HomeMy WebLinkAboutPOLESTAR VILLAGE - FDP240010 - SUBMITTAL DOCUMENTS - ROUND 1 - Responses (2)
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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 22, 2023
Ken Merritt
JR Planners & Engineers
2900 S College Ave Suite 3D
Fort Collins, CO 80525
RE: Polestar Village, PDP220010, Round Number 4
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Polestar Village. If you have questions about any comments,
you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Marissa Pomerleau via phone at (970) 416-8082 or via
email at mpomerleau@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082
Topic: General
Comment Number: 1
09/19/2023: INFORMATION - UPDATED:
I will be your new Coordinator as Tenae is no longer with the City of Fort Collins.
Please reach out to me for anything you might need regarding your project.
Thanks!
Comment Number: 2
07/26/2022: INFORMATION:
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. Provide
reference to specific project plans or explanations of why comments have not
been addressed, when applicable, avoiding responses like noted or acknowledged.
Comment Number: 3
07/26/2022: INFORMATION:
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Please follow the Electronic Submittal Requirements and File Naming
Standards found at https://www.fcgov.com/developmentreview/files/electronic
submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888.
File names should begin with the file type, followed by the project information,
and round number.
Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf
File type acronyms maybe appropriate to avoid extremely long file names.
Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study.
*Please disregard any references to paper copies, flash drives, or CDs.
Comment Number: 4
07/26/2022: INFORMATION:
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" (2016.1 version) or “PDFSHX” in the
command line and enter "0".
Read this article at Autodesk.com for more tips 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
07/26/2022: INFORMATION:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are ready to resubmit your
plans, please notify me with as much advanced notice as possible.
Comment Number: 7
07/26/2022: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
(LUC 2.211 Lapse, Rounds of Review).
Comment Number: 8
07/26/2022: 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.
Comment Number: 9
07/26/2022: FOR HEARING:
This proposed project is processing 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). Staff will need
to agree the project is ready for Hearing approximately 3-5 weeks prior to the
hearing. I have attached the P&Z schedule, which has key dates leading up to
the hearing.
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Comment Number: 10
09/19/2023: INFORMATION - UPDATED:
The waiver request has been accepted for this round (4) review. If additional
formal reviews are required, the fee will be applied at that time.
11/23/2022: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
Department: Planning Services
Contact: Clark Mapes cmapes@fcgov.com 970-221-6225
Topic: General
Comment Number: 16
11/29/2022: QUESTION - PARKING: There are buildings along the curve in
Plum St. with no associated off-street parking. - C2 and D12 behind the mixed
use building; and D10. Is the idea to rely on street parking, or walking to and
from parking lots? I have never completely parsed the parking table - let's
discuss the explanation of that for a staff report. It appears that street parking is
being counted, is that right?
JR Response: Previously Addressed
Topic: Site Plan
Comment Number: 20
06/30/2023: FOR FINAL PLAN, SITE PLAN SIGNATURE BLOCK: LETS
SAY 'PLANNING CERTIFICATION' vs CDNS Director.
JR Response: Addressed
Contact: Pete Wray (Clark Mapes)
Topic: General
Comment Number: 6
6/29/2023 FOR HEARING:
Proximity to trash enclosures: Make sure trash and recycling enclosures are
convenient to all building entrances. For a staff report, I would like to discuss
the explanation of thinking about trash and recycling with you.
Comment Number: 8
06/29/2023 FOR FINAL PLAN: Lighting Plan
I will confirm the lumen budget, BUG ratings and 3000k color temp. for fixtures. I
don't see a convenient table listing these ratings. For followup to confirm.
JR Response: Addressed
Comment Number: 10
06/29/2023 FOR HEARING: Relationship of Dwellings to Streets - (subsection
3.5.2(D))
I see several buildings (B2, B3 types) in rear areas relative to the street that are
right at the fine margin of needing a modification of the standard for orientation
to a street with a 'Connecting Walkway' as defined with a straight clear path to
the street sidewalk without going around a building. I will confirm whether we
need to include a modification request for the hearing staff report.
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I will be asking about whether the eastern D10 building could be switched with a
narrower building type? I also am asking about parking for the D10s in #16 below.
