HomeMy WebLinkAboutCROWNE AT SUNIGA - FDP230023 - SUBMITTAL DOCUMENTS - ROUND 2 - Responses 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
January 05, 2024
Terence Hoaglund
Vignette Studios
RE: Crowne at Suniga, FDP230023, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Crowne at Suniga. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at
tsullivan@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695
Topic: General
Comment Number: 1
INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Please include me in all email correspondence
with other reviewers and keep me informed of any phone conversations. Thank you!
Response: Acknowledged
Comment Number: 2
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].
Response: Acknowledged
Comment Number: 3
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.
Response: Acknowledged
Comment Number: 4
SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html:
Response: Acknowledged
Comment Number: 5
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.
Response: Acknowledged
Comment Number: 6
INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project
Response: Acknowledged
Comment Number: 7
INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
Response: Acknowledged
Comment Number: 8
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.
Response: Acknowledged
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, ,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.
Response: Acknowledged
Department: Planning Services
Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599
Topic: General
Comment Number: 1
01/02/2024: FOR APPROVAL:
We need to further discuss the details of the trash enclosure landing pads. Staff has concerns that high
strength paving may be suited for vehicle weights but not for the needed impact resistance when picking up
and setting down the trash bins.
Response: Reference civil plans for the locations of the concrete pads at the trash enclosures
Comment Number: 2
01/02/2024: FOR APPROVAL:
Lighting Plans:
CM1 - needs to meet 3000k color temperature WM1, WM2, CM1 - Should be generally located on the
lighting plan and include a mounting height. Lighting cut sheets are low resolution and illegible.
Response: This has been changed, and the resolution on the cut sheets has been adjusted.
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 1
12/07/2023: FOR APPROVAL:
Please address all redlines on the plans.
Response: Redlines updated per City comments. Any comments to individual redlines are provided within the
specific redlined drawing
Comment Number: 2
12/07/2023: INFORMATION:
Will you be phasing this project during construction? If so, a phasing plan is required prior to fina approval.
Response: No development phasing is anticipated at this time.
Comment Number: 3
12/07/2023: INFORMATION:
This project will be required to reimburse the City of Fort Collins for the local
access portion of Suniga Road and Lemay Avenue, which was constructed by
the City as part of a Capital Improvement project. The project will also be
required to reimburse the City for its local portion of the right-of-way acquisition
costs for Suniga and Lemay. The reimbursement will be required prior to
issuance of the first building permit for this project, and this requirement will be
documented in the project's Development Agreement. Please contact the
Transportation Capital Expansion Fee Program manager, Marc Virata
(mvirata@fcgov.com), for more information.
Response: Acknowledged
Comment Number: 4
12/19/2023: FOR DEVELOPMENT AGREEMENT:
Please address the few comments on the DA information form. We will begin
drafting the DA when you submit round 2 FDP.
Response: We have added the attest name, and have added language regarding the lender. No construction lender
has been identified as of yet. The current lender will be the lender of record when the development agreement is
signed.
Comment Number: 5
12/19/2023: FOR DEVELOPMENT CONSTRUCTION PERMIT:
Please submit the DCP permit application. The public infrastructure cost
estimate will need to be approved prior to permit issuance.
Response: Awknowledged, we are working on getting this together.
Comment Number: 6
12/19/2023: FOR APPROVAL:
The ELCO easements will be recorded by separate document. They will need
to be recorded prior to final approval of the plat, and the recording numbers
must be filled in on the final plat.
Response: The recording numbers of the ELCO easements will be provided on the final plat once these easements
are filed with Larimer County. “TBD” is currently shown on the plat as a place holder for these recording
numbers.
Comment Number: 7
12/19/2023: INFORMATION:
Please coordinate on the construction and opening of Lindenmeier Road with
the Northfield development. Lindenmeier will be needed for a point of access
for Crowne at Suniga, so it will be required to be open for vehicular access
before issuance of CO's.
Response: A note was added to the Horizontal Control Plan (HC1) regarding coordination with Northfield
Development regarding Lindenmeier Road improvements.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
12/28/2023: FOR RECORDING: A final signed and stamped version of the
Transportation Impact Study and Supplement will be required for final recording
of this project. The documents provided do not appear to be signed and
stamped by the preparing Traffic Engineer.
