HomeMy WebLinkAboutTAPESTRY - PDP240001 - SUBMITTAL DOCUMENTS - ROUND 1 - Responses
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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
April 10, 2024
Shelley Lamastra
Russell Mills Studios
506 S College Ave Unit A
Fort Collins, CO 80524
RE: Habitat Hartford Condo Project - Rezone and Plan Amendment, REZ230003, Round Number 1
RE: FC Habitat / Hartford / Odell Affordable Housing Project, PDR210019, Round Number
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of FC Habitat / Hartford / Odell Affordable Housing Project.
If you have questions about any comments, you may contact the individual
commenter or direct your questions through your Development Review Coordinator, Brandy
Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744
Topic: General
Comment Number: 1
04/09/2024: PDP SUBMITTAL:
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: Thank you.
Comment Number: 2
04/09/2024: PDP SUBMITTAL:
As part of your submittal, 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
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provide references to specific project plans, pages, reports, or explanations of
why comments have not been addressed [when applicable].
Response: Please see comment responses below.
Comment Number: 3
04/09/2024: PDP 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?1703783275
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: Files have been submitted with naming as required.
Comment Number: 4
04/09/2024: PDP 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-AutoCAD.html
Response: Files are flattened as required.
Comment Number: 5
04/09/2024: PDP SUBMITTAL:
Submittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. Upon initial submittal, your project will be
subject to a Completeness Review. Staff has until noon that Friday to determine
if the project contains all required checklist items and is sufficient for a round of
review. If complete, a formal Letter of Acceptance will be emailed to you and the
project would be officially routed with its initial round of review, followed by a
formal meeting. Please check with me, your Development Review Coordinator,
regarding review timelines.
As you are preparing to submit your formal plans, please notify me with an
anticipated submittal date. Applications and plans are submitted electronically
to me by email or secured file sharing applications.
Response: Email notice of submittal sent on the 11th. Submittal sent via Dropbox.
Comment Number: 6
04/09/2024: PDP SUBMITTAL:
Development Review Application Fees will be due at time of the project being
submitted for formal review. If you have any questions about fees, please reach out to me.
Payments can be made by check, debit/credit card or eCheck.
If paying by check, make payable to “City of Fort Collins”. This is accepted at
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the Development Review Center, 281 N College Ave, Fort Collins, CO 80524,
by mail or can be placed in the blue drop box located at the northwest side of
the building. Please mark it to the attention of your Development Review
Coordinator and reference the project it is associated with.
If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess,
select Planning/Development Review and search by inputting your project's information*.
• Debit/Credit card payments include a convenience fee of 2% + $0.25 added
to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00.
• ECheck payments include a convenience fee of $0.50 added to all
payments between $0.00 - $99,999.99.
*Please advise your Development Review Coordinator as to which payment
method will be used. If choosing to pay online, your Development Review
Coordinator will provide you with the project information when the fees are available to be paid.
Response: The application fees have been paid to the City.
Comment Number: 7
04/09/2024: PDP SUBMITTAL:
Once your project has been formally reviewed by the City and you have received comments,
please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Response: Noted, thank you.
Comment Number: 8
04/09/2024: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
Response: Noted, thank you.
Department: Planning Services
Contact: Katelyn Puga kpuga@fcgov.com
Topic: General
Comment Number: 1
04/10/2024: UPDATE:
City Staff has determined that the proposal will require an Addition of Permitted
Use (APU) process for the X land use in the Industrial Zone District, therefore
only comments that relate to the requirements for the APU will be applicable to the project.
Staff have been considering which process is the most appropriate for the
Habitat/Hartford proposal on the back half of the O’Dell property. After much
discussion, we would prefer to process this application as an Addition of
Permitted Use (APU) rather than a re-zone. Our reasons for pursuing an APU
rather than a rezone are:
1. We were unable to find a zone district to rezone the property without
encountering other obstacles that would be difficult to overcome. We
considered three potential zone districts for a rezone: Neighborhood
Conservation, Buffer (NCB), Low Density Mixed-Use Neighborhood (LMN), and
Downtown (D). The project and property would not meet the purpose statements
of any of these zone districts. Rezoning the property to LMN would require
several modifications that would create unpredictability for the project. Rezoning
to Downtown would permit a wide range of uses that could create unintended consequences.
2. We would not need to amend the Northside Neighborhoods Plan by
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processing this development as an APU. We would have needed to update the
structure plan if we rezoned this property. Without a rezone, we do not need this plan amendment.
3. The decision maker for APUs in the Industrial zone district is the Planning & Zoning Commission (P&Z).
This means we would not need to go to City Council for any element of the project.
4. The APU process has a series of criteria that allows staff to evaluate the
compatibility of the project with its surroundings. This gives you the opportunity
to compare the impact of the residential development compared to other
permitted uses within the Industrial zone district.
5. Staff has concerns that absent this development, we would not consider
rezoning this property. In the past, we have rezoned other properties in
response to development proposals where the development never moved
forward after rezoning. This has left the community with parcels of land with
zoning that do not align best with the vision for those areas and have not been
able to develop with the new zoning. Staff thinks that the APU process is more
appropriate for this project since it considers the merits of a specific
development on a property while retaining the underlying zoning in case the
development never happens or changes to some other land use in the future.
Staff would also like to note that your neighborhood meetings will count toward
the APU requirements. The APU route would require you to do one more
neighborhood meeting after submitting your development application. Attached
to the comment letter will be additional information about the APU process and review criteria.
Response: Noted, thank you.
Contact: Shawna Van Zee svanzee@fcgov.com 970-224-6086
Topic: General
Comment Number: 2
APU ONLY: For PDP: The APU would be processed as a Type 2 review with the Planning &
Zoning Commission as the decision maker. No amendment to the Structure
Plan would be required if you go the APU route.
Response: Noted, we have submitted narrative on the APU requirements and how the plan as presented
meets those requirements.
Comment Number: 3
APU ONLY: FOR PDP: There would be no specific density threshold.
Response: Noted, we have 24.9 DU/AC.
Comment Number: 4
APU ONLY: FOR PDP: There would be no specific floor area ratio threshold.
Response: Noted.
Comment Number: 5
APU ONLY: FOR PDP: SETBACKS
Front Yard Setback
• 9’ from non-arterial
Rear Yard Setback
• Rear yard setbacks in residential areas shall be a minimum of eight (8) feet
from the rear property line, except for garages and storage sheds not
exceeding eight (8) feet in height, where the minimum setback shall be zero (0) feet.
Side Yard Setback
• The minimum side yard setback shall be five (5) feet from the property line,
except for garages accessed from alleys or private drives where the associated
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dwelling faces on-site walkways rather than street sidewalks for which the
minimum setback from an alley or private drive shall be eight (8) feet.
Response: Noted, all building are set back from R.O.W. a minimum of 9’-0”
Comment Number: 6
NCB and APU: FOR PDP: 3.8.19(B) Contextual Setbacks. Regardless of the minimum front
setback requirement imposed by the zone district standards of this Land Use
Code, applicants shall be allowed to use a "contextual" front setback. A
"contextual" front setback may fall at any point between the front setback
required in the zone district and the front setback that exists on a lot that abuts,
and is oriented to, the same street as the subject lot. If the subject lot is a corner
lot, the "contextual" setback may fall at any point between the zone district
required front setback and the front setback that exists on the lot that is abutting
and oriented to the same street as the subject lot. If lots on either side of the
subject lot are vacant, the setback shall be interpreted as the minimum required
front setback that applies to the vacant lot. This provision shall not be construed
as requiring a greater front setback than that imposed by the underlying zone
district, and it shall not be construed as allowing setbacks to be reduced to a
level that results in right-of-way widths below established minimums.
Response: Setbacks meet the 9’-0” front yard setback as noted in comment 5. Several meetings with staff
on street cross sections, setbacks, aerial access for PFA and utilities have occurred to confirm the layout to
allow for aerial access from R.O.W.
Comment Number: 7
NCB and APU: FOR PDP: Per 3.5.2(E)(3) - Rear yard setbacks in residential areas shall be a
minimum of eight (8) feet from the rear property line, except for garages and
storage sheds not exceeding eight (8) feet in height, where the minimum
setback shall be zero (0) feet. This would apply for NCB and the APU.
Response: Noted, all building are set back from R.O.W. a minimum of 9’-0”
Comment Number: 8
APU ONLY: FOR PDP: Maximum building height shall be four (4) stories in the Industrial zone.
Response: Buildings are three (3) stories and garages are one (1) story.
Comment Number: 9
NCB & APU: FOR PDP: Recognizing the on-street parking along the west side of 4th street
and north side of extended Logan to meet a portion of the project’s parking
requirement is supportable, but please be aware that reserving these public
spaces for the exclusive use of the project is unlikely. These areas could
technically qualify as an “internal” street; however, the area will likely have a lot
of competition for on street parking. Per 3.2.2(K)(2)(b) “Multi family, Attached or
Two-Family Projects Developed with Internal Streets: Parking on an internal
street fronting on a lot or tract containing multi family, attached or two family
dwellings (except for mixed use dwellings and single family detached dwellings)
may be counted to meet the parking requirements for the development.”
