HomeMy WebLinkAboutTHE LANDING AT LEMAY MULTIFAMILY AND MIXED-USE - FDP230020 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS (3)
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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
December 15, 2023
Monica Unger
Thompson Thrift Development, Inc.
111 Monument Circle
Indianapolis, IN 46204
RE: The Landing at Lemay Multifamily and MixedUse-, FDP230020, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of The Landing at Lemay Multifamily and Mixed-Use. If you
have questions about any comments, you may contact the individual commenter or direct
your questions through your Development Review Coordinator, Todd Sullivan via email at tsullivan@fcgov.com.
RESPONSE: THOMPSON THRIFT (APPLICANT)
RESPONSE: STUDIO-M (ARCHITECT)
RESPONSE: RIPLEY DESIGN (LANDSCAPE ARCHITECT/PLANNER)
RESPONSE: AVANT CIVIL GROUP (ENGINEER)
RESPONSE: DELICH (TRAFFIC)
RESPONSE: DEVITA (MEP)
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695
Topic: General
Comment Number: 1
INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
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
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conversations. Thank you!
RIPLEY DESIGN RESPONSE: Thank you Todd.
Comment Number: 2
FOR FINAL APPROVAL:
All "For Final Approval / For Approval" comments need to be addressed and
resolved prior to moving forward with the final documents and recording of this
project. I will provide a recording checklist and process information when we
are closer to this step.
RIPLEY DESIGN RESPONSE: “For Final Approval/For Approval” comments are addressed in this document. Redline Comment
Responses are provided in other documents provided with this submittal.
Comment Number: 3
SUBMITTAL:
As part of your resubmittal, you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format. Please use this
document to insert responses to each comment for your submittal, using a different font color.
When replying to the comment letter please be detailed in your responses, as
all comments should be thoroughly addressed. Comments requiring action
should NOT have a response such as noted or acknowledged. You will need to
provide references to specific project plans, pages, reports, or explanations of
why comments have not been addressed [when applicable].
RIPLEY DESIGN RESPONSE: Comment responses shall follow the above guidelines and be provided with a different color for each
discipline.
Comment Number: 4
SUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1680306305.
File names should have the corresponding number, followed by the file type
prefix, project information, and round number. For example: 1_SITE PLAN_Project Name_FDP_Rd1. A list
of numbers and prefixes for each file can be found at the link above.
RIPLEY DESIGN RESPONSE: Submittal documents follow the above naming convention. Thank you for providing a reference.
Comment Number: 5
SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be
removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
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https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
Cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
RIPLEY DESIGN RESPONSE: Documents in this submittal follow the above PDF flattened requirements to reduce size.
Comment Number: 6
SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing to resubmit your
plans, please notify me with an expected submittal date with as much advanced notice as possible.
RIPLEY DESIGN RESPONSE: Understood and will notify you when the design team feels the submittal has acknowledged and
addressed all city comments/redlines.
Comment Number: 7
INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
RIPLEY DESIGN RESPONSE: The design team is anticipating to resubmit on 01/10/2024.
Comment Number: 8
INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
RIPLEY DESIGN RESPONSE: Understood, thank you Todd.
Comment Number: 9
INFORMATION:
LUC 2.211 Lapse, Term of Vested Right: Within a maximum of three (3) years
following the approval of a final plan or other site-specific development plan, the
applicant must undertake, install and complete all engineering improvements
(water, sewer, streets, curb, gutter, streetlights, fire hydrants and storm
drainage) in accordance with city codes, rules and regulations. The period of
time shall constitute the "term of the vested property right." Failure to undertake
and complete such engineering improvements within the term of the vested
property right shall cause a forfeiture of the vested property right and shall
require resubmission of all materials and reapproval of the same to be
processed as required by this Code. All dedications as contained on the final
plat shall remain valid unless vacated in accordance with law.