Response: This has been included in this submittal
Comment Number: 2
12/28/2023: FOR FINAL APPROVAL: If Tract A is to become a full private
street with a dedicated name, Privately Maintained Street Name signs will be
required above the stop signs as you exit the development at Lemay and
Lindenmeier. Details are provided on the Horizontal Control sheets within the Utility Plans.
Response: Details added per City Comment.
Comment Number: 3
12/28/2023: FOR FINAL APPROVAL: The Keep Right/Object Marker sign on
the northern tip of the existing median on Lemay will need to be relocated when
the median is extended. Please add a No U-Turn sign sign to the back of the
Keep Right, for north bound traffic.
Response: Completed per City Comment
Comment Number: 4
12/28/2023: INFORMATION: Any existing signs in City right of way removed or
damaged during the construction of this development are the responsibility of
the developer to replace even if the they are not detailed within the plans.
Response: A note on Sheet HC1 was added per the City comment..
Comment Number: 5
12/28/2023: INFORMATION: Coordination with the Northfield development will
need to occur once construction begins in insure adequate accessibility to this
site to accommodate construction activities and emergency access given the
temporary closure currently on Lindenmeier north of Suniga.
Response: A note was added to the Horizontal Control Plan (HC1) regarding coordination with Northfield
Development regarding Lindenmeier Road improvements.
Comment Number: 6
12/28/2023: INFORMATION: Parallel Parking signs are not typically used
unless there is and area where parking stalls are transitioning from diagonal
parking to parallel or vice versa. If the parallel parking stalls are striped, then
the signs are not needed.
Response: Response: Updated per City Comment.
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 1
12/13/2023: INFORMATION:
This project is located within the City's MS4 boundaries and is subject to the
erosion control requirements located in the Fort Collins Stormwater Criteria
Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be
found at www.fcgov.com/erosion . This project was evaluated based upon the
submittal requirements of FCSCM. Based upon the provided materials we were
able to determine a total disturbed area. Based upon the area of disturbance or
this project is part of a larger common development, State permits for
stormwater will be required should be pulled before Construction Activities begin.
Response: Developer and/or contractor will be required to provide the necessary State Permits prior to construction
Comment Number: 2
12/13/2023: FOR APPROVAL:
Please see comments and redlines provided in the Utility Plans and the SWMP.
All redlines and comments need to be addressed for next round. Please be
sure to update the erosion control plans in the Utility Plan Set as well as the
SWMP. Please reach out to acrecca@fcgov.com with any questions regarding
erosion submittal requirements Erosion Control Escrow Calculation is Accepted.
Response: Redlines updated per City comments. Any comments to individual redlines are provided within the
specific redlined drawing. An updated Erosion Control Escrow Calculation is provided with the submittal.
Topic: Fees
Comment Number: 3
12/13/2023: 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
6 lots, 11.07 acres of disturbance, 2 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 $2,405.23 . 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, 0 number of bioretention/level spreaders, 0 number of
extended detention basins, and 1 number of underground treatments, results in
an estimate of the Stormwater LID/WQ Inspection fee to be $ $415.00 . 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. "
Response: An updated City worksheet of the erosion control calculations is included. The Owner will provide the
erosion control escrow prior to construction.
Department: Stormwater Engineering
Contact: Stephen Agenbroad sagenbroad@fcgov.com
Topic: General
Comment Number: 1
01/02/2024: QUESTION:
Is there a reason that all downspouts that are internal to the site are tied directly
into the storm system? It appears that most internal downspouts could have flow
directed to inlets with the proposed grading patterns. Tying all downspouts
directly into the system seems redundant in some cases.
Response: Internal downspouts not significantly impacting inlet sizing are allowed to drain overland towards the
nearest inlet and ultimately into the Stormtech chambers.
Comment Number: 2
01/02/2024: FOR APPROVAL:
Please dedicate drainage easements for the roof drainage systems that are
external to the site. Any infrastructure that is essential in passing the 100-yr
storm needs to be located within an easement in order to preserve the facility
for the foreseeable future. The City is willing to lessen the easement widths for
the roof drains to 10ft due to their proximity to the buildings.
This also applies to storm line B and storm drain C. These lines are essential to
conveying the stormwater flows to the detention pond and thereby need
drainage easements around them. These storm lines should be within the
standard 20-ft drainage easements in order to preserve them in the future.