Response: Modification is being requested for proposed LUC parking standards to be applied to this
project. With those requirements 192 spaces are required. The project provides 180 on-site spaces. On
street parking for 4th and Logan will NOT be signed for residents, but supplies 67 spaces. With 12 spaces
needed for Tapestry there is an additional 55 spaces provided. 3rd and Buckingham provide on-street
parking as well that is NOT included for Tapestry
Comment Number: 10
NCB & APU: FOR PDP: Per LUC 3.8.30 Multi Family Design Standards – For any such
development containing more than five buildings there shall be at least 3
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distinctly different building designs. For all developments, there shall be no
similar buildings placed next to each other along a street, street like private
drive or major walkway spine. Building designs shall be considered similar
unless they vary significantly in footprint size and shape. Building designs shall
be further distinguished by including unique architectural elevations and unique
entrance features within a coordinated overall theme of roof forms, massing
proportions and other characteristics. Such variation among buildings shall not
consist solely of different combinations of the same building features. A
Modification to this standard would need to be submitted with the project for the
design sketch. Please see remainder of 3.8.30 comments later in this comment letter.
Response: Modification request has been submitted for two (2) distinct buildings designs for seven (7)
buildings.
Comment Number: 11
04/05/2024: COMMENT UPDATED (Buffering for Residential)
Since the distance from the proposed residential units and the existing
industrial uses exceeds the maximum distance prescribed in 3.8.26, the buffer
yard standards are not required. Although the buffer yard standards are not
required, city staff still strongly recommends and encourages providing
additional plantings, as feasible to provide additional screening between uses.
NCB & APU:
FOR PDP: Per LUC 3.8.26 Buffering for Residential, the project should identify a
“Buffer Yard B” area on the site plan and identify that the planting requirements are
met within the buffer space. The buffer can range in width between 15 and 45 feet, or wider.
Response: Noted, there is an additional Tract for future development between Tapestry and CO Iron and
Metal. We anticipate that if any buffering is required it will be provided at the time of development on that lot
and will also factor in the new street R.O.W. separation that is being provided.
Comment Number: 14
NCB & APU:
FOR PDP: Per LUC 3.5.1 Building Size, Height, Bulk, Mass, Scale. Buildings
shall either be similar in size and height, or, if larger, be articulated and
subdivided into massing that is proportional to the mass and scale of other
structures, if any, on the same block face, abutting or adjacent to the subject
property, opposing block face or cater-corner block face at the nearest intersection.
Response: Tapestry revised the concept plan to rotate two of the buildings along 3rd St to face Buckingham
and Logan extension. One (1) story garages are located along with large landscape gathering areas along
3rd Street to create a better relationship to the opposing block face along 3rd Street.
Comment Number: 16
NCB & APU: FOR PDP: Per LUC 3.8.30 Multi Family Development Standards – for projects
that are greater than five (5) acres and less than ten (10) acres, the private park
must be a minimum of five thousand (5,000) square feet. The park meets the
design criteria because it is highly visible and formed by the street layout. Such
parks shall consist of multiple use turf areas, walking paths, plazas, pavilions,
picnic tables, benches or other features for various age groups to utilize.
Response: Main park and playground area is 25,730 sf +/-. Two additional gathering areas are provided
along 3rd Street that are 4,800 sf +/- each.
Comment Number: 17
NCB & APU: FOR PDP: Per LUC 3.8.30 Multi Family Design Standards – Variation of Color
is required. Each multi-family building shall feature a palette of muted colors,
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earth tone colors, natural colors found in surrounding landscape or colors
consistent with the adjacent neighborhood. For a multiple structure development
containing at least forty (40) and not more than fifty-six (56) dwelling units, there
shall be at least two (2) distinct color schemes used on structures throughout the
development. For any such development containing more than fifty-six (56)
dwelling units, there shall be at least three (3) distinct color schemes used on
structures throughout the development. For all developments, there shall be no more than
two (2) similarly colored structures placed next to each other along a street or major walkway spine.
Response: Modification request has been submitted for two (2) distinct buildings designs for seven (7)
buildings. With two (2) distinct building designs, we are proposing two (2) distinct color schemes per
building elevation style for a total of (4) color schemes.
Comment Number: 18
NCB & APU: FOR PDP: Per LUC 3.8.30 Multi Family Design Standards – Entrances.
Entrances shall be made clearly visible from the streets and public areas
through the use of architectural elements and landscaping.
Response: All buildings have entrances that directly connect to public R.O.W. or a connecting walkway with
landscape along these walkways.
Comment Number: 19
NCB & APU: FOR PDP: Per LUC 3.8.30 Multi Family Design Standards – Roofs. Roof lines
may be either sloped, flat or curved, but must include at least two (2) of the
following elements:(a)The primary roof line shall be articulated through a
variation or terracing in height, detailing and/or change in massing.
(b)Secondary roofs shall transition over entrances, porches, garages, dormers,
towers or other architectural projections. (c)Offsets in roof planes shall be a
minimum of two (2) feet in the vertical plane. (d)Termination at the top of flat roof
parapets shall be articulated by design details and/or changes in materials and
color. (e)Rooftop equipment shall be hidden from view by incorporating
equipment screens of compatible design and materials.
Response: Understood. We acknowledge the requirements for the design of roof lines listed above and the
building roofs comply with these requirements as indicated.
Comment Number: 20
NCB & APU: FOR PDP: Per LUC 3.8.30 Multi Family Design Standards – Facades and
Walls. Each multi family dwelling shall be articulated with projections, recesses,
covered doorways, balconies, covered box or bay windows and/or other similar
features, dividing large facades and walls into human scaled proportions similar
to the adjacent single- or two-family dwellings, and shall not have repetitive,
undifferentiated wall planes. Building facades shall be articulated with horizontal
and/or vertical elements that break up blank walls of forty (40) feet or longer.
Facade articulation may be accomplished by offsetting the floor plan, recessing
or projection of design elements, change in materials and/or change in
contrasting colors. Projections shall fall within setback requirements.
Response: Understood. We acknowledge the requirements for the design of facades and walls listed above
and the building walls comply with these requirements as indicated.
Comment Number: 21
NCB & APU: FOR PDP: Colors and Materials. Colors of non-masonry materials shall be
varied from structure to structure to differentiate between buildings and provide
variety and individuality. Colors and materials shall be integrated to visually reduce the
scale of the buildings by contrasting trim, by contrasting shades or by distinguishing one (1)
section or architectural element from another. Bright colors, if used, shall be reserved for accent and trim.
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Response: Modification request has been submitted for two (2) distinct buildings designs for seven (7)
buildings. With two (2) distinct building designs, we are proposing two (2) distinct color schemes per
building elevation style to comply with the requirements listed above.
Comment Number: 22
NCB & APU: FOR PDP: Bicycle Parking:
For Multi-Family Residential one bicycle space is required per bedroom and
60% must be enclosed(covered) and 40% may be fixed (uncovered). Please
refer to the definitions for “Bicycle parking, enclosed” and “fixed” in Article 5 of the LUC for
options and metrics. More covered parking than 60% is OK and would be considered beneficial.
Response: Enclosed (82%) bike parking provided in garages – a diagram has been provided on sheet A-
21, bikes are also shown on site plan. Two surface bike parking bays have been provided that bring total
capacity to 290 (+10 spaces).
Comment Number: 23
NCB & APU: FOR PDP: Parking Lot Screening: Areas where the parking is visible from
streets must be screened.
Response: All parking is in garages or internal to site. South parking bay has planting along front that is
visible from 4th Street.
Comment Number: 24
NCB & APU: FOR PDP: Landscape Islands/Parking lot landscaping:
Islands need to be at least 8’ wide if they are needed to satisfy the parking lot
interior landscape standards. Please see LUC 3.2.1(E)(4) and (5) for more
information. Please also document with the PDP compliance with all parking lot
interior landscape standards. If a standard cannot be met, Alternative
Compliance can be submitted for review.
Response: Islands are dimensioned at 9’-0”.
Comment Number: 25
NCB & APU: FOR PDP: Site Lighting:
A lighting plan and details are required. The code has changed for this and is now based
on a BUG rating system (Backlight, Uplight and Glare). Please review LUC 3.2.4 for standards.
Response: Photometric plans are included.
Comment Number: 26
NCB & APU: FOR PDP: Mechanical Equipment: Please consider incorporating screen
panels into the architectural design for AC units or screening these with
landscaping. Please locate AC units on the plans early in the process.
Response: AC condensers are located on sides of buildings within planting beds. Most units are on rooftop
or against garages internal to site.
