HomeMy WebLinkAboutRIDGEWOOD HILLS - FDP230019 - SUBMITTAL DOCUMENTS - ROUND 2 - Responses (11)
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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
September 15, 2023
RE: Ridgewood Hills, FDP230019, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Ridgewood Hills. 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
09/12/2023: 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
09/12/2023: 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. Galloway will use magenta to respond to comments.
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
09/12/2023: 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.
The Galloway files will be named as follows:
2_PLAT_RIDGWOOD HILLS_FDP_RD2
4_UTILITY PLAN_RIDGEWOOD HILLS_FDP_RD2
6_VAR-ENG_RIDGEWOOD HILLS_FDP_RD2
Comment Number: 4
09/12/2023: 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
All the PDF’s have been checked to ensure flattening and shx have been removed.
Comment Number: 5
09/12/2023: 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.
Resubmittal date and notification expectations are understood.
Comment Number: 6
09/12/2023: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
This date would have been March 13th, 2024 but due to the request for further detail needed for the
Wetlands this date has been extended.
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Comment Number: 7
09/12/2023: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
Additional rounds of review beyond four rounds will require additional fees of $3000 is understood.
Comment Number: 8
09/12/2023: FOR FINAL APPROVAL:
All "For Final Approval / For Approval" comments need to be addressed and
resolved prior to moving forward with the final documents and recording of this
project. I will provide a recording checklist and process information when we
are closer to this step.
The final approval checklist is received and understood.
Department: Engineering Development Review
Contact: John Gerwel jgerwel@fcgov.com
Topic: General
Comment Number: 1
09/12/2023: INFORMATION:
Could we get either page numbers in the cover sheet's index or labeling of the
pdf sheets for the utility plans? It's very difficult to navigate this document without
either. Not sure if this is a submittal standard, but it allows us to be more thorough in our review.
The page numbers have been added next to sheet names to the cover sheet.
Comment Number: 2
09/12/2023: FOR FINAL APPROVAL:
There are a few quick updates needed for the cover sheet. See redlines.
Room has been provided for engineer’s signature and stamp
FCLWD and SFCSD signature blocks have been separated
Randy Kenyon’s contact has been updated to the contact list
Sam Lowe’s contact has been updated to the contact list
Comment Number: 3
09/12/2023: FOR FINAL APPROVAL:
I'm not seeing any notes revegetation methods. The utility plans reference the
landscape plans, but I don't see any methods or specific notes in the landscape
plans. This is a requirement from LCUASS Appendix E-4 II.I.
The seed mix areas are shown in the Landscape Plan with hatching, landscape notes are city standard
notes, and the Pinyon report has detailed information pertaining to revegetation methods.
Comment Number: 4
09/12/2023: FOR FINAL APPROVAL:
Any work in College ROW requires CDOT access permits. Has that been
pursued yet? I'll want to see that to make sure you are good to go on that front.
Also need a CDOT signature block on the utility plans.
CDOT does not have approval blocks.
Comment Number: 5
09/12/2023: FOR FINAL APPROVAL:
FCLWD and SFCSD are separate entities now. They may require separate
signature blocks. Please confirm with them.
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FCLWD and SFCSD signature blocks have been separated
Comment Number: 6
09/12/2023: FOR FINAL APPROVAL:
Since there are separate private water sheets, could you remove all of the
private bend/deflection/valve callouts from the regular utility sheets? I ask
because all the water line labels in the utility plans really makes everything
difficult to parse.
FCLWD was contacted and are only requiring the water on the utility sheets and no Plan and Profiles for
water. Additionally all the of the private lines have been removed and made public for this submittal per
FCLWD direction.
Comment Number: 7
09/12/2023: FOR FINAL APPROVAL:
Does FCLWD not need plan and profile sheets for the water lines? We will want
to see plan and profiles for the waterlines running along the public streets. We
don't necessarily need plan and profiles for the private lines crossing the ROW,
as long as they are depicted in the street profile views. Could you also move all
of the public bend/deflection/valve callouts to the new sheets? I ask because all
the water line labels in the utility plans really makes everything difficult to parse.
If we have separate water sheets, we'd just need to show the main sizes,
hydrants and their lines, service lines (and/or meter pits), and valves on the C5
utility plan sheets. All of the detailing could be moved over.