Response: Completed per City Comment
Comment Number: 3
01/02/2024: FOR APPROVAL:
It appears that majority, if not all, of the storm water lines on site will be privately
owned by this development. Therefore, please add a clear note on the utility
plan and stormwater profiles along the lines of "All stormwater lines on site will
be private unless specifically called out on the plan and profiles."
Response: Completed per City Comment
Comment Number: 4
01/02/2024: FOR APPROVAL:
On all profiles, please make sure to include all wet and dry utilities and their
separations. This includes services.
Response: Completed per City Comment
Comment Number: 5
01/02/2024: FOR APPROVAL:
On all profiles, please make sure to label the diameter and type of manhole.
Response: Completed per City Comment. In addition, the inlet schedule within the detail sheets was updated to
include the size and type of all the drain basins and inlets.
Comment Number: 6
01/02/2024: FOR APPROVAL:
Please show inspection ports on the isolator rows on the utility plan details for
the inspection rows. There should be inspection ports a third of the way in from
each end of the isolator row.
Response: Completed per City Comment.
Comment Number: 7
01/02/2024: FOR APPROVAL:
Storm line B is approximately 4ft from building 2000. This is not constructible.
Please maintain 15-ft of separation from the building. We would be willing to
accept 6-ft of separation between the water service and the storm line. Could
the water services and storm line B be switched in their alignment?
Response: Completed per City Comment.
Comment Number: 8
01/02/2024: FOR APPROVAL:
When flow filling the water mains in Lindenmeier, the city requests that when the
cement is poured, the cement should reach all the way to the haunches of the
pipe. This is to provide the necessary support for the water main. A detail to
reflect this is being created and will be shared with your team between rounds of review.
Response: A flow fill detail was added showing the cement reaching to the pipe haunches per City Comment
Comment Number: 9
01/02/2024: FOR APPROVAL:
Please identify the emergency overflow path for a storm larger than the 100-yr
storm. This can be an overflow weir on the orifice plate, or a surface flow path.
Ultimately, we want to avoid any manholes from becoming pressurized or any
negative impacts to the structures on site. Please reach out to discuss.
Response: After discussing with Stephen Agenbroad, it was decided to add a note identifying the grates or manholes
where the Stormtech chambers will overflow on the plans. The specified grates identified are the grates or manholes
with the lowest rim elevation, and the cover adjusted to a grate to prevent pressurizing the Stormtech chambers.
Additional overflow arrows were updated per the City redlines.
Comment Number: 10
01/02/2024: FOR APPROVAL:
The portion of the roof at the SW corner of the site needs to be captured. If
these flows are not captured, then the 100-yr flows from the roof need to be
subtracted from the overall release rate for the site.
Response: The release rate for the Stormtech chambers was updated to reflect the undetained portion of the
southwest corner
Comment Number: 11
01/02/2024: FOR APPROVAL:
It appears that the stormwater outfall for the site may reach the ground water
elevation, therefore please use water tight joints and any other mitigation your
team finds necessary to avoid any infiltration of ground water into the storm
water system. Please add these mitigation notes to the plan and profile for the
stormwater outfall for the site.
Response: A note was added to the plans and profiles specifying watertight construction
Comment Number: 12
01/02/2024: FOR APPROVAL:
Please replace the typical weir detail and provide separate details for each water quality and 100-yr
WSEL weir to ensure that they are clearly labeled and that the orientation is clear for installation.
Response: Revised per City Comment.
Comment Number: 13
01/02/2024: FOR APPROVAL:
Please adjust the vegetation for the dog park, the bushes around the inlet do not
provide adequate treatment to satisfy the treatment train requirements for dog
parks. Urban Storm Drainage Criteria Manual Vol 3 Chapter 4 requires that
grass buffers should at least be 14-ft long at a slope of 10%. With the current
design, please create a vegetation ring around the inlet with a radius of 14 ft.
Please also soften the slopes in the dog park to roughly 10%. Please feel free to reach out to discuss.
Response: the 14 foot radius vegetation area was added, however this takes up a significant portion of the dogpark.
We would appreciate it if the radius could be reduced to 10 feet.
Comment Number: 14
01/02/2024: INFORMATION:
The small basins that address nuisance flows around the buildings can be
combined with the overall basins if desired.
Response: Revised per City Comment
Comment Number: 15
01/03/2024: FOR APPROVAL
Please make sure that large trees maintain at least 10-ft of separation from
storm mains. See redlines for reference.