Comment Number: 27
NCB & APU: FOR PDP: street lights and utilities: Please consider locating all street lights
and all dry utility lines and transformers early in the process so that the review
can be efficient and tree placement issues can be resolved early. Please work
with staff to identify the placement of these elements early in the process.
Response: Street lights, transformers are located on plans.
Contact: Jason Holland jholland@fcgov.com 970-224-6126
Topic: General
Comment Number: 2
10/05/2021: FOR PDP: On the garage side of the buildings, are there places
along the building face to incorporate a landscaped median to break up the paving in these areas.
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Response: Landscape medians are not included as this is an affordable housing project and the cost
implications of doing this are too great.
Comment Number: 4
10/05/2021: FOR PDP: Some portions of the drive aisles have 20 feet of backing space
for the parking stalls. This would require a Modification to the parking standards in LUC 3.2.2.
Response: Parking drive aisles are 24’-26’ wide.
Comment Number: 5
10/05/2021: FOR PDP: For the purposes of the project as shown in the site
plan sketch, there is no rear year setback requirement. An 8' setback from an
“alley” is required, however there are no alleys proposed – these are parking lot drive aisles.
Response: Noted, these are drive aisles, not alleys.
Comment Number: 7
10/05/2021: FOR PDP: Recognizing the on-street parking along the west side
of 4th street and north side of extended Logan to meet a portion of the project’s
parking requirement is supportable, but please be aware that reserving these
public spaces for the exclusive use of the project is unlikely. These areas could
technically qualify as an “internal” street; however, the area will likely have a lot
of competition for on-street parking. Per 3.2.2(K)(2)(b) “Multi-family, Attached or
Two-Family Projects Developed with Internal Streets: Parking on an internal
street fronting on a lot or tract containing multi-family, attached or two-family
dwellings (except for mixed-use dwellings and single-family detached dwellings)
may be counted to meet the parking requirements for the development.”
Response: See comment response above to same comment.
Comment Number: 13
10/05/2021: FOR PDP: Per LUC 3.8.30 Multi-Family Development Standards
– the sketch shows compliance with the Park Access requirement – for projects
that are greater than five (5) acres and less than ten (10) acres, the private park
must be a minimum of five thousand (5,000) square feet. The park meets the
design criteria because it is highly visible and formed by the street layout. Such
parks shall consist of multiple-use turf areas, walking paths, plazas, pavilions,
picnic tables, benches or other features for various age groups to utilize.
Response: See comment response above to same comment.
Comment Number: 14
10/05/2021: FOR PDP: Per LUC 3.8.30 Multi-Family Development Standards
– the sketch complies with the block design requirements.
Response: Noted.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Department: Historic Preservation
Contact: Maren Bzdek mbzdek@fcgov.com 970-221-6206
Topic: General
Comment Number: 1
10/06/2021: The project is directly adjacent to the Buckingham neighborhood,
identified as one of three important historic neighborhoods known as the Tres
Colonias. As indicated in the submittal materials, sensitivity to this bordering
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neighborhood in terms of both use and design is an important consideration for
the project. Historic Preservation staff believes that a rezone for residential use
is a compatible and appropriate evolution for the adjacent parcel, regardless of
its history of industrial use, in that it is supportive and reflective of the current
residential community in Buckingham as a transitional buffer between the
nearby industrial uses and the neighborhood.
Response: Noted. New direction from staff is to remain Industrial Zone district and have multi-family as an
APU. Tapestry revised the concept plan to rotate two of the buildings along 3rd St to face Buckingham and
Logan extension. One (1) story garages are located along with large landscape gathering areas along 3rd
Street to create a better relationship to the opposing block face along 3rd Street.
Comment Number: 2
10/06/2021: The design compatibility requirements reflected in the Current
Planning comments are also appropriate for consideration of general design
compatibility with the Buckingham residential buildings to the west, as outlined
in Section 3.4.7. By reviewing both 3.5.1 and 3.4.7, which are very similar in
their considerations, and ensuring both sections are met, the project will
successfully create architectural compatibility. In the case of 3.4.7 (E), column B
requirements apply because there are no historic resources on your
development site or directly abutting on the same side of the street. Compliance
with a minimum of two of the six design standards in this table is required, which
should be easily met via your existing requirement to meet the 3.5.1 standards
as well as the NCB zone district standards and multi-family building design
standards. To that end, I will provide specific comments regarding the
architectural elevations in your first round PDP.
Response: Noted. Thank you for this information. Compliance with (2) of the (6) design standards under
3.4.7 are as follows: The new construction condo buildings will comply with the section “Building Materials” item #4 – #3 color and
#5 pattern, referencing predominate materials on historic resources abutting the development site. See images below showing
muted and vibrant contrasting color schemes, as well as similar materials, gable ornamentation, etc to the Craftsman & Farmhouse
elevations found in properties neighboring the site, including vertical board and batten siding and horizontal/shingle siding pattern
components.
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The new construction condos will also comply with section “Façade Details” item #5 – #2-similar window
proportion of height to width. Vertically oriented windows and window packs will be utilized on the new
construction condos, emulating similar window proportions found in neighboring properties, as also shown
in the reference images above.
Comment Number: 3
10/06/2021: Regarding the "area of adjacency" survey requirement in 3.4.7 (B)
and (C), our general practice is to waive the survey requirement when existing
documentation is sufficient to establish the status of potential nearby historic
resources within 200 feet of the project boundary. Because you have already
indicated clear intent to respond to the Buckingham residential character, that
provides the additional assurance that the project will proceed with this
guidance to recognize the historic neighborhood in mind. No additional survey
is required, but if my office can provide any specific information about the
Buckingham neighborhood to support your project development team, please
feel free to reach out. In particular, as you've noted in your preliminary materials,
information about the history of the neighborhood and the sugar factory would
be supportive of public art associated with your project as well as creating any
other thematic connections to the area history. Our office can support any of
those efforts, but we appreciate your indication to work directly with the
community stakeholders via the Museo as well as related outreach, to ensure
that the community has the opportunity to be the leading voice in that collaboration.
Response: Noted, team has taken considerable time to hear neighborhood input and revise plan to be as
compatible as possible.
Department: Engineering Development Review
Contact: Sophie Buckingham sbuckingham@fcgov.com
Topic: General
Comment Number: 1
10/01/2021: FOR PDP - REVISED:
The property has never been platted. A plat will be required with the PDP.
Response: A plat is included in the PDP submittal.
Comment Number: 2
10/01/2021: FOR PDP:
With the update to LCUASS as of August 1, 2021, the right-of-way (ROW) width
for a local connector street is now 63 feet, not 57 feet. The change is due to
requirements for a wider parkway and sidewalk. The driving and parking lane
widths are the same. The 63-foot local connector cross-section will be required
for 4th Street and Logan Street.
Response: 4th Street has been designed at the required 63’ ROW. Logan Ave contains 63’ of ROW with the
modified cross section discussed in the attached variance request “Modified Street Section Variance
request” that was verbally approved by the City of Fort Collins to allow for fire aerial apparatus access. It
includes a 5’ sidewalk, 3’ landscape buffer and on-street parking bumpouts.
Comment Number: 3
10/01/2021: FOR PDP:
All public sidewalks must have a minimum width of 5 feet. Private sidewalks
should be wide enough to meet ADA requirements.
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Response: All public sidewalks are 5’ wide. All private sidewalks are 5’ wide or larger.
Comment Number: 4
10/01/2021: FOR PDP:
Sidewalk improvements along Buckingham Street will be required with this
development project. The City of Fort Collins installed a temporary sidewalk
with the understanding that a future development would install permanent
sidewalk in the ultimate location. Per the Development Agreement between the
City of Fort Collins and Odell Investments, L.L.C., this development project will
require the construction of Buckingham Street improvements as required under
section 24-95 of the City Code.
Response: A sidewalk is designed along the Buckingham St frontage the width of the property.
Comment Number: 5
10/01/2021: FOR PDP - REVISED:
Street sections along multi-unit housing developments must have a minimum
36-foot wide roadway. The existing 3rd Street roadway is about 30 feet. The
parkway is currently 5.5 feet wide, and the sidewalk is currently 4.5 feet wide.
These dimensions do not meet current LCUASS requirements. One option
would be to relocate the parkway and detached sidewalk so that the roadway is
36 feet wide. Another option would be to widen sections of the roadway by 6
feet to accommodate inset parking. With the second option, the City may
require reimbursements for any existing infrastructure that will not be modified.
With either option, the City would prefer a design that does not widen the
intersections of 3rd Street with Logan and Buckingham, in order to maintain a
short crossing distance for pedestrians.
Response: 3rd Street has been designed based off the approved modified connector street section from the
attached variance request “Modified Street Section Variance Request” to allow for adequate fire aerial
apparatus access. It includes a 5’ sidewalk, 3’ landscape buffer and on street parking bumpouts.