FCLWD was contacted are only requiring the water on the utility sheets and no Plan and Profiles for water.
Comment Number: 8
09/12/2023: FOR FINAL APPROVAL:
There are some easement and ROW labels in the utility sheets. See redlines
The easement and ROW labels on the utility sheets have been addressed see “Response_4_UTILITY
PLAN_RIDGEWOOD HILLS_FDP_Rd1_Markups”
Comment Number: 9
09/12/2023: FOR FINAL APPROVAL:
The end stationing in the plan view does not always correlate to the end
stationing in the profile views. I ignored the really small mismatches, but there
were some larger discrepancies. See redlines.
The center and left profiles were flipped in profile view and have since been corrected and now correspond
Comment Number: 10
09/12/2023: FOR FINAL APPROVAL:
This is a very winding site, so I'm surprised that no sight distance easements
were asked to be dedicated. I marked them up in the redlines using LCUASS
Table 7.3 as guidance. Let me know if you want to discuss or if you disagree.
The sight distance easements have been added to Strasburg, Castle View, Field View, and Avondale.
These easements will show on relevant sheets.
Comment Number: 11
09/12/2023: FOR FINAL APPROVAL:
Why isn't Avondale being constructed to the limit of which it can be constructed?
The street can be brought up a bit, as can the western sidewalk.
The limits were determined early in the project. Due to future connection and to reduce “dead asphalt” this
was the direction provided. An easement is being dedicated to allow the future construction.
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Comment Number: 12
09/12/2023: FOR FINAL APPROVAL:
The Shenandoah parcel seems to have some work being proposed on the site
that exceeds the ROW boundary. Have you received permission for this? I see
that they have a signature block on the plat, but what about the proposed work?
Do they need a TCE or anything? We can't approve a plan with offsite work that
the landowner doesn't approve of.
Coordination and granting of access and easements has been ongoing and they are signatories to the plat
Comment Number: 14
09/12/2023: FOR FINAL APPROVAL:
The Torreys/Avondale intersection is looking like it cannot meet LCUASS line of
sight standards (Table 7.3). We don't want the future connection to not meet
LCUASS standards when it could have been prevented here. I realize that most
of that design is for the future, but a full design is expected. I threw in some
redlines on C9.3 to give you an idea of what I mean.
This has been addressed to the extent possible.
Comment Number: 15
09/12/2023: FOR FINAL APPROVAL:
The full design of future Avondale needs to meet LCUASS requirements. See redlines.
This was updated the horizontal bend offsite was coordinated with the city and will remain in that
configuration.
Comment Number: 16
09/12/2023: FOR FINAL APPROVAL:
The irrigation line at Strasburg and Triangle doesn't meet separation requirements.
A variance has been requested.
Comment Number: 17
09/12/2023: FOR FINAL APPROVAL:
The previous filing had decided to replace A2000 pipes with PVC C900 pipes on the
storm lines. What was the reason for the switch? We will need to verify if A2000 pipes are
acceptable to be used under the public ROW if the material cannot be switched back to PVC C900.
This is inside a steel casing and the stiffness works with the gravity design. The PVC 900 was for when the
system was pressurized with the siphon.
Comment Number: 18
09/12/2023: FOR FINAL APPROVAL:
Previous commentary indicated the need for a signal at College and Triangle.
This needs to be depicted in the plans.
Per comments from the last round this will need to be a separate document due to the possibly of Capital
Improvements funding and the city will be doing the design.
Comment Number: 19
09/12/2023: FOR FINAL APPROVAL:
We may need a note in the plat explaining the intent of the grading easements.
This has been provided (Avondale construction.)
Comment Number: 20
09/12/2023: FOR FINAL APPROVAL:
Previous FDP filing Comment #21 mentioned the North Louden ditch having
vacations, as well as some SFCSD easement dedications? I'm struggling to fill
in the blanks here of what needs to be done. My best piecing together is that the
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ditch easement is to be vacated where there is ROW.
The ditch easement between triangle and just south of the townhomes will be vacated with new easement
following the proposed
Comment Number: 21
09/12/2023: FOR FINAL APPROVAL:
Is the variance request submitted in the PDP for the western Avondale
connection or the southern Field View connection? The intersection has two
parts that are not meeting the minimum tangent requirements, and I'm trying to
figure out specifically what got approved.