I do not see a problem in any case, because of the walkway framework that is
provided.
A multi-family building with 4 or more units that has a side/end facade facing a
street, is required to have a doorway.
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 15
09/14/2023: FOR FINAL APPROVAL:
The easement that will be dedicated through the property to the south by
separate document needs to be dedicated prior to approval of the final plat. The
recordation number should be added to the final plat. The timing and payment of
the construction of the trail will be written into the development agreement during
the FDP process.
JR Response: Understood, the LOI is included, and the developer is working with the property owner to
obtain a signed easement.
Comment Number: 16
09/19/2023: FOR HEARING:
The City Attorneys are reviewing the Letter of Intent. We can work outside of an
official round of review to make any changes to the LOI, if necessary.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
09/15/2023: INFORMATIOIN UPDATE:
Following a meeting with neighborhood representatives, the City, and members
of the development team further coordination will be needed regarding any
potential efforts to mitigate traffic that will be utilizing the existing neighborhood.
The developer was on board with helping in this effort but additional funding
from the City's Neighborhood Traffic Mitigation Program is not available at this
time. Evaluations of the streets in question have been completed by the City,
but the type and location of any mitigation will need additional efforts taken as
the neighborhood was looking for options other than speed bumps. We will
need to get the neighborhood representative in contact with the Technician in
charge of the NTMP program to help with further efforts.
06/23/2023: FOR HEARING UPDATE:
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Please see following comments regarding MMLOS. In addition, the lack of
connectivity to Elizabeth will create concerns with all the anticipated trips from
this site utilizing existing neighborhood. Has any consideration been made to
look at mitigation efforts outside this development to address these concerns.
11/28/2022: FOR HEARING:
The Traffic Impact Study has been received and reviewed. We will finalize as
items are addressed.
Comment responses for you Round 1 submittal indicated that Traffic comments
were still being finalized and would be sent separately. If those were provided
separately, please provide responses.
Comment Number: 2
09/15/2023: INFORMATION:
Thank you for providing the additional analysis of the pedestrian connectivity to
the transit stops along Elizabeth. The general conclusions have been accepted.
06/23/2023: FOR HEARING UPDATED:
There is continued concern about the lack of pedestrian connectivity to transit
facilities along Elizabeth. Please provide a full evaluation of the multi modal
level of service in terms of directness, continuity, street crossings, visual interest
and amenity, along with security. Please see the City of Fort Collins Pedestrian
Plan page 33 for details on Level of Service.
11/28/2022: FOR HEARING:
The TIS does not address the level of services for bikes and pedestrians to get
to transit facilities. Will there be an access to Elizabeth and the future enhanced
travel corridor?
Department: Stormwater Engineering - Floodplain
Contact: Claudia Quezada cquezada@fcgov.com (970)416-2494
Topic: Floodplain
Comment Number: 118
06/27/2023: FOR HEARING - UPDATED: Floodplain Staff must be
comfortable with the CLOMR submittal prior to the project going to hearing.
12/01/2022: FOR HEARING - Staff must be comfortable that the proposed
design for the floodplain is reasonable prior to hearing. Please submit the
CLOMR floodplain modeling and mapping for review. The information provided
with the latest submittal is incomplete and does not meet our modeling and
mapping guidelines
htps://www.fcgov.com/utilities/img/site_specific/uploads/floodplain-moeling-rep
ort-guidelines.pdf?1522697631
Department: Stormwater Engineering – Water Utilities
Contact: Dan Mogen dmogen@fcgov.com 970-305-5989
Topic: General
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Comment Number: 101
12/09/2022: FOR FINAL - UPDATED: (more detail expected at final but no
need to respond prior)
Thank you for your response. I understand an under-drain system will be
designed at final design to lower the site’s groundwater elevations and show
separations are met.
07/27/2022: A minimum of 2 feet of anticipated separation is required from
groundwater to proposed stormwater facilities including detention ponds and
rain gardens. The information provided shows depths to groundwater vary on
the site, recently from 4 to 22 feet, and that ongoing monitoring is being
conducted to determine a proposed mitigation strategy. Please provide
information when available to show adequate separation from proposed facilities.
