HomeMy WebLinkAboutMONTAVA - PHASE D INFRASTRUCTURE - BDR240010 - SUBMITTAL DOCUMENTS - ROUND 1 - Responses
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Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview Montava Phase D Infrastructure, BDR24______, Round Number 1
Responses to Staff Comments for for PDR240001 dated April 05, 2024
July 31, 2024
April 05, 2024
Montava Development & Construction LLC
430 N. College Ave #410
Fort Collins, CO 80524
RE: Montava - Phase D Core, PDR240001, Round Number
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Montava - Phase D Core. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Todd Sullivan via email at tsullivan@fcgov.com.
Responses are not provided for Staff comments in Grey, as these comments were either shared for
information only or were only applicable to the Montava Phase D Core.
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695
Topic: General
Comment Number: 1
I will be your primary point of contact throughout the development review and
permitting 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. Include me in all email correspondence with other
reviewers and keep me informed of any phone conversations. Thank you!
Response: Thank you.
Comment Number: 2
The proposed development project is subject to a Basic Development Review.
The decision maker for your project will be the Director of Community
Development and Neighborhood Services, or their designee.
Response: This is an Infrastructure only plan set.
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Comment Number: 3
I will provide you a roadmap specific to your development review project,
helping to identify each step of the process. For more detailed process information, see the
Development Review Guide at www.fcgov.com/drg. This online guide features a color coded
flowchart with comprehensive, easy to read information on each step in the process. This guide
includes links to just about every resource you need during development review.
Response: Thank you.
Comment Number: 4
I will provide a Project Submittal Checklist to assist in your submittal
preparation. Please use the checklist in conjunction with this comment letter and
the Submittal Requirements located at:
http://www.fcgov.com/developmentreview/applications.php.
If you have questions regarding items in the checklist, or the applicability of an
item to your project, please reach out to me.
Response: Thank you.
Comment Number: 5
As part of your submittal, you will respond to the comments provided in this
letter. The final 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].
Response: Comments applicable to the Infrastructure Plans are addressed herein.
Comment Number: 6
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1703783275
File names should have the corresponding number, followed by the file type
prefix, project information, and round number. For example: 1_SITE
PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above.
Response: Thank you.
Comment Number: 7
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
Response: Thank you.
Comment Number: 8
The request will be subject to the Development Review Fee Schedule:
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Comment Number: 9
https://www.fcgov.com/developmentreview/fees.php.
I will provide an estimate of the initial fees to begin the development review
process based on your Conceptual Review Application. As noted in the
comments, there are additional fees required by other departments, and
additional fees at the time of building permit. The City of Fort Collins fee
schedule is subject to change – please confirm these estimates before submitting.
Development Review Application Fees will be due at time of the project being
submitted for formal review. If you have any questions about fees, please reach out to me.
Payments can be made by check, debit/credit card or eCheck.
If paying by check, make payable to “City of Fort Collins”. This is accepted at
the Development Review Center, 281 N College Ave, Fort Collins, CO 80524,
by mail or can be placed in the blue drop box located at the northwest side of
the building. Please mark it to the attention of your Development Review
Coordinator and reference the project it is associated with.
If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess,
select Planning/Development Review and search by inputting your project's
information*.
• Debit/Credit card payments include a convenience fee of 2% + $0.25 added
to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00.
• ECheck payments include a convenience fee of $0.50 added to all
payments between $0.00 - $99,999.99.
*Please advise your Development Review Coordinator as to which payment
method will be used. If choosing to pay online, your Development Review
Coordinator will provide you with the project information when the fees are available to be paid.
Response: The fee for an infrastructure project plus the PFA fee will be submitted as soon as
received.
Comment Number: 10
Submittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. Upon initial submittal, your project will be
subject to a Completeness Review. Staff has until noon that Friday to determine
if the project contains all required checklist items and is sufficient for a round of
review. If complete, a formal Letter of Acceptance will be emailed to you and the
project would be officially routed with its initial round of review, followed by a
formal meeting. Please check with me, your Development Review Coordinator,
regarding review timelines.
As you are preparing to submit your formal plans, please notify me with an
anticipated submittal date. Applications and plans are submitted electronically
to me by email or secured file sharing applications.
Pre-submittal meetings can be beneficial to ensure you have everything for a
complete submittal. Please reach out and I will assist in those arrangements.
Response: Thank you.
Comment Number: 11
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Upon the scheduling of a Neighborhood Meeting, or initial review of the formal
Development Review Application, 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.
Response: Per MUDDS, this application does not require a neighborhood meeting.
Comment Number: 12
Once your project has been formally reviewed by the City and you have received
comments, please resubmit within 180 days, approximately 6 months, to avoid
the expiration of your project.
Response: Thank you.
Department: Planning Services
Contact: Kim Meyer kimeyer@fcgov.com
Topic: Building Elevations
Comment Number: 15
04/02/2024: FOR SUBMITTAL: Please submit a full package of elevation
drawings, including all sides of the building and all of the proposed different
models so a thorough review can be completed with the submittal.
Comment Number: 16
04/02/2024: FOR SUBMITTAL: Provide a consistent lot typical for each
housing type to show how it will fit on an average lot, meet setbacks, and
comply with occupation/coverage requirements. Include dimensions to show
how the typical designs comply with frontage yard requirements in MUDDS
5.8.4. Provide a lot typical for both corner and interior lots. Address how
housing model variation will be achieved as required in MUDDS 5.13.7
Topic: General
Comment Number: 1
03/29/2024: FOR SUBMITTAL: Please provide an exhibit that shows transects,
phasing, road names and site layout in one place.
Response: This set consists of only infrastructure, rights-of-way and open space. Transects zones
have been shown as they apply to the developable lots in the Phase D Core set. There are no
anticipated sub-phases. Road names and site layout are provided on the site planning maps. A
Transect Diagram is provided with the Infrastructure Plan Site Plan.
Comment Number: 2
03/29/2024: INFORMATION: Please keep in mind that many sections of the
Land Use Code will apply to this project. We have attached a spreadsheet
outlining this for your reference.
Response: Thank you.
Comment Number: 12
04/02/2024: FOR SUBMITTAL: T4 and T5 are intended to have mixed-use
development. According to MUDDS, Please explain how the design will
accomplish this intent for the areas of T4 and T5 in this plan. There seems to be
an opportunity to include mixed-uses with the proposed multi-family in T5 for this
proposal. When we are reviewing designs for Phases D & E we want to make
sure we are delivering on the vision of the Town Center and how other
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nonresidential uses would support the vision of the Master Plan.