The request was for Field View I am not sure if the variance was accepted. Per Marc Virata this variance
was accepted 5/5/2020.
Comment Number: 22
09/12/2023: FOR FINAL APPROVAL:
Please address all over redlines not specifically commented on.
Redlines corrections made everywhere else applicable in the planset.
Comment Number: 26
09/14/2023: FOR FINAL APPROVAL:
In December of 2022, City Council approved the Active Modes Plan, which calls
for an off-street bike/ped path on S College. We will want to see an updated
design for College Ave improvements. More information on that can be found
here https://www.fcgov.com/fcmoves/active-modes-plan
We are also working with CDOT to get a cross section for this area
memorialized. We'd be open to suggestions that meet the intent of the Active
Modes Plan, and we will also be drafting up updated designs. Please reach out
when you want to discuss
The 10’ sidewalk was added per coordination with engineering.
Contact: Sophie Buckingham sbuckingham@fcgov.com
Topic: General
Comment Number: 23
09/12/2023: FOR FINAL APPROVAL:
We have provided redlines on the variance request for storm pipe coverage.
Please submit an updated variance letter with the next round of review.
We added the statement to included the Fort Collins Detail # and LCUASS section number. The depth
from pavement statement was added as well.
Comment Number: 24
09/12/2023: FOR FINAL APPROVAL:
The existing South Fort Collins Sanitation District easement cannot be vacated
until after the existing sewer line has been removed, so it cannot be vacated by
the plat. It will need to be vacated by separate document after the removal of the
sewer line but before issuance of building permits. Please update the plat and
the existing conditions sheets in the utility plan to show that this easement will
not be vacated by the plat.
SFCSD said we could place a sunset clause on the plat the denote when the easement was vacated. And
the new easement take effect.
Comment Number: 25
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09/12/2023: FOR FINAL APPROVAL:
Several sections of public sidewalk do not comply with ADA cross-slopes.
Please see redlines for specific locations and revise the cross-slopes.
These cross slopes have been addressed
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
09/11/2023: FOR FINAL APPROVAL:
The Development Agreement will need to reflect that the traffic signal at College
and Triangle is required to be built prior to the issuance of Certificates of
Occupancy. Further coordination may be needed if the City's Capital Project
does not proceed prior to this project moving forward. This may involve
coordination with CDOT as well.
Per comments from the last round this will need to be a separate document due to the possibly of Capital
Improvements funding “According to City staff, the College/Trilby intersection will be improved with a capital
improvement project in the near future. While no design plans have been done, the short range (2024)
background traffic will help determine the minimum amount of geometry necessary to get the College/Trilby
intersection to meet the Fort Collins operational criteria.” Per TIS Traffic Study November 2019
Comment Number: 2
09/11/2023: FOR FINAL APPROVAL:
If the Capital Project does not proceed prior to this development the design of
the traffic signal will need to be coordinated. This also will require some
coordination with City and CDOT staff.
Per comments from the last round this will need to be a separate document due to the possibly of Capital
Improvements funding see previous comment
Comment Number: 3
09/11/2023: FOR INFORMATION:
A better understanding of the timing/phasing of this project may be helpful given
how long it has been since this was last reviewed. Any projected timelines of
when you are expecting to start construction would be appreciated.
The last review of the FDP was reviewed May 21st of 2023.
Department: Erosion Control
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Erosion Control
Comment Number: 1
09/07/2023: FOR FINAL APPROVAL:
Please provide updated Erosion control security deposit calculations that
includes seeding and mulching. Use current unit costs and prices.
Since the project construction is being phased a phasing for the erosion control
security calculations will be needed. Please provide a security deposit estimate for each phase.
Updated calc provided.
05/17/2021: FOR FINAL APPROVAL - UPDATED:
Please address all comments provided on the redlined plans (including the City's standard
construction notes sheet). Please provide responses on redlined plan in future submittal(s).
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Though phasing of construction is not being considered at this time, please provide a
sequencing of Erosion Control measure installation on the Erosion and Sediment Control Plan
and address this sequencing in the provided Stormwater Management Plan (SWMP).
Please update the Erosion and Sediment Control escrow calculation based on
the revised Erosion and Sediment Control Plan.
