HomeMy WebLinkAboutBUCKING HORSE FILING FIVE - MA240135 - 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
September 13, 2024
Shelley Lamastra
506 S College Ave. Unit A
Fort Collins, CO
Re: Pickleball at Jessup Farm
Description of project: This is a request to make changes to the approved indoor
pickleball courts at Jessup Farm (parcel #8720253003). The applicant is proposing to
change the traffic circulation, parking layout, square footage of buildings, and landscape of
the approved plans. Access is taken from a private street. The property is 0.12 mi east of
Timberline Rd and 0.33 mi south of E Prospect Rd. The site is located in the Industrial (I)
District and is subject to a Minor Amendment.
Please see the following summary of comments regarding Pickleball at Jessup Farm. The
comments offered informally by staff during the Conceptual Review will assist you in preparing
the detailed components of the project application. Modifications and additions to these
comments may be made at the time of formal review of this project. If you have any questions
regarding these comments or the next steps in the review process, please contact your
Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at
tsullivan@fcgov.com.
Comment Summary
Development Review Coordinator
Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695
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!
Rvi Response: Thank you Todd
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2. Your proposed project would be processed as a Minor Amendment.
Rvi Response: As noted in your email 10/4/2024 we will be processed as a BDR/MA for a re-plat of the
property.
3. The initial Minor Amendment submittal shall consist of the following:
Comment Response Letter - Respond to the comments provided in this letter. The final
letter is provided in Microsoft Word format. Please use this document to insert responses
to each comment for the submittal, using a different font color.
When replying to the comment letter please be detailed in responses, as all comments
should be thoroughly addressed. Please avoid responses like noted or acknowledged.
Provide reference to specific project plans, pages, reports, or explanations of why
comments have not been addressed when applicable.
Rvi Response: Responses below.
Plans – Provide existing approved plans of the site, landscape, elevation, etc. whichever
sheets are being altered. All changes on each sheet should be clouded/bubbled, so it is
clears what is being changed on the drawings.
Also provide proposed new plans. Legal Descriptions are required on all new plan sets.
Rvi Response: Clouding on all sheets of changed areas.
Easement Legal Description(s)/Exhibit(s) – If dedicating or vacating any easements by
separate document.
https://www.fcgov.com/engineering/devrev.php
Each Easement or Right-of-way Dedication and/or Vacation has an additional fee.
NOTE: Additional discussion related to processing a replat instead, fees, and timeline are included
in the email this letter is included in.
Rvi Response: New plat is included.
4. Minor Amendments are accepted any day of the week. Submittals received by 4pm each
Wednesday will be routed on Thursday of that week. Comments will be emailed to the
applicant on the Friday following the two-week review period.
Submittals are accepted by email at DRCoord@fcgov.com. Please copy me as well.
Rvi Response: Submittal turned in as requested.
5. Once all departments approve the proposed changes, the minor amendment is approved
administratively, and will be recorded electronically. You will be provided with a notice of approval.
NOTE: Any related Easement or ROW Dedications or Vacations related to this Minor
Amendment will need to be approved and recorded with Larimer County prior to the Minor
Amendment approval and recording.
Rvi Response: Replat is included.
6. The request will be subject to the Development Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees.php. The City of Fort Collins fee schedule
is subject to change.
Payments can be made by check, debit/credit card or eCheck.
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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 place in the blue drop box located at the west side of the building. Please mark it to the
attention of your Development Review Coordinator and reference the project it is associated with.
Rvi Response: Check has been submitted.
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 within the MA Application as to which payment method will be used. If
choosing to pay online, the Development Review Coordinators will provide you with the
project information when the fees are available to be paid after application acceptance.
7. 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-requirements-and-file-
naming-standards_v1_8-1-19.pdf?1680306305. You can find naming standards on pages 9-14 of this form.
File names should have the corresponding number, followed by the file type prefix, project
information, and round number. For example: 2_SITE PLAN_Project Name_MA_Rd1. A
list of numbers and prefixes for each file can be found at the link above.