JR Response: Based on groundwater monitoring there is more than 2 feet of separation between the
bottom of the proposed detention facilities and the high GW mark.
Comment Number: 102
12/09/2022: FOR FINAL - UPDATED: (more detail expected at final but no
need to respond prior)
Thank you for providing letters from the adjacent property owners regarding the
outfall. I understand easements will be provided for final approval.
Please see redlines regarding private/public ownership of storm infrastructure.
07/27/2022: Please identify ownership and maintenance responsibilities for
proposed stormwater infrastructure. Please note the proposed interim pond
outfall is private and will require an easement from adjacent property owners.
JR Response: The executed easements for both the drainage easements and temp construction
easements have been included with this submittal package. Charles Ball and Ron Albracht are signatory to those documents.
Comment Number: 105
09/15/2023: FOR HEARING - UPDATED:
Verification of alignment with the CLOMR is still applicable as the CLOMR
review moves forward. I understand updates to the CLOMR were submitted to
the City on 9/14/2023 on an adjacent review timeline.
06/30/2023: SWMM model is part of the CLOMR review, and per Floodplain
requirements, there must be comfort with the CLOMR prior to moving to
hearing. As the CLOMR moves forward, Stormwater will need to ensure the
site design and plan details such as detention volumes and spillway
elevations/widths align with the model.
12/13/2022: Thank you for providing models as well as responses to requests
for additional information. The responses are currently being reviewed, and a
response will be provided when available.
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: 112
06/30/2023: FOR FINAL - UPDATED:
Variance has been informally approved. Formal approval for inclusion in the
final drainage report is needed, and it's anticipated this will be provided
following confirmation of details associated with CLOMR review.
12/09/2022: Please submit variance request regarding spillways. Variance
application was not seen in drainage report or email.
JR Response: Please let us know if any additional changes to the CLOMR are required.
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Department: Water-Wastewater Engineering
Contact: Dan Mogen dmogen@fcgov.com 970-305-5989
Topic: General
Comment Number: 3
09/15/2023: FOR FINAL - UPDATED:
Thank you for addressing most areas of concern and providing adequate
separation. Please be cognizant of maintaining these separations during final
plan updates.
06/30/2023: Please see redlines showing locations with separation concerns
from water, sewer, and storm.
12/16/2022: Please see redlines showing locations with separation concerns.
07/27/2022: Please review landscape and utility separations throughout.
Some locations are highlighted in the redlines for reference.
JR Response: Understood, separations have been maintained.
Comment Number: 8
07/27/2022: FOR INITIAL FDP SUBMITTAL:
The water service and meter for all community and multifamily buildings will
need to be sized based on the AWWA M22 manual design procedure. A sizing
justification letter that includes demand calculations for maximum flows and
estimated continuous flows will need to be provided as a part of the final
submittal package for this project.
JR Response: Understood, see water meter justification letter.
Comment Number: 9
07/27/2022: FOR INITIAL FDP SUBMITTAL:
The initial FDP submittal will need to include separate irrigation service(s) for
the site. Separate irrigation service is required due to recent changes to Fort
Collins Utilities Water Supply Requirements (WSR) and Plant Investment Fees (PIF).
Please ensure the project submittal includes:
- Preliminary Irrigation Plan (PIP) – plan requirements can be found at:
www.fcgov.com/WCS.
- Please contact Irrigation Development Review (irrigation@fcgov.com) with
questions regarding the required PIP.
- Water budget (annual usage) and peak flow (gallons per minute) for each
irrigation service. Note: this information should be included on the PIP.
- Landscape Plan including hydrozone table updated with 2022 values – 3, 8,
14, and 18 gallons/square foot/year for very low, low, medium, and high zones,
respectively.
- Water Need Form – form is available at: www.fcgov.com/WFF
Please contact Utility Fee and Rate Specialists (UtilityFees@fcgov.com or
970-416-4252) with questions regarding the Water Need Form.
JR Response: No city of Fort Collins irrigation taps will be utilized. Irrigation water is being pulled from the
lake canal.