Response: We have made adjustments to most trees to maintain a 7 foot separation per redlines. The storm lines will
be privately maintained. The section where trees are closer is along Crowne Lane where street trees are required per
planning.
Comment Number: 16
01/03/2024: FOR APPROVAL
Please see redlines.
Response: Redlines updated per City comments. Any comments to individual redlines are provided within the
specific redlined drawing.
Department: Water-Wastewater Engineering
Contact: Stephen Agenbroad sagenbroad@fcgov.com
Topic: General
Comment Number: 1
01/02/2024: FOR APPROVAL
The sanitary sewer main in Lindenmeier is being upsized with the approval of
the Enclave at Redwood Offsite Sewer project. With this upsizing the manhole
that sanitary line A is proposed to tie into is being removed. To avoid
reinstalling the sanitary manhole, is it feasible to swap the water main and the
sanitary sewer alignments in tract A? See redlines on profile for sanitary line A for reference.
Response: This manhole is required to maintain the City’s utility offset requirements for the proposed utilities in
Tract A. After discussing this with Stephen Agenbroad, it was decided Crowne at Suniga will install a new manhole
at this location on the upsized sanitary line in Lindenmeier Drive.
Comment Number: 2
01/02/2024: FOR APPROVAL
Please provide 36-inches of cover over sanitary line B. The city is willing to
accept 9-inches of cover in exchange for not lowering the 24-inch water main. A
variance request will need to be filed to accept the 36-inches of cover and for
the separations of less than 18-inches. Please reach out for a variance request form.
Response: The City of Fort Collins staff has agreed to a 9” separation between the 24-inch water main and Sanitary
Line B.
Comment Number: 3
01/02/2024: FOR APPROVAL
The city is willing to accept the 9-inch separation between sanitary line B and
the 24-inch city owned water main. However, the city is not willing to accept the
7-inches of separation between the 12-inch ELCO owned water main and
sanitary line B. Please work with ELCO to lower the 12-inch water main to
provide 18-inches of vertical separation.
Response: A note requiring protection of the ELCO waterline is added to the plans.
Comment Number: 4
01/02/2024: FOR APPROVAL
With the Northfield development, they are regrading Lindenmeier Road to meet
the elevation of Schlagel. Please verify that the elevation of Lindenmeier in the
sanitary sewer profiles matches what was designed for in the Northfield development.
Response: : Elevations on the utility profiles were verified. A note was added to the plans requiring the contractor to
verify any elevations of Lindenmeier Drive prior to construction.
Comment Number: 5
01/02/2024: FOR APPROVAL
Please label the size of the sanitary sewer services on the utility plan.
Response: Completed per City Comment.
Department: Light And Power
Contact: Luke Unruh lunruh@fcgov.com 970-416-2724
Topic: General
Comment Number: 1
01/02/2024: FOR FINAL APPROVAL:
It is very hard to understand which transformers feed which building. Please
draw a separate service line for the service
Response: Service lines to each building was added to the plans.
Comment Number: 2
01/02/2024: FOR FINAL APPROVAL:
Please verify that all of the transformers have at least 2' clearance from a
sidewalk and 2' from the face of the curb where it is along side of road or parking space.
Response: Revised per City comment.
Comment Number: 3
01/02/2024: FOR FINAL APPROVAL:
Please verify that all transformers meet clearance requirements from buildings
and openings. A few of them are really close. . When located close to a building,
please provide required separation from building openings as defined in
Figures ESS4 - ESS7 within the Electric Service Standards.
Response: Distances from the transformer pad to the nearest wall are provided on the Overall Utility Plans (Sheets
OU1 & OU2). The transformer pads are greater than 10’ from the nearest wall.
Comment Number: 4
01/02/2024: FOR FINAL APPROVAL:
Please acknowledge that with this tight site, L&P will not add any additional
transformers to the site other than what has been approved per plan.
L&P's Three phase transformers are limited to a maximum of 12 runs of
secondary, not to exceed a wire size of 500KCMIL.
As a heads up I recommend consulting the an Electrical Engineer to verify the
transformer quanity and placement will accommodate the buildings.
Response: We have worked with our electrical engineer as well as the city on transformer locations.