Comment Number: 13
04/02/2024: FOR SUBMITTAL: Note the frontage assignment for building
orientation on site plan. Confirm the minimum 60% is met for T4 and 80% for
T5 and include calculations on plan set.
Comment Number: 14
04/02/2024: FOR INFORMATION: The building typicals look fine but they do
not indicate which Transect they are intended for so we cannot provide more
detailed comments. Please continue to ensure that your building designs will
meet the standards for your Transect Districts. Please ensure appropriate
setbacks are taken into account for each Transect and lot configuration to
ensure lots are sized to fit the buildings appropriately.
Comment Number: 17
04/02/2024: FOR SUBMITTAL: Clarify if any of the residential units will include
any accessory dwelling units with the submittal. ADUs are subject to Section 5.9
of Montava Uses, Densities, and Development Standards (MUDDS) and
require a Type 1 review. ADUs require additional parking calculations, as well.
Topic: Landscape Plans
Comment Number: 10
04/02/2024: FOR SUBMITTAL: Identify the tracts on the landscape plan by use,
including any civic space type designations.
Response: The civic space along the drainage channel along Maple Hill Drive (Greenway plus
Pollinator Path) has been indicated in the Phase D Core plans. There are no additional civic spaces
planned for the road infrastructure work. It may make sense to indicate this Greenway landscaping
in the Infrastructure plan set associated with the final grading for the road connections with the
next submittal and would like to discuss this further with staff.
Comment Number: 11
04/02/2024: FOR INFORMATION: Staff encourages naturalistic design to storm water facilities.
Response: We’ve worked to vary side slopes for the storm water facilities with these
preliminary plans. The primary storm drainage channel along Maple Hill Drive has been
designed with naturalistic plantings in the Phase D Core submittal as a primary pollinator
corridor while still maintaining the required drainage capacity and function. It may make
sense to indicate this Greenway landscaping in the Infrastructure plan set associated with
the final grading for the road connections with the next submittal and would like to discuss
this further with staff.
Topic: Site Plan
Comment Number: 4
03/29/2024: FOR SUBMITTAL: Please make sure your block sizes will meet
the standards. The one-block approach to multi-family design in Phase D would
likely exceed 500 ft. lot width maximum and lot depth standard for T5. The City
would prefer bisecting the overall massing of the buildings across streets for the multi-family site design.
Comment Number: 6
04/02/2024: FOR SUBMITTAL: Please ensure that the overall layout of the sit
plan considers an interconnected system of road ways that allow for more direct
transportation corridors for pedestrian, bicyclists, and vehicles. The design of
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the street system in this neighborhood will require the presence of additional
walkways that connect to the internal network of civic spaces and alleys.
LUC 3.3.1.B - Lots. The general layout of lots, roads, driveways, utilities,
drainage facilities and other services within the proposed development shall be
designed in a way that enhances an interconnected street system within and between neighborhoods.
Response: We believe that the proposed design with the connected street grid and interlaced
network of pedestrian ways achieves these goals. Furthermore, the overall design of the Fiddle
intersection is to encourage seamless connection to future development consistent with the PUD.
Comment Number: 7
04/02/2024: FOR SUBMITTAL: Consider aligning more of the internal civic
spaces/greenspace tracts to create a north-south pedestrian thoroughfare
"mid-block" that crosses and connects all civic spaces from north-south.
Comment Number: 8
04/02/2024: FOR SUBMITTAL: Please show how the dead-end alley stubs will
work for trash haulers. If the dead-end alleys will be kept, please provide a path
for pedestrians and cyclists to access the street from those alley dead-ends.
This will be especially important for any alley that includes interior green space
and for any alley adjacent to the school site or other civic space.
Comment Number: 9
04/02/2024: FOR SUBMITTAL: Please ensure that every primary entrance to
every dwelling unit will be a maximum of 200 feet from a street sidewalk. This
standard applies to every dwelling unit; it may be necessary to provide
additional walkways mid-block along Maple-Hill, Tealbrook Dr., and Montava
Ave to meet this standard.
LUC 3.5.2.D.1 - Orientation to a Connecting Walkway. Every front facade with a
primary entrance to a dwelling unit shall face the adjacent street to the extent
reasonably feasible. Every front facade with a primary entrance to a dwelling
unit shall face a connecting walkway with no primary entrance more than two
hundred (200) feet from a street sidewalk and the address shall be posted to be
visible from the intersection of the connecting walkway and public right of way.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
03/29/2024: PRESUBMITTAL – HISTORIC SURVEY: As noted at your
conceptual review, there are resources over fifty years of age on the
development site. The historian for that survey is already engaged and will
complete that survey as soon as possible. Based on that research, staff will
recommendation on eligibility under the City's standards for cultural resources (MC 14-2)
Response: The referenced resources are located within the boundary of the Phase D Core and were
determined not eligible for historic designation; none of the resources are located within the
boundaries of the Phase D Infrastructure.
Comment Number:
03/29/2024: CODE REQUIREMENTS FOR HISTORIC RESOURCES ON THE
DEVELOPMENT SITE: This comment would only apply for any resource(s) on
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the development site determined Eligible as a City Landmark. Should the
historic survey determine there are no historic resources on the development
site, this phase would not have any historic preservation requirements.
If any resources on the development site are identified as historic resources
through the survey and records review process, the project must include a
rehabilitation and adaptive reuse plan for those structures pursuant to Land Use
Code Section 3.4.7(B), to the maximum extent feasible, or satisfactorily meet the requirements
for a modification of standards following the requirements of Division 2.8 of the land use code.
Response: The referenced resources are located within the boundary of the Phase D Core and were
determined not eligible for historic designation; none of the resources are located within the
boundaries of the Phase D Infrastructure.
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 1
03/20/2024: INFORMATION:
The following INFORMATION comments are general comments that are added
to every conceptual review. Not all the comments will necessarily apply to every
project. Please contact engineering if further clarification is needed.
Comment Number: 2
03/20/2024: INFORMATION:
Larimer County Road Impact Fees and Transportation Capital Expansion Fees are due prior to
issuance of building permit. For more information, please visit https://www.fcgov.com/engineering/tcef.php.
Comment Number: 3
03/20/2024: INFORMATION:
Any damaged curb, gutter and sidewalk existing prior to construction, as well as
streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to
construction of this project, shall be replaced or restored to City of Fort Collins
standards at the Developer's expense prior to the acceptance of completed
improvements and/or prior to the issuance of the first Certificate of Occupancy.
