HomeMy WebLinkAboutTHE ELLIE AT OLD TOWN NORTH - PDP240002 - SUBMITTAL DOCUMENTS - ROUND 2 - Responses
Travis Hendrix
KGA Studio Architects
3881 Steele St, Ste 1132
Denver, CO 80205
Community Development and Neighborhood Services June 21, 2024
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
Comment Responses to Project Development Plan Review Round 1 for The Ellie at Old Town
North:
Please see comment responses in-line below in blue.
Project Team:
Architect – KGA Studio Architects
Landscape Architect – Planscapes Design Group
Civil Engineer – TJC Limited
The following documents did not change from the firs
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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
May 31, 2024
RE: The Ellie at Old Town North, PDP240002, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of The Ellie at Old Town North. 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
05/28/2024: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Please include me in all email
correspondence with other reviewers and keep me informed of any phone
conversations. Thank you!
Comment Number: 2
05/28/2024: SUBMITTAL:
As part of your resubmittal, you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format. Please use this
document to insert responses to each comment for your submittal, using a
different font color.
When replying to the comment letter please be detailed in your responses, as
all comments should be thoroughly addressed. Comments requiring action
should NOT have a response such as noted or acknowledged. You will need to
provide references to specific project plans, pages, reports, or explanations of
why comments have not been addressed [when applicable].
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Comment Number: 3
05/28/2024: 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.
Comment Number: 4
05/28/2024: 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
05/28/2024: 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
05/28/2024: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
Comment Number: 7
05/28/2024: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
Comment Number: 8
05/28/2024: NOTICE:
A Development Review sign will be posted on the property. This sign will be
posted through the final decision and appeal process. A request for the removal
of signs will be made by your Development Review Coordinator at the
appropriate time.
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Comment Number: 9
05/28/2024: FOR HEARING:
All "For Hearing" comments need to be addressed and resolved prior to
moving forward with scheduling the Hearing. Staff will need to agree the project
is ready for Hearing approximately 4 to 8 weeks prior to the hearing.
Response – Architect: Acknowledged
Comment Number: 10
05/28/2024: FOR HEARING:
This proposed project is being processed as a Type 2 Development Plan. The
decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For
the hearing, we will formally notify surrounding property owners within 800 feet
(excluding public right-of-way and publicly owned open space).
Response – Architect: Acknowledged
Comment Number: 11
05/28/2024: FOR RECORDING:
Add the “Director Signature" label under the signature line in the Planning Approval box for the Plan Set.
Response – Architect: Please see revised Cover Sheet for added label.
Department: Planning Services
Contact: Clark Mapes cmapes@fcgov.com 970-221-6225
Topic: General
Comment Number: 1
05/28/2024: FOR HEARING:
Planning comments are mainly questions and clarifications:
•What are the utility bump-outs on the ends of the buildings in the site plan?
They don't match the architectural drawings.
Response – Architect: These are fire riser rooms and storage closets for maintenance. Please see revised
elevations reflecting them.
•Likewise, the arch. shows doorways on the ends, but the plan doesn't indicate that with walkways.
Response – Architect: The doors you are seeing in elevation are recessed back, the walkway to the patio
is at a perpendicular angle to the elevation view of the door. Please see included floor plans indicating
location of doors.
•On the architecture, label the dark trim. Is there any relief there?
•And related to that, it's impossible to tell what's happening where the vertical
siding meets the lap siding. I you have photos, or drawings that show that, let's
see those. (Are they recessed? Is there trim around the top and left sides? etc.)
•And, same question for the recessed balconies where the lap siding meets the returns.
What do you think about some different doors or even just different door colors?
Response – Architect: See Sheet 11 for added image of building precedent showing trim/siding
interactions.
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Comment Number: 2
05/28/2024: FOR HEARING:
South streetscape: Let's get a complete string of exact accurate dimensions
from the back of the curb to the face of the building with the 6" curb, planting
strip, and 5' walkway. Use the narrowest west end for this string.
Why no trees in the south strip? Medium size, e.g. Bigtooth Maple?
Response – Landscape Architect: Added dimensions and 3 Big Tooth Maples as requested
Comment Number: 3
05/28/2024: FOR HEARING:
Code Section 3.5.1: Findings will have to address "proportions in building mass
and outdoor spaces" with buildings "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."