Comment Number: 5
01/02/2024:BUILDING PERMIT:
A commercial service information form (C-1 form) and a one line diagram for
all commercial meters will need to be completed and submitted to Light &
Power Engineering for review. A C-1 form can be found here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulation
Response: This is included with this submittal
Comment Number: 6
01/02/2024: INFORMATION ONLY:
I recommend acquiring a C-1 form and one-line diagram ASAP. Without these
forms I cannot help with Capacity Fee cost. It would also allow me to order transformers.
We are experiencing material shortages and long lead times on certain
materials and unfortunately this is an industry wide issue. We typically have
stock of our transformers, and we work on a first come, first service basis with
our inventory stock. I know that this may be a bit unsettling, but we will have to
see what is available when this project gains City approval and progresses to
construction. I will add that our Standards Engineering group is working hard to
secure materials, including transformers, and orders have been placed with our
manufactures to replenish inventory.
Response: C1 forms are included with this submital
Comment Number: 7
01/02/2024: FOR FINAL APPROVAL:
I asked last round of review, for your team reach out to me three weeks before
submitting for FDP So I could start refining the electrical design. I will need time
to create a design after the above comments have been addressed. Please
reach out to me offline for a meeting to get this done before your next submittal for FDP.
Response: We coordinated the utility layout with Luke Unruh at Light and Power, and Light and Power’s recent
updates are included on the utility plans. Utility easements were updated to correspond to Light and Power’s
revisions.
Comment Number: 8
01/02/2024: INFORMATION ONLY:
You may contact Luke Unruh with project engineering if you have questions.
(970) 416-2724 or lunruh@fcgov.com. You may reference Light & Power’s
Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar ds.pdf?1645038437
You may reference our policies, development charge processes, and use our
fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers.
Response: Acknowledged.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 1
12/05/2023: FOR FINAL APPROVAL:
Please assure all shrubs are on the City's approved plant database
(https://www.fcgov.com/vegetation/).
For example, please replace Bonica Rose with a different approved variety.
** Western sandcherry is good. It is listed as Pawnee Buttes sandcherry in the database.
Response: I have gone through the recommended plant database and have made a few changes. Just a note,
Western Sandcherry and Pawnee Buttes Sandcherry are both in the database and are different plants. I also follow
the naming convention found online with Little Valley Nursery. I also strongly recommend that the city expand the
database. For example, there are hundreds of shrub roses that do well here, but there are only 13 in the database.
Similar for the Viburnums.
Comment Number: 2
12/05/2023: INFORMATION ONLY:
Please be specific about your rock mulch. Note that 1.5" river rock will cover
ground but will not function as a mulch to deter weeds and retain moisture. If a
rock mulch is desired, then 3/4" of 1/2" screen or smaller would be necessary.
Response: The rock mulch is specified in landscape note #17, and comprises of 60% pea gravel.
Comment Number: 5
12/05/2023: INFORMATION ONLY:
Nature Based Solutions: Consider site tree trenches to improve water quality
and reduce onsite flood risk. A stormwater tree trench is a row of trees planted
in an underground infiltration structure made to store and filter stormwater. Tree
trenches can be added to streets and parking lots with limited space to manage
stormwater and improve naturalize site design.
Response: Thank you for the information, but it has been determined we will stay with the existing stormwater
design.
Comment Number: 3
12/05/2023: FOR FINAL APPROVAL:
City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the
extent reasonably feasible, all plans be designed to incorporate water
conservation materials and techniques. This includes use of low-water-use
plants and grasses in landscaping or re-landscaping and reducing bluegrass
lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators,
butterflies, songbirds) landscaping and maintenance are also encouraged.
Please refer to the Fort Collins Vegetation Database at
https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native Plants document
for guidance on native plants: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf.
While artificial turf may be appropriate in some places on the plan, it does not
take the place of low water use plants and grasses. There may be some
locations that benefit from seed over turf. However, I could not tell from your
legend which locations are artificial turf, and which are crusher fines.
Response: This has been complied with. Artifical turf is used in limited areas and is intended for pet waste areas that
typically destroys normal grass. This is included in the legend now.
Comment Number: 4
12/05/2023: FOR FINAL APPROVAL:
Please include a note on the site plan and landscape plan on maintenance of the turf.
Response: I need clarification of what you are looking for. This comment is rather vague.