Comment Number: 4
03/20/2024: INFORMATION:
All public sidewalk, driveways and ramps, existing or proposed, adjacent or
within the site, need to meet ADA standards. If they currently do not, they will
need to be reconstructed so that they do meet current ADA standards as a part of this project.
Comment Number: 5
03/20/2024: INFORMATION:
Location and design of bicycle improvements are determined by the Active
Modes Plan, adopted by City Council in December 2022. Various designs are
designated by street as outlined on the following map:
https://fcgov.maps.arcgis.com/apps/webappviewer/index.html?
id=21f8371afffd4b339ce7bcbdb6b27585. Any frontages not shown should default to LCUASS standards.
Comment Number: 6
03/20/2024: INFORMATION:
Any public improvements must be designed and built in accordance with the
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Larimer County Urban Area Street Standards (LCUASS). They are available
online at: https://www.larimer.org/urban-area-street-standards-2021. Some
designs outlined in the Active Modes Plan and the Master Street Plan have not
yet been added to the LCUASS. Please inquire with staff if the specific frontage
or intersection you are developing is not in LCUASS.
Comment Number: 7
03/20/2024: INFORMATION:
This project is responsible for dedicating any right-of-way and easements that
are necessary or required by the City for this project (i.e. drainage, utility,
emergency access). This shall include the standard utility easements that are to
be provided behind the right-of-way (15 foot along an arterial, 8 foot along an
alley, and 9 foot along all other street classifications). Information on the dedication process,
as well as deed templates, can be found at: http://www.fcgov.com/engineering/devrev.php
Comment Number: 8
03/20/2024: INFORMATION:
Utility plans and a development agreement may be required, and would be
recorded once the project is finalized. If civil construction plans (utility plans) are
required, please use LCUASS Appendix E as a reference for what needs to be included.
Comment Number: 9
03/20/2024: INFORMATION:
A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Comment Number: 10
03/20/2024: INFORMATION:
LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design.
Comment Number: 11
03/20/2024: INFORMATION:
All fences, barriers, posts or other encroachments within the public right-of-way
are only permitted upon approval of an encroachment permit. Applications for
encroachment permits shall be made to the Engineering Department for review
and approval prior to installation. Encroachment items shall not be shown on the
site plan as they may not be approved, need to be modified or moved, or if the
permit is revoked then the site/ landscape plan is in non-compliance.
Comment Number: 12
03/20/2024: INFORMATION:
The development/site cannot use the right-of-way for any Low Impact
Development to treat the site’s storm runoff. We can look at the use of some
LID methods to treat street flows – the design standards for these are still in development.
Comment Number: 13
03/20/2024: INFORMATION:
Doors are not allowed to open out into the right-of-way.
Comment Number: 14
03/20/2024: INFORMATION:
Bike parking required for the project cannot be placed within the right-of-way,
and if placed just behind the right-of-way, need to be placed so that when bikes
are parked they do not extend into the right-of-way.
Comment Number: 15
03/20/2024: INFORMATION:
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In regard to construction of this site, the public right-of-way shall not be used for
staging or storage of materials or equipment associated with the Development,
nor shall it be used for parking by any contractors, subcontractors, or other
personnel working for or hired by the Developer to construct the Development.
The Developer will need to find a location(s) on private property to
accommodate any necessary staging and/or parking needs associated with the
completion of the Development. Information on the location(s) of these areas
will be required to be provided to the City as a part of the Development Construction Permit application.
Comment Number: 16
03/20/2024: INFORMATION:
Developments often require review from other external agencies and property
owners. If there is an affected canal, ditch, private easement/utility, HOA,
railroad, state-maintained road, or offsite work that is anticipated with the
development of this site, it would be beneficial for the applicant to get those
conversations started now. Signed Letter(s) of Intent (LOI) from affected entities
must be accepted by the City prior to scheduling a public hearing, and these
documents are part of the development review submittal requirements. The City
will not approve projects that do not have the signed approval of affected
entities. A full list of submittal requirements can be found here:
https://www.fcgov.com/developmentreview/applications.php. Please submit all
comments and comment responses between the external agencies to the City
during the next round of review after they are received.
Comment Number: 17
03/20/2024: SITE SPECIFIC:
Access roads to Phase D must meet PFA standards for use by emergency
vehicles. This means the streets must meet the minimum of 24-feet in pavement
width, and be capable of supporting 30,000+ lbs. Please coordinate with PFA on specific requirements.
Response: Access roads to the Phase D Core have been designed to PFA standards; the north
access may not ultimately be constructed should the Infrastructure Plans be approved and
constructed or significant construction progress has occurred prior to the need for fire protection
in the Phase D Core.
Comment Number: 18
03/20/2024: SITE SPECIFIC:
Question 1: My concern with the access points is that they are both on Giddings
Road, and there is virtually nothing to the north of this site within Fort Collins.
There are also no PFA stations north of this site. The north access will barely
serve a purpose, except in a situation where the southern access is blocked.
Even then, emergency vehicles would need to take an extended route to get to
the northern access, since the emergency vehicles would be coming from the south.
Response: This comment was resolved with the Phase D Core.
Establishing 2 points of access for emergency services is a normal requirement
for a development to complete prior to issuance of building permits. This is due
to the fact that emergency services could be needed onsite during the
construction phase. We can modify the DA to be more specific about excluding
the northern temporary access if the roundabout construction is completed and
accepted by the City.
Response: We have proposed draft language for the Phase D Core development agreement and
look forward to finalizing.
Comment Number: 19
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03/20/2024: SITE SPECIFIC:
Question 2: All 330 proposed dwelling units in phase D will use Giddings Road
for ingress/egress to the site. The left turn lanes will be mandatory for the "Core"
development. The TIS will help determine if right turn/deceleration lanes are
necessary. The City will require that Giddings Road is fully upgraded on both
sides to meet LCUASS for a 2-lane arterial street during "Phase D - Core" .
This includes bike lanes, sidewalks, parkways, and the 15-ft utility easements.
No TCEF reimbursements will be dispersed to the developer until Giddings
Road is fully upgraded, on both sides, to the 2-lane arterial standards.
Response: The updated traffic impact study for Phase D included a scenario with and without
Phase G & E included at buildout of Phase D. The findings remained the same with all development
traffic for Phase D utilizing Giddings Road (no Phase G & E or Timberline) which included
northbound left turn lanes and the two interim accesses along Giddings Road and then an
eastbound left turn lane at the Mountain Vista Drive and Giddings Road intersection. A 2-lane
arterial full cross section in alignment with LCUASS standards has been submitted.