Brick @ ends, and recessed balconies, and the little front fences, are positive elements.
Response – Architect: The Ellie at Old Town North is located at the southwest corner of Suniga and
Blondel. Character of the surrounding neighborhood is primarily residential with a range of multi-family,
attached homes, and single family residences. As a three story townhome project in a rowhome
organization The Ellie anchors a corner entry from a municipal arterial. The form and mass of the
townhomes negotiates a reduction in scale and density from the four-story multi-family apartments at the
face block across Suniga. Old Town North on the south side of Suniga is an eclectic mix of forms,
typologies, and architectural styles. The immediately surrounding attached housing provides similar lot
density and scale in mass. There are also single family homes that provide similar design typologies and
architectural aesthetic, as seen in adjacent three-story contemporary structures. The Ellie at OTN lands in
the middle of the gradient of urban design typologies of the immediate and greater fabric of Old Town North.
Additionally, sheet 11 has been added to convey a diagrammatic site section of The Ellie in relation to
surrounding building forms and included supplemental imagery of the immediate adjacent buildings.
Comment Number: 4
05/29/2024: Modification request - orientation to the street sidewalk network
for westernmost units. Radius the 90-degree corner at west end.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
05/20/2024: NO HISTORIC REVIEW REQUIRED:
This proposal does not require historic review because there are no designated
historic resources, or resources that are at least 50 years old and would require
evaluation, on the development site or within 200 feet of the development site.
Response – Architect: Acknowledged
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Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 1
05/16/2024: FOR HEARING:
Please address all redlines on the plans.
Comment Number: 2
05/28/2024: FOR HEARING:
Fences cannot be installed directly behind the sidewalk on the ROW/property line.
Fences must adhere to the setbacks per LCUASS Table 7-1. Please move fence back
from the ROW and match the required setbacks along Suniga Road. Give the fence
a unique line type and label in the utility plans to better show where it is intended to be installed.
Response – Civil Engineer: Fence modified to adhere to 8’ fence setback.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
05/27/2024: INFORMATION:
The Transportation Impact Study has been received, reviewed and general conclusions accepted.
Response – Architect: Acknowledged
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 1
05/13/2024: INFORMATION:
This project is located within the City's MS4 boundaries and is subject to the
erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM),
Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion .
Response – Civil Engineer: Acknowledged
Topic: Fees
Comment Number: 2
05/13/2024: FOR FINAL PLAN:
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.
Please provide an erosion control plan for 'Final Plan or Approval Submittal'.
This project disturbs under 3 acres so only a sequence chart needs to be
provided on the erosion control plans. Please ensure that the Erosion Control
Plans provided include a sequence chart in accordance with (FCSCM Ch 2 Section 6.1.3.2)
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Based upon the supplied materials, an Erosion Control Escrow Calculation will
need to be provided. 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) at time of Final Plan or Approval Submittal
Response – Civil Engineer: Acknowledged for Final Plan
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 3
05/27/2024: FOR HEARING:
The outfall down to the storm crossing under Suniga Road needs to be verified
it is adequate and has a positive slope.
Response – Civil Engineer: Capacity check added to drainage report.
Comment Number: 4
05/27/2024: FOR HEARING:
The Time of Concentration numbers seem high. Typically, sub-basins this small
will all have the minimum 5-minute TOC.
Response – Civil Engineer: Revised. The slope was input as ft/ft instead of percent which caused the
error.
Comment Number: 5
05/27/2024: FOR HEARING:
Basin 2 C*Cf should be the max of 1.00.
Response – Civil Engineer: Revised to 1.00
Comment Number: 6
05/27/2024: FOR HEARING:
The City will let the Development team know on how the existing culvert shall be
abandoned and if flow fill will be required.
Response – Civil Engineer: Please share note when available. I have modified the note in the plan.
Comment Number: 7
05/27/2024: FOR HEARING:
The rain garden will need to be within a drainage easement.
Response – Civil Engineer: Easement was added.
Comment Number: 8
05/27/2024: FOR HEARING:
There is a proposed tree over the existing culvert that is to remain. 10 feet of
horizontal separation is required.
Response – Civil Engineer: Trees to be coordinated with final utility locations.