THOMPSON THRIFT RESPONSE: Understood
Department: Planning Services
Contact: Katelyn Puga kpuga@fcgov.com
Topic: General
Comment Number: 1
12/06/2023: FOR FINAL APPROVAL (MECHANICAL UNITS) UPDATED -
The proposed screening design appears to accomplish the goal of screening
the units. Please provide additional clarification for how the fencing will fully
screen the sides of some of the AC units. Ensure that they are screened from
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the adjacent patios, with a specific focus around units that are adjacent to the
Major Walkway Spine and streets.
RIPLEY DESIGN RESPONSE: The AC units along routes where pedestrians can view the units from the private drive and Major
Walkway Spine are proposed to be screened from all sides with fence and ornamental grasses (excluding building side). An exhi bit
has been included in submittal to better represent the design intent.
10/24/2023: FOR FINAL APPROVAL (MECHANICAL UNITS) -
The AC units are required to be located in parts of the site that does not impact
the visual and acoustic experience of the community (Division 3.5.1). The
primary concern is for the units within the Major Walkway Spine and along the
street-facing facades at Duff Drive and the Private Street within the
development. To the extent reasonably feasible please relocate AC units to
other locations around the building that have less pedestrian activity or traffic. If
AC units cannot be relocated, they shall be fully contains and screened so that ed
they cannot be viewed from pedestrian corridor or streets. Materials for
screening should be flush with existing fencing within the Major Walkway Spine
where possible. The architectural style of the fencing should be cohesive with
the fencing used in the Major Walkway Spine. Please consider a wood siding
fence with metal accents, painted to match the building so that it is compatible
with the style of the buildings and private, fenced yards.
Comment Number: 3
12/12/2023: FOR FINAL APPROVAL (STORMWATER DESIGN) UPDATED -
Thank you for the redesign of the concrete pans along Lemay and Duff. Please
demonstrate that the proposed landscaping around the detention plan provides
enough visual variation around the concrete drain pan. Please continue to work
with Stormwater Engineering and Environmental Planning.
RIPLEY DESIGN RESPONSE: During staff review on 12/13/2023, Stormwater, Environment Planning, and Ripley design agreed to
add additional shrub plantings adjacent to the drainage pans in the detention areas to create a more naturalized appearance a nd
screen the pans better from public view. Those plantings have been added.
10/24/2023: FOR FINAL APPROVAL (STORMWATER DESIGN) - The
concrete drain pan designs for conveying stormwater throughout the site needs
to be revised to incorporate a naturalized design. Please revise the design accordingly, focusing
on areas adjacent to Duff Drive, Lemay Avenue, and all detention pond areas.
Comment Number: 5
12/07/2023: FOR FINAL APPROVAL (TRASH AND RECYCLING) UPDATED
Thank you for the information provided in the comment response. Please add
a note to the plan indicating the purpose of the trash corrals,- that they will be
serviced and kept clean by a third-party- valet trash service who will use the
larger, collective dumpster enclosure locations reference on the site plan as the
main source of trash management and collection. No trash hauler will directly
access the trash corrals on site.
RIPLEY DESIGN RESPONSE: The above note has been added to the Cover Sheet “Site Plan notes.”
10/24/2023: FOR FINAL APPROVAL (TRASH AND RECYCLING) - Please
demonstrate how the trash corrals meets this standard: "Areas for the collection
and storage of trash, waste cooking oil, and compostable, recyclable and other
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materials, must include bollards, angle-iron, curbing, metal framing or other
effective method to protect the interior walls of the enclosure from being
damaged by dumpsters, containers, bins, and other receptacles."
Comment Number: 9
12/11/2023: FOR FINAL APPROVAL - To account for the removal of the
second walkway near Rain Garden M in the Major Walkway Spine, please
extend and add a curved radius to the remaining walkway in that section to
allow for ease in access and accommodating users changing directions in this
section of the site. Please consider increasing the width of the crosswalks
leading to the courtyard area as was shown on the PDP plans (as redlined on plan).
RIPLEY DESIGN RESPONSE: A curved radius has been added to the major walkway spine between buildings 1 & 4. See site plan
for new layout.
