum turning radius or a
turning exhibit can be provided for these. The turning exhibit shall show no body
or wheel overhang beyond the curbs.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
12/28/2021: A permit is required for this project and construction shall comply
with adopted codes as amended. Current adopted codes are:
Page 20 of 25
2018 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.
Important: Fort Collins will be adopting the new 2021 Building Codes in mid march of 2022.
Please read the residential permit application submittal checklist for complete requirements.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 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
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code: 2018 IRC chapter 11.
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.
· Bedroom egress windows (emergency escape openings) required in all bedrooms.
· Prescriptive energy compliance with increased insulation values is required for
buildings using electric heat.
· A passing building air tightness (blower door) test is required for certificate of occupancy.
Stock Plans:
When the same residential buildings will be built at least three times, 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: 2
12/28/2021: Construction shall comply with adopted codes as amended. Current adopted codes are:
2018 International Building Code (IBC) with local amendments
2018 International Existing Building Code (IEBC) with local amendments
2018 International Energy Conservation Code (IECC) with local amendments
2018 International Mechanical Code (IMC) with local amendments
2018 International Fuel Gas Code (IFGC) with local amendments
2018 International Swimming Pool and Spa Code (ISPSC) 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.
Important: Fort Collins will be adopting the new 2021 Building Codes in March 2022.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or
Page 21 of 25
· Front Range Gust Map published by The Structural Engineer's Association of
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
· Multi-family and Condominiums 3 stories max: 2018 IECC residential chapter.
· Commercial and Multi-family 4 stories and taller: 2018 IECC commercial chapter.
INFORMATIONAL ITEMS:
· 10% of all parking spaces must be EV ready (conduit in place)
· 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 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.
· City of Fort Collins amendments to the 2018 IBC require a full NFPA-13
sprinkler system in multifamily units with an exception to allow NFPA 13R
systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where
the building is divided by a 2 hour fire barrier with no more than 6 dwelling units on each side).
· Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
· Prescriptive energy compliance with increased insulation values is required for
buildings using electric heat.
· A City licensed commercial general contractor is required to construct any new multi-family structure.
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.
Building Permit Pre-Submittal Meeting:
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 email rhovland@fcgov.com to schedule a pre-submittal meeting.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 27
10/30/2023: FOR FINAL APPROVAL-UNRESOLVED:
NON-POT PUMP STATION: There are still labels referring to "Montava Filing 1"
that need to be changed to the correct Subdivision Plat name. See markups.
Response: This label has been revised.
05/02/2023: FOR FINAL APPROVAL:
NON-POT PUMP STATION: There are labels referring to "Montava Filing 1"
that need to be changed to the correct Subdivision Plat name. See redlines.
Page 22 of 25
Comment Number: 30
10/30/2023: FOR FINAL APPROVAL:
PHASE G UTILITY: Please see markups.
Response: Plans have been updated per City comments and markups received.
05/04/2023: FOR FINAL APPROVAL:
PHASE G UTILITY: Please see redlines as provided.
Comment Number: 31
10/31/2023: FOR FINAL APPROVAL:
PHASE G ROADWAY & INFRASTRUCTURE: Please see markups
Response: Plans have been updated per city comments and markups received.
05/04/2023: FOR FINAL APPROVAL:
PHASE G ROADWAY & INFRASTRUCTURE: Please see redlines as provided.
Topic: Plat
Comment Number: 2
10/30/2023: FOR FINAL APPROVAL-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 markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
Response: We have made revisions to the Phase G Plat per your comments and redlines
and as discussed and confirmed with you on 11-13-23.
05/02/2023: FOR FINAL APPROVAL-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
12/06/2022: FOR FINAL APPROVAL-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
09/20/2022: FOR FINAL APPROVAL-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
05/26/2022: FOR FINAL APPROVAL-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
01/11/2022: 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
Page 23 of 25
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: Outside Agencies
Contact: AJ Ramsey, BNSF, andrew.ramsey@wilsonco.com
Topic: General
Comment Number: 9
05/12/2023: Please find comments on the Montava Phase G development at.
Please reach out to me if you have any questions.
Contact: Autumn Penfold, Larimer & Weld Ditch, apenfold@eatonditch.com
Topic: General
Comment Number: 6
11/03/2023:
Please see two letters included in attachments.
Response: Montava looks forward to meeting with the Ditch Company and the City on 11-16-23 to
discuss solutions.
05/01/2023: Please see attached letter for consideration. Please let us know if
you have questions after review.
12/22/2022: Please see the agency's letter for their comments.
Contact: Boxelder Sanitation, Heidi Jenson, 970-498-0604
Topic: General
Comment Number: 4
05/04/2023: Brian Zick recently has been in contact with Jeff White at
Martin/Martin. At this time, Brian doesn’t have comments. Please forward next referral.
05/31/2022: Please see attached comments for Montava Phase G & Irrigation Pond.
2/16/2022: See updated utility plan comments.
01/25/2022: Please see attached comments from Boxelder Sanitation.
Contact: Donna George, Xcel Energy, Donna.L.George@xcelenergy.com
Topic: General
Comment Number: 10
10/23/2023 - Please see Special Letter included in attachments.