The Initial, Interim and final Erosion Control Sheets have been added to the plan set for your review. The
seeding has been added to the escrow calculator per comments and the additional EC sheets have been
added to the SWMP.
Comment Number: 2
09/07/2023: FOR FINAL APPROVAL:
This project disturbs 5 or more acres so erosion control phasing materials will need to be provided
in the erosion control plans, reports and escrow. Please ensure that the Erosion Control Plans
, Escrows, and Reports include phasing requirements (FCSCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5
The Initial, Interim and final Erosion Control Sheets have been added to the plan set for your review. The
seeding has been added to the escrow calculator per comments and the additional EC sheets have been
added to the SWMP.
Comment Number: 3
09/07/2023: FOR FINAL APPROVAL:
The project is larger than 5 acres in size that will require Erosion control plans to
have Initial, Interim and Final plans included per City criteria. Please provide
such plans for us to be able to review this project for compliance with Erosion control requirements.
The Initial, Interim and final Erosion Control Sheets have been added to the plan set for your review. The
seeding has been added to the escrow calculator per comments and the additional EC sheets have been
added to the SWMP.
Topic: Fees
Comment Number: 4
09/07/2023: INFORMATION:
The City Manager’s development review fee schedule under City Code 7.5-2
was updated to include fees for Erosion Control and Stormwater Inspections.
As of January 1st, 2021, these fees will be collected on all projects for such
inspections. The Erosion Control fees are based on; the number of lots, the
total site disturbance, the estimated number of years the project will be active.
Based on the proposed site construction associated with this project we are
assuming 63 lots, 34.81 acres of disturbance, 3 years from demo through
build out of construction and an additional 3 years till full vegetative stabilization
due to seeding. Which results in an Erosion Control Fee estimate of $5,123.30
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 1 of
bioretention/rain garden, 3 extended detention basins, and 1 underground
treatment system which results in an estimate of the Stormwater LID/WQ
Inspection fee of $1,480.00 . 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 your review.
The fees will need to be paid prior to the issuance of any building permit for this project.
The fee schedule and process is noted.
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
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Topic: General
Comment Number: 5
09/13/2023: FOR FINAL APPROVAL:
All easements and permissions for the construction of the outfall are required
before final approval.
It is understood that all easements and permissions for the construction of the outfall are required
before final approval.
Comment Number: 6
09/13/2023: FOR FINAL APPROVAL:
The irrigation ditch company needs to approve the alterations to the irrigation
ditch and sign the utility plans before final approval.
The north louden ditch company has been provided the utility plan and the signature block is on the cover.
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 1
09/07/2023: INFORMATION:
Preliminary irrigation plans for 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-submitt
al-reqs.pdf?1649260267
Comment Number: 2
09/07/2023: FOR APPROVAL:
Please submit a preliminary irrigation plan
Department: Light And Power
Contact: Rob Irish rirish@fcgov.com 970-224-6167
Topic: General
Comment Number: 1
09/12/2023: FOR FINAL APPROVAL:
Please label all transformers on the plan set with a transformer number. This will
make it easier to match up the C-1 Forms with the proposed transformer.
Please see markups in session.
All transformers have been labeled within the C5 sheets
Comment Number: 2
09/12/2023: FOR FINAL APPROVAL:
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C-1 Forms and One-line diagrams will need to be submitted for all transformers
on this site. Please label the C-1 Forms to match the transformer numbering on
the plan set. Site plan changes could be necessary once loading information is determined.
Comment Response: Consultant to coordinate meeting with light and power to finalize one-line diagrams.
Comment Number: 3
09/12/2023: FOR FINAL APPROVAL:
Will PVREA be undergrounding their overhead line along College Ave? If Light
& Power is to install streetlighting along College Ave., the overhead may need
to be placed underground or relocated to meet clearance requirements.
Comment Response: PVREA will be under grounding their overhead lines along the frontage of the
project.
Comment Number: 4
09/12/2023: FOR FINAL APPROVAL:
There is an extra transformer (Transformer #19) shown on the Utility plan for
garages. It might be beneficial to discuss if there is another way to feed the
garages without setting another vault transformer. Please reach out to me directly to discuss.
We have left the transformer in place.