Comment Number: 10
12/11/2023: FOR FINAL APPROVAL - Refer to Planning Redlines on the Site
Plan for additional comments to be addressed.
RIPLEY DESIGN RESPONSE: Site Plan comments have been addressed. See “Responses” folder for site plan comment
responses.
Comment Number: 11
12/11/2023: FOR FINAL APPROVAL - Refer to Planning Redlines on the
Landscape Plan for additional comments to be addressed.
RIPLEY DESIGN RESPONSE: Landscape Plan comments have been addressed. See “Responses” folder for landscape comments
responses.
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 2
12/06/2023: FOR APPROVAL:
Per discussions on 12/6/2023 with Steve Herron and Monica Unger, this
development will have some level of phasing involved. Please submit the
phasing plan with the next round of review.
AVANT CIVIL GROUP RESPONSE: Included phasing plan and emergency access phasing plan this round.
10/17/2023: INFORMATION:
Do you intend to have phased construction for this development? If so, you will delli
need to add a phasing plan sheet(s) to the utility plan set. The addition of
phasing will also affect some of the language in the development agreement.
Comment Number: 3
11/20/2023: DEVELOPMENT AGREEMENT:
This City is currently drafting the development agreement. We will provide it to
the applicant team as soon as possible.
THOMPSON THRIFT RESPONSE: Understood
10/17/2023: FOR DEVELOPMENT AGREEMENT:
A development agreement will be required for this project. Please submit a fully
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filled out DA Information form with the round 2 FDP submittal. We will start
drafting the DA at round 2 FDP.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
10/23/2023: FOR INFORMATION: The final signed, stamped, and approved
Transportation Impact Study will need to be provided for recording. The current
version provided has not been signed and stamped.
DELICH RESPONSE: Signed, stamped, and approved TIS has been provided with this submittal. See document “6_TRAFFIC_The
Landing at Lemay_FDP_Rd3” of this submittal.
Comment Number: 2
10/23/2023: FOR INFORMATION: Coordination will need to occur when this
project begins construction in order to insure proper hauling routes. This is in
response to the concerns from the adjacent industrial area directly to the east,
and we would like to have signs placed on Duff and Link, just east of Cordova to
instruct construction traffic to not use these streets.
Comment Number: 4
10/23/2023: FOR INFORMATION: All existing signs and pavement markings
will need to be repaired/replaced if damaged or removed for construction.
Please contact Traffic Operations at 970-221-6630 if existing signs are removed.
Comment Number: 9
12/08/2023: FOR FINAL APPROVAL: Privately Maintained Street Name
signs will be needed on Link and White Gold Drive it they are going to be
named. Details are provided on the Paving Plan sheet.
AVANT CIVIL GROUP RESPONSE: Added callouts in phasing plan sheets, added city detail for private street signs to detail sheets.
White Gold Drive changed to Aero Lane.
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 18
12/06/2023: ACCEPTED:
Thank you for providing the requested erosion control plans, report and escrow
calculation. All submitted erosion materials are accepted. You will be notified
via email with instructions to submit fees and escrow along with the required
forms. This email will also have instructions for requesting an initial erosion
control inspection when you are ready you start your project.
If the nature, scope, size or design of this projects deviates from the submitted
materials updated Erosion Control Plans, Report and Escrow calculation may
be requested as well as a recalculation of Erosion Control and Stormwater inspection fees. AVANT CIVIL GROUP RESPONSE: Acknowledged, thank you.
Topic: Fees
Comment Number: 19
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12/06/2023: Fees:
The City Manager’s development review fee schedule under City Code 7.5 -2
was updated to include fees for Erosion Control and Stormwater Inspections.
As of January 1st, 2021, these fees will be collected on all projects for such
inspections. The Erosion Control fees are based on; the number of lots, the total
site disturbance, the estimated number of years the project will be active.