Response: As previously discussed with Xcel, Montana has responded directly to Xcel Energy
explaining that gas easements are not being provided because Montava is an all-electric
community and gas service will not be provided to the lots.
Contact: ELCO, Randy Siddens, 970-493-2044
Topic: General
Comment Number: 3
05/10/2023: Attached are my comments on the plans. I also sent these
separately to Montava staff as I have been communicating directly with them
(Forrest) and their engineer this week.
01/27/2023: See attachments for redlines.
1. Water Line Plan and Profile Drawings: All water lines must have their plan
and profile dwgs created and submitted for review during the final review phase.
Page 24 of 25
Not sure if that will come next, but wanted to make sure this is known.
2. Air Release Valves (ARVs): No ARVs were shown on the dwgs. The design
engineer should show minimum number of recommended ARVs for air release
and vacuum purposes. After I receive the plan and profile dwgs I will further
review to determine if additional ARVs are needed due to locations where
potential air pockets could be created within the system.
3. Easements for Water Lines in Alleys: All water lines in alleys will need to
have an ELCO water line easement granted over that alley prior to recording the
plat. All easements, per ELCO design criteria, must be 30-ft wide. I have
easements language templates to share with Montava staff when they are ready to review.
4. Building Setbacks: Can the design team verify that all buildings will be
setback a minimum 15’ from any ELCO water line? This is one of our design criteria.
5. Meter Pit Locations: For the Montava Phase E dwgs they sent dwgs titled
‘Arch Elevations and Lot Typicals’ which showed detail on lots for all
configurations of lots (single family, common wall, etc.). I would like to see that
done for this with proposed water meter pit locations drawn to scale so we can
make sure the meter pits work on all the configurations and to verify they will fit
within landscape (lawn) areas as is required per our design criteria.
6. Joint Restraint: Thrust blocks are shown as a symbol on the utility dwgs. The
District design criteria calls for mechanical joint restraints in all locations unless
field conditions or other reasons dictate a thrust block. The engineer is to
calculate and show on the plan and profile drawings all joint restraint lengths,
and use the call out “RJ” on the plan view dwgs. The engineer should contact the
District for specific criteria to use in calculating joint restraint lengths.
05/31/2022: See attached for ELCO comments. There is also a separate
document regarding the utility layout – which includes concerns for where we
have identified two general scenarios, one where the meter is behind the
sidewalk, one where it is in front of the sidewalk.
01/25/2022: See attached comments from ELCO.
Contact: Marcus Petty, Comcast, marcus_petty@cable.comcat.com
Topic: General
Comment Number: 5
05/04/2023: Comcast will be able to serve this community.
05/31/2022: I do not see any front or rear lot utility easements.
Comcast would need a 6’ rear lot utility easement or 9’ front lot easement to
protect their infrastructure.
If you have any questions please reach out to Jon Lehmann with Comcast
(jon_lehmann@comcast.com)
Contact: Melissa Buick, Baker Lateral Company, melissahbuick@gmail.com
Topic: General
Comment Number: 8
05/03/2023: Attached are general comments from Baker Lateral Company.
Let me know if you have any questions or want further clarification.
Contact: Sarah Brucker, Water Resources State of CO, 303-866-3581,
Page 25 of 25
sarah.brucker@state.co.us
Topic: General
11/09/2023:
The Applicant's Responses to Staff Comments for Round No. 5 indicate that a turnout is being
developed to return stormwater from the development to a natural stream without use, which
would resolve this office's concerns with the stormwater being delivered to Windsor Reservoir and
potentially being put to beneficial use. The Division of Water Resources does not have any
additional comments regarding Round 6 of this referral.
Response: Thank you.
Comment Number: 1
04/28/2023: According to the Round 5 Drainage Report, stormwater from three
major basins in Phase G will be routed to Pond E, Pond A2, or Rain Garden
A1, all of which will discharge into the piped section of the Number 8 Outlet
Ditch which feeds into the Larimer and Weld Canal. The Larimer and Weld
Canal delivers water to Windsor Reservoir for irrigation and municipal
purposes. In order to ensure that the storm water collected and discharged by
the water quality and detention facilities is not beneficially used, water
discharged from the detention ponds and/or rain garden into the Number 8
Outlet Ditch may be considered an out-of-priority inflow into Windsor Reservoir,
and, as such, would need to be passed through the reservoir without use.
12/07/2022: The Division of Water Resources does not have any additional
comments for Round 4 of this referral.
05/31/2022: The Division of Water Resources does not have any additional
comments for Round 2 of this referral.
01/11/2022: See attached comments from the Colorado Division of Water Resources.
Department: Street Oversizing
Contact: Marc Virata mvirata@fcgov.com 970-221-6567
Topic: General
Comment Number: 3
APPROVAL:
05/02/2023: The plans should be providing ultimate design information for
Mountain Vista (plan and profile sheets as well as cross sections) for review. It
needs to be demonstrated whether the infrastructure being installed currently as
interim would work in the ultimate condition and what sawcut removals would be
needed in order to construct the ultimate.
Response: We look forward to meeting with Marc Virata to discuss TCEF reimbursements.