Comment Number: 11
06/30/2023: FOR FINAL:
Water meter locations will need to be determined and space is currently limited
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in many areas. Please review interior meter setting requirements including
water meters not being allowed within crawl spaces.
JR Response: See utility plans for service sizes and meter locations. The intent is to have all ¾” and 1”
meters be set internally. Please review, and let us know if further coordination is necessary.
Department: Light And Power
Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306
Topic: General
Comment Number: 2
09/19/2023: FOR FINAL PLAN - UPDATED:
Please provide the AutoCAD base files to layout the 3-phase routing within the
project and specify which buildings will require 3-phase power.
JR Response: Autocad base files and 3-phase power needs will be provided at the time of the Final PDP
Resubmittal. We will work with Light and Power to update electrical configuration as needed prior to final approval.
06/27/2023: FOR FINAL PLAN:
Now that 3-phase is required for the site, please show a continuous running line
along the west and south side of Plum. Also, please specify which buildings
would wat 3-phase power to start our design. Changes to the electric design
will be required once this information is received.
JR Response: Autocad base files and 3-phase power needs will be provided at the time of the Final PDP
Resubmittal. We will work with Light and Power to update electrical configuration as needed prior to final approval.
11/29/2022: FOR FINAL PLAN:
Light & Power has analyzed the phase loading within this region of the City, and
after analysis, a 3-phase extension will be required to allow for electric heat and
load balancing. A capital project will need to be planned to get 3-phase to this
property. Please work with Light and Power offline to understand possible
power routing.
JR Response: Autocad base files and 3-phase power needs will be provided at the time of the Final PDP
Resubmittal. We will work with Light and Power to update electrical configuration as needed prior to final approval.
07/26/2022: INFORMATION:
There is only single-phase power in the area. If three-phase power is required
for this project, further investigation will be required. The extension of three-phase
power to the site may require off-site easement and/or crossing agreements.
Comment Number: 7
07/26/2022: FOR FINAL PLAN:
If the private drives/alleys are proposed to be illuminated, the streetlights are
considered private and will need to be privately metered. Please show all
private streetlights and private meters on the plans.
JR Response: Autocad base files and 3-phase power needs will be provided at the time of the Final PDP
Resubmittal. We will work with Light and Power to update electrical configuration as needed prior to final approval.
Comment Number: 14
07/26/2022: FOR FINAL PLAN:
Please coordinate meter locations with Light and Power and show on the utility
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plans during Final Design. These locations 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. 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: Autocad base files and 3-phase power needs will be provided at the time of the Final PDP
Resubmittal. We will work with Light and Power to update electrical configuration as needed prior to final approval.
Comment Number: 15
07/26/2022: FOR FINAL PLAN:
A commercial service information form (C-1 form) will need to be completed
and submitted to Light & Power Engineering for review prior to Final Plan for all
single-family attached, multi-family and commercial buildings. A link to the C-1
form is below:
https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?1597677310
JR Response: These are being prepared by the Architects Electrical Engineer and will be submitted at the
time of the Final FDP 1st Resubmittal
Comment Number: 16
07/26/2022: FOR FINAL PLAN:
A one-line diagram is required for all multi-family and commercial buildings. On
the one-line diagram, please show the main disconnect size and meter
sequencing. A copy of our meter sequencing can be found in our electric
policies practices and procedures below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
JR Response: These are being prepared by the Architects Electrical Engineer and will be submitted at the
time of the Final FDP 1st Resubmittal
Comment Number: 20
07/26/2022: FOR DCP:
Please document the size of the electrical service(s) that feeds the existing
property prior to demolition of the building to receive capacity fee credits.
JR Response: This are being prepared by the Architects Electrical Engineer and will be submitted at the
time of the Final FDP 1st Resubmittal
Comment Number: 21
07/26/2022: 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-investmen
t-development-fees
Department: Environmental Planning
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Contact: Kirk Longstein klongstein@fcgov.com 970-416-4325
Topic: General
Comment Number: 9
06/26/2023: INFORMATION:
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)
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 26
09/18/2023: FOR FINAL APPROVAL:
The monitoring and reporting elements of the restoration plan need to be
detailed – how often, what will be monitored when, monitoring methods, and
reporting methods.
