HomeMy WebLinkAboutCOLLEGE & TRILBY MULTIFAMILY COMMUNITY - PDP220009 - SUBMITTAL DOCUMENTS - ROUND 4 - Responses (4)
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Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview
December 17, 2023
Ken Merritt
JR Planners & Engineers
2900 S College Ave Suite 3D
Fort Collins, CO 80525
RE: College & Trilby Multifamily Community, PDP220009, Round Number 3
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of College & Trilby Multifamily Community. If you have
questions about any comments, you may contact the individual commenter or direct your
questions through your Development Review Coordinator, Todd Sullivan via phone at
970-221-6695 or via email at tsullivan@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695
Topic: General
Comment Number: 1
I will be your primary point of contact throughout the development review and
permitting processes. If you have any questions, need additional meetings with
the project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. To best serve you, please include me
in all email correspondence with other reviewers and keep me informed of any
phone conversations. Thank you!
Comment Number: 2
SUBMITTAL:
As part of your resubmittal, you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format. Please use this
document to insert responses to each comment for your submittal, using a different font color.
When replying to the comment letter please be detailed in your responses, as
all comments should be thoroughly addressed. Comments requiring action
should NOT have a response such as noted or acknowledged. You will need to
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provide references to specific project plans, pages, reports, or explanations of
why comments have not been addressed [when applicable].
Comment Number: 3
SUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1680306305.
File names should have the corresponding number, followed by the file type
prefix, project information, and round number. For example: 1_SITE PLAN_Project Name_FDP_Rd1.
A list of numbers and prefixes for each file can be found at the link above.
Comment Number: 4
SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be
removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html
Comment Number: 5
SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing to resubmit your
plans, please notify me with an expected submittal date with as much advanced notice as possible.
Comment Number: 6
INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
Comment Number: 7
FOR HEARING:
All "FOR HEARING" comments need to be addressed and resolved prior to
moving forward with scheduling the hearing for this project.
Comment Number: 8
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
JR Response: Noted
Please coordinate this payment with me when making the next submittal.
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Department: Planning Services
Contact: Clark Mapes cmapes@fcgov.com 970-221-6225
Topic: General
Comment Number: 2
07/19/2022: FOR HEARING -- A Modification of standards would be needed
for building placement not in direct relation to street sidewalks. Local standards
call for homes to either face street sidewalks, or be perpendicular and face
walkways that lead directly to a street sidewalk without going around buildings
and without crossing any vehicle use area. The northeast-most homes don't
meet this, and likewise the southeast-most homes. The NE homes would
benefit from some radius corner walkway details.
JR Response: the NE Home Layout and Site Plan has been revised to face a walkway that leads
to a street sidewalk.
Comment Number: 4
07/19/2022: FOR DISCUSSION -- Staff would like to get a solid understanding
of the grading and related landscaping. Are steps ramps walls and railings all
worked out? This would be a fundamental introduction to the whole story at a hearing.
JR Response: We’ve designed walkway stairs for units on the west side of Mars, shown walls and walk-
out/reverse walk-out units with max 4:1 slopes. We believe the PDP grading is feasible/constructible. At time of final all ramp steps,
and sidewalk improvements associated with grade constraints will be shown.
Comment Number: 7
11/29/2022: QUESTION/FOR HEARING: We need to be prepared to address
the 'Full Tree Stocking' standards for trees around buildings. Is there a concept
for that, to have few trees around a number of the buildings?
JR Response: Full Tree Stocking has been met or exceeded around all buildings
Comment Number: 9
12/12/2023: FOR DISCUSSION -- Staff would benefit from explanation of the
building type A and the second sheet of architectural elevations.
JR Response: Type A units have been redesigned to meet City Standards for Front Access garages please
see revised Architectural Floor Plans and Elevations for all Unit Types.
Comment Number: 10
12/12/2023: FOR DISCUSSION -- Access to the western trail is very limited.
Would it benefit from additional access?
JR Response: Do to the Sites Typography and Slope from West to East as well as the proposed Grading
Access to the Pedestrian/Bike Trail along the western edge of the property is limited.
Department: Engineering Development Review
Contact: Sophie Buckingham sbuckingham@fcgov.com
Topic: General
Comment Number: 1
12/15/2023: INFORMATION - REVISED:
The Will Serve letter does not address the easement vacation, but the comments from South
Fort Collins Sanitation District indicate that the District is aware of the intent to relocate the sewer line.