Comment Number: 5
09/12/2023: FOR FINAL APPROVAL:
It might be beneficial to discuss setting pad mount transformers for the
Cottages (along the private streets) instead of submersible transformers in
vaults. Please reach out to me directly to discuss.
Comment Response: We have left the transformers as submersible as previously shown.
Comment Number: 6
09/12/2023: FOR FINAL APPROVAL:
Developer will be responsible for payment and acquisition of any
ditch/canal/stream crossings necessary to accommodate electric facilities to feed the site.
This is understood and noted that the owner will be responsible for payment and acquisition of ditch
crossings.
Comment Number: 7
09/12/2023: FOR FINAL APPROVAL:
Please see markups in session for electric modifications and additions. Please
reach out to me directly with any questions or to discuss.
All comments have been addressed and response to comments are located in the Response_4_UTILITY
PLAN_RIDGEWOOD HILLS_FDP_RD2
Comment Number: 8
09/12/2023: INFORMATION:
Please note the following for joint trench use:
A Maximum of 2 private telecommunication providers per trench with a
maximum of 1 - 2 inch conduit and no greater than 2 - 1.25 inch service drops in diameter.
Private telecommunication providers to be determined prior to design by the
project developer or current property owner.
All 2 inch conduits must be installed with rigid pvc piping.
Comment is noted and will be provided to telecommunication providers once determined.
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Department: Environmental Planning
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 1
09/11/2023: FOR FINAL APPROVAL:
In addition to the conditions of approval applied during the Planning and Zoning
hearing, some City policies and best practices have changed since this project
has been in for review, and thus some matters will have to be addressed in
greater detail for approval.
A restoration plan utilizing adaptive management strategies is required that
addresses restoration and mitigation activities, specifically:
-Wetland mitigation, including hydrological considerations (potential changes in
hydrology resulting from the piping of Louden ditch and creation of a stormwater
facility over the small northern wetland);
-Weed management before, during, and after construction;
-Seeding practices (seedbed preparation, seeding practices, timeline,
irrigation if used, etc.);
-Wildlife mitigation (number of American kestrel boxes to be installed and
guidelines);
-Monitoring goals, methods, and timeline to track progress towards the success
criteria that will be memorialized in the Development Agreement);
-Abbreviated versions of the key aspects of the restoration plan to be placed on the Landscape Plan.
Please provide any groundwater or monitoring well data if any exists, if there is
any beyond what's provided in the geotechnical report.
A separate meeting would be advantageous to address these issues.
Comment Response: An adaptive management plan has been developed and is included with this
resubmittal. Several coordination meetings occurred to ensure that expectations of report were met.
Comment Number: 2
09/11/2023: FOR FINAL APPROVAL: 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
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.
Comment Response: We are developing the estimate and will work through it with city guidance.
Comment Number: 3
09/11/2023: FOR FINAL APPROVAL: Clearer delineation of NHBZ is needed
on all plan sets (site, landscape, utility, and lighting plans). Either a hatching or
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colored line is preferable. A separate sheet showing the entirety of the NHBZ is useful as well.
Comment Response: The NHBZ has been shown on all plans in green color.
Comment Number: 4
09/11/2023: FOR FINAL APPROVAL: If rain gardens are present, a separate
rain garden seed mix is needed to accommodate the sandy soil conditions. I
can provide some examples if desired.
Comment Response: No rain gardens are shown on plans.
Comment Number: 5
09/13/2023: FOR FINAL APPROVAL: The Utility Plan includes some labels in
Tract J on the south end of the project that need some clarification.
-On page C2.4 a label reads 'Existing City of Fort Collins Wetland Area (Typ)'.
There is an existing wetland, but it is not owned by the City. Is this label merely
to indicate the existing wetland? Because that wetland is owned by the property owner.
-Also on page C2.4 a label reads 'Limits of Existing City of Fort Collins Natural
Habitat Buffer Zone (Typ)'. A natural habitat buffer zone is being proposed by
the applicant, but it is owned/the responsibility of the developer. Please clarify.
Comment Response: The callouts have been updated
Comment Number: 6
09/13/2023: FOR FINAL APPROVAL: FOR FINAL APPROVAL: Please
replace the existing Native Seed Mix Notes with the following:
NATIVE SEED MIX NOTES
1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER THROUGH EARLY MAY.
2. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE
SEED MIX SPECIES THROUGH LOOSENING AND ADDITION OF
AMENDMENTS THAT PROMOTE WATER ABSORPTION AND RELEASE,
THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER
ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS
POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS.
3. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE
CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER.
4. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED
(STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED).
5. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED
APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. FOR
BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE
SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE
FOR SPECIES, PERCENTAGES AND APPLICATION RATES.
6. PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS
ARE PROPERLY MANAGED BEFORE, DURING AND AFTER SEEDING ACTIVITIES.
7. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED
STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS.
PLASTIC-BASED EROSION CONTROL MATERIALS (I.E.,
PLASTIC-WELDED BLANKETS) SHALL NOT BE USED WITHOUT
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EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS
THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT ISSUES.
8. WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED
UNTIL SEED IS GERMINATED THEN WEEN THE SEED FROM IRRIGATION.
IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS
SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL
ENSURE 100% HEAD-TO-HEAD COVERAGE OVER ALL SEEDED AREAS.
ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION
PLAN SHALL BE FOLLOWED.
9. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER
IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS
NEEDED TO ESTABLISH COVER.
10. THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE
MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT
MOW DURING HOT, DRY PERIODS. DO NOT MOW LOWER THAN 6 TO 8
INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH.
11. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN
SEVENTY PERCENT VEGETATIVE COVER IS REACHED WITH LESS
THAN TEN PERCENT OF COVER CONSISTING OF NOXIOUS WEEDS, NO
BARE SPOTS LARGER THAN ONE FOOT SQUARE, AND/OR UNTIL
DEEMED ESTABLISHED BY CITY PLANNING SERVICES AND EROSION CONTROL.
12. THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS
RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE AND GROWTH
AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND
LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE
SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL
CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE
REQUIREMENTS FOR CLOSEOUT.
Comment Response: Notes have been added to the plan set.
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 1
09/01/2023: FOR FINAL APPROVAL:
Please adjust proposed parkways to meet current code requirements of being
8' minimum interior width.
Comment Response: Per a follow up phone call with Forestry - it was determined that the design team
would try to achieve a widened parkway where possible. Since this project was submitted prior to this new
requirement, it would have a significant impact on the site layout and all its components.
Comment Number: 2
09/13/2023: FOR FINAL APPROVAL:
Please include a table on the landscape plan that details the species
percentage of each tree used in the plan. It appears that some species may be
over the limit for the species percentage.
The LUC 3.2.1 standard for Tree Species Diversity states that in order to
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prevent insect or disease susceptibility and eventual uniform senescence on a
development site or in the adjacent area or the district, species diversity is
required, and extensive monocultures are prohibited. The following minimum
requirements shall apply to any development plan:
Number of trees on site Maximum percentage of any one species
10-19 50%
20-39 33%
40-59 25%
60 or more 15%
Comment Response: Tree diversity is shown on the landscape plans.
Comment Number: 3
09/13/2023: FOR FINAL APPROVAL:
Please include City of Fort Collins Landscape notes and Street Tree notes to
the landscape plan. These notes are available from the City Planner or by
following the link below and clicking on Standard Plan Set Notes:
https://www.fcgov.com/developmentreview/applications.php
Comment Response: The notes have been added to the landscape plans.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
09/12/2023: INFORMATION:
Both Park Planning & Development and Parks department comments will be
provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077
Comment Number: 2
09/12/2023: FOR FINAL APPROVAL:
Please provide a memo outlining impacts to Parks and Natural Areas so that
it’s clear what has changed, or not, from the previous submittals. Once we have
this, Natural Areas, Parks and City Attorney’s office will review to confirm
process of approval, including updating the separate agreement that was
drafted previously.
Comment Response: No changes have been made in this area from the previous submittal.
Comment Number: 3
09/12/2023: FOR FINAL APPROVAL:
Thank you for providing access to both sides of the ditch lateral for Parks and
Forestry. Please see redlines (LS401).
Comment Response: Acknowledged - redlines have been addressed.
Comment Number: 4
09/12/2023: FOR FINAL APPROVAL:
Please label the Skyview Trail on all plan sets consistently. Labeling should
include: 10’ trail privately owned and maintained within a public access
easement. On the plat please label the easement(s) for the trail as “Public
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Access Easement.” Even the spurs to and from the main trail route shall be
within a public access easement.