Response – Landscape Architect: 10 foot plus separation maintained on this set
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Comment Number: 9
05/29/2024: INFORMATION:
There are NECCO fees associated with this project. This site is located in Sub
basin 810 of the NECCO Master Plan. Fees associated with that basin are
$44,859/acre and are due before issuance of a building permit.
Response – Civil Engineer: Acknowledged
Department: Water-Wastewater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 1
05/27/2024: FOR HEARING:
This water service configuration meets City Criteria only if these are
"multi-family" buildings on one lot. If these were "single family-attached", aka
townhomes, then each unit would need their own individual water and sewer taps and meters.
Response – Civil Engineer: These are MF and therefore okay as designed.
Comment Number: 2
05/27/2024: FOR HEARING:
The irrigation tap does not connect to the building. Please revise.
Response – Civil Engineer: Revised
Comment Number: 3
05/27/2024: FOR HEARING:
The water meters need to be outside of the parkway and public utility easement.
Response – Civil Engineer: Revised
Comment Number: 4
05/27/2024: FOR HEARING:
The curb stops need to be 1-foot or closer of the western utility easement
boundary and still within the easement.
Response – Civil Engineer: Revised
Comment Number: 5
05/27/2024: FOR HEARING:
Please label tap sizes once known. Also, please provide water peak demand
calculations to justify tap size for each building and for irrigation.
Response – Civil Engineer: In process. We will add when available.
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Comment Number: 6
05/27/2024: FOR HEARING:
Most likely, the sanitary sewer will be shallow in the area these buildings are
served and the services could be in conflict with the water main. Please provide
preliminary depths to ensure there are no conflicts with the services while still
meeting the 18-inch vertical separation requirements between water and sewer.
Response – Civil Engineer: Potholing in process
Comment Number: 7
05/27/2024: FOR HEARING:
Please verify there are no conflicts with the proposed sanitary sewer and the hydrant lateral east of the site.
Response – Civil Engineer: Potholing in process
Comment Number: 8
05/27/2024: FOR HEARING:
The proposed sewer main needs to terminate 10 feet south of the existing
storm inlet. Also, please show this inlet on the utility plan.
Response – Civil Engineer: This is provided.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 1
05/24/2024: INFORMATION:
Unless required during PDP, a complete review of all plans will be done at FDP.
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 1
05/27/2024: FOR FINAL PLAN:
Preliminary irrigation plans are due at FDP should include a landscape plan, a
water budget and hydrozone map. Your water budget must be under 15
gallons/square foot for the property annually. Final irrigation plans are due at
building permit application, but we encourage you to submit them earlier in case
changes need to be made. Detailed irrigation submittal requirements can be found here:
https://www.fcgov.com/utilities//img/site_specific/uploads/irrigation-plan-submittal-reqs.pdf?1649260267
Response – Landscape Architect: Hydro-zone Plan and Water Budget Chart has been added to this set.
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Department: Light And Power
Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772
Topic: General
Comment Number: 1
05/28/2024: INFORMATION:
Light and Power has existing electric facilities in the parkway location along the
south side E Suniga that will need to be intercepted and extended to the proposed transformer location.
Comment Number: 2
05/28/2024: FOR HEARING:
A utility easement will need to be dedicated around the transformer for the buildings.
The utility easement will need to extend from the existing15ft utility easement along
Suniga to encompass the transformer. A 9'x12' utility easement is needed around the transformer pad.
Response – Civil Engineer: Please see added easement to transformer location.
Comment Number: 3
05/28/2024: INFORMATION:
You may want to shift the transformer to the east side of the parking to shorten
your electric service runs from the transformer to the meters.
Comment Number: 4
05/28/2024: INFORMATION:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me to discuss development fees or visit the following website for
an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
Comment Number: 5
05/28/2024: FOR FINAL PLAN:
Multifamily buildings are treated as customer owned services; therefore a C-1
form and one line diagrams must be completed out and submitted to Light &
Power Engineering for each building. All secondary electric service work is the
responsibility of the developer and their electrical consultant or contractor. A C-1 form can be found here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-f
forms-guidelines-regulations
Comment Number: 6
05/28/2024: INFORMATION:
Please show the electric meter banks and electric services from the transformer
to the meters on the utility plan.
This project will need to comply with our electric metering standards. Electric
meter locations will need to be coordinated with Light and Power Engineering.