JR Response: Noted
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11/22/2022: FOR HEARING - UPDATED:
Thank you for updating the plat to indicate that this easement will be vacated by
separate document. What is the status of the letter of intent from South Fort Collins Sanitation District?
07/18/2022: FOR HEARING:
An existing 20-foot utility easement is shown on the plans, and it appears to
cross through many of the proposed lots. It looks like you are proposing to
remove the sanitary sewer in this easement. This easement will need to be
vacated. There will need to be a note on the plat stating that the easement will
be vacated by separate document. The vacation will happen after the plat is
filed and the sewer line is removed, but before the first building permit is issued for this
development. A letter of intent from South Fort Collins Sanitation District will be required for the hearing.
Comment Number: 14
12/12/2023: FOR HEARING - UPDATED:
Thank you for providing additional groundwater monitoring information. With the
next submittals, please continue to provide new information as it becomes available.
JR Response: Additional supplemental groundwater monitoring data has been included in the submittal
package. Aloterra will be providing more accurate groundwater monitoring for the wetland mitigation areas within the north detention
pond. This additional data will be provided to the city once it is available.
11/28/2022: FOR HEARING - UNRESOLVED:
With the shallow groundwater levels on the property, a full subsurface hydrology
report is required prior to hearing. If dewatering is needed, a location for
positive outfall needs to be determined prior to hearing, and if any offsite
easements will be needed, a letter of intent will be required prior to hearing.
07/19/2022: FOR HEARING:
Additional information about site hydrology and groundwater levels may be
needed. Please coordinate with Engineering and Stormwater Utilities.
Comment Number: 25
12/11/2023: FOR HEARING:
For the two driveways at the northwest bend in Rover Drive, please evaluate
whether any sight distance easements are needed.
JR Response: Sight distance has been evaluated, no easements are necessary.
Comment Number: 26
12/12/2023: FOR HEARING:
Sidewalk running slopes within public right-of-way cannot exceed five percent.
Please revise the grading to bring the sidewalk slopes into compliance with
ADA requirements.
JR Response: All sidewalks within the public ROW will not exceed 5%, and have been updated.
Intersection details will be provided at time of Final.
Comment Number: 27
12/12/2023: INFORMATION:
Some of the private sidewalks throughout the site have running slopes that
exceed five percent. Engineering will not enforce ADA requirements on private
property, but we recommend compliance with ADA requirements.
JR Response: Noted, outside the public ROW slopes up to 10% are allowed for a Recreational Trail
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Design.
Comment Number: 28
12/15/2023: FOR HEARING - REVISED:
The new intersection of Galactic Lane and Stellar Drive is close to Mars Drive
on the west and a curve in Stellar Drive to the east. Please identify sight
distance triangles for this intersection and restrict parking and landscaping
height within the triangles. Please also consider converting this access to point
to either emergency access only or right-in right-out only.
JR Response: Sight distance triangles have been evaluated. Parking will be restricted along the north side
of Stellar Drive between Galactic Lane and Mars Drive. Per city code plantings within the ROW will be restricted to 2 feet or less.
Similar to the other private alley points of access this connection is consistent with standards.
Comment Number: 29
12/12/2023: FOR HEARING:
Is there an easement in place for the offsite storm inlet work on the Foothills
Gateway property? If not, please provide a letter of intent from the property
owner, indicating their intention to dedicate an easement.
JR Response: A letter of intent has been provided with this submittal.
Comment Number: 30
12/12/2023: FOR HEARING:
Are the tracts on the plat intended to be dedicated as blanket easements? If so,
please add the word Easement to the Use column in the Ownership and
Maintenance Table, and add an E after the abbreviations in the drawing. For
example, Tract E could be listed in the table as Drainage Easement,
Landscape, Pedestrian Access Easement, and it could be labeled in the
drawing as DE, LS, PAE.
JR Response: Yes, the word easement has been added to ownership & maintenance table on the cover of
the plat. Also, the abbreviations have been updated on the legend to include the easement designation.
Comment Number: 31
12/12/2023: FOR HEARING:
Can the driveway for Lot 35 be shifted so that the adjacent pedestrian ramp and
the receiving ramp on the opposite side of the street can be moved south to
align with the walkway in Tract W?
JR Response: By offsetting the ramp and the walk connection in Tract W the pedestrian is redirected along
the ROW giving them a chance to evaluate the walk in tract W which will include steps. This allows for a safer transition between
Rover Drive and Nova Lane.
Comment Number: 32
12/12/2023: FOR HEARING:
Please label at least every other contour on the grading plan. This applies to both existing
and proposed contours. Labels should be spaced far enough apart that they do not overlap.