Comment Number: 6
12/05/2023: INFORMATION ONLY:
Nature Based Solutions: Great opportunities to include pollinator gardens exist
on this project. A pollinator garden can provide habitat for pollinators, reduce
the heat island effect in a city, and improve air quality. These gardens can also
provide corridors for pollinators as they move to an area. This is a great
opportunity to maximize bloom times and colors in this section of your plan.
Included is a resource for design ideas supporting Nature in the City program
efforts when considering a pollinator garden: Attracting Native Pollinators, The Xerces Society, 2011
Response: We do include a variety of plant material that will attract butterflies and other pollinators.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 1
01/02/2024: FOR APPROVAL:
There are multiple tree/utility separation issues - both with storm water utilities
and street lights. Please do not omit trees, but shift them the proper distance from utilities.
Street Light/Tree Separation:
Canopy shade tree: 40 feet
Ornamental tree: 15 feet
Utility/Tree Separation:
10’ between trees and public water, sanitary, and storm sewer main lines
Response: Separatations have been cleaned up where reasonable.
Comment Number: 2
01/03/2024: FOR INFORMATION
Species to diversify your plant schedule:
Shade trees
Flashfire or Fall Fiesta sugar maple
Ohio Buckeye
Japanese pagodatree
Turkish filbert
Choice City elm
Ornamental Trees
American hophornbeam
Suckerpunch chokecherry
Apricot
Response: Acknowledged
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
01/02/2024: INFORMATION: Both Park Planning & Development and Parks
department comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077
Response: Acknowledged
Comment Number: 2
01/02/2024: FOR FINAL APPROVAL: Please see the redlines on the
Landscape plans. In general, Parks would like to discuss the following:
- Currently, there is irrigation that was installed on the backside of the sidewalks
for the native grass areas. Along the northern area of Lemay, if that area of the
right-of-way is to remain under Parks maintenance, that maintenance will only
consist of mowing approximately once per year (basically just as weed management) and watering,
once established, only as needed. Is this the look your development wants to have?
- Same question about the smaller native grass areas along the rest of Lemay and Suniga.
Please also note, the native grass areas next to the planting beds may cause weediness in those areas.
- A new sheet in the Utility Plan set will need to be provided to show where the
development will sleeve the City's irrigation/mainline under the drive. This sheet
shall also show which zones you will be taking over. Sleeve locations marked on concrete.
- Coordination on whom and when the disconnect will happen will will need to be coordinated with Parks.
Please set up a meeting to discuss any of these items.
Response: The developer wished to provide for maintenance of all areas behind the sidewalk. We understand the city
will still maintain the parkway strips where they exist.
Comment Number: 3
01/02/2024: FOR FINAL APPROVAL: Please add comment to landscape
plans, general comment section:
"FORT COLLINS HAS ACTIVE IRRIGATION IN THE PUBLIC RIGHT-OF-WAY
ALONG N LEMAY AVE AND E SUNIAGA RD , AND MAY ALSO ENCROACH
ONTO THE PRIVATE PROPERTY PORTION OF THIS DEVELOPMENT. ANY
IRRIGATION LINES, INFRASTRUCTURE, OR RELATED EQUIPMENT THAT
IS DISTURBED, DAMAGED, DESTROYED, OR MOVED, SHALL BE
PROMPTLY REPLACED AND/OR REPAIRED AT NO COST TO THE CITY.
CITY OF FORT COLLINS PARKS DEPARTMENT SHALL BE NOTIFIED
IMMEDIATELY IF ANY TREES, SHRUBS, OR IRRIGATION IS DAMAGED BY
CONSTRUCTION. ANY DAMAGE SHALL BE REPAIRED/REPLACED BY
THE CONTRACTOR AT THE DIRECTION OF THE PARKS DEPARTMENT.”
Response: The developer will take over maintenance of all areas behind the walks, and landscaped per the
landscpaie plans. This may also include removeal of the existing irrigation system and replacing it with one
provided by the development.
Comment Number: 4
01/05/2024: FOR FINAL APPROVAL: Some of the street trees along the
southern end of Lemay look to be virtually on the property line. Any area of the
development where there is City irrigation infrastructure will need to be within an
Irrigation easement. The property line is not clearly defined on the landscape
plan set. Please emphasize on the plans (use arrows where needed) and add to Landscape Legend
Response: This has been corrected with the property line showing up on the legend.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
12/29/2023: 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. If bronze
or brass numerals are used, they shall only be posted on a black background for
visibility. Monument signs may be used in lieu of address numerals on the
building as approved by the fire code official. Buildings, either individually or
part of a multi- building complex, that have emergency access lanes on sides
other than on the addressed street side, shall have the address numbers and
street name on each side that fronts the fire lane.