Residential units will need to be individually metered. For all attached units,
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
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metering standards. A link has been provided here:
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
Comment Number: 7
05/28/2024: INFORMATION:
Light and Power is experiencing material shortages and long lead times on
certain materials and unfortunately this is an industry wide issue.
Light and Power typically has stock of our materials, including transformers, and
we work on a first come, first service basis with our inventory stock. We will
assess what we have available when this project gains City approval and
progresses to construction. Light and Power is working hard to secure
materials, transformers, and orders have been placed with our manufactures to
replenish inventory.
Comment Number: 8
05/28/2024: INFORMATION:
For additional information on our renewal energy programs please visit the
website below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/go renewable
Comment Number: 9
05/28/2024: INFORMATION:
Please contact Tyler Siegmund with electric project engineering if you have any
questions at (970) 416-2772. You may reference Light & Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437
Reference our policies, development charge processes, and use our fee
estimator at: http://www.fcgov.com/utilities/business/builders-and-developers.
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Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 1
05/09/2024: FOR HEARING:
The Land Use Code requires that any prairie dogs inhabiting a site must be
humanely removed prior to development activities [LUC 3.4.1(N)(6)]. Mitigation
options are based on onsite assessment and include but are not limited to:
trap and donate or fumigation.
If this project proceeds in the development review process, at least a concept
prairie dog removal plan will be needed prior to Hearing.
Should this project achieve approval and proceed to construction,
documentation needs to be provided prior to issuance of DCP (at least one
week prior to DCP meeting is ideal) regarding the removal of black tailed
prairie dogs. Documentation should be in the form of a signed letter or memo
from the wildlife biologist for the removal (date, time, methods).
Response - Architect: Please find Prairie Dog Management plan in submittal documents.
Comment Number: 2
05/09/2024: FOR HEARING:
Currently you have a detention seed mix proposed for the rain garden. Although
some of the species will have success, not all will do well in sandier soils.
Please revise this seed mix to be better suited for rain gardens. Additionally,
the City has a seed mix that is specific to rain gardens and also adds the
benefit of pollinator gardens using a variety that has both rain garden and
pollinator garden benefits. Please reach out the Environmental Planner if
interested in using this seed mix on this site.
Response – Landscape Architect: Rain Garden Seed Mix and Seed Mix Prep has been added to
landscape plan
Comment Number: 3
05/09/2024: FOR HEARING:
Please clarify specific turf species on the Landscape Plan and the blend
percentages to ensure the project water budget chart gets adequately calculated.
Response – Landscape Architect: “RTF Water Saver” Has been specified in landscape legend.
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Comment Number: 4
05/09/2024: FOR HEARING:
The City of Fort Collins is designated as a bird sanctuary for the refuge of wild
birds (Municipal Code Chapter 4, Division 8 - Wild Birds:
https://library.municode.com/co/fort_collins/codes/municipal_code?
nodeId=CH4ANIN_ARTIIAN_DIV8WIBI) and in order to satisfy the federal
Migratory Bird Treaty Act requirements, it is prohibited for any person at any
time in the City to abuse or injure any wild bird or damage a nest with eggs or
injure the young of any such bird. A professional ecologist or wildlife biologist is
required to complete the nesting survey linked below 5-7 days before
conducting tree removal or trimming. If tree removal or trimming is planned,
please include the following note on the tree mitigation plan and landscape plan, as appropriate:
"NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING
SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A
PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A
NESTING SURVEY 5-7 DAYS BEFORE TREE REMOVAL OR TRIMMING TO
IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE
SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF
ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH
RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE
WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY."
The Songbird Nesting Survey document:
https://www.fcgov.com/developmentreview/files/songbird-nesting-survey.pdf?1689286309
Response – Landscape Architect: Note added.
Comment Number: 5
05/09/2024: FOR HEARING:
Please note that 1.5" river rock will cover ground but will not function as a mulch
to deter weeds and retain moisture. If a rock mulch is desired, then 3/4" of 1/2"
screen or smaller would be necessary.
Response – Landscape Architect: River-rock mulch has been reduced to ¾”
Comment Number: 6
05/09/2024: FOR FINAL PLAN:
Please assure proposed plantings are listed in the City of Fort Collins
recommended plant list (https://www.fcgov.com/vegetation/) to assure there are
not any invasive plantings proposed and best success for the site.