JR Response: Grading Plan Updated.
Comment Number: 33
12/15/2023: FOR FINAL:
Please provide more information about the changes this project will make to the
improvements constructed by the City's capital project. In particular, please
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show how much of the curb and gutter along Trilby Road will be demolished and
reconstructed. Please also indicate whether there will be street cuts for utility
connections in Trilby Road. Keep in mind the City's increased street cut fees for
newly constructed streets.
JR Response: Noted, additional info will be provided at first final submittal
Comment Number: 34
12/15/2023: FOR FINAL:
With FDP, please provide a signing and striping plan. In particular, please show
how the widened improvements along Trilby Road will tie into the existing conditions to the west.
JR Response: Noted, additional info will be provided at first final submittal
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
12/11/2023: FOR HEARING UPDATE: Please provide un updated TIS that
represents any changes to the number/type of units that will be built with this
development from previous submittals. Based on conversations in the most
recent meeting this is unlikely to change the conclusions of the study, but we
would like the TIS to directly reflect what is being built. We will also need to
continue to coordinate with the Capital Project regarding the bike and
pedestrian facilities that are anticipated to meet the Multi Modal Level of
Service. This will require some further coordination with our Active Modes,
Engineering, and Park Planning departments to insure any adjacent
frontage/trail requirements are being met to accommodate alternative modes.
This includes meeting the needs outlined within the adopted Active Modes plan
for facilities and how these will tie into the Capital Project at College and Trilby.
This will require an 8 foot sidewalk along Trilby to serve as the multi-use side
path which is typically 10 feet, but given the constrained area 8 foot is necessary.
JR Response: The TIS has been updated according to the latest site plan and number/type of units. There
are no resulting changes to the conclusions of the study. JR notes that further coordination with the Capital Project is needed to
meet alternative modes requirements.
11/27/2022: FOR HEARING UPDATE: Thank you for providing the additional
information. It has been received and reviewed.
07/18/2022:
FOR HEARING: A traffic study was received and reviewed by staff. Additional
information regarding the no build operation of the Trilby and College intersection is needed.
Comment Number: 2
12/11/2023: FOR HEARING UPDATE: Since the timing of the previous
submittal, the Capital Project to reconstruct the College and Trilby intersection
has received the require funding for construction. With this project approved
and funded the Adequate Public Facilities requirement to provide an alternative
mitigation strategy or provide a proportional share to the project based on this
developments impacts are no longer required as the expectation is that the
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improvements will meet the required level of service standards. The general
conclusion of the mitigation strategy to provide a temporary right turn lane to
mitigate is not going to be accepted as the Capital Project will eventually
accommodate that movement.
JR Response: JR notes that funding for the Capital Project has been received by the City. The TIS no
longer references a temporary right turn lane as a mitigation strategy
11/27/2022: FOR HEARING UPDATE: The objective is to have this project
coordinated with the Capital Improvement Project for the College and Trilby
intersection, the preference for the City is a proportional contribution to this
project to mitigate those impacts from this development. We will coordinate
with our Capital group to finalize the financial contribution.
07/19/2022:
FOR HEARING: In accordance with Land Use Code 3.7.3.E.1.a.1 and
LCUASS 4.6.8 the intersection of Trilby and College does not meet our overall
level of service standards required. Alternative Mitigation Strategy may be
requested and considered using the following process: The applicant submits
preliminary information from the Transportation Impact Study related to the
intersection, the impact, mitigation measures considered, discussion related to
feasibility and any recommendations for alternative mitigation to the Local
Entity.2. The Local Enity identifies a multi-departmental team of at least two staff
members. Staff members may typically come from Department or Divisions
related to Transportation Engineering, Traffic Operations, FCMoves (Fort
Collins Only), Streets and/or Planning. 3. The team reviews the submitted
information, develops an Alternative Mitigation Strategy and identifies the
reasonably related and proportional contribution based on impact. The Strategy
should be specifically linked to project impact, and may include improvements
for any mode of travel at the impacted intersection or elsewhere, or a fee in lieu
of improvements towards a project anticipated to be constructed within three
years. If the Local Entity Engineer determines that no reasonably related and
proportional mitigation based on impact is possible or desired by the Local
Entity Engineer, no alternative mitigation may be required. 4. Implementation of
an identified Alternative Mitigation Strategy serves as fulfillment of intersection
level of service requirements. In Fort Collins (City Limits Only) the administrative
determination with regard to an Alternative Mitigation Strategy is final and may
only be appealed pursuant to City of Fort Collins Land Use Code Division 2.1.3.