Comment Number: 20
03/20/2024: SITE SPECIFIC:
Related to question 3: If the pond was previously included in Phase E, then the
Phase G and E plats will need to be revised. The area of the pond was platted
in Phase G so that rough grading could be completed, then replatted in Phase
E for the proposed pond use. It should no longer appear in either of those plats.
Comment Number: 21
03/20/2024: SITE SPECIFIC:
Question 5: Engineering staff will support the ROW vacation, but we cannot
guarantee that every department or external utility agency will support the
vacation. More information on the ROW vacation process can be found here:
https://www.fcgov.com/engineering/devrev. ROW vacations must be done through City Council action.
There are several ways to go about this ROW vacation: you can vacate the
entire existing ROW and re-dedicate the ROW to the LCUASS-appropriate
width with the plat or by separate document. These documents would be
recorded at the same time so that there is never a lack of ROW for Giddings
Road. You may also vacate just 8 feet of ROW per side of Giddings Road,
which would eliminate the extra 16 feet of ROW.
The other way would be to vacate just 16-feet of ROW from Giddings Road
(100-feet existing less the LCUASS-required 84-feet). Generally, arterial
roadways are centered on Section Lines. Giddings should maintain its
centerline on the section line. That will determine how much vacation is done
from the west side of Giddings Road vs. the east side of Giddings Road.
Response: Montava supports the vacation of the excess 16’ of Giddings ROW between Mountain
Vista Drive and Richards Lake Road, leaving 84’ of ROW in place, and then dedicating additional
ROW required to accommodate the Fiddle with the Infrastructure Plat.
Comment Number: 22
03/20/2024: SITE SPECIFIC:
Question 10 & 11: None of the engineering variances show a change in utility
easements. Assuming you will be dedicating the LCUASS-standard width utility
easements adjacent to the ROW on all of these streets where you are seeking
engineering variances, I do not have a problem with the layouts as of now. As
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noted, a formal variance submittal will be required for all of the variances not
approved through the PUD.
After several discussions with internal and external utility providers, eliminating
the roadside utility easements is something we do not support. You will be
required to provide 15-foot width utility easements adjacent to Giddings Road
and any other arterial streets. You will be required to provide utility easements
adjacent to local and collector-level streets, although the width can be discussed.
Response: We are submitting a variance to the typical street sections and bike lane configurations
on Maple Hill Drive, however, we will not be eliminating the utility easements. The required 15’
utility easement will be provided along Giddings Road and a 9’ utility easement will be provided
along Maple Hill Drive and Timberline Road.
Comment Number: 23
03/20/2024: SITE SPECIFIC:
Proposed Interim Pond 427 is adjacent to the intersection of Giddings Road
and Mountain Vista Drive. Is this pond to be removed in future phases, or is it
permanent? Will the grading change in future phases? The TIS may require
improvements to this intersection, and ROW and easements may need to be
dedicated in this area. Pond grading is not allowed within the ROW.
Response: This pond is temporary until the ultimate pond south of Mountain Vista is constructed.
Depending upon future improvements this pond may need to be regraded and modify to work with
future ROW.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 1
03/28/2024: We have no comments, but will review future submittals.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
04/01/2024: INFORMATION: The Transportation Impact Study has been
scoped with the developer's traffic engineer. This will be required upon the first
round submittal. The study will include the Phase D Core, and Phase D
Infrastructure evaluations. Within the study, and for overall clarification, we
would like more details regarding what exactly is being built with the Core
versus the Infrastructure, and the timeline between the two phases. Is the multi
family included or not? Is the pond at Mountain Vista and Giddings being built?
How will Multi Modal Level of Service be accommodate with limited connectivity?
Response: Thank you for effectively and promptly holding a traffic study scoping
meeting with the traffic team. For the purposes of the Phase D traffic study, and although fully
approved, it was assumed that Phase G & E of Montava would construct prior to Phase D and were
conservatively included as background traffic in the Phase D traffic study. A scenario with only
Phase D constructed was also provided to determine the impacts with all traffic utilizing Giddings
Road for access initially. The external intersections and access intersections have been evaluated
for the short-term horizon of the Montava Phase D Core. The access intersections and the
intersection of Mountain Vista Drive and Giddings Road were evaluated for the Phase D
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Infrastructure long-term horizon consisting of full buildout of Montava. The external intersections
are being evaluated in the 2045 Montava Supplemental Traffic Analysis in a separate memo
consistent with the process associated with the Phase G & E application. A mix of single family
detached, single family attached, and multifamily have been utilized within the Phase D traffic
study, although the multifamily will be the subject of a future development application. Multimodal
transportation analysis is evaluated in Section 6.0 of the Montava Phase D Traffic Study.
The pond at the NW corner of Mountain Vista and Giddings will be built with the Phase D Core; in
addition, another temporary pond will be constructed with the Infrastructure Plan north of this
intersection to detain runoff from the infrastructure Improvements.
Comment Number: 2
04/01/2024: INFORMATION: The narrative still references the possibility of
multi-family units replacing some of the single family units. The Transportation
Impact Study will need to reflect exactly what is being built with the Phase D
Core in terms of trip/traffic generation.
Response: Three development programs are currently being considered for Phase
D of Montava. The traffic study has conservatively been evaluated with the highest trip generation
of the three program options. A mix of single family detached, single family attached, and
multifamily have been utilized within the Phase D traffic study although the multifamily will be the
subject of a future development application. The improvements have been isolated in the traffic
study for the Phase D Core (short-term) and Phase D Infrastructure (long-term).
Comment Number: 3
04/01/2024: INFORMATION: The narrative questions whether or not an interim
condition would be acceptable for the Giddings intersections with Phase D
Core. This will need further coordination with Engineering as the full build out
would be preferred. The Transportation Impact Study will also need to detail
whether or not off site improvements are required for other intersections like
Giddings and Mountain Vista. The detention pond at that intersection if
included may require adjacent frontage improvements and right of way dedication.
Response: The Phase D traffic study identifies that the Core can be accommodated with two
access locations along Giddings Road with both accesses operating with stop control and
northbound left turn lanes for entering the development. Mountain Vista Drive and Giddings Road
was evaluated for the short-term and long-term horizons. The remaining external intersections
were evaluated for the short-term horizon and within the 2045 Montava Supplemental Traffic
Analysis. The intersection of Mountain Vista Drive and Giddings Road is reported to operate
acceptably with stop control with buildout of the Phase D Core. A two-lane roundabout with two
right turn bypass lanes were identified as needed for this intersection in the long-term 2045
horizon. In addition, signal control was also evaluated at this intersection for the long-term horizon.