JR Response:
Comment Number: 27
09/18/2023: 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.
JR Response:
Comment Number: 28
09/18/2023: INFORMATION:
A reference area approach will be used to determine the vegetative cover
related success criteria of the NHBZ. Please reach out if you have any questions.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 10
09/19/2023: FOR FINAL APPROVAL:
Please consider spading some of the spruce trees slated for removal. Spruce
trees up to 20 inches in diameter can be spaded if they are in the right site.
Many of these trees are spadable.
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JR Response: We intend on Relocated those Spruce Trees that may be able to be relocated and are
working with a company to get more Information, Timing and Costs for their possible relocation.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 16
09/19/2023: FOR HEARING:
Please extend the most northern section of the trail north. It's the direction
people will take informally if there's no trail there anyway. In addition, it will
direct people towards the future recreational paved trail, the Overland Trail.
Thank you.
JR Response: this has been extended to the western property boundary
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 6
07/26/2022: FOR FINAL PLAN:
PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING
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
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: the Developer will be working with Fire on a Addressing & Wayfinding Plan which will be
submitted to PFA prior to Final FDP approval
Comment Number: 10
09/19/2023: FOR FINAL APPROVAL - UPDATED:
The East end of the Hammerhead on Happy Heart Way is only Access
Easement. This will need to also be EAE.
All other private drives are shown as dedicated EAE.
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06/26/2023: UNRESOLVED
11/21/2022: FOR FINAL PLAN:
All private drives used as emergency access shall be dedicated as Emergency
Access Easement. The plat currently only indicates Access Easement
JR Response: Updated, see revised plat
Comment Number: 11
09/20/2023: FOR FINAL
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
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.
- 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.
JR Response: See signage plan for Fire Lane sign locations.
Comment Number: 12
09/20/2023: FOR FINAL
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.
JR Response: Note added to sheet 3 of the utility plans
Department: Internal Services
Contact: Katy Hand khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 4
09/18/2023: BUILDING PERMIT
a. Each detached structure requires a separate permit, this includes carports,
bike shelters, trellises, pergolas, garage buildings, shade structures, and
covered mail kiosks requirements.
b. Note: new Building Codes will likely be adopted in the 2024-2025 timeframe.
https://www.fcgov.com/building/codes.php
c. Structures shall comply with the current code in effect at the time of permit
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submittal. Current codes and structural design criteria can be found here:
https://www.fcgov.com/building/codes
Note: new codes will likely be adopted in the 2024-2025 timeframe.
d. Stock plans: A stock plan is a building design that can be submitted for
review and used for replicated buildings. The approved design is stocked and
can be referenced on future or concurrent 'lot specific' permit submittals. learn
more about stock plans here: https://www.fcgov.com/building/stockplans
Comment Number: 5.
09/18/2023: EV parking (may impact site plan)
Local amendment to the IBC and IRC requires provisions for EV parking. For
commercial/multi-family this includes at least one 11ft wide EV charging space
that is accessible. Refer to local amendments for requirements:
www.fcgov.com/building/codes.php
Comment Number: 6.
09/18/2023: Townhomes (including paired townhomes), and two-family homes:
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 every
bedroom.
· For buildings using electric heat, heat pump equipment is required (for cold
climates).
· 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.
· Provide site-wide accessibility implementation plan in accordance with CRS
9-5. This requires accessible units per that state standard.
Comment Number: 7
09/18/2023: Single family comments:
· 5ft setback required from property line or provide fire rated walls & openings
for non-fire sprinkled houses per chap 3 of the IRC. 3ft setback is required for
fire sprinkled houses.
· Roof overhangs closer than 5ft to the property line in non-sprinkled houses
shall be fire protected per the current IRC.
· Bedroom egress windows (emergency escape openings) required in all
bedrooms.
· For buildings using electric heat, heat pump equipment is required.
· A passing building air tightness (blower door) test is required for certificate of
occupancy.
Comment Number: 8
09/18/2023: Multi-family comments:
R-2 occupancies must provide 10ft setback from property line and 20 feet
between other buildings or provide fire rated walls and openings per chapter 6
and 7 of the IBC.
· All multi-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”.