Response – Landscape Architect: Plant material comes from recommended plant list
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Department: Forestry
Contact: Malesa Plumley mplumley@fcgov.com
Topic: General
Comment Number: 1
05/28/2024: FOR HEARING:
Please adjust tree locations to provide for proper tree/utility separation:
10’ from public water, sanitary, and storm sewer main lines
6’ from water or sewer service lines
4’ from gas lines
10’ from electric vaults
40’ between shade trees and arterial streetlights
15’ between ornamental trees and arterial streetlights
50’ from stop signs
Response – Landscape Architect: All tree locations have been evaluated to assure proper setbacks are
applied and note is included in the plant notes
Comment Number: 2
05/28/2024: FOR HEARING:
Please adhere to the updated LCUASS standards, including 8’ minimum
parkway widths.
Response – Landscape Architect: Sidewalks and tree lawns are already existing on this property as part
of the original overall development
Comment Number: 3
05/28/2024: FOR HEARING:
The mitigation trees must be shade trees. Columnar English Oak (Quercus
robur 'Fastigiata') also have not been doing well in this area, so please substitute for another species.
The City of Fort Collins’ urban forest has reached the maximum percentage of
the following species: Honey locust (Gleditsia triacanthose: ‘Shademaster’,
‘Skyline’, etc.), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus
calleryana). Please keep these species at 2% or less of the development tree
plantings. The following trees are not recommended in Fort Collins: Autumn
blaze maple, Northern red oak, English oak, pin oak, red maple, scotch pine.
Response – Landscape Architect: These trees are not proposed with this plan
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
05/28/2024: INFORMATION:
Both Park Planning & Development and Parks department comments will be
provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077
Comment Number: 2
05/28/2024: FOR HEARING:
Temporary irrigation was installed by the City south of the sidewalk along E.
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Suniga Rd. The irrigation plans will need to note the disconnect from the City's irrigation.
Please add the following note to the Site, Landscape, Irrigation and Utility Plan sets:
Fort Collins has active irrigation in the public right-of-way along E. Suniga Rd,
and also encroaches onto the private property portion of this development. Any
irrigation lines, infrastructure, or related equipment that is disturbed, damaged,
destroyed, or moved, shall be promptly replaced and/or repaired at no cost to
the City. Any trees, shrubs, or irrigation damaged by construction shall be
noted to the Parks Dept. and repaired/replaced by the contractor at the
direction of the Parks Department. Irrigation plans for this area are available upon request.
Response – Landscape Architect: This area is inclusive of the Water Budget Table. Please note:
Depending on the design of this existing system it may be difficult to integrate into the prosed system if it
was not zoned and sized properly for a 1”tap. As-builts need to be inclusive with the next set of comments.
Response – Civil Engineer: <insert response here>
Comment Number: 3
05/28/2024: FOR FINAL PLAN:
The irrigation plans need to include details and information regarding the
disconnect from the City's irrigation system. Please also add note that City
Parks department needs to be present and accept disconnect
Response – Landscape Architect: Note has been added to City Note.
Comment Number: 4
05/28/2024: FOR HEARING:
Please make the property line on all plan sets more obvious.
Response – Landscape Architect: Property line has been thickened
Response – Architect: Property line has been thickened and legend added to sheet.
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Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
05/29/2024: FOR HEARING:
AERIAL FIRE APPARATUS ACCESS ROADS – IFC Appendix D105 Amendment
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 entire long side of the building, located
within a minimum of 15 feet and a maximum of 30 feet from the building. 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. Dead end access roads shall have a minimum width of 30 ft. Parapet
heights greater than 4' in height do not support ladder truck operations.
The buildings are over 30 feet in height when measured from grade to the top of
the parapet. Aerial access will be required for these buildings.
Response – Architect: The buildings will provide fire ladder access of no more than 30’ in height to top of
roof from grade at each unit, please see sheet 7 and 11.
Comment Number: 2
05/29/2024: FOR HEARING:
OBSTRUCTION OF FIRE APPARATUS ACCESS ROADS - IFC503.4
Fire apparatus access roads shall not be obstructed in any manner, including
the parking of vehicles. The minimum widths and clearances established in
Section 503.2.1 shall be maintained at all times.
Blondel is only 30 feet in width and including parked cars would reduce the
width to 14 feet. No parking fire lane signs would be required on 1 side of this
street in order to be considered for access.