It is our goal to have the Infrastructure Set approved and under construction so that the north
entrance to the Core can be replaced with one of the legs of Fiddle. As mentioned in previous
comments this pond is temporary and can be modified if needed for future improvements.
Comment Number: 4
04/01/2024: INFORMATION: Overall, Traffic Operations is supportive of the
street cross sections proposed but will want to see more detail within the Utility
Plans on how they are applied. Cross Section 7 shows diagonal parking near
the pond where the roadway turns. This is concerning with the curvature of the
roadway, but we would like to see how it is drawn up. Maintenance of diagonal
parking stalls is also an issue for the City, as we typically don't stripe local streets.
This comment will require further coordination with the potential of back in angle
Page 13 of 27
parking. Internal discussions with City Staff will need to happen before we move in that direction.
We will also need consider ADA parking spots if we are striping these parking stalls.
Comment Number: 5
04/03/2024: INFORMATION: Has any consideration been given to how the
school site on the northern edge of this phase will be accessed? We want to
make sure an access will be available off of Maple Hill in the future, and that the
mitigation of the No. 8 ditch overflow will not impeded this ability. If an access is
considered along the street in Phase D Core, we might want to denote that.
Pedestrian accessibility to the school through Phase D Core should also be formalized.
Comment Number: 6
04/03/2024: SITE-SPECIFIC: Conceptual Review comment. The primary
access that is proposed as a "fiddle" intersections will need further
coordination. From a Traffic standpoint we are in favor of this over the circular
intersection, but we may need to work through the design to make sure it will be
able to accommodate fire trucks and tractor trailers with the turning radii.
Response: Following discussions with Staff at the Fiddle design work session on May 21, 2024, the
concepts have been incorporated into the initial Fiddle design in this submittal. Truck movements
are also provided with the submittal. We look forward to your review and working through the
design with the team.
Comment Number: 7
04/03/2024: SITE-SPECIFIC: Conceptual Review comment. 5b . The north
access on Giddings could be paused or not built if the primary access "fiddle"
is constructed concurrently with the Core project. This would need to be
completed before certificates of occupancy are granted.
Response: A north and south access is planned with the Phase D Core and was
evaluated as such in the traffic study without the Fiddle in the short-term horizon.
It is our goal to get the Infrastructure Plans approved and under construction so that we don’t have
to build the north entrance to Phase D Core from Giddings Road.
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 1
04/02/2024:
Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Cooper
Slough Master Drainage Plan as well as the Fort Collins Stormwater Criteria
Manual (FCSCM). The stormwater criteria manual is available on our website here:
https://www.fcgov.com/utility-development
Response: The Infrastructure Set has been designed to meet the criteria mentioned above and the
Montava Master Drainage Plan.
Comment Number: 2
04/02/2024:
Documentation requirements (site specific comment):
A drainage report and construction plans are required and must be prepared by
a Professional Engineer registered in the State of Colorado. The drainage
report must address the four-step process for selecting structural BMPs.
Response: The four-step process has been included in the drainage report.
Page 14 of 27
Comment Number: 3
04/02/2024:
Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be the Larimer & Weld
Canal. City Stormwater requires that Ditch Company approval/acceptance is
required for Phase D. City Stormwater is consulting with the City Attorney’s
Office to verify this requirement is being met with the existing AB & Larimer &
Weld Canal agreement dated 1986.
Response: These comments are currently being addressed with the Phase D Core. The
Infrastructure Plan will follow the same drainage patterns as the Core and utilize the same ponds.
Comment Number: 4
04/02/2024:
Detention requirements (site specific comment):
Onsite detention is required for the runoff volume difference between the
100-year developed inflow rate and the 2-year historic release rate.
Please note that the City has landscaping requirements for stormwater
detention ponds. These requirements can be found in the Fort Collins
Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B
(Landscape Design Standards and Guidelines for Stormwater and Detention Facilities).
Response: Ponds have been sized using SWMM, and all developed flows will be detained to the 2-yr
historic.
Comment Number: 5
04/02/2024:
Water Quality and Low Impact Development requirements (standard comment):
All new or modified impervious areas require stormwater quality treatment. In
addition, the City requires the use of Low Impact Development (LID) methods to
treat stormwater quality on all new or redeveloping property, including sites
required to be brought into compliance with the Land Use Code. There are two (2) categories of
LID requirements; the development will need to meet one of the two following options:
1. LID with Permeable Pavers: When using the permeable pavers option, 50%
of the new or modified impervious areas must be treated by LID methods. Of
the new or modified paved areas, 25% must be pervious.
2. LID - without Pavers: 75% of all new or modified impervious areas must be
treated by LID methods. This typically consists of a rain garden or bioretention
system, but other options are allowed.
The remainder of the water quality treatment can be accomplished ‘standard’ or
LID water quality methods. Accepted methods are described in the Fort Collins
Stormwater Criteria Manual (FCSCM), Chapter 7:
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations/stormwater-criteria
Response: Because City does not allow LID in the ROW or drainage channels, which is basically
the entirety of the Infrastructure Plan, we request that the LID for the Infrastructure Plan be deferred
to future phases of development. All water quality treatment for the Infrastructure Plan is provided
in the temporary ponds using traditional methods for the time being.
Comment Number: 6
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04/02/2024:
Imperviousness documentation (standard comment):
The existing and proposed impervious areas need to be documented in the
drainage report. Drainage requirements and development fees are based on
new impervious area. An exhibit showing the existing and proposed impervious
areas with a table summarizing the areas is required with the first project submittal.
Response: An exhibit has been prepared and is provided in the drainage report.
Comment Number: 7
04/02/2024:
Detention drain times (standard comment):
Per Colorado Revised Statute §37-92-602 (8) that became effective August 5,
2015, criteria regarding detention drain time will apply to this project. As part of
the drainage design, the engineer will be required to show compliance with this
statute using a standard spreadsheet (available on request) that will need to be
included in the drainage report. Upon completion of the project, the engineer
will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal.
This will apply to any volume-based stormwater storage, including extended detention basins.
Response: Drain times for the pond have been provided on the MHFD pond sizing spreadsheet.
Comment Number: 8
04/02/2024:
Inspection and maintenance (standard comment):
There will be a final site inspection of the stormwater facilities when the project
is complete and the maintenance is handed over to an HOA or another
maintenance organization. Standard operating procedures (SOPs) for on-going
maintenance of all onsite drainage facilities will be included as part of the
Development Agreement. More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-development
Response: Acknowledged, SOP’s will be followed as required.