Department: Erosion Control
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Erosion ControlComment Number: 14
12/06/2023: INFORMATION:
Fees will be estimated at Final when the site water quality features are finalized,
at that point the fee estimate spreadsheet will be provided.
JR Response: Understood
11/16/2022:
The City Manager’s development review fee schedule under City Code 7.5-2
was updated to include fees for
Erosion Control and Stormwater Inspections. As of January 1st, 2021, these
fees will be collected
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on all projects for such inspections. The Erosion Control fees are based on; the
number of lots,
the total site disturbance, the estimated number of years the project will be
active. Based
on the proposed site construction associated with this project we are assuming
127 lots, 38.06 acres of
disturbance, 3 years from demo through build out of construction and an
additional 3.00 years till full
vegetative stabilization due to seeding. Which results in an Erosion Control Fee
estimate of $6,834.17 .
Please note that as the plans and any subsequent review modifications of the
above-mentioned values
change the fees may need to be modified. I have provided a copy of the
spreadsheet used to arrive at these
estimates for you to review. Please respond to this comment with any changes to
these assumed estimates and why, so that we may have a final fee estimate
ready for this project. The fee
will need to be provided at the time of erosion control escrow.
The Stormwater Inspection Fees are based on the number of LID/WQ Features
that are designed for on this
project. Based on the plans we identified 0 number of porous pavers, 1 number
of bioretention/level
spreaders, 1 number of extended detention basins, and 1 number of
underground treatments, results in
an estimate of the Stormwater LID/WQ Inspection fee to be $ $980.00 . Please
note that as the plans and
any subsequent review modifications of the above-mentioned values change
the fees may need to be
modified. I have provided a copy of the spreadsheet used to arrive at these
estimates for you to review.
Please respond to this comment with any changes to these assumed estimates
and why, so that we
may have a final fee estimate ready for this project. The fee will need to be
provided at the time of erosion
control escrow. "
Department: Stormwater Engineering
Contact: Dan Mogen dmogen@fcgov.com 970-305-5989
Topic: General
Comment Number: 1
12/11/2023: FOR HEARING - UPDATED: Thank you for your ongoing coordination.
JR Response: No problem!
12/09/2022: Thank you for your ongoing coordination.
07/27/2022: Coordination is needed between the stakeholders in the
stormwater design of this site including multiple City Departments - Stormwater
Master Planning and Field Operations, Environmental Planning, Engineering
Capital Projects. Items to consider in addition to overall development
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requirements include master plan details; accessibility of ponds, channel, and
other stormwater infrastructure for maintenance; proposed landscaping and use
of wetlands; and coordination with adjacent intersection capital improvement project.
Please work with the Development Review Coordinator to schedule a meeting with all necessary parties.
Comment Number: 2
12/11/2023: FOR HEARING - UPDATED:
Thank you for responses. The responses and updated model have been sent to
Wilson for review, and I will pass along the results of Wilson's review once received.
JR Response: JR has responded to these comments in a separate letter for Wilson. This letter is included
in our submittal.
12/09/2022: Please see comment letter from Dan Evans (Wilson Co) regarding SWMM model review.
07/27/2022: Please provide updated EPA SWMM model for review of
compliance with site and master plan requirements including release rate and detention volume.
Comment Number: 3
12/11/2023: FOR HEARING - UPDATED:
Please see redlines regarding groundwater information provided. Is
groundwater being monitored in the area of the proposed stormwater systems?
JR Response: See drainage report or submittal package for additional supplemental groundwater
monitoring data. Aloterra will be providing more accurate groundwater monitoring for the wetland mitigation areas within the north
detention pond. This additional data will be provided to the city once it is available.
12/09/2022: Groundwater is beneficial to the proposed wetland; however, it
can be detrimental to other stormwater systems including water quality ponds, rain gardens,
and underground systems. Please clarify proposed separation from high groundwater levels.
07/27/2022: A minimum of 2 feet of anticipated separation is required from
groundwater to proposed stormwater facilities including detention ponds and
underground treatment/storage systems. The information provided in the soils
report shows depths to groundwater have varied over time but may be shallow,
in the range of 2 to 7 feet when some measurements were taken. Please
conduct groundwater monitoring to show adequate separation from proposed facilities.
Comment Number: 4
12/11/2023: FOR HEARING - UPDATED:
Please see updated redlines regarding separations in both the site and utility plans.