Comment Response: The trail has been noted in the plan set.
Comment Number: 5
09/12/2023: FOR FINAL APPROVAL:
Please provide a trail exhibit. The trail does not seem to have a clearly defined
path through the development. This multi-modal trail should have safe
crossings, easy to navigate, & discuss street crossing safety. The path on the
southern side of the buildings should continue the 10’ width (as noted on
LS405), as well an enhanced 10’ sidewalk heading to the SE corner of the
development. A trail exhibit will help clarify some of these issues and help with
ultimate trail location and destination/s.
Comment Response: The trail has been hatched and colored red for clarity in the plan set. The trail south
of the townhome area has been expanded to a 10’ width.
Comment Number: 6
09/12/2023: FOR FINAL APPROVAL:
Please make sure you don’t plant shallow-rooted trees near the trail, nor fruit
trees or other species that could drop things on the trail surface. Please also
make sure plants within planting beds adjacent to the trail are 2-3’ away from
edge of trail.
Comment Response: Planting has been shifted away from trail surface.
Comment Number: 7
09/12/2023: FOR FINAL APPROVAL:
Please add note to landscape plans in the General Landscape Notes section
and plan irrigation lines to tie into future Capital Project:
"Adjacent property owner shall, in perpetuity, be responsible for irrigation and
maintenance of public right-of-way landscaping along S College Ave, including
after the Capital Project landscaping is installed.”
Comment Response: Note has been added to the landscape plans.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
09/11/2023: FOR FINAL APPROVAL:
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.
Please add a note to the civil plans indicating all areas dedicated as EAE are
capable of supporting 80,000 pounds.
Note added to section 2.2
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Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
09/11/2023: FOR BUILDING PERMIT:
Townhome and duplex construction shall comply with adopted codes as amended.
Current adopted codes are:
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.
· 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 at 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.
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Comment Number: 2
09/11/2023: FOR BUILDING PERMIT:
Multi-family Construction shall comply with adopted codes as amended. Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local amendments
Colorado Plumbing Code (currently on the 2021 IPC)
2023 National Electrical Code (NEC) as amended by the State of Colorado
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Live Load: Ground Snow Load 35 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
• Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter.
• Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
· Electric vehicle charging parking spaces are required, see local amendment.
· This building is located within 250ft of a 4 lane road or 1000 ft of an active
railway, must provide exterior composite sound transmission of 39 STC min.
· R-2 occupancies must provide 10ft to 30ft of fire separation distance
(setback) from property line and 20 feet between other buildings or provide fire
rated walls and openings per chapter 6 and 7 of the IBC.
· All multi-famliy buildings must be fire sprinkled. City of Fort Collins
amendments to the 2021 International Fire Code limit what areas can avoid fire
sprinklers with a NFPA 13R, see local IFC 903 amendment.
· Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
· If using electric systems to heat or cool the building, ground source heat pump
or cold climate heat pump technology is required.
· A City licensed commercial general contractor is required to construct any new multi-family structure.
· Energy code requires short hot water supply lines by showing plumbing compactness.
· For projects located in Metro Districts, there are special additional code requirements
for new buildings. Please contact the plan review team to obtain the requirements for each district.
Stock Plans:
When the exact same residential building will be built more then once with
limited variations, a stock plan design or master plan can be submitted for a
single review and then built multiple times with site specific permits. More
information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php.
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Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Landscape Plans
Comment Number: 4
09/12/2023: FOR FINAL APPROVAL:
There are line over text issues. See markups. Only a few typical issues were
marked up. Please correct any other situations like the markups.
Comment Response: Line over text issues have been resolved in the plan set.
Topic: Plat
Comment Number: 1
09/11/2023: FOR FINAL APPROVAL:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
Topic: Site Plan
Comment Number: 2
09/12/2023: FOR FINAL APPROVAL:
Some of the sheets in the sheet index are out of order. See markup
Sheet index corrected in order to show correct order and page number of sheets.
Comment Number: 3
09/12/2023: FOR FINAL APPROVAL:
There are line over text issues. See markups. Only a few typical issues were
marked up. Please correct any other situations like the markups.
Sheets have been looked over and issue of lines overlapping text have been corrected where
called out and found elsewhere.