Based
on the proposed site construction associated with this project we are assuming
27 lots, 19.65 acres of
disturbance, 3 years from demo through build out of construction and an
additional 3.00 years till full
vegetative stabilization due to seeding. Which results in an Erosion Control Fee
estimate of $3,751.33. Please note that as the plans and any subsequent
review modifications of the above-mentioned values change the fees may need
to be modified. I have provided a copy of the spreadsheet used to arrive at
these estimates for you to review. Please respond to this comment with any
changes to
these assumed estimates and why, so that we may have a final fee estimate
ready for this project. The fee will need to be provided at the time of erosion
control escrow.
The Stormwater Inspection Fees are based on the number of LID/WQ Features
that are designed for on this project. Based on the plans we identified 0 number
of porous pavers, 5 number of bioretention/level
spreaders, 2 number of extended detention basins, and 1 number of
underground treatments, results in an estimate of the Stormwater LID/WQ
Inspection fee to be $ $2,490.00 . 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. " AVANT CIVIL GROUP RESPONSE: Acknowledged, thank you.
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 16
12/07/2023: FOR FINAL APPROVAL - UPDATED:
Please remove optional on Sheet C 510 as well.
AVANT CIVIL GROUP RESPONSE: Stormtech details have been removed from this sheet and are only shown on Sheet C807.
10/25/2023: FOR FINAL APPROVAL:
On sheet C 807, please cross-out the word "optional" for the Inspection ports.
Also, please show and label inspection ports on the storm sewer plan &
profiles, or the Utility Plan as well as on sheet C 807 in the upper left exhibit.
AVANT CIVIL GROUP RESPONSE: Revised as requested.
Comment Number: 20
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12/07/2023: FOR FINAL APPROVAL:
Please label all storm sewers as "private" or "public" on the storm profiles.
Almost all storm sewer will be private.
AVANT CIVIL GROUP RESPONSE: Revised as requested.
Comment Number: 21
12/07/2023: FOR FINAL APPROVAL:
Regarding the Forebay Detail on Sheet C804, the forebay is required to be
12-inches deep per City Criteria. On the detail, depth is labeled as 6-inches
where table states 1-foot. Also, along the outside perimeter of the rain garden,
erosion protection is needed for the overtopping of larger flows. Lastly, the
ribbed concrete rundown needs small slots to allow water trapped behind the
ribbons to drain. There is currently a site with this design where these slots
were not built and the concrete has completely filled with green algae.
AVANT CIVIL GROUP RESPONSE: Forebay detail has been revised as suggested. It was assumed that the 3 rd sentence in this
comment meant to say “forebay” instead of “rain garden”; the forebay detail has been updated with riprap around the perimeter .
Comment Number: 22
12/07/2023: FOR FINAL APPROVAL:
On Sheet C806, the orifice plate detail is not filled out regarding dia. of opening
for each pond. Please revise.
AVANT CIVIL GROUP RESPONSE: Detail has been updated; information also shown on WQ Outlet Structure detail to the left.
Comment Number: 23
12/07/2023: FOR FINAL APPROVAL:
On Sheet C807, the Stormtech detail is not showing every row to be an isolator
row. When the entire system is treating flows for WQ/LID, all rows need to be
an isolator row. Please revise.
AVANT CIVIL GROUP RESPONSE: Stormtech details show all as isolator rows.
Comment Number: 24
12/07/2023: FOR FINAL APPROVAL:
On Sheet C807, please show the underdrain, in green, to exit downstream of
the weir plate more clearly. We have had these built upstream of the weir plate
by mistake recently.
AVANT CIVIL GROUP RESPONSE: Detail more clearly shows this now.
Comment Number: 25
12/07/2023: FOR FINAL APPROVAL:
On Sheet C807, please show and label the four (4) inspection ports on the
overall plan view of the system.
AVANT CIVIL GROUP RESPONSE: Inspection ports are called out.
Comment Number: 26
12/07/2023: FOR FINAL APPROVAL:
Please show a detail for the underdrains exiting into Detention Ponds 1 and 2.