JR Response: Updated see responses provided on the site and utility plan.
12/09/2022: Please see updated redlines/locations.
07/27/2022: Please review landscape separation requirements and provided
separations. Please see locations identified in the redlines for additional information.
Comment Number: 6
12/11/2023: FOR HEARING - UPDATED:
Please see redlines regarding clarifications.
JR Response: Updated. See response to redlines.
12/09/2022: It appears water quality and LID requirements are primarily being
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met for the site; however, additional information is needed for clarification.
Please see updated redlines for more information.
07/27/2022: Water quality treatment is required for the entire site and can be
achieved thru a combination of methods including Low Impact Development
(LID) facilities. Please show how water quality is provided for the site. Please
see redlines for additional information.
Comment Number: 9
12/11/2023: FOR HEARING - UPDATED:
Please see updated redlines and contact me to discuss.
JR Response: Had virtual meeting with Stormwater on 1/10/24. Based on our conversation wet utility
crossings were improved to be as close to perpendicular as possible within reason. Aloterra is currently in the process of obtaining
more accurate groundwater monitoring data for the wetland mitigation area in the north detention pond.
12/09/2022: Please see updated redlines.
07/27/2022: Please see redlines. I encourage you to reach out with any questions or to review
potential revisions, and I’d be happy to set up a meeting or conference call to do so.
Comment Number: 11
12/11/2023: FOR HEARING - UPDATED:
Please clarify the plat to show easements are dedicated in addition to the "use" of these tracts.
JR Response: JR Response: Yes, the word easement has been added to ownership & maintenance table
on the cover of the plat. Also, the abbreviations have been updated on the legend to include the easement designation.
12/09/2022: Please dedicate drainage easements for drainage facilities
including ponds, rain gardens, underground systems, 100-year conveyance
channels, public storm systems that are located outside the right-of-way. It
appears some drainage easements are shown on the proposed plat; however,
not all required areas are covered. For instance, it appears Tracts A and B are
not proposed to have a drainage easement while drainage facilities requiring
an easement are located on both tracts.
Department: Light And Power
Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306
Topic: General
Comment Number: 5
07/19/2022: FOR FINAL:
This project will need to comply with our electric metering standards. Electric
meter locations will need to be coordinated with Light and Power Engineering.
Each residential unit will need to be individually metered. Please gang the
electric meters on one side of the building, opposite of the gas meters.
Reference Section 8 of our Electric Service Standards for electric metering
standards. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
JR Response: Understood
Comment Number: 7
07/19/2022: FOR FINAL:
A commercial service information form (C-1 form) and a one-line diagram for all
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commercial meters will need to be completed and submitted to Light & Power
Engineering for review prior to Final Plan. A link to the C-1 form is below:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
JR Response: Understood
Comment Number: 11
07/19/2022: FOR INFORMATION:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me or visit the following website for an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
JR Response: Noted
Department: Environmental Planning
Contact: Kirk Longstein klongstein@fcgov.com 970-416-4325
Topic: General
Comment Number: 8
12/11/2023: INFORMATION ONLY - Language regarding the protection and
enhancement of the Natural Habitat Buffer Zone will be included in the
Development Agreement for this project. A security will need to be provided
prior to the issuance of a Development Construction Permit that accounts for
the installation and establishment of the Natural Habitat Buffer Zone. Prior to the
Final Development Plan (FDP) approval please provide an estimate of the
landscaping costs for the Natural Habitat Buffer Zone, including materials, labor,
monitoring for a minimum of three years, weed mitigation and irrigation. We will
then use the approved estimate to collect a security (bond or escrow) at 125%
of the total amount prior to the issuance of a Development Construction Permit.
JR Response: Understood
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 12
12/11/2023: FOR HEARING: WETLAND MITIGATION: Further discussion and
planning is needed on the wetland mitigation aspects to ensure a feasible plan.
An offline meeting will be needed. Topics of discussion and consideration include:
-Wetland-specific groundwater monitoring;
-More thought into the expected hydrologic conditions (both the existing and proposed);
-Exploring opportunities for more heterogeneity in topography and habitat at the bottom of the pond; and
-Opportunities for allowing resident enjoyment of the natural feature.
JR Response: Meeting with Scott has occurred to discuss these matters.
Comment Number: 13
12/11/2023: FOR HEARING: An entire sheet needs to be dedicated to displaying both the existing
natural features, strict application of buffering standards, and the proposed mitigation and buffering.
A table needs to be provided that provides the totals.