Comment Number: 6
10/01/2021: FOR PDP:
In the utility or civil construction plan set, please include cross-sections for all
public streets to be constructed along with this development project.
Response: Cross section plans have been provided for 3rd Street and Buckingham St. Typical cross
Sections for all four public streets are provided on the cover sheet.
Comment Number: 7
10/01/2021: FOR PDP:
Buckingham Street is indicated as a collector on the Fort Collins Master Street
Plan. The existing ROW for Buckingham Street is 60 feet, which is not sufficient
for a collector. The applicant will need to dedicate additional ROW on the plat.
This may impact the locations of the buildings bordering Buckingham Street.
Response: Additional ROW is proposed to be dedicated in order to provide adequate ROW for
Buckingham St.
Comment Number: 8
10/05/2021: INFORMATION ONLY:
Larimer County Road Impact Fees and Transportation Expansion Fees are due
at the time of building permit. If you have any questions, please contact me at
sbuckingham@fcgov.com or 970-416-4344.
Response: Thank you. Comment noted.
Comment Number: 9
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10/05/2021: INFORMATION ONLY:
The City's Transportation Development Review Fee (TDRF) is due at the time of submittal.
For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php
Response: Thank you. Comment noted.
Comment Number: 10
10/05/2021: INFORMATION ONLY:
Any damaged curb, gutter and sidewalk existing prior to construction, as well as
streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to
construction of this project, shall be replaced or restored to City of Fort Collins
standards at the Developer's expense prior to the acceptance of completed
improvements and/or prior to the issuance of the first Certificate of Occupancy.
Response: Thank you. Comment noted.
Comment Number: 11
10/05/2021: INFORMATION ONLY:
All public sidewalk, driveways and ramps, existing or proposed, adjacent or
within the site, need to meet ADA standards. If they currently do not, they will
need to be reconstructed so that they do meet current ADA standards as a part of this project.
Response: Noted.
Comment Number: 12
10/05/2021: INFORMATION ONLY:
Any public improvements must be designed and built in accordance with the
Larimer County Urban Area Street Standards (LCUASS). They are available
online at: https://www.larimer.org/engineering/streets. Please use the most
current standards, updated on August 1, 2021.
Response: Noted.
Comment Number: 13
10/05/2021: INFORMATION ONLY:
This project is responsible for dedicating any right-of-way and easements that
are necessary or required by the City for this project (i.e. drainage, utility,
emergency access). This shall include the standard utility easements that are to
be provided behind the right-of-way (15 foot along an arterial, 8 foot along an
alley, and 9 foot along all other street classifications). Information on the
dedication process can be found at: http://www.fcgov.com/engineering/devrev.php
Response: It should be noted that 3rd St, Buckingham St and Logan Ave (North side only) show a 6’ utility
easement instead of the required 9’ easement. This is due to the assumption and verbal approval that gas
will be the only utility in these sections.
Comment Number: 14
10/05/2021: INFORMATION ONLY:
Utility plans will be required and a Development Agreement may be recorded once the project is finalized.
Response: Noted.
Comment Number: 15
10/05/2021: INFORMATION ONLY:
A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Response: Thank you. Comment noted.
Comment Number: 16
10/05/2021: INFORMATION ONLY:
LCUASS parking setbacks (Figure 19-6) apply and will need to be followed
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depending on parking design. LCUASS driveway spacing (Table 7-3) also applies.
Response: Noted, dimension shown on site plan.
Comment Number: 17
10/05/2021: INFORMATION ONLY:
All fences, barriers, posts or other encroachments within the public right-of-way
are only permitted upon approval of an encroachment permit. Applications for
encroachment permits shall be made to the Engineering Department for review
and approval prior to installation. Encroachment items shall not be shown on the
site plan as they may not be approved, need to be modified or moved, or if the
permit is revoked then the site/ landscape plan is in non-compliance.
Response: Noted.
Comment Number: 18
10/05/2021: INFORMATION ONLY:
The development/site cannot use the right-of-way for any Low Impact
Development to treat the site’s storm runoff. We can look at the use of some
LID methods to treat street flows – the design standards for these are still in development.
Response: The current design does not propose any LID treatment methods within the public ROW.
Comment Number: 19
10/05/2021: INFORMATION ONLY:
Doors are not allowed to open out into the right-of-way. Bike parking required
for the project cannot be placed within the right-of-way and if placed just behind the right-of-way
need to be placed so that when bikes are parked they do not extend into the right-of-way.
Response: Noted
Comment Number: 20
10/05/2021: INFORMATION ONLY:
In regard to construction of this site, the public right-of-way shall not be used for
staging or storage of materials or equipment associated with the Development,
nor shall it be used for parking by any contractors, subcontractors, or other
personnel working for or hired by the Developer to construct the Development.
The Developer will need to find a location(s) on private property to
accommodate any necessary staging and/or parking needs associated with the
completion of the Development. Information on the location(s) of these areas
will be required to be provided to the City as a part of the Development Construction Permit application.
Response: Noted.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 2
10/04/2021: You will need to work with our Engineering Department with regard
to the adjacent frontage improvements that will be required with this project
including sidewalks, ramps, etc. The frontage of this development along 3rd
Street will also need to be widened as the 30 foot roadway is not to standard for
multi-family units, only single family units with driveways.
Response: 3rd Street and Buckingham St have been designed to the approved cross sections that are
described in the attached variance request “Modified Street Section Variance Request”. These street
sections were discussed in a meeting with all city departments on 3/1/24 and were approved via email on
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3/13/24.
Comment Number: 3
10/04/2021: Further discussion may be needed regarding the Logan and 4th
Street intersection. This may be better served with a traditional intersection
versus the curve considering the proposed Colorado Iron and Metal secondary access.
Response: We are currently providing a LCUASS standard eyebrow intersection with driveways for Odell’s
and the north development west and north of the eyebrow.
Comment Number: 4
10/04/2021: Further discussion will be needed to determine the best way to
minimize the use of the residential streets for large commercial deliveries. This
may include the review (or development) of operational plans for Odell's and
Colorado Iron and Metal to minimize the use of Logan and 4th for commercial deliveries.
Response: It has been discussed to add signage to the 3rd Street/Logan Ave intersection that trucks for
Odells must use 4th Street at the Buckingham St entrance in order to minimize truck traffic on Logan Ave.
Comment Number: 5
10/04/2021: Additional details will be needed to determine the use and access
of the Colorado Iron and Metal Outdoor Storage Area.
Response: Colorado Iron and Metal will not have any changes to their use or access due to this
development.
Topic: Traffic Impact Study
Comment Number: 1
10/04/2021: This project will require the submittal of a Transportation Impact
Study as outlined in Chapter 4 of the Larimer County Urban Area Street
Standards. Please have your Traffic Engineer contact Traffic Operations to scope the study.
Response: Study scope was determined with staff and TIS submitted.
Department: Stormwater Floodplain
Contact: Claudia Quezada cquezada@fcgov.com (970)416-2494
Topic: Floodplain
Comment Number: 1
09/27/2021: INFORMATION ONLY: A portion of this property is currently
located in the FEMA-designated, Poudre River 500-year Floodplain and Area
Protected by Levee (shaded Zone X), and must comply with the safety
regulations of Chapter 10 of City Municipal Code. A FEMA Flood Risk map is attached.
Response: Noted, note on floodplain is included on site plan cover.
Response: Noted.
Comment Number: 2
09/27/2021: INFORMATION ONLY: FEMA is remapping the Poudre River, the
project is called RiskMAP, and we are expecting new regulatory mapping in the
next 1-2 years. Any future development will be subject to the floodplain map and
regulations effective at that time. Property owners near the river need to be
aware that the floodplain may be remapped and may change on their property.
Draft maps can be viewed at fcgov.com/riskmap.
Response: Current designation is Flood Zone: X AREA WITH REDUCED FLOOD RISK DUE TO LEVEE.
Risk: MODERATE
Comment Number: 3
09/27/2021: INFORMATION ONLY: Critical Facilities for At-Risk Populations
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(schools, nursing homes, daycares, etc.) and Essential Services (police, fire,
hospitals, etc.) are not allowed within the Poudre River 500-year floodplain. As
long as this development will not include one of these types of critical facilities,
there will be no floodplain permitting requirements.
Response: None of these critical care facilities are within the development.
Comment Number: 4
09/27/2021: INFORMATION ONLY: Due to the risk of being located behind the
Oxbow Levee (between Lincoln and Linden St.) and also located in the
500-year floodplain, it is highly encouraged that any structures have their lowest
floor elevated and all HVAC (AC, Furnace, Hot water heater, etc.) and electrical
equipment be elevated as much as possible.
Response: Noted.
Comment Number: 5
09/27/2021: FOR HEARING: Development review checklists for floodplain
requirements can be obtained at
https://www.fcgov.com/utilities/img/site_specific/uploads/fp-checklist100-2018-
update.pdf?1522697905. Please utilize these documents when preparing your plans for submittal.