The cover sheet indicates 6 inch in the notes and needs to be corrected to 8
inch. The elevation plans will also need to include generic address numerals to scale.
Response: The notion on the cover sheet has been changed to 8 inches. Address numerals have been added to the
building elevations.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
01/02/2024: BUILDING PERMIT:
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
railway, must provide exterior composite sound transmission of 39 STC min.
· R-2 occupancies must provide 10ft to 30ft of fire separation distance
(setback) from property line and 20 feet between other buildings or provide fire
rated walls and openings per chapter 6 and 7 of the IBC.
· All multi-famliy buildings must be fire sprinkled. City of Fort Collins
amendments to the 2021 International Fire Code limit what areas can avoid fire
sprinklers with a NFPA 13R, see local IFC 903 amendment.
· Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
· If using electric systems to heat or cool the building, ground source heat pump
or cold climate heat pump technology is required.
· A City licensed commercial general contractor is required to construct any new
multi-family structure.
· Energy code requires short hot water supply lines by showing plumbing
compactness.
· For projects located in Metro Districts, there are special additional code requirements for new
buildings. Please contact the plan review team to obtain the requirements for each district.
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting with Building
Services for this project. Pre-Submittal meetings assist the designer/builder by
assuring, early on in the design, that the new projects are on track to complying
with all of the adopted City codes and Standards listed above. The proposed
project should be in the early to mid-design stage for this meeting to be effective. Applicants of
new projects should email rhovland@fcgov.com to schedule a pre-submittal meeting.
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/res-requirements.php.
Response: Acknowledged
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 8
12/20/2023: FOR FINAL APPROVAL:
Response: All redlines updated per City comment.
Comment Number: 9
12/20/2023: FOR FINAL APPROVAL:
Response: All redlines updated per City comment.
Comment Number: 10
12/20/2023: FOR FINAL APPROVAL:
Response: All redlines updated per City comment.
Topic: Plat
Comment Number: 1
12/20/2023: FOR FINAL APPROVAL:
Response: Redlines updated per City comments. Any comments to individual redlines are provided within the
specific redlined drawing
Topic: Site Plan
Comment Number: 2
12/20/2023: FOR FINAL APPROVAL:
Please change all street name labels as marked. See markups.
Response: Completed
Comment Number: 3
12/20/2023: FOR FINAL APPROVAL:
Some of the sheet numbers in the sheet index do not match the noted sheets.
See markups.
Response: Completed
Comment Number: 4
12/20/2023: FOR FINAL APPROVAL:
There are line over text issues. See markups.
Response: Completed
Comment Number: 5
12/20/2023: FOR FINAL APPROVAL:
There are matchline numbering issues. See markups.
Response: These have been corrected
Comment Number: 6
12/20/2023: FOR FINAL APPROVAL:
There are text over text issues. See markups.
Response: These have been corrected
Comment Number: 7
12/20/2023: FOR FINAL APPROVAL:
Response: No content to this comment, all redlines have been addressed
Department: Outside Agencies
Contact: Jacy McNulty, Larimer County Planning, Planning@larimer.org
Topic: General
Comment Number: 1
12/19/2023:
Larimer County Planning Department has no comments.
Response: Acknowledged
Contact: Marcus Petty, Comcast, Marcus_Petty@cable.comcast.com
Topic: General
Comment Number: 2
12/21/2023:
Comcast will be able to serve this location.
Response: Acknowledged
Contact: Cory Thelen, Xcel Energy, Cory.M.Thelen@xcelenergy.com
Topic: General
Comment Number: 3
01/04/2024:
I don’t foresee any issues from Xcel’s side on this, it looks good, thanks.
Response: Acknowledged
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 1
12/07/2023: INFORMATION: Thank you for submitting you preliminary irrigation
plans with a landscape plan, a water budget and hydrozone map. Final irrigation
plans are due at building permit application, but we encourage you to submit
them earlier in case changes need to be made. Detailed irrigation submittal
requirements can be found here:
https://www.fcgov.com/utilities//img/site_specific/uploads/irrigation-plan-submitt al-reqs.pdf?1649260267
Response: Thank you