JR Response: An Existing Environmental Conditions Plan has been added to our Environmental Plans
Comment Number: 14
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12/11/2023: FOR HEARING: Is the buffer on the western border of the side,
near where the former North Louden Ditch has been piped, being used as NHBZ?
JR Response: the Proposed Western NHBZ in not in the area of the former Louden Ditch Location. Please
see the Existing Environmental Conditions Plan for the location of the former Louden Ditch .
Comment Number: 15
12/11/2023: FOR HEARING: The red-tailed hawk nest on the south end of the
site and its 450-ft buffer must be portrayed on all applicable plan sets
(landscape, utilities, etc.). If the species using the northern nest changes from
great horned owl during the review process, that buffer will have to be portrayed as well.
JR Response: the Red Tailed Hawk 450’ Buffer is shown on the PDP Site Plans, Landscape Plans and
Utility Plans.
Comment Number: 16
12/11/2023: FOR HEARING: A preliminary prairie dog mitigation plan will be
needed for Hearing, and it can be finalized as needed for Final Approval. There
is a substantial prairie dog population on site, and appropriate handling will
likely be complicated and possibly varied. For example, mitigation might consist of several methods
(active relocation, trap and donate, and payment in lieu). Further discussion is likely needed.
JR Response: A Preliminary Prairie Dog Analysis and Mitigation Plan is included in the ECS.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 5
11/28/2022: FOR HEARING - UNRESOLVED
Please label the tree species on the landscape plan
JR Response: All trees Species have been noted on the Landscape Plans
Comment Number: 10
12/12/2023: FOR HEARING
There are a few separation issues with trees and storm inlets. Please increase the separation to 10 ft.
JR Response: Tree location conflicts have been addressed
Comment Number: 11
12/12/2023: FOR HEARING
Please include the quantity of each tree species on the Landscape plan to
ensure diversity requirements are being met:
Number of trees on site Maximum percentage of any one species
10-19 50%
20-39 33%
40-59 25%
60 or more 15%
`JR Response: Addressed
Comment Number: 12
12/12/2023: FOR APPROVAL
Please add the water and sewer service lines to the landscape plans as soon
as possible. They must be included to ensure proper tree separation. Please
provide their locations with clear symbols on the plans and in a legend. Forestry will review
final tree to street light, stop sign, water and sewer service line separations during final plan review.
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Please include locations of utilities on the landscape plan including but not
limited to water service/mains, sewer service/mains, gas, electric, streetlights,
and stop signs. Please adjust tree locations to provide for proper tree/utility separation.
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and water or sewer service lines
4’ between trees and gas lines
10’ between trees and electric vaults
40’ between canopy shade trees and streetlights
15’ between ornamental trees and streetlights
JR Response: Noted
Department: Parks & Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
11/29/2022: INFORMATION: Both Park Planning & Development and Parks Department comments
will be provided by Missy Nelson | mnelson@fcgov.com .
07/19/2022: INFORMATION: The Park Planning & Development Department is
available to discuss these comments in more detail. Please contact Kyle
Lambrecht, PE at 970.416.4340, klambrecht@fcgov.com.
Comment Number: 4
07/19/2022: INFORMATION: The Larimer County Urban Area Street Standards
(“LCUASS”), Chapter 16 Pedestrian Facilities and Chapter 17 Bicycle
Facilities provide additional design guidelines for multi-use recreational trails.
Comment Number: 5
11/29/2022: FOR HEARING - UNRESOLVED
07/19/2022: INFORMATION: Grade separated crossings of arterial roadways
and major collectors are required (LCUASS Chapter 17.3) and provide safe
trail connectivity. Additional easement area for grade separation approaches
may be required to accommodate the grade separation. Trilby Road adjacent
to this development is identified as a 4-Lane Arterial roadway on the City’s Master Street Plan.
Comment Number: 12
12/12/2023: FOR FINAL: Please see redlines on Trail Exhibit.
JR Response: Trail Exhibit updated and resubmitted.
11/29/2022: FOR HEARING - UNRESOLVED.
07/19/2022: FOR HEARING: Please plan to develop a holistic trail connectivity
exhibit that highlights the new trail through the development and how the trail
segment will tie into existing and planned improvements outside the parcel
boundaries. Please plan to development this exhibit cooperatively with PPD and Parks staff.
Comment Number: 16
12/12/2023: FOR FINAL: Thank you for providing the 8' trail and working with
ditch company! Is 10' not feasible?
JR Response: 8’ wide trail meets the standard for a non-regional trail.