There should be a head wall for protection and longevity of the exit.
AVANT CIVIL GROUP RESPONSE: Detail showing headwall has been added to storm details.
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Department: Light And Power
Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772
Topic: General
Comment Number: 3
10/24/2023: INFORMATION:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me to discuss development fees or visit the following website for
an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-anddevelopers/-plant-investment-development-fees
Comment Number: 7
10/24/2023: INFORMATION:
Please contact Tyler Siegmund with electric project engineering if you have any
questions at (970) 4162772. -You may reference Light & Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437
Reference our policies, development charge processes, and use our fee
estimator at: http://www.fcgov.com/utilities/business/builders-and-developers.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 1
12/06/2023: FOR DCP:
10/05/2023: FOR FINAL APPROVAL:
Thank you for submitting a prairie dog mitigation plan as the ECS identified
prairie dog colonies during an onsite survey.
Fort Collins Land Use Code (LUC) 3.4.1 states, "Before the commencement of
grading or other construction on the development site, any prairie dogs
inhabiting portions of the site within the LOD shall be relocated or eradicated by
the developer. Prairie dog relocation shall be accomplished using methods
reviewed and approved by the Colorado Parks and Wildlife Division. Following
relocation or eradication activities, a report shall be provided to the City that
documents when prairie dog removal occurred, the method(s) that were used to
remove prairie dogs, measures taken to ensure that prairie dogs will not
re-inhabit the site, and confirmation that no threatened or endangered species
were harmed by removal activities."
Prior to issuance of the Development Construction Permit (DCP), and prior to
prairie dog removal, please submit the results of a burrowing owl survey
completed by a professional, qualified wildlife biologist, and in accordance with
the Division of Parks and Wildlife standards if removal is between March 15
and October 31. Note the timing requirements of these surveys are between
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March 15 and October 31, as no burrowing owls are expected to be present between November 1
and March 14. This issue is required due to the presence of prairie dogs on the site.
Prior to issuance of the Development Construction Permit (DCP), please
submit a letter explaining how and when prairie dog removal occurred at the site
and in accordance with the Division of Parks and Wildlife standards.
RIPLEY DESIGN RESPONSE: The letter will be provided by the applicant prior to the DCP issuance.
Comment Number: 2
12/05/2023: UPDATED:
10/05/2023: INFORMATION ONLY:
We appreciate that you are interested in having the rain gardens also serve as
pollinator gardens. This is an excellent opportunity to plant a high diversity of
species to promote bloom times across the growing season. The City of Fort
Collins has a seed mix that serves the purpose of rain garden and pollinator
garden that could be used in the center areas of these pollinator nodes.
The ensure a robust pollinator plan the project will want to make sure the
maximum distance between pollinator features does not exceed 150 feet.
The project lists a separate rain garden seed mix and pollinator seed mix. Was
this intentional? The seed mix from the City addresses both rain garden and
pollinator garden. It doesn't look like the pollinator seed mix is noted on the
legend in the Landscape Plan.
Comment Number: 9
12/12/2023: REPEAT:
RIPLEY DESIGN RESPONSE: An Artificial Turf Maintenance note has been added to sheet L5.2
11/07/2023: INFORMATION ONLY:
If artificial turf is included on site, please include a note on the site plan and
landscape plan on maintenance of the turf.
Comment Number: 10
12/12/2023: REPEAT:
12/06/2023: FOR FINAL APPROVAL:
Include notes on the Landscape Plan and Site Plan for the pollinator areas as a
guide for installation and maintenance. Please coordinate with City Environmental Planning.
Additionally, consider including signage on the rain gardens/pollinator gardens
to alert maintenance crew of the area, prevent mowing and potentially harming
the area, and to educate residents. Environmental Planning is working on signs
for these purposes. Please coordinate with Environmental Planning.