Comment Number: 9
04/02/2024:
Fees (standard comment):
The 2024 city wide Stormwater development fee (PIF) is $11,834/acre
($0.2717/ sq. ft.) of new impervious area over 350 square feet. No fee is
charged for existing impervious area. This fee is to be paid at the time each
building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
or contact our Utility Fee and Rate Specialists at (970) 416-4252 or
UtilityFees@fcgov.com for questions on fees.
Monthly fees - http://www.fcgov.com/utilities/business/rates
Response: Fees will be paid as required.
Comment Number: 10
04/02/2024:
Offsite Stormwater Flows (standard comment):
The development will need to accept and pass any existing offsite flows.
Response: Offsite flows have been accounted for and are shown / included in the drainage
calculations and report.
Department: Water-Wastewater Engineering
Page 16 of 27
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 1
04/02/2024:
Other District (site specific comment):
This project site is located within the East Larimer County (ELCO) Water
District and the Boxelder Sanitation District for water and sewer service. Please
contact them at (970) 493-2044 (ELCO) and (970) 498-0604 (Boxelder) for development requirements.
Response: We will continue to work with these agencies as needed.
Comment Number: 2
04/02/2024:
Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply.
Information on these requirements can be found at: https://www.fcgov.com/utilities/watercode
Response: These standards will be met.
Department: Light And Power
Contact: Austin Kreager akreager@fcgov.com 970-224-6152
Topic: General
Comment Number: 1
04/01/2024: SITE SPECIFIC:
Light and Power is ok with breaking out the Phase D infrastructure project from
the phase D core. Light and Power will need to extend electric facilities at least
through the southern access road in the ultimate parkway location.
Response: Thank you. We will continue to coordinate base files and electric routing needs with
your team.
Comment Number: 2
04/01/2024: SITE SPECIFIC:
If the irrigation pond is to be built with the project, Light and Power will need a
path to extend 3phase electric facilities through the site to feed the irrigation pond area.
Response: The irrigation pond will be built with Phase D Core. We will continue to coordinate base
files to make sure we have provided the necessary improvements.
Comment Number: 3
04/01/2024: 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: 4
04/01/2024: INFORMATION:
During utility infrastructure design, please provide adequate space of all service
and main lines internal to the site to ensure proper utility installation and to meet
minimum utility spacing requirements. A minimum of 10ft separation is required
between water, sewer and storm water facilities, and a minimum of 3ft
separation is required between Natural Gas. Please show all electrical routing on the Utility Plans.
Comment Number: 5
Page 17 of 27
04/01/2024: INFORMATION:
All utility easements and required permits (crossing agreements, flood plain,
etc.) needed for the development will need to be obtained and paid for by the developer.
Comment Number: 6
04/01/2024: INFORMATION:
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
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
04/01/2024: INFORMATION:
All residential units other than single family detached at 200 amps or less are
considered customer owned service; therefore, the applicant is responsible for
installing the secondary service from the transformer to the meter(s) and will be
owned and maintained by the individual unit owner or building owner.
Comment Number: 8
04/01/2024: INFORMATION:
If the private drives/alleys are proposed to be illuminated, the streetlights are
considered private and will need to be privately installed, maintained, and
metered. Please show all private streetlights and private meters on the plans.
Comment Number: 9
04/01/2024: INFORMATION:
Light and Power is experiencing material shortages and long lead times on
certain materials and unfortunately this is an industry wide issue.
Comment Number: 10
04/01/2024: INFORMATION:
Transformer locations will need to be coordinated with Light & Power.
Transformers must be placed within 10 ft of a drivable surface for installation
and maintenance purposes. The transformer must also have a front clearance of
10 ft and side/rear clearance of 3 ft minimum. When located close to a building,
please provide required separation from building openings as defined in
Figures ESS4 - ESS7 within the Electric Service Standards. Please show all
proposed transformer locations on the Utility Plans.
Comment Number: 11
04/01/2024: INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone
service. Contact John Stark with Fort Collins Connexion at 970-207-7890 or
jstark@fcgov.com for commercial grade account support, RFPs and bulk agreements.
Comment Number: 12
04/01/2024: 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
Page 18 of 27
Comment Number: 13
04/01/2024: 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.
Comment Number: 14
04/01/2024: INFORMATION:
Streetlights will be placed along public streets. 40 ft separation on both sides of
the light is required between canopy trees and streetlights. 15 ft separation on
both sides of the light is required between ornamental trees and streetlights.
Please coordinate the light placement with Light & Power. Please reach out to
me before the first round of the Final Development Plan so I can provide a
streetlight layout. The City of Fort Collins street lighting requirements can be found at:
http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf
Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772
Topic: General
Comment Number: 15
04/03/2024: SITE SPECIFIC:
Light and Power has existing facilities along the west side of Giddings. When
Giddings is improved/widened Light and Power will work with you on any relocations necessary.
All relocations of existing electric infrastructure will be a cost to the project.
Response: Base files are included in this Round 1 submittal so that we can further coordinate
relocations.
Comment Number: 16
04/03/2024: SITE SPECIFIC:
Light and Power will need to upsize our infrastructure along Giddings Rd. We
will likely need to install a duct bank to feed this development and future
Montava development to the north and east. Duct banks require large, above
ground switch cabinets that will need to be placed along Giddings Rd, in the
utility easement behind sidewalk. Light and Power will work with your design
team to include electric infrastructure design on the utility plans.
Response: Understood, let’s continue to coordinate this effort.
Comment Number: 17
04/03/2024: SITE SPECIFIC:
Light and Power prefers not to be located in the alleys interior to the site. Light
and Power typically installs infrastructure in the parkway location along public
streets, in-between curb/gutter and sidewalk.
Response: Understood, electric layout for Phase D Core was provided by your team. We will plan to
do the same process with this set of plans.
Department: Environmental Planning
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Page 19 of 27
Comment Number: 1
04/02/2024: FOR SUBMITTAL: The original Montava ECS depicts a 0.72 acre
palustrine emergent wetland (Wetland 2) that partially overlaps with Phase D’s
boundary. A memo-style ECS is required for Phase D submittal; displaying the
wetland boundary with Phase D boundary will be one of the primary purposes of
the ECS. As I currently understand the situation, Montava’s interpretation is that
Wetland 2 will be an overflow channel for the No. 8 Canal, it is a low quality open
space, and the intention is to pipe it within the Phase D boundary.