Response – Civil Engineer: See added signs on Utility Plan Overall Layout, Sheet 3 of 6
Comment Number: 3
05/29/2024: FOR HEARING:
FIRE LANE SIGNS
The limits of the fire lane shall be fully defined, and fire lane sign locations should
be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for
sign type, placement, and spacing. Appropriate directional arrows required on
all signs. Posting of additional fire lane signage may be determined at time of
fire inspection. Code language provided below.
- IFC D103.6: Where required by the fire code official, fire apparatus access
roads shall be marked with permanent NO PARKING - FIRE LANE signs
complying with Figure D103.6. Signs shall have a minimum dimension of 12
inches wide by 18 inches high and have red letters on a white reflective
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background. Signs shall be posted on one or both sides of the fire apparatus
road as required by Section D103.6.1 or D103.6.2.
FIRE LANE SIGN PLACEMENT
- IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on both sides of fire apparatus
access roads that are 20 to 26 feet wide.
- IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on one side of fire apparatus
access roads more than 26 feet wide and less than 32 feet wide.
Response – Civil Engineer: See added signs on Utility Plan Overall Layout, Sheet 3 of 6
Comment Number: 4
05/29/2024: FIRE LANE LOADING - IFC Appendix D102.1 amendment
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable
of supporting 80,000 pounds. Private drives used for fire lanes shall provide
information confirming the design can handle fire truck loading.
A note shall be added to the civil plans indicating all areas dedicated as EAE
are capable of supporting 80,000 pounds.
Comment Number: 5
05/29/2024: WATER SUPPLY – Commercial/Multi-family
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A fire hydrant capable of providing Fire Flow according to IFC
B105.2 is required within 300 feet of any commercial building as measured
along an approved path of vehicle travel. For the purposes of this code,
hydrants on the opposite side of arterial roadways are not considered accessible to the site.
It appears that the submittal is for multifamily as I see no lot lines for the townhomes.
This would require hydrants according to table B105.2. No hydrants were provided for this submittal.
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Comment Number: 6
05/29/2024: FOR HEARING:
GROUP R SPRINKLER SYSTEMS
New multi-family buildings above 4 stories or with floor levels 30 feet above fire
department vehicle access shall be provided with NFPA13 fire suppression systems.
New multi-family buildings 4 stories or less or with floor levels 30 feet and below
fire department vehicle access shall be provided with minimum NFPA13R fire
suppression systems and Attic Protection as amended in 903.3.1.2.3
-Exception 1: Buildings that do not contain more than 6 individual dwelling units
and the units are separated from each other with a 1-hour fire barrier.
-Exception 2: Buildings that do not contain more than 12 individual dwelling
units and is divided into no more than 6 individual dwellings (complying with
exception1) by a minimum 2-hour fire wall.
Response – Architect: The buildings are each 3 stories and will have a NFPA 13R fire suppression
system installed in each building.
Comment Number: 7
05/29/2024: FOR HEARING:
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 the FDC will be reviewed at
construction and the sprinkler system permit.
An underground fire line permit is required by the Poudre Fire Authority. As per
Colorado state law (8 CRR 1507-11), individuals or companies installing
underground supply lines from public water supplies to fire sprinkler system
risers, standpipes, and other fire protection systems must be registered with the
State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE
SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”.
Permit applications should include a current business name and registration number.
As per DFPC records, currently registered individuals and companies can be found here:
https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Registrations.pdf
Additional information regarding requirements of Colorado state law can be found here:
https://dfpc.colorado.gov/fire-suppression-system-contractors
Response – Civil Engineer: See Utility Plans for location of FDC.
Comment Number: 8
05/29/2024: FOR HEARING:
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 6 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.
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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.
Response – Architect: Knox boxes will be provided as required and final location coordinated with Poudre
Fire Authority, please see revised sheets 2, 7, and 8 for proposed locations.
Comment Number: 9
05/29/2024: FOR HEARING:
EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST
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 – Architect: Acknowledged.
Comment Number: 10
05/29/2024: FOR HEARING:
PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section 505.1.1 amendment
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in
a position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled out.