RIPLEY DESIGN RESPONSE: The applicant is willing to work with Environmental planning on the placement of signs to each
pollinator garden prior to certificate of occupancy.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 3
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12/12/2023: FOR APPROVAL – UNRESOLVED
10/24/2023: FOR APPROVAL -
Please shift the proposed trees along Lemay to at least 4 ft from the drainage pan.
RIPLEY DESIGN RESPONSE: Trees along Lemay Ave. have been adjusted to provide a min 5’ separation from drainage pan/pipe.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
10/19/2023: FIRE LANE SIGNS
The limits of the fire lane shall be fully defined and fire lane sign locations should
be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for
sign type, placement, and spacing. Appropriate directional arrows required on
all signs. Posting of additional fire lane signage may be determined at time of
fire inspection. Code language provided below.
- IFC D103.6: Where required by the fire code official, fire apparatus access
roads shall be marked with permanent NO PARKING - FIRE LANE signs
complying with Figure D103.6. Signs shall have a minimum dimension of 12
inches wide by 18 inches high and have red letters on a white reflective
background. Signs shall be posted on one or both sides of the fire apparatus
road as required by Section D103.6.1 or D103.6.2.
Please add signage locations for LUCASS detail 1418 signs. The paving plan
only shows Emergency and authorized vehicle only signs. The no parking signs
are required for the fire lanes.
Comment Number: 2
12/12/2023: UPDATED Generic addressing has been added to the Elevation
Plans. Site plan note will need to be updated to show 8 inch minimum numerals.
10/20/2023: PREMISE IDENTIFICATION: ADDRESS POSTING &
WAYFINDING – IFC section 505.1.1 amendment
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in
a position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be arabic numbers or alphabetical letters. Numbers shall not be spelled
out. The address numerals for any commercial or industrial buildings shall be
placed at a height to be clearly visible from the street. They shall be a minimum
of 8 inches in height unless distance from the street or other factors dictate
larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. The
address numbers for one- and two-family dwellings shall be a minimum of 4” in
height with a minimum ½” stroke and shall be posted on a contrasting
background. If bronze or brass numerals are used, they shall only be posted on
a black background for visibility. Monument signs may be used in lieu of
address numerals on the building as approved by the fire code official.
Buildings, either individually or part of a multi- building complex, that have
emergency access lanes on sides other than on the addressed street side, shall
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have the address numbers and street name on each side that fronts the fire lane.
A generic address shall be added to building elevations to show location and size.
Comment Number: 3
12/14/2023: FOR FINAL
ACCESS TO BUILDING OPENINGS – IFC 504.1
An approved access walkway leading from fire apparatus access roads to
code required openings of the building shall be provided on this site. The
walkway shall be capable of providing access for emergency personnel and
equipment. Please provide details on site plan for the access walkway.
Please provide access to Fire Riser rooms on each building.
RIPLEY DESIGN RESPONSE: Fire access walkways are provided for access to buildings proposed on site and maintain a clear
entrance to fire riser rooms, void of landscape conflicts.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
10/23/2023: Multi-family Construction shall comply with adopted codes as
amended. Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local amendments
Colorado Plumbing Code (currently on the 2021 IPC)
2023 National Electrical Code (NEC) as amended by the State of Colorado
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Live Load: Ground Snow Load 35 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
• Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter.
• Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
· Electric vehicle charging parking spaces are required, see local amendment.
· This building is located within 250ft of a 4 lane road or 1000 ft of an active
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railway, must provide exterior composite sound transmission of 39 STC min.
· R-2 occupancies must provide 10ft to 30ft of fire separation distance
(setback) from property line and 20 feet between other buildings or provide fire
rated walls and openings per chapter 6 and 7 of the IBC.
· All multifamily buildings must be fire sprinkled. City of Fort Collins
amendments to the 2021 International Fire Code limit what areas can avoid fire
sprinklers with a NFPA 13R, see local IFC 903 amendment.
· Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
· If using electric systems to heat or cool the building, ground source heat pump
or cold climate heat pump technology is required.
· A City licensed commercial general contractor is required to construct any new multi-family structure.
· Energy code requires short hot water supply lines by showing plumbing compactness.