Response: Noted.
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 6
10/04/2021: This project is located within the City's MS4 boundaries and is subject to the
erosion control requirements located in the Stormwater Design Criteria, Chapter 2,
Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion
Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or
meets one of the other triggering criteria (sensitive area, steep slopes, or larger
common development) that would require Erosion and Sediment Control Materials to be submitted.
Response: Erosion Control Plan/Details and a SWMP will be provided at FDP.
Comment Number: 7
10/04/2021: Please submit an Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.3)
Please ensure that the Erosion Control Plans provided include a individual
sequence sheets in accordance with (FCDCM Ch 2 Section 6.1.3.2)
Please ensure that the Erosion Control Plans, Escrows, and Reports include
phasing requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5)
Please submit an Erosion Control Escrow / Security Calculation based upon the
accepted Erosion Control Plans to meet City Criteria. (FCDCM Ch 2 Section 6.1.5)
Please submit an Erosion Control Report to meet City Criteria. (FCDCM Ch 2 Section 6.1.4)
Response: Erosion Control Plan/Details and a SWMP will be provided at FDP.
Comment Number: 8
10/04/2021: Based upon the area of disturbance or this project is part of a larger common
development, State permits for stormwater will be required since the site is over
an acre and should be pulled before Construction Activities begin.
Response: Noted.
Comment Number: 9
10/04/2021: The City Manager’s development review fee schedule under City Code 7.5-2
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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 and the Stormwater Inspection Fees are based on the number of
LID/WQ Features that are designed for on this project.
Based on the proposed site construction associated with this project we are
assuming 7 lots, 9.15 acres of disturbance, 4 years from demo through build out
of construction and an additional 3 years till full vegetative stabilization due to
seeding. Which results in an Erosion Control Fee estimate of $3479.69.
We could not make any assumptions at this time for the number of LID and
WQ features, each porous pavers will be $365.00, each bioretention/level
spreaders $315.00, each extended detention basins $250.00, and each
underground treatment will be $415.00. Stormwater LID/WQ Inspections to be $TBD.
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: Thank you. Comment noted.
Department: Stormwater Engineering
Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754
Topic: General
Comment Number: 2
05/30/2023: FOR INFORMATION:
The design of this site must conform to the drainage basin design of the Dry
Creek Master Drainage Plan as well as the Fort Collins Stormwater Criteria
Manual (FCSCM). The stormwater criteria manual is available on our website
here: https://www.fcgov.com/utility-development
Response: Noted.
Comment Number: 3
05/30/2023: FOR INFORMATION:
For future development please refer to previous conceptual review comments
for this site, see CDR190084 and PDR210019. This includes investigation of
stormwater outfall options for the site. Please contact us to discuss any questions further.
Response: Noted.
Comment Number: 10
10/05/2021: Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the ‘Dry
Creek Basin’ Master Drainage Plan as well the Fort Collins Stormwater Criteria
Manual (FCSCM). The stormwater criteria manual is available on our website here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-f
orms-guidelines-regulations/stormwater-criteria
Response: The site is designed to the required criteria and standards.
Comment Number: 11
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10/05/2021: Documentation requirements (site specific comment):
A drainage report and construction plans are required and must be prepared by
a Professional Engineer registered in the State of Colorado. The drainage
report must address the four-step process for selecting structural BMPs.
Response: A PDP level drainage report is provided in the submittal documents.
Comment Number: 12
10/05/2021: Stormwater outfall (site specific comment):
The stormwater outfall options for this site need to be reviewed by the design
engineer. Flows from the project would need to be ultimately conveyed to the
existing public storm drain in Lincoln Avenue.
Response: The project site outfall ties into an existing manhole at the NE corner of the current Odell
property. It drains into an existing 15” pipe that runs along the east side of Odells and eventually drains into
existing storm infrastructure in Lincoln Ave.
Comment Number: 13
10/05/2021: Detention requirements (site specific comment):
- Onsite detention is required for the runoff volume difference between the
100-year developed flow rate and the 2-year historic release rate. In the Dry
Creek basin the two year historic release rate is 0.2 cfs/acre.
- Please note that the City has landscaping requirements for stormwater
detention ponds. These requirements can be found in the Fort Collins
Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B
(Landscape Design Standards and Guidelines for Stormwater and Detention Facilities).
- The adjacent detention pond, that you are proposing to use for this project,
would need to be updated to current design and aesthetic standards. This
would also require easements and agreements with the adjacent property
owner and an adequate outfall. Letters of Intent from property owners would be
required for Hearing approval for all offsite easements.
Response: The pond has been sized for the above volume at a historic release rate of 0.2 cfs/acre. The
current side slopes of the pond undulate between 4:1 and 10:1 meeting the landscaping requirements. We
are proposing an onsite pond now thus voiding the comment about improving the adjacent pond.
Comment Number: 14
10/05/2021: Water Quality and Low Impact Development requirements (standard comment):
All new or modified impervious areas require stormwater quality treatment. In
addition, the City requires the use of Low Impact Development (LID) methods to
treat stormwater quality on all new or redeveloping property, including sites
required to be brought into compliance with the Land Use Code. There are two
(2) categories of LID requirements; the development will need to meet one of the two following options:
1. LID with Permeable Pavers: When using the permeable pavers option, 50%
of the new or modified impervious areas must be treated by LID methods. Of
the new or modified paved areas, 25% must be pervious.
2. LID - without Pavers: 75% of all new or modified impervious areas must be
treated by LID methods. This typically consists of a rain garden or bioretention
system, but other options are allowed.
The remainder of the water quality treatment can be accomplished ‘standard’ or
LID water quality methods. Accepted methods are described in the Fort Collins
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Stormwater Criteria Manual (FCSCM), Chapter 7:
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations/stormwater-criteria
Response: We are currently providing underground Stormtech chambers to treat 75% of the new or
modified impervious area.
Comment Number: 15
10/05/2021: Imperviousness documentation (standard comment):
The existing and proposed impervious areas need to be documented in the
drainage report. Drainage requirements and development fees are based on
new impervious area. An exhibit showing the existing and proposed impervious
areas with a table summarizing the areas is required with the first project submittal.
Response: An LID exhibit and calculations are provided in the drainage report.
Comment Number: 16
10/05/2021: Detention drain times (standard comment):
Per Colorado Revised Statute §37-92-602 (8) that became effective August 5,
2015, criteria regarding detention drain time will apply to this project. As part of
the drainage design, the engineer will be required to show compliance with this
statute using a standard spreadsheet (available on request) that will need to be
included in the drainage report. Upon completion of the project, the engineer
will also be required to upload the approved spreadsheet onto the Statewide
Compliance Portal. This will apply to any volume-based stormwater storage,
including extended detention basins.
Response: Detention calculations including drain time calculations are provided in the drainage report.
Comment Number: 17
10/05/2021: Erosion control requirements (standard comment):
The erosion control report requirements are in Chapter 2, Section 6 of the Fort
Collins Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion).
Response: Erosion Control Plan/Details and a SWMP will be provided at FDP.
Comment Number: 18
10/05/2021: Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project
is complete and the maintenance is handed over to an HOA or another
maintenance organization. Standard operating procedures (SOPs) for on-going
maintenance of all onsite drainage facilities will be included as part of the
Development Agreement. More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-development
Response: Thank you. Comment noted.
Comment Number: 19
10/05/2021: Fees (standard comment):
The 2021 city wide Stormwater development fee (PIF) is $9,730/acre of new
impervious area over 350 square feet and there is a $1,045/acre of site review
fee. No fee is charged for existing impervious area. These fees are to be paid
at the time each building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees or contact our Utility Fee and Rate Specialists at (970)
416-4252 for questions on fees. There is also an erosion control escrow
required before the Development Construction permit is issued. The amount of
the escrow is determined by the design engineer, and is based on the site
disturbance area, cost of the measures, or a minimum amount in accordance
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with the Fort Collins Stormwater Manual.
Monthly fees - http://www.fcgov.com/utilities/business/rates
Response: Thank you. Comment noted.
Comment Number: 20
10/05/2021: Coordination with Colorado Iron and Metal Site and Project (site
specific comment):
The PDP 1 drainage report will need to explain and document the background
of the Colorado Iron and Metal Site. It is not clear if previous approvals on this
site have been constructed or certified. In the drainage report body, please
explain this background and how the proposed project works with the existing
site and approved drainage plans for the Colorado Iron and Metal Site. In the
appendix, please provide all relevant excerpts, maps, and calculations from
CI&M reports and plans.
Response: The site is no longer looking at shared infrastructure with Colorado Iron and Metal.