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/sfdcarticles/sfdcart
icles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
Rvi Response: All sheets are flattened.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
1. 09/12/2024: FOR APPROVAL:
The building footprint modifications to buildings 11 and 12 are reasonably consistent
with prior approved plans in the 2012 FDP for Bucking Horse Filing One, and the 2019
Minor Amendment modifications to these buildings approved at that time. No further
Preservation review is required.
Preservation staff would note that there design improvements to the building exterior that
could be made to better conform with current design compatibility requirements (in LUC
5.8.1) related to the Jessup Farm Barn. If the applicant elects to pursue those,
Preservation staff is available to provide suggestions.
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RVi Respone: Previous elevations were later submitted after CR meeting with staff. An email on September 12,
2024 confirmed that elevations meet requirements.
Department: Zoning
Contact: Rob Bianchetto rbianchetto@fcgov.com
1. Please provide a Land Use Table on the site plan. This should include the Zone District,
proposed use for the site, and the total number of parking spaces, ADA parking spaces,
and bike parking spaces that will be available on site.
RVi Respone: The LUC has been updated with the approved APU of “Indoor Recreation” from the ODP added
to the list. All building height, square footage, and number of vehicle and bike parking spaces has been
updated.
2. Based on the square footage of the buildings, a total of 89 parking spaces and 3 ADA
parking spaces are required.
RVi Respone: As discussed at the meeting, we have calculated the building requirements off of the Shopping
Cetner requirements that have been applied to all of the use categories historically on the site. The narrative
elaborates further on how the Pikcle Ball facility is run through memberships that allow only a certain amount of
users at one time.
3. Can you provide more context for the intent of the gathering area. Native seed would not
be an ideal ground cover for a high-traffic landscaped area where children/families
would be gathering. A turf such as buffalo grass may be a better alternative.
RVi Response: We have changed the open area to Buffalo Grass. This area would just be open for possible
events and outdoor gatherings.
4. Are the exterior wall lighting fixtures changing from those approved on MA190091?
ALM2s Response: The lighting fixtures will be similar to the previously proposed lighting fixtures, adjusted for
the revised entry locations.
5. The new trash enclosures will need to meet current standards, including a pedestrian
entry. Please include plans for the trash enclosure with the minor amendment submittal,
which call out the height and material.
RVi Response: No new trash enclosures are being proposed with this. The previous plan had envisioned a more
industrial use that would generate much more trash. The pickle ball courts and building 11 would have a much
lower volume of trash. The current bins are emptied 3x per week and are typically not even half full.
6. Will there be rooftop mechanical equipment associated with these buildings? If so, how
will these be screened from public view?
ALM2s Response: There will be rooftop mechanical equipment on Building 12, screened by a mechanical well
with siding and roofing to match the rest of the building. Building 11 will have ground-mounted condensing
units/heat pumps which will be screened by landscaping or a fenced enclosure.
7. Based on the square footage of the buildings, bike racks on site must have the capacity
for at least 17 bicycles.
RVi Response: LUC has been updated with bike parking requirements updated.
8. The blanket easement that originally existed between buildings 11 & 12 will need to be vacated.
RVi Response: A new plat has been submitted.
9. Per building code, Installing EV charging stations at existing buildings/existing parking
spaces require a building permit and plans must be submitted showing compliance with
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the following:
1. Must comply with current 2023 NEC electrical code, 2021 IBC building code, and
ICC-A117.1 accessibility standard, and local code amendments. See the EV charger
permit application submittal checklist at our city webpage: www.fcgov.com/building
2. Option 1: The first charger must be located at an accessible parking space and must
be van width. The van width space is 11ft wide with a 5ft access aisle (can also be 8ft
wide with 8ft access aisle). The first new charger can be installed between the
accessible parking space and a non-accessible space to serve both spaces. Charger
must comply with ICC-A117.1 for height, reach range, operable parts, clear floor space,
and accessible route.
3. Option 2: Create a new dual purpose EV charging space that is van width but can
serve anyone (accessible or non) and sign this space to identify that anyone can park
and charge. This would be in addition to existing accessible parking spaces and would
require an access aisle that can’t be used for parking and must be stripped as such.