· For projects located in Metro Districts, there are special additional code
requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
Stock Plans:
When the exact same residential building will be built more then once 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/resrequirements.php-.
Comment Number: 2
10/23/2023: A permit is required for single family house construction and shall
comply with adopted codes as amended. Current adopted codes are:
· 2021 International Residential Code (IRC) with local amendments
· Colorado Plumbing Code (currently 2021 IPC) with local amendments
· 2023 National Electrical Code (NEC) as amended by the State of Colorado
· Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes
· Please read the residential permit application submittal checklist for complete requirements.
· Snow Live Load: Ground Snow Load 35 PSF.
· Frost Depth: 30 inches.
· Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
· Seismic Design: Category B.
· Climate Zone: Zone 5
· Energy Code: 2021 IECC residential chapter
INFORMATIONAL ITEMS:
· 5ft setback required from property line or provide fire rated walls & openings
for nonfire sprinkled houses per chap 3 of the IRC. 3ft setback is required- for fire sprinkled houses.
· Fire separation of 10ft between dwellings is required.
· Bedroom egress windows (emergency escape openings) required in all bedrooms.
· For buildings using electric heat, heat pump equipment is required.
· A passing building air tightness (blower door) test is required for certificate of occupancy.
· For projects located in Metro Districts, there are special additional code
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requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
· New IRC code amendment R320 requires dwellings with habitable space on
the 1st floor must provide a visitable bathroom and path to such.
· The roof must be provided with solarready- zones at outlined in IRC appendix RB.
· Energy code requires short hot water supply lines by showing plumbing compactness.
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: 3
10/23/2023: Commercial Construction shall comply with adopted codes as
amended. Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local amendments
Colorado Plumbing Code & state amendments (currently 2021 IPC)
2023 National Electrical Code (NEC) as amended by the State of Colorado
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here:
https://www.fcgov.com/building/codes
· Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
· Snow Live Load: Ground Snow Load 35 PSF.
· Frost Depth: 30 inches.
· Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
· Seismic Design: Category B.
· Climate Zone: Zone 5
· Energy Code: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
· Commercial occupancies must provide 10ft to 30ft of fire separation (setback)
from property lines and 20 feet between other buildings or provide fire rated
walls and openings per chapter 6 and 7 of the IBC.
· City of Fort Collins adopted International Fire Code (IFC) and amendments to
the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or
when building exceeds 5000 sq.ft. (or meet fire containment requirements).
· Buildings using electric heat, must use heat pump equipment.
· A City licensed commercial general contractor is required to construct any new commercial structure.
· Plans must be signed and stamped by a Colorado licensed architect or
engineer and must be included in the permit application.
· Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604.
· For projects located in Metro Districts, there are special additional code
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requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
Comment Number: 4
10/26/2023: Special requirements from Planning and zoning commission:
Item 2A – Heat Homes with Efficient Electric Heat – 2 Points
Justification: The Landing at Lemay will commit to providing efficient electric
heat. The model number can be found at this link:
https://www.goodmanmfg.com/products/heat-pumps/gszm4#technical- specifications.
Item 2G – Provide EV Installed Charging for Buildings Containing R-1 or R-2 Occupancies – 1 Point
Justification: The Landing at Lemay will provide 58 EV chargers for this project.
Item 4A – WaterSense Fixtures Performing Above Code – 2 Points
Justification: The Landing at Lemay will commit to providing 1 GPF toilet (Dual
Flush) and 1.5 GPM showerheads for each unit.
Item 4C – Sub-metering – 1.5 Points
Justification: The Landing at Lemay will commit to sub-metering all units in this development.
Item 5A – Efficient Residential Irrigation System – 2 Points
Justification: The Landing at Lemay will provide a WaterSense irrigation system.
Item 5C – Separate Drip System for Trees within Parkways and Medians – 2 Points
Justification: The Landing at Lemay will commit to establishing separate drip
systems for all trees within the development to support urban forest tree health and resiliency.