Comment Number: 21
10/06/2021: Phased or Future Development (site specific comment): *New Comment*
The drainage report will need to explain if there will be project phasing or if there
will be future improvements not to be constructed at this time. In the latter case,
the drainage report will need to explain when detention, water quality, and LID
facilities will be designed and constructed for the future tracts. It may make
sense to consider the southern parking lot area in the current drainage analysis.
In any case, the outfall assessment should consider where the future parking lot will discharge to.
Response: The drainage report explains the assumed developed conditions for both the NE tract and the
South Tract along with water quality assumptions for future development. The regional pond will provide
100-year storage and water quality for both developments and will be constructed as such during the
construction of tapestry. Both tracts will be responsible for meeting LID requirements upon development.
Department: Water-Wastewater Engineering
Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754
Topic: General
Comment Number: 2
05/30/2023: FOR INFORMATION:
For future development please refer to previous conceptual review comments
for this site. See CDR190084 and PDR210019. The wastewater sewer
connection may be challenging. Please specifically note the following items:
a. Future development will need to extend a sewer main to serve the site.
b. Please prepare and submit a wastewater loading calculation and summary
report for your development. These calculations need to be included with the
PDP Round 1 submittal but could also be submitted to us in advance.
c. The downstream sewer capacity will need to be evaluated to confirm if the
existing system can support this development. Previously we commented that
the City would be able to perform this – however at the present time it is unclear
if we have the staffing and ability to have this performed. Please contact us to discuss the next steps.
Response: Sanitary Sewer Demand Calculations for this project were provided to the City of Fort
Collins. The City hired HDR to run the City’s sewer model including these proposed demands. We have
yet to receive the finalized report from HDR, but initial findings indicated that sewer would need to tie to the
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existing interceptor to the east of the site.
Comment Number: 3
05/30/2023: FOR INFORMATION:
Before the PDP round 1 submittal, please submit directly to us a draft utility plan
showing how the site will be served for water, wastewater, and stormwater. We
would like to be able to provide feedback on the utility configuration before the first formal submittal.
Response: A preliminary utility layout was provided on 8/4/23. We received comments on the layout on
8/16/24 and 8/18/24. There was a discussion on the layout briefly with Matt Simpson on 3/1/24 following an
all department meeting about the street sections.
Comment Number: 1
10/05/2021: Existing Water Infrastructure (site specific comment):
There is an existing 8-inch water main in 3rd Street and an 12-inch water main in Buckingham Street.
Response: Noted.
Comment Number: 2
10/05/2021: Existing Sewer Infrastructure (site specific comment):
There is an existing 8-inch sanitary sewer main in the alley 1-block west of the site.
Response: Noted.
Comment Number: 3
10/05/2021: Water and Sewer Provision for Project (site specific comment):
Water and sewer mains will need to be extended for this site, the proposed
buildings will need to be served from a main in the ROW. Likely this will mean the following:
- A water main may need to be constructed in Logan and 4th Streets to provide service to the site.
- A sewer main may need to be constructed in Logan, 3rd, and 4th Streets to provide service to the site.
Response: A water main and sewer main are proposed to be constructed in both Logan Ave and 4th St.
Comment Number: 4
10/05/2021: Service sizing (standard comment):
The water service and meter for this project site will need to be sized based on
the AWWA M22 manual design procedure. A sizing justification letter that
includes demand calculations for maximum flows and estimated continuous
flows will need to be provided as a part of the final submittal package for this project.
Response: Sewer services are assumed to be 6” while water services are assumed to be 1.5”. These sizes
will be confirmed at FDP.
Comment Number: 5
10/05/2021: Sewer discharge (standard comment):
Please note that all City of Fort Collins Utility Customers are subject to City
Code requirements for wastewater. These requirements include Section
26-306 Wastewater Discharge Permit Requirements and Section 26-332
Prohibitive Discharge Standards. A permit may be required depending on
activities on the site; however, discharge standards apply to every customer,
both large and small, regardless of what activities take place on the site.
Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or
(970) 221-6900, to discuss these requirements and how they apply to this development.
Response: Noted.
Comment Number: 6
10/05/2021: Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply.
Information on these requirements can be found at: http://www.fcgov.com/standards
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Response: Very low – medium use plants have been selected for all planting beds.
Comment Number: 7
10/05/2021: Fees (standard comment):
Development fees and water rights will be due at the time the building permit is
issued. Please contact our Utility Fee and Rate Specialists at (970) 416-4252
or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
Response: Thank you. Comment noted.
Comment Number: 8
10/05/2021: **Notice of potential changes to domestic water fees**
If approved by City Council, the City’s domestic water fees will change from
being based on tap size to actual usage based on business type. The City will
also require a separate irrigation tap for all multi-family and commercial
developments. These changes are anticipated to be implemented 1/1/2022;
specific information can be found at www.fcgov.com/wsr-update.
Response: Noted, separate tap will be used – irrigation plans will be submitted with FDP.
Comment Number: 9
10/08/2021: Sewer System Capacity (site specific comment):
**New Comment**
Please prepare and submit a wastewater loading calculation and summary
report for your development. The City will need to evaluate the downstream
sewer capacity to confirm if the existing system can support this development.
These calculations need to be included with the PDP Round 1 submittal, but
could also be submitted to us in advance. Please contact us to discuss further when you are ready.
Response: Sanitary Sewer Demand Calculations for this project were provided to the City of Fort
Collins. The City hired HDR to run the City’s sewer model including these proposed demands. We have
yet to receive the finalized report from HDR, but initial findings indicated that sewer would need to tie to the
existing interceptor to the east of the site.
Department: Light And Power
Contact: Austin Kreager akreager@fcgov.com 970-224-6152
Topic: General
Comment Number: 1
10/05/2021: INFORMATION:
Light and Power has existing three phase power on the north side of
Buckingham St. We can feed your site from that source.
Response: Noted.
Comment Number: 2
10/05/2021: INFORMATION:
Light and Power would like to remind you that all of our facilities must have a ten
foot clearance away from all water, wastewater, and storm sewer facilities. We
also require a three foot clearance away from all other utilities with the exception of communication lines.
Response: The current utility layout accommodates the separation requirements with the exception of
Buckingham St. It was discussed on 3/1/24 with Light and Power along with Water/Wastewater that it would
be acceptable to provide a separation under 10’ between the existing waterline and the proposed electric
line due to the unfortunate location of the existing waterline. Separation between the lines vary between 7’
and 8’.
Comment Number: 3
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10/05/2021: FOR FINAL:
Multi family buildings are treated as commercial services; therefore a(C 1) form
must be filled out and submitted to Light & Power Engineering. All secondary
electric service work is the responsibility of the developer and their electrical consultant or contractor.
Response: Noted.
Comment Number: 4
10/05/2021: FOR PDP:
Please show transformer locations on your utility plans. Transformer locations
shall be within 10' of a paved surface and must have a minimum of an 8'
clearance from the front side and a 3' clearance around the sides and rear.
(1000 kVA up to 2500 kVA requires 4' around the sides and rear.) For single
phase transformers, you are limited to 8 runs of secondary not exceeding 350mcm in size.
Response: Transformers, primary and secondary lines are shown on the overall utility plan.
Comment Number: 5
10/05/2021: INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone
service. Contact John Stark with Fort Collins Connexion at 970-207-7890 or
jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements.
Response: Thank you. Further coordination with Connexion will occur deeper in the design and review
process.
Comment Number: 6
10/05/2021: INFORMATION:
Electric Capacity Fee, Building Site charges and any system modification
charges necessary will apply to this development.
Response: Thank you. Comment noted.
Comment Number: 7
10/05/2021: INFORMATION:
You may contact Austin Kreager, project engineering if you have questions.
(970) 224-6152. You may reference Light & Power’s Electric Service Standards at
http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar
ds_FINAL_18November2016_Amendment.pdf
You may reference our policies, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Response: Noted.
Department: Environmental Planning
Contact: Kirk Longstein klongstein@fcgov.com 970-416-4325
Topic: General
Comment Number: 1
05/30/2023: FOR APPROVAL
4/4/2024: UPDATE - FOR APPROVAL
Environmental Planning will document the alternative compliance criteria listed
in 3.4.2 (C) during your next submittal and the location of the modified buffer
supported by staff will not extend south of Buckingham ST onto your property. I
will coordinate internally with our Utilities partners to document NBB mitigation
on their property and the alternative compliance/modified buffer within our staff
report for your project. I do not anticipate the need to document the modified
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buffer on your site plan, rather we will present the information through the staff report.
Response: Noted, thank you.
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 1
10/04/2021: INFORMATION ONLY: 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.
Response: Noted, above measures will be part of Tapestry plans.
Comment Number: 2
10/04/2021: FOR FINAL APPROVAL: Please clarify specific turf species on
the Landscape Plan and the blend percentages to ensure the project water
budget chart gets adequately calculated.
Response: Noted, turf species indicated.