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· 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.
Comment Number: 9
09/18/2023: 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 above. The proposed project should be in the
early to mid-design stage for this meeting to be effective. Applicants of new
projects should email rhovland@fcgov.com to schedule a pre-submittal meeting.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 2
09/19/2023: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
06/27/2023: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
11/29/2022: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
07/22/2022: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Topic: Plat
Comment Number: 1
09/19/2023: 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 markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
06/27/2023: FOR FINAL -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
11/29/2022: FOR HEARING-UPDATED:
Please make changes as marked. If changes are not made or you disagree
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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
07/22/2022: 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: Updated, see revised plat
Department: Outside Agencies
Contact: Megan Harrity, Larimer County Assessor, mharrity@larimer.org
Topic: General
Comment Number: 2
06/30/2023: FOR FINAL:
I believe the only thing is that the lot label for LOT 22, in Block 3 is missing.
JR Response: Plat Updated
Contact: Melissa Buick, Pleasant Valley Lake Canal Company,
melissahbuick@gmail.com
Topic: General
Comment Number: 3
07/03/2023: FOR FINAL:
Clearly mark the ditch and ditch easement on the plans, including centerline of
the ditch and the top of the ditch bank.
Any public trail system is to be located outside the ditch easement
Provide a list of crossings of the ditch for review and to begin the process for
establishing agreements for these crossings - specifically, are the lines
discharging from the Scenic View Pond shown on Sheet 16 of 31 existing and if
so, will they be modified in any way and will the amount of water historically
discharged into the Pleasant Valley ditch change from the existing?
Maintenance may include burning, spraying and require access by heavy
equipment. Pleasant Valley and Lake Canal Company has the right to remove,
trees, brush and debris within the ditch easement, but is not the landowner and
is not responsible for maintaining the property, that responsibility falls to the
landowner.
JR Response: Ditch and Ditch easement are shown on final plans. Centerline and top of bank also shown
on grading plans. There are no proposed ditch crossings. The pipes shown on sheet 16 of 31 reflect the existing storm system of the
scenic view pond. No changes are being made to the existing offsite pipe network.
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Department: Transportation Planning
Contact: Seth Lorson slorson@fcgov.com 970-416-4320
Topic: Site Plan
Comment Number: 1
06/29/2023: FOR HEARING - UPDATED:
The applicant and staff further discussed the 6' walkway connection and access
easement to West Elizabeth during the project review meeting on June 28. The
applicant proposed to procure an easement "reservation" which would be
granted at the time that improvements to the West Elizabeth BRT corridor are
being constructed. Staff thinks it may be easier to simply procure the easement
during this process and wait to construct the walkway until the BRT construction
occurs.
Additionally, the applicant proposed to provide a fee-in-lieu for the cost of the
walkway - this agreement could perhaps include the construction timeline to
ensure the property owner that the walkway will not be constructed until the BRT
improvements occur.
Staff recommends a meeting to discuss the exact mechanisms to be used to
ensure these concepts are legally outlined whether in the Development
Agreement or another method.
11/29/2022: FOR HEARING - UPDATED:
This path is vital for the proposed project to connect to the community at large
via the Transfort high-frequency network. And creates compliance with LUC
Sec. 3.2.2(B), 3.2.2(C)(7), and 3.6.4. I'm certain there is a way to directly
connect bicyclists and pedestrians to West Elizabeth in a low-impact manner.
Additionally, the sidewalk to West Elizabeth needs to connect to an intuitive
framework of sidewalks for residents to easily walk and bike to the BRT
corridor.
07/25/2022: FOR HEARING:
The path leading to West Elizabeth Street provides bicycle and pedestrian
access to the forthcoming bus rapid transit route. The path needs to be paved
and ADA accessible.
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 3
09/19/2023: INFORMATION:
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
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found here:
https://www.fcgov.com/utilities//img/site_specific/uploads/irrigation-plan-submitt
al-reqs.pdf?1649260267
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
06/27/2023:
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: the Hydrozone Plan has been updated based on the Final Landscape Plans and will be
submitted at the time of the FDP 1st Resubmittal.
Comment Number: 2
06/27/2023:
Final 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