Item 5D – Common Area Water Use Performing Above Code (1-3 Points) – 2 Points
Justification: The Landing at Lemay will commit to a water budget of 10 GPSF for common areas.
Item 5E – Stormwater Innovation – 2 Points
Justification: The Landing at Lemay uses a Low-Impact Design (LID) feature
known as rain gardens to capture and treat the stormwater exiting the site.
Item 5F – Rain Barrels – 1 Point
Justification: The Landing at Lemay will commit to providing four 100-gallon
barrels for the carriage homes. The rainwater that is captured will be used for
outdoor purposes, such as to water outdoor plants, lawns, or gardens.
• Every single unit in our Multifamily structures is designed to Type B standards
in the ADA and Fair Housing standards. This standard defines door widths,
reach range, and clearances throughout the unit. Only first -floor units are
obligated to do so when not defined as an ADA unit, however, we feel this offers
a wider variety of users and visitors with equal opportunity no matter what floor they live on.
• Consistent reach range and accessible access to mail room amenities (for
example), no matter the requirements, so all Residents have the same daily experiences.
• Fully installed pool access lift chairs so no Resident is required to request
assistance but sees and experiences the assistance at their convenience.
• Accessible parking stalls and ramping near trash compactors for easy access
by all Residents, even if we provide a trash management service.
• Every project is reviewed by a thirdparty- Accessibility and Fair Housing consultant for added
confidence that we’ve planned and provided adequate opportunities inside and outside of our
units. This is not a requirement; this is something we do as an Owner to ensure we perform to
the standards we expect in this category.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Page 16 of 17
Comment Number: 4
12/11/2023: FOR FINAL APPROVAL-UPDATED:
Some of the sheet titles in the sheet index do not match the sheet titles on the
noted sheets. See markups.
AVANT CIVIL GROUP RESPONSE: Updated sheet index to match sheet titles
10/24/2023: FOR FINAL APPROVAL:
Some of the sheet titles in the sheet index do not match the sheet titles on the
noted sheets. See markups.
Comment Number: 6
12/11/2023: FOR FINAL APPROVAL-UNRESOLVED:
There are line over text issues. See markups.
AVANT CIVIL GROUP RESPONSE: Updated
10/24/2023: FOR FINAL APPROVAL:
There are line over text issues. See markups.
Comment Number: 7
12/11/2023: FOR FINAL APPROVAL-UNRESOLVED:
There are text over text issues. See markups.
AVANT CIVIL GROUP RESPONSE: Updated
10/24/2023: FOR FINAL APPROVAL:
There are text over text issues. See markups.
Topic: Lighting Plan
Comment Number: 3
12/07/2023: FOR FINAL APPROVAL-UNRESOLVED:
Please change the title to match the rest of the plan sets.
DEVITA RESPONSE: Title has been updated to match the Project being submitted.
10/24/2023: FOR FINAL APPROVAL:
Please change the title to match the rest of the plan sets.
Topic: Plat
Comment Number: 1
12/11/2023: 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
AVANT CIVIL GROUP RESPONSE: Plat updated per redlines
10/24/2023: FOR FINAL APPROVAL:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the markups, please contact
Page 17 of 17
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
Department: Outside Agencies
Contact: Donna George, Xcel Energy, 303-571-3306,
Donna.L.George@xcelenergy.com
Topic: General
Comment Number: 1
12/11/2023: Please see separate document provided by reviewer. Thank you.
Contact: Heidi Jenson, Boxelder Sanitation District, heidij@boxeldersanitation.org,
970.498.0604
Topic: General
Comment Number: 2
12/11/2023: Please see separate document provided by reviewer. Thank you.
Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
10/17/2023: Irrigation plans are required no later than at the time of building
permit. The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Eric Olson, at 221-6704 or eolson@fcgov.com
RIPLEY DESIGN RESPONSE: Irrigation plans have been provided with this submittal. Upon comments or redlines, a final Irrigatio n
plan will be provided before building permit.