The City requires avoidance/buffering/mitigation measures of all wetlands,
regardless of the Corps of Engineers jurisdictional status or quality. This is the
same LUC standard applied to Phase G. Placing wetland mitigation (in the form
of mesic/riparian mitigation) in the bottom of water quality ponds was a feasible
option in Phase G due to the very small wetland area, the timing of Corps
decisions, and other factors. The same approach may or may not be feasible
for Phase D depending on the area of wetland present within Phase D boundaries.
Response: Similar response as for Phase D Core plans - The ECS update was submitted on
April 19, and we held a follow-up meeting with Scott Benton on April 23 to discuss options
for required mitigation of the 0.25 acres of low-quality wetlands that will be disturbed with
Phase D. The drainage channel along Maple Hill Drive is designed with gentle slopes and a
flat bottom to support riparian/wet meadow plantings in an area equal to or greater in size
as the low-quality wetlands that will be disturbed with the development of Phase D. The
planting for this area has been indicated in the Phase D Core plans, but may make sense to
indicate this Greenway landscaping in the Infrastructure plan set associated with the final
grading for the road connections and would like to discuss this further with staff.
Comment Number: 2
04/02/2024: FOR SUBMITTAL: Please demonstrate how Phase D will satisfy
Pollinator Master Plan requirements, specifically along Maple Hill Dr and
Montava Ave. The City has created a Pollinator Raingarden seed mix that could be of use as well.
Response: Similar response as for Phase D Core plans - Landscape Plans for Phase D Core
incorporate Primary Pollinator Corridors along the channel adjacent to Maple Hill Road as
envisioned in the Pollinator Master Plan. It may make sense to indicate this Greenway
landscaping in the Infrastructure plan set associated with the final grading for the road
connections with the next submittal and would like to discuss this further with staff.
Comment Number: 3
04/02/2024: FOR SUBMITTAL: An update to the overall Montava Phase 1 is
required for Phase D. This is a similar situation to the smaller memo-based
ECS – only the area within the boundary of Phase D needs to be assessed.
Given the number of issues that have come up later in the process on other
Phases, the updated Phase 1 should be submitted sooner rather than later.
Please ensure that the updated Phase 1 address any specific concerns and/or
solutions to the former silage pits.
Response: The Phase 1 and ECS that were prepared and submitted for the Phase D Core cover the
area of the Infrastructure Plans. Therefore, we are utilizing those same reports for the
Infrastructure Plan.
Comment Number: 4
04/02/2024: FOR SUBMITTAL: Please clarify what is happening with the Farm related to Phase D.
Response: Montava continues to work with the Poudre Valley Community Farms and Native Hill
Page 20 of 27
Farm to create a program that is consistent with the vision and requirements set forth in the Public
Benefits Agreement and PUD. Montava is currently working on preliminary concepts and layouts to
be prepared for the farm area to be active and available to our first residents.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
04/02/2024: Both Park Planning & Development and Parks Department
comments will be provided by Missy Nelson | mnelson@fcgov.com,
970.416.8077. Please note, we are available to discuss and set up separate
meetings to go over any of the comments in greater detail.
Comment Number: 2
04/02/2024: The irrigation pond will need to be platted. Please use the
easements as planned together during Phase G, Tract FF.
Comment Number: 3
04/02/2024: Since the shared irrigation pond is part of Phase D, the Water
Agreement will need to be finalized prior to approval. The main questions:
* Is any key infrastructure to get water to the pond going to change?
* Since piping of #8 Ditch is on hold, are you able to build pond and pipes to pond prior to court case?
* Does the pond include a stormwater outfall?
* Is that tied to the ditch and/or does it overflow to the Cooper Slough?
* Can you build without stormwater overflow plan and without any changes to the ditch?
Comment Number: 4
04/02/2024: Please make sure there are key connection/s from this phase to
the Paved Recreational/Regional trail planned and coordinated with PPD. All
connections must be approved by PPD.
Comment Number: 5
04/02/2024: In one of the diagrams for the area of Phase D, it shows the previous Rec Center site.
This comment is a reminder that per discussions with Recreation, that site is not suitable for the rec center.
Comment from Phase E for reference:
05/23/2023: FOR APPROVAL: Thank you for meeting with LeAnn Williams, Director of
Recreation, and PPD on 3/15/23 to discuss an alternative site. Due to the size of the
pond and the sanitary sewer line, the current site will not be suitable for the recreation
center. Ultimate size of recreation center shall be based on programming and population.
Comment Number: 6
04/02/2024: This comment is a reminder to please continue to work on the
required hydrology study for the underpass so that it can be incorporated fully into Phase G.
Comment Number: 7
04/02/2024: Which landscaping parkways, medians and roundabouts along
arterial roads, Giddings and Mountain Vista, will be maintained by the Parks Department? Any Parks
maintained areas will need to be planned according to the Parks Department specifications.
Response: The landscape areas within the Fiddle intersection will be maintained by Parks.
Comment Number: 8
04/02/2024: Please note, there is still general concern regarding the water
quality of the non pot system. Development Agreement will spell out details for any Parks
Department maintained landscaping areas.
Page 21 of 27
Response: Noted; Montava continues to work with Parks and Fort Collins Utilities on any items
related to the quality of the non-potable water to be provided.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
04/01/2024: FIRE APPARATUS ACCESS – IFC 503.1.1
Fire access is required to within 150 feet of all exterior portions of any building,
or facility ground floor as measured by an approved route around the perimeter.
Any private alley, private road, or private drive serving as a fire lane shall be
dedicated as an Emergency Access Easement (EAE) and be designed to
standard fire lane specifications. In addition, aerial apparatus access
requirements are triggered for buildings in excess of 30' in height.
Many lots are accessed only by alley or private drive. All private drives or alleys
that are required for access shall be dedicated EAE and meet the fire lane specifications.
Comment Number: 2
04/01/2024: FIRE LANE SPECIFICATIONS – IFC Appendix D Amendment
A fire lane plan shall be submitted for approval prior to installation. In addition to
the design criteria already contained in relevant standards and policies, any
new fire lane must meet the following general requirements:
-Fire lanes established on private property shall be dedicated by plat or
separate document as an Emergency Access Easement.
-Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance. Where road widths exceed 20 feet in width, the full width
shall be dedicated unless otherwise approved by the AHJ.
-Access roads with a hydrant are required to be 26 feet in width.
-Additional fire lane requirements are triggered for buildings greater than 30
feet in height. Refer to Appendix D105 of the International Fire Code.
-Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
-Dead-end fire access roads in excess of 150 feet in length shall be provided
with an approved turnaround area for fire apparatus.