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11/29/2022: FOR HEARING - UNRESOLVED.
07/19/2022: INFORMATION: As this is a not considered a regional trail, the
minimum trail width is 8’. Please consider a 10’ wide paved trail to reduce
conflicts between multi-use trail users, including bicycles, pedestrians, and
mobility-challenged individuals using assistance such as walkers and
wheelchairs. Please include a clear distance of 3’ from vertical obstructions
such as trees, transformers, fences and/or walls. Modifications of the typical
cross-section must be approved by PPD.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 3
12/08/2023:UPDATED FOR FINAL
The hydrants on the alleys have been provided bump outs to 26 foot width but
the plat does not reflect this as part of the EAE. Please update the plat to show EAE alignment.
JR Response: EAE bumpouts have been updated on the plat.
07/14/2022: UNRESOLVED FOR HEARING
FIRE LANE SPECIFICATIONS
Access roads with a hydrant are required to be 26 feet in width. Some hydrants
are located in the 24 foot private alley. This alley will need to be 26 feet wide or
designed with at least a 60 foot length bump out to 26 foot width.
Comment Number: 4
12/08/2023: UPDATED FOR FINAL
Please add a walkway in Southwest corner of site between 3 unit and 4 unit building on Nova Lane (alley).
JR Response: Noted
07/15/2022: FOR FINAL
ACCESS TO BUILDING OPENINGS
Plans containing alley loaded lots present an added obstacle for access as the
walkway shall be capable of providing access for emergency personnel and
equipment to quickly arrive at the main egress door to the residence. Front
egress doors that face a greenbelt or other landscape feature shall be provided
with an approved sidewalk to the front door that connects to with the alley to
provide direct and efficient access to any individual unit. Future plans should
include all walkways between buildings to the front door.
Comment Number: 5
12/08/2023: UPDATED FOR FINAL
Please add generic address to building elevations.
JR Response: Noted, will be added for first final submittal.
07/15/2022: FOR FINAL
PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING
Where possible, the naming of private drives is usually recommended to aid in
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wayfinding. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in
a position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be arabic numbers or alphabetical letters. Numbers shall not be spelled
out. The address numerals for any commercial or industrial buildings shall be
placed at a height to be clearly visible from the street. They shall be a minimum
of 8 inches in height unless distance from the street or other factors dictate
larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. The
address numbers for one- and two-family dwellings shall be a minimum of 4” in
height with a minimum ½” stroke and shall be posted on a contrasting
background. If bronze or brass numerals are used, they shall only be posted on
a black background for visibility. Monument signs may be used in lieu of
address numerals on the building as approved by the fire code official.
Buildings, either individually or part of a multi- building complex, that have
emergency access lanes on sides other than on the addressed street side, shall
have the address numbers and street name on each side that fronts the fire lane.
JR Response: Noted
Comment Number: 7
07/15/2022: FOR FINAL
FIRE LANE LOADING
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable
of supporting 40 tons. any area dedicated as EAE shall indicate the ability to
support this load. A note shall be added to the civil plans.
JR Response: Noted
Comment Number: 8
07/15/2022: FOR FINAL
FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be
indicated on future plan sets. Fire lane signs as specified in Section D103.7.1
shall be posted on both sides of fire apparatus access roads that are 20 to 26
feet wide. Fire lane signs as specified in Section D103.7.2 shall be posted on
one side of fire apparatus access roads more than 26 feet wide and less than 32 feet wide.
Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing.
Appropriate directional arrows required on all signs. Posting of additional fire
lane signage may be determined at time of fire inspection.
JR Response: Noted
Department: Internal Services
Contact: Lauren Wade lwade@fcgov.com 970-302-5962
Topic: General
Comment Number: 1
07/01/2022: GIS will need the two eastern private alleys and the north west
private alley named for addressing purposes.
JR Response: Noted
Topic: Plat
Comment Number: 2
07/01/2022: GIS: Mercury Dr in the plat is too disconnected from the existing
Page 16 of 19
Mercury Dr. A new street name will be necessary for this section of road.
JR Response: Noted
Comment Number: 5
11/25/2022: No issues with the current street naming with the exception of
Stellar Circle. Circle suffix is discourage and we suggest using Court instead.
Street names have been approved and reserved.
JR Response: Noted
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 3
07/18/2022: Townhome and duplex construction shall comply with adopted
codes as amended. Current adopted codes are:
2021 International Residential Code (IRC) with local amendments
2018 International Plumbing Code (IPC) as amended by the State of Colorado
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
JR Response: Noted
Please read the residential permit application submittal checklist for complete requirements.