The address numerals for any commercial or industrial buildings shall be
placed at a height to be clearly visible from the street. They shall be a minimum
of 8 inches in height unless distance from the street or other factors dictate
larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. The
address numbers for one- and two-family dwellings shall be a minimum of 4” in
height with a minimum ½” stroke and shall be posted on a contrasting
background. If bronze or brass numerals are used, they shall only be posted on
a black background for visibility. Monument signs may be used in lieu of
address numerals on the building as approved by the fire code official.
Buildings, either individually or part of a multi- building complex, that have
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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.
Please add a note to the site plan and include generic numerals on the elevation plans.
Response – Architect: Added, please see revised sheets 2, 7, and 8.
Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
05/20/2024: BUILDING PERMIT:
It's not clear if these are to be property line townhomes or multi-family with no PL, please clarify.
Response – Architect: The proposed project is considered Multi-Family; please see sheet 1, Cover Sheet,
under Project Information> Project.
Comment Number: 2
05/20/2024: BUILDING PERMIT:
Townhome and duplex construction shall comply with adopted codes as
amended. Current adopted codes are (this applies to property line townhomes,
if no PL then it would be multi-family R-2 occupancy under the adopted IBC code):
2021 International Residential Code (IRC) with local amendments
2021 International Plumbing Code (IPC) as amended by the State of Colorado
2023 National Electrical Code (NEC) as amended by the State of Colorado
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here:
https://www.fcgov.com/building/codes
Please read the residential permit application submittal checklist for complete requirements.
• Snow Live Load: Ground Snow Load 35 PSF.
• Frost Depth: 30 inches.
• Wind Loads: Risk Category II (most structures):
• 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
• Seismic Design: Category B.
• Climate Zone: Zone 5
• Energy Code: 2021 IECC residential chapter.
INFORMATIONAL ITEMS:
• 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.
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• 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.
• New IRC code amendment R320 requires dwellings with habitable space on
the 1st floor must provide a visitable bathroom and path to such.
• The roof must be provided with solar-ready zones as outlined in IRC appendix RB.
• Energy code requires short hot water supply lines by showing plumbing compactness.
• For projects located in Metro Districts, there are special additional code
requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
STOCK PLANS:
When 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.
Response – Architect: Acknowledged.
Comment Number: 3
05/20/2024: BUILDING PERMIT:
Multi-family Construction shall comply with adopted codes as amended. Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local amendments
Colorado Plumbing Code (currently on the 2021 IPC)
2023 National Electrical Code (NEC) as amended by the State of Colorado
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes
New 2024 building codes will be adopted in 2025.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Live Load: Ground Snow Load 35 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
• 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
• Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter.
• Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
• Electric vehicle charging parking spaces are required per local IBC
amendment 3604, which requires 70% of parking spaces provide 3 types of EV charging.
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• This building is located within 250ft of a 4-lane road or 1000 ft of an active
railway, must provide exterior composite sound transmission of 39 STC min.
• R-2 occupancies must provide 10ft to 30ft of fire separation distance
(setback) from property line and 20 feet between other buildings or provide fire
rated walls and openings per chapter 6 and 7 of the IBC.
• All multi-family buildings must be fire sprinkled. City of Fort Collins
amendments to the 2021 International Fire Code limit what areas can avoid fire
sprinklers with a NFPA 13R, see local IFC 903 amendment.
• Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
• If using electric systems to heat or cool the building, ground source heat pump
or cold climate heat pump technology is required.
• A City licensed commercial general contractor is required to construct any
new multi-family structure.
• Energy code requires short hot water supply lines by showing plumbing compactness.
• For projects located in Metro Districts, there are special additional code
requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
BUILDING PERMIT PRE-SUBMITTAL MEETING - BEFORE FINAL PLAN:
For new buildings, please schedule a pre-submittal meeting with Building
Services for this project. Pre-Submittal meetings assist the designer/builder by
assuring, early on in the design, that the new projects are on track to complying
with all of the adopted City codes and Standards listed above. The proposed
project should be in the early to mid-design stage for this meeting to be
effective. Applicants of new projects should email their Development Review
Coordinator to schedule a pre-submittal meeting.
STOCK PLANS:
When the exact same residential building will be built more than once with
limited variations, a stock plan design or master plan can be submitted for a
single review and then built multiple times with site specific permits. More
information can be found in our Stock Plan Guide at
fcgov.com/building/res-requirements.php.
Response – Architect: Acknowledged.