-Dead-end fire access roads used for aerial access shall be 30 feet in width
-Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ.
-Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times.
-Fire lane sign locations or red curbing should be labeled and detailed on final
plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and
spacing. Appropriate directional arrows required on all signs.
Response: A fire lane and fire hydrant exhibit has been prepared for this submittal, along with fire
truck turning movements showing we are in compliance with the above criteria. The Infrastructure
Plans will complete the roadway network for the Phase D site and will eliminate many of the dead
ends shown on the Phase D Core plans. Fire lane signs will be added where applicable.
Comment Number: 3
04/01/2024: ADDITIONAL POINTS OF ACCESS – IFC D105.1 Amendment
Additional points of access shall be required where a required access roadway
exceeds 660 feet in length. Exception:
ONE- OR TWO-FAMILY RESIDENTIAL DEVELOPMENTS ADDITIONAL
ACCESS POINTS - IFC D107.1 Amendment
Page 22 of 27
Developments of one- or two-family dwellings where the number of dwelling
units exceeds 30 shall be provided with two separate and approved fire
apparatus access roads. Exception: where there are more than 30 dwelling
units on a single public or private emergency access road not exceeding 1320
feet in length and all dwelling units are equipped throughout with an approved
automatic sprinkler system.
REMOTENESS ¬- IFC D107.2
Where two fire apparatus access roads are required, they shall be placed a
distance apart equal to not less than one-half of the length of the maximum
overall diagonal dimension of the property or area to be served, measured in a
straight line between accesses.
MULTIPLE-FAMILY RESIDENTIAL DEVELOPMENTS ADDITIONAL ACCESS
POINTS - IFC D106.2 Amendment
Multiple-family residential projects having more than 200 dwelling units shall be
provided with two separate and approved fire apparatus access roads
regardless of whether they are equipped with an approved automatic sprinkler system.
REMOTENESS IFC D106.3
Where two fire apparatus access roads are required, they shall be placed a
distance apart equal to not less than one-half of the length of the maximum
overall diagonal dimension of the property or area to be served, measured in a
straight line between accesses.
COMMERCIAL AND INDUSTRIAL DEVELOPMENTS ADDITIONAL ACCESS
POINTS -IFC104.2
Buildings or facilities having a gross building area of more than 62,000 square
feet shall be provided with two separate and approved fire apparatus access roads.
Exception: Projects having a gross building area of up to 124,000 square feet
that have a single approved fire apparatus access road where all buildings are
equipped throughout with approved automatic sprinkler systems.
REMOTENESS IFC D104.3
Where two fire apparatus access roads are required, they shall be placed a
distance apart equal to not less than one-half of the length of the maximum
overall diagonal dimension of the property or area to be served, measured in a
straight line between accesses.
Two points of access will be required for this development and they must be
separated by enough distance. It appears that the two points of access will
meet this requirement but this will be evaluated once more detailed plans are submitted.
Comment Number: 4
04/01/2024: TURNING RADII - IFC 503.2.4 and Local Amendments
The required turning radii of a fire apparatus access road shall be a minimum of
25 feet inside and 50 feet outside.
A turning exhibit was submitted but will need to be submitted in future rounds of
review once the plans are more detailed.
Response: Turning movements have been provided with this submittal.
Comment Number: 5
04/01/2024: 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
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Section 503.2.1 shall be maintained at all times.
Ensure that the roadway and private drives/ alleys are unobstructed. This will
also be required when looking at the turning exhibit.
Response: No Parking Signs will be added where necessary. See signage and striping plan and
proposed turning exhibit.
Comment Number: 6
04/01/2024: Address
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
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.
Comment Number: 7
04/01/2024: 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.
An exception to this rule pertains to buildings equipped with a standpipe system
which require a hydrant within 100 feet of any Fire Department Connection (FDC).
WATER SUPPLY - Residential
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A fire hydrant capable of providing 1000 gpm at 20 psi residual
pressure is required within 400 feet of any residential 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.
Please provide an overall hydrant plan in the civil plans.
Response: A hydrant plan is included with this submittal. In addition, a water model was prepared
with Phase D Core to make sure that we meet the minimum pressures stated above. This model
will need to be reevaluated as future phases develop.
Comment Number: 8
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04/02/2024: AUTOMATIC FIRE SPRINKLER SYSTEMS AND FIRE CONTAINMENT
Any commercial or multifamily buildings that exceed 5,000 square feet shall be
sprinklered or fire contained. If containment is used, the containment
construction shall be reviewed and approved by the Poudre Fire Authority prior to installation.
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
Comment Number: 9
04/02/2024: FIRE ALARM AND DETECTION SYSTEMS
Fire alarm systems and smoke detection shall be installed as required by IFC Section 907.2.1
through 907.2.23. and provide occupant notification in accordance with IFC Section 907.5
Comment Number: 10
04/02/2024: 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.
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.
Comment Number: 11
04/02/2024: EMERGENCY RESPONDER RADIO COMMUNICATION -
AMPLIFICATION SYSTEM TEST New and existing buildings require a fire
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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
Comment Number: 12
04/02/2024: INFORMATION – CODES AND LOCAL AMENDMENTS
Poudre Fire Authority has adopted the 2021 International Fire Code (IFC).
Development plans and building plan reviews shall be designed according to
the adopted version of the fire code as amended.
- Copies of our current local amendments can be found here:
https://www.poudre-fire.org/programs-services/community-safety-services-fire-p
revention/fire-code-adoption
- Free versions of the IFC can be found here: https://codes.iccsafe.org
Response: Plans have been designed in accordance with the fire code stated above.
Comment Number: 13
04/02/2024: PLAN REVIEW SUBMITTAL
When you submit for your building permit though the City of Fort Collins please
be advised Poudre Fire Authority is an additional and separate submittal. The
link for Poudre Fire Authority’s plan review application can be found at
https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permit
s/new-building-plan-review-application.
Comment Number: 14
04/03/2024: 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.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
03/25/2024: A permit is required for single family house construction and shall
comply with adopted codes as amended. Current adopted codes are:
• 2021 International Residential Code (IRC) with local amendments
• Colorado Plumbing Code (currently 2021 IPC) with local amendments
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• 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:
• 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.
• Fire separation of 10ft between dwellings is required.
• 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.
• 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.
• 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.
Stock Plans:
When the same residential buildings will be built more than once, a stock plan
design or master plan can be submitted for a single review and then built
multiple times with site specific permits. More information can be found in our
Stock Plan Guide at fcgov.com/building/res-requirements.php.
Comment Number: 2
03/25/2024: 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
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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.