· Snow Live Load: Ground Snow Load 35 PSF.
· Frost Depth: 30 inches.
· Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
· Seismic Design: Category B.
· Climate Zone: Zone 5
· Energy Code: 2021 IECC residential chapter.
JR Response: Noted
INFORMATIONAL ITEMS:
· For a fire-sprinkled building, 3ft setback required from property line or provide
fire rated walls & openings per chap 3 of the IRC.
· Bedroom egress windows (emergency escape openings) required in all bedrooms.
· For buildings using electric heat, heat pump equipment is required.
· Attached single-family townhomes and duplexes are required to be fire
sprinkled per local amendment and must provide a P2904 system min and
provide fire rated wall per R302. This fire sprinkler system usually requires a ¾”
or 1” water line and meter to meet all P2904 requirements.
· New homes must provide electric vehicle ready wiring if garages are attached, see local amendment.
· Provide site-wide accessibility plan in accordance with CRS 9-5. This requires
accessible units per that state standard.
JR Response: Noted
Stock Plans:
When residential buildings will be built at least three times with limited
variations, a stock plan design or master plan can be submitted for a single
review and then built multiple times with site specific permits. More information
can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php.
Comment Number: 4
Page 17 of 19
07/18/2022: Construction shall comply with adopted codes as amended.
Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local amendments
Colorado Plumbing Code & state amendments (currently 2018 IPC)
2020 National Electrical Code (NEC) as amended by the State of Colorado
JR Response: Noted
Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
· Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
· Snow Live Load: Ground Snow Load 35 PSF.
· Frost Depth: 30 inches.
· Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
· Seismic Design: Category B.
· Climate Zone: Zone 5
· Energy Code: 2021 IECC commercial chapter.
JR Response: Noted
INFORMATIONAL ITEMS:
· Commercial occupancies must provide 10ft setback from property line and 20
feet between other buildings or provide fire rated walls and openings per
chapter 6 and 7 of the IBC.
· City of Fort Collins adopted International Fire Code (IFC) and amendments to
the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or
when building exceeds 5000 sq.ft. (or meet fire containment requirements).
· Buildings using electric heat, must use heat pump equipment.
· A City licensed commercial general contractor is required to construct any new commercial structure.
· Plans must be signed and stamped by a Colorado licensed architect or
engineer and must be included in the permit application.
· Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604.
JR Response: Noted
Building Permit Pre-Submittal Meeting:
Please schedule a pre-submittal meeting with Building Services for this project.
Pre-Submittal meetings assist the designer/builder by assuring, early on in the
design, that the new projects are on track to complying with all of the adopted
City codes and Standards listed below. The proposed project should be in the
early to mid-design stage for this meeting to be effective. Applicants of new
projects should email rhovland@fcgov.com to schedule a pre-submittal
meeting. Applicants should be prepared to present site plans, floor plans, and
elevations and be able to discuss code issues of occupancy, square footage,
type of construction, and energy compliance method being proposed.
JR Response: Noted
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Page 18 of 19
Topic: General
Comment Number: 2
12/12/2023: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
JR Response: Noted
11/28/2022: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
JR Response: Noted
07/19/2022: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Topic: Plat
Comment Number: 1
12/12/2023: FOR HEARING-UPDATED:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
JR Response: See response to redline
11/28/2022: FOR HEARING-UPDATED:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
JR Response: Noted
07/19/2022: FOR HEARING:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
JR Response: Noted
Department: Outside Agencies
Contact: Donna George, Xcel Energy, Donna.L.George@xcelenergy.com,
303.571.3306
Topic: General
Comment Number: 2
Please see separate document provided by reviewer. Thank you.
JR Response: Received and Noted
Contact: Trevor Crane, PE, TCrane@FCLWD.com, 970.226.3104 Ext 113
Topic: General
Comment Number: 1
Reviewed in the Bluebeam Session. Thank you.
Page 19 of 19
JR Response: Comment responses added on redlines pdf.
Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
06/27/2022: Preliminary irrigation plans (PIP) are required for review at Final
Development Plan (FDP), prior to issuance of building permit. The
requirements for the PIP must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to irrigationdr@fcgov.com or Eric Olson eolson@fcgov.com
JR Response: Noted
Comment Number: 2
06/27/2022: Irrigation plans are required no later than at the time of building
permit. The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Eric Olson, at 221-6704 or eolson@fcgov.com
JR Response: Noted