Comment Number: 3
10/04/2021: INFORMATIION ONLY: The City of Fort Collins has many
sustainability programs and goals that may benefit this project. Of particular interest may be:
1) Zero Waste Plan and the Waste Reduction and Recycling Assistance
Program (WRAP) provides communication materials and on-site assessments
to support recycling program. Also provides rebates for new compost
programs: http://fcgov.com/recycling/wrap.php
2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility
customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda
Gatzke at 970-416-2312 or rgatzke@fcgov.com
3) Integrated Design Assistance Program offers financial incentives and technical support
for new construction and major renovation projects. Must apply early in the design phase:
http://fcgov.com/idap, contact David Suckling at 970-416-4251 or dsuckling@fcgov.com
Response: Thank you. The applicant will follow up with the City as applicable at a later date.
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 1
10/4/2021: PRE-SUBMITTAL - Forestry Tree Inventory:
There appear to be existing trees on-site. Please schedule an onsite inventory
with City Forestry (mroche@fcgov.com) to obtain inventory and mitigation
information. This meeting should occur prior to the first round of PDP. Existing
significant trees should be retained to the extent reasonably feasible.
Response: On site meeting held February 14, 2024, Tree plans and letter submitted. No trees can be
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retained due to the 11-13’ of beets on site that must be removed.
Comment Number: 2
10/42021: INFORMATION ONLY FOR PDP
The critical root zone is defined as 12 inches in radius per one inch in tree
diameter measured at 4.5 ft above the ground—please add a detail outlining
the critical root zones of each existing tree on the landscape plans.
Response: No trees retained to show CRZ.
Comment Number: 3
10/4/2021: INFORMATION ONLY FOR PDP
When submitting for your next round of review, please provide a landscape plan
that meets the Land Use Code 3.2.1 requirements. This should include the
existing tree inventory, any proposed tree removals with their locations clearly
noted and any proposed tree plantings (including species, size, quantity, and method of transplant).
The plans should also include the following City of Fort Collins notes:
• General Landscape Notes included
• Tree Protection Notes included
• Street Tree Permit Note, when applicable. included
These notes are available from the City Planner or by following the link below
and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php
Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
Required mitigation tree sizes:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 8.0’ height balled and burlapped
Ornamental tree: 2.0” caliper balled and burlapped
Response: The above mitigation sizes are incorrect for current code.
Comment Number: 4
10/4/2021: INFORMATION ONLY FOR PDP
Please include locations of utilities on the landscape plan including but not
limited to water service/mains, sewer service/mains, gas, electric, streetlights,
and stop signs. Please adjust tree locations to provide for proper tree/utility separation.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and water or sewer service lines
4’ between trees and gas lines
10’ between trees and electric vaults
40’ between canopy shade trees and streetlights
15’ between ornamental trees and streetlights
Response: Utilities and dimensions which needed are shown on plans.
Comment Number: 5
10/4/2021: INFORMATION ONLY FOR PDP
If applicable, please provide an “Existing Tree Removal Feasibility Letter” for
City Forestry staff to review. Proposals to remove significant existing trees must
provide a justification letter with specific details of the reasons for removal. For
example, tree X removed due t grading; grading proposed to enhance storm
water flow in this section of the development. This is required for all
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development projects proposing significant tree removal regardless of the scale
of the project. The purpose of this letter is to provide a document of record with
the project’s approval and for the City to maintain a record of all proposed
significant tree removals and justifications. Existing significant trees within the
project’s Limits of Disturbance (LOD) and within natural area buffer zones shall
be preserved to the extent reasonably feasible. Streets, buildings, and lot
layouts shall be designed to minimize the disturbance to significant existing trees.
(Extent reasonably feasible shall mean that, under the circumstances,
reasonable efforts have been undertaken to comply with the regulation, that the
costs of compliance clearly outweigh the potential benefits to the public or would
unreasonably burden the proposed project, and reasonable steps have been
undertaken to minimize any potential harm or adverse impacts resulting from
noncompliance with the regulation.) Where it is not feasible to protect and retain
significant existing tree(s) or to transplant them to another on-site location, the
applicant shall replace such tree(s) according to City mitigation requirements.
Response: Tree plans and letter submitted. No trees can be retained due to the 11-13’ of beets on site that
must be removed.
Comment Number: 6
10/4/2021: INFORMATION ONLY FOR PDP
According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute
at least (50%) of all tree plantings.
Response: Full tree stocking modification request for building 2 has been submitted as well as street tree
modification request.
Comment Number: 7
9/7/2021: INFORMATION ONLY FOR PDP
If the project is responsible for frontage improvements along Buckingham and
3rd Street please incorporate new street trees within the right of way.
Response: Street trees can not be planted due to existing water line in Buckingham and required
separation. Utilities has approved 8’ of separation with ornamental trees.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
09/27/2021: EMERGENCY RESPONDER RADIO COMMUNICATION -
AMPLIFICATION SYSTEM TEST 2018 IFC 510 & 1103.2 New and existing
buildings require a fire department emergency communication system
evaluation after the core/shell but prior to final build out. For the purposes of this
section, fire walls shall not be used to define separate buildings. Where
adequate radio coverage cannot be established within a building, public-safety
radio amplification systems shall be designed and installed in accordance with
criteria established by Poudre Fire Authority. The installation of required ERRC
systems shall be reviewed and approved under a separate permit process through PFA.
LOCAL EXCEPTION: PFA will waive the testing requirement and system
installation in all buildings less than 10,000 sq. ft. and any Type V construction
building less than 15,000 sq. ft. PFA policy P15-510.1
Response: Understood, thank you for this information. We acknowledge the requirements for emergency
responder radio communication-amplification system testing listed above and will comply with these
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requirements as indicated.
Comment Number: 2
09/27/2021: FIRE LANES
Fire access is required to within 150 feet of all exterior portions of any building,
or facility ground floor as measured by an approved route around the perimeter.
For the purposes of this section, fire access cannot be measured from an
arterial road. Any private alley, private road, or private drive serving as a fire
lane shall be dedicated as an Emergency Access Easement (EAE) and be
designed to standard fire lane specifications. In addition, aerial apparatus
access requirements are triggered for buildings in excess of 30' in height. Code
language and fire lane specifications provided below.
- IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building
or portion of a building hereafter constructed or moved into or within the
jurisdiction. The fire apparatus access road shall comply with the requirements
of this section and shall extend to within 150 feet of all portions of the facility and
all portions of the exterior walls of the first story of the building as measured by
an approved route around the exterior of the building or facility. When any
portion of the facility or any portion of an exterior wall of the first story of the
building is located more than 150 feet from fire apparatus access, the fire code
official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire-sprinkler system.
Response: EAE has been provided for Buildings 3 and 5 with 26’-0” dedicated EAE, buildings are min. 15’
and max. 30’ from EAE. PFA has given approval of revised elevations for rear access. Buckingham, 3rd St
and Logan St. will have revised street cross sections that have been vetted with PFA and staff departments
prior to this submittal for aerial access from these streets for Buildings 1, 2, 4, 6 and 7.
Comment Number: 3
09/27/2021: AERIAL FIRE APPARATUS ACCESS ROADS
Buildings over 30' in height trigger additional fire lane requirements in order to
accommodate the logistical needs of aerial apparatus (ladder trucks). The
intent of the code is to provide for rescue operations and roof access via ladder
trucks when ground ladders cannot reach upper floors. Aerial access should
therefore be available on at least one long side of the building, or as otherwise
approved by the fire marshal so as to allow flexibility in affecting successful fire
ground operations. Parapet heights greater than 4' in height do not support
ladder truck operations. Aerial fire apparatus access roads shall have a
minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate
vicinity of the building or portion thereof. At least one of the required access
routes meeting this condition shall be located within a minimum of 15 feet and a
maximum of 30 feet from the building, and shall be positioned parallel to one
entire side of the building. The side of the building on which the aerial fire
apparatus access road is positioned shall be approved by the fire code official.
When the vertical distance between the grade plane and the highest roof
surface exceeds 30 feet, approved aerial fire apparatus access roads shall be
provided. For purposes of this section, the highest roof surface shall be
determined by measurement to the eave of a pitched roof, the intersection of
the roof to the exterior wall, or the top of parapet walls, whichever is greater.
Response: Understood, thank you for this information. We acknowledge the requirements for aerial fire
apparatus access roads listed above and will comply with these requirements as indicated. Aerial access
will be provided to the buildings noted in the comment above. PFA has confirmed that the proposed roof
designs meet the criteria for access to the buildings roofs.
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Comment Number: 4
09/27/2021: FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to
the design criteria already contained in relevant standards and policies, any
new fire lane must meet the following general requirements:
-Fire lanes established on private property shall be dedicated by plat or
separate document as an Emergency Access Easement.
-Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance. Where road widths exceed 20 feet in width, the full width
shall be dedicated unless otherwise approved by the AHJ.
-Additional fire lane requirements are triggered for buildings greater than 30' in
height. Refer to Appendix D105 of the International Fire Code.
-Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
-Dead-end fire access roads in excess of 150 feet in length shall be provided
with an approved turnaround area for fire apparatus.
-Dead-end roads shall not exceed 660 feet in length without providing for a second point of access.
-The required turning radii of a fire apparatus access road shall be a minimum
of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans.
-Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ.
-Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times.
-Fire lane sign locations or red curbing should be labeled and detailed on final
plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and
spacing. Appropriate directional arrows required on all signs.
Response: Team will continue to work with PFA to dedicate any areas needed for EAE.
Comment Number: 5
09/27/2021: FIRE ALARM AND DETECTION SYSTEMS
Fire alarm systems and smoke detection shall be installed in Group R-2
occupancies as required by IFC Section 907.2.9.1 and 907.2.9.3.
Response: Understood. We acknowledge the requirements for fire alarm and detection systems listed
above and will comply with these requirements as indicated.
Comment Number: 6
09/27/2021: GROUP R SPRINKLER SYSTEMS
New multi-family buildings over 12 dwelling units shall be provided with NFPA13
(full protection) fire suppression systems.
Response: Understood, thank you for this information. We acknowledge the requirements for Group R
Sprinkler systems listed above and will comply with these requirements as indicated.
Comment Number: 7
09/27/2021: BALCONIES AND DECKS
- IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies,
decks, and ground floor patios of dwelling units where the building is of Type V construction.
Response: Understood, thank you for this information. We acknowledge the requirements for balconies,
decks, and ground floor patio sprinkler protection listed above and will comply with these requirements as
indicated.
Comment Number: 8
09/27/2021: WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy .
A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300
feet of any commercial/multi-family building as measured along an approved path of vehicle travel.
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Response: Noted.
Comment Number: 9
09/27/2021: FIRE DEPARTMENT HOSE CONNECTION
- IFC 912.2: Fire Department Connections shall be installed in accordance with
NFPA standards. Fire department connections shall be located on the street
side of buildings, fully visible and recognizable from the street or nearest point
of fire department vehicle access. The location of fire service lines and FDC(s)
shall be approved by the fire department and the location labeled on Utility Plans.
Response: 6” fire lines are shown and labeled on the overall utility plan.
Response: Understood, thank you for this information. We acknowledge the requirements for fire
department hose connections listed above and will comply with these requirements as indicated.
Comment Number: 10
09/27/2021: KEY BOXES REQUIRED
- IFC 506.1 and Poudre Fire Authority Bureau Policy P-13-8.11: Poudre Fire
Authority requires at least one key box ("Knox Box") to be mounted in an
approved, exterior location (or locations) on every new or existing building
equipped with a required fire sprinkler or fire alarm system. The box shall be
positioned 3 to 7 feet above finished floor and within 10 feet of the front door, or
closest door to the fire alarm panel. Exception can be made by the PFA if it is
more logical to have the box located somewhere else on the structure. Knox
Box size, number, and location(s) to be determined at building permit and/or by time of final CO.
All new or existing Knox Boxes must contain the following keys as they apply to the building:
- Exterior Master
- Riser room
- Fire panel
- Elevator key if equipped with an elevator
The number of floors determines the number of sets of keys needed.
Each set will be placed on their own key ring.
- Single story buildings must have 1 of each key
- 2-3 story buildings must have 2 of each key
- 4+ story buildings must have 3 of each key
For further details or to determine the size of Knox Box required, contact the
Poudre Fire Authority Division of Community Safety Services.
Response: Understood. We acknowledge the requirements for key boxes and keys listed above and will
comply with these requirements as indicated.
Comment Number: 11
09/27/2021: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. Addresses shall be posted on each structure and where otherwise
needed to aid in wayfinding. Code language provided below.
- IFC 505.1: New and existing buildings shall have approved address numbers,
building numbers or approved building identification placed in a position that is
plainly legible, visible from the street or road fronting the property, and posted
with a minimum of eight-inch numerals on a contrasting background. Where
access is by means of a private road and the building cannot be viewed from
the public way, a monument, pole or other sign or means shall be used to
identify the structure and best route.
Response: Understood. We acknowledge the requirements for premise identification and address posting
listed above and we will comply with requirements as indicated.
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Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
05/26/2023: Any new structure built as a result of this rezoning must comply with
Construction shall comply with adopted codes as amended. Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Residential Code (IRC) 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 the 2021 International Plumbing Code adopted by State of Colorado)
2020 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.
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 SEAC.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code: 2021 IECC and local amendments.
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 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.
· 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.
· 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.
· City of Fort Collins amendments to the 2021 IFC 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).
· A City licensed commercial general contractor is required to construct any new multi-family structure.
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· Attached single-family provide 3ft setback to property line or provide fire rated
walls & openings per chap 3 of the IRC.
· Attached single-family townhomes and duplexes are required to be fire
sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302.
· New homes must provide EV/PV ready conduit, see local amendment.
· Electric vehicle charging parking spaces are required, see local amendment.
· Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units
per that state standard. This requirement includes single family attached homes if more than 6 units.
· BUILDING PERMIT PRE-SUBMITTAL MEETING:
Please schedule a pre-submittal meeting for any new commercial or multi-family
building 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.
Response: Thank you for this information. We will ensure that the development meets these standards.
Contact: Katy Hand khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
INFORMATIONAL:
Please visit our website for current adopted codes, local amendments and submittal requirements.
https://www.fcgov.com/building/application.php
https://www.fcgov.com/building/codes.php
https://www.fcgov.com/building/energycode
Response: Thank you for this information. We will ensure that the development meets these standards.
Comment Number: 2
10/04/2021: RECOMMENDED:
Locate buildings 20 feet apart from each other and 10ft away from property
lines to avoid fire rated walls with limited /no openings such as windows/doors
Response: Buildings are 20’-0” min. apart, buildings are closer to property lines (9’-0”) however these are
public right-of-way so we don’t’ anticipate needing more fire rating on the walls.
Comment Number: 3
10/04/2021: NOTICE:
NFPA 13 sprinkler system will be required per building
Response: Understood, thank you for this information. We acknowledge the requirements for Group R
NFPA 13 Sprinkler systems listed above and will comply with these requirements as indicated.
Comment Number: 4
10/04/2021: INFORMATIONAL
A City licensed commercial general contractor is required to construct any new
multi-family structure
Response: Thank you. Comment noted.
Comment Number: 5
10/04/2021: INFORMATIONAL
Accessibility is required per IBC, ICC-A117.1 and state law CRS 9-5 (Title 9)
Response: Understood. We will ensure that the development meets these standards.
Response: Noted.
Comment Number: 6
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10/04/2021: INFORMATIONAL: If indoor parking is provide, indoor accessible
parking must also be provided.
Response: Understood. Indoor accessible parking will provided as required per code.
Response: Noted.
Comment Number: 7
10/04/2021: INFORMATIONAL:
If trash chutes are proposed in the building, dedicated recycle chutes must also
be provided.
Response: No trash chutes are proposed.
Comment Number: 8
10/04/2021: INFORMATIONAL:
10% of all parking spaces must be EV ready (conduit in place) Including
Accessible parking. Coordinate underground electric work accordingly
Response: Noted, EV stalls will be identified on next submittal.
Comment Number: 9
10/04/2021: INFORMATIONAL: Buildings located within 250ft of a 4 lane road,
or within 1000 ft of an active railway must provide exterior composite sound transmission of 39 STC min.
Response: Site is 1,500 linear feet from nearest 4-lane road and 1,245 +/- feet from nearest railroad.
Comment Number: 10
10/04/2021: Building Permit Pre-Submittal Meeting:
Please work with your review coordinator to schedule a pre-submittal meeting
for any new commercial or multi-family building 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. This should be scheduled when
architectural drawings are at least 50% complete. Be prepared to present site
plans, floor plans, and elevations and be able to discuss code issues of
occupancy, square footage, type of construction, egress, accessibility, and energy compliance.
Response: Acknowledged. We will work with our review coordinator to setup a pre-submittal meeting as
required.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 1
09/29/2021: As of January 1, 2015, all development plans are required to be
on the NAVD88 vertical datum. Please make your consultants aware of this,
prior to any surveying and/or design work. Please contact our office for up to
date Benchmark Statement format and City Vertical Control Network
information.
Response: All survey and design were based on the NAVD88 datum.
Comment Number: 2
09/29/2021: If a Subdivision Plat is required for this property/project,
addresses are not acceptable in the Subdivision Plat title/name. Numbers in
numeral form may not begin the title/name. Please contact our office with any questions.
Response: The subdivision plat title/name does not start with a number.
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Department: Outside Agencies
Contact: Marcus Petty, Comcast, marcus_petty@comcast.com
Topic: General
Comment Number: 1
05/11/2023: Comcast will be able to serve this project with all of our services.Thanks
Response: Thank you. Comment noted.