4. Option 3 fleet vehicles: A new EV charger can be installed at a commercial facility
for charging fleet vehicles (IBC employee work area exception 1103) if charging stations
are used only by employees for charging company fleet vehicles. No employee or
customer (public) parking is allowed in this space. Due to this EV charging parking
space not being installed at an accessible space, a sign must be provided as follows:
'This EV charging station is for charging ‘Company name’ fleet vehicles only. No
employee or customer (public) parking allowed'.
5. Required EV parking space for new buildings shall comply with IBC amendment
section 3604.
10. Would you be able to add an ADA space at building 11?
RVi Response: Additional ADA spaces have been added closer to building 11 where the spacing works with the
existing parking lots islands.
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
1. 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.
EPS Response: Noted
2. 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.
EPS Response: Noted
3. 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.
EPS Response: Noted
4. INFORMATION:
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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.
5. 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.
RVi Response: Bike parking is distributed across Jessup Development and meets requirements.
6. INFORMATION:
Any public improvements must be designed and built in accordance with the 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.
EPS Response: All site improvements are private. LCUASS details have been provided as necessary.
7. 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
EPS Response: Easements for utility, drainage, and EAE are shown as dedicated per the submitted plat.
8. 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.
EPS Response: Thank you for the information.
9. INFORMATION:
A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
EPS Response: Thank you for the information.
10. INFORMATION:
LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design.
RVi Response: All parking setbacks are met.
11. 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.
RVi Response: No public ROW impact is being proposed.
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12. INFORMATION:
The development/site cannot use the right-of-way for any Low Impact Development to
treat the site’s storm runoff.
EPS Response: No LID is shown in the public ROW.
13. INFORMATION:
Doors are not allowed to open out into the right-of-way.
EPS Response: No doors are proposed to open into the public ROW.
14. 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.
RVi Response: No bike parking is in the public ROW.
15. INFORMATION:
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.
RVi Response: Noted.
16. 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.
RVi Response: Noted. The only impact may be the City’s desire to work with the railroad on a trial connection
through the site and then to the railroad easement as the current slopes and storm infrastructure prevent the trail
from being located entirely on the Jessup property.
17. SITE SPECIFIC:
Lots 1-3, Block 4 are designated as blanket utility, access, and drainage easements
outside of the building envelopes per the Final Plat of Bucking Horse Filing One
(reception #20120078858). Since the building layouts are changing, easement
vacations may need to occur. Permanent structures/buildings are not allowed to be
constructed over easements. Easement vacation can be done by replat or by separate
document. To vacate easements by separate document, please submit the vacation
request and fees with the first submittal of the minor amendment. For more information,
visit: https://www.fcgov.com/engineering/devrev
RVi Response: Noted. A new plat has been submitted.
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Department: Traffic Operations
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
1. PRE-SUBMITTAL: In order to determine the anticipated change in trip generation from
the previously proposed uses of these lots to what is being proposed with your project,
we would like the applicant to provide us with a detailed narrative of the anticipated
trips/traffic from both proposals. This will be used to determine if a formal transportation
impact study will be required. Within that narrative please provide the number of
employees, deliveries, and anticipated guests this facility will serve on a daily basis. In
addition, information regarding hours of operation, and operational plan (i.e.
reservations versus open gym,) and how larger events will be handled. Details on the
proposed uses of Building 11 would also be useful.
RVi Response: Noted. Please refer to the project narrative traffic and parking sections.
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
1. "Information Only:
This project is located within the City's MS4 boundaries and is subject to the erosion
control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM),
Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion
Based upon this project type, Conceptual Development Reviews (CDRs) & Preliminary
Design Reviews (PDRs) alone do not trigger erosion control requirements. Please be
aware that future submittals or planned work will be evaluated based upon the submittal
requirements of FCSCM and may require Erosion Control Materials including Plans,
Reports, Escrow Calculations and Inspection Fees.
EPS Response: Acknowledged.
Department: Stormwater Engineering
Contact: Derek Lutz dlutz@fcgov.com 970-221-6339
2. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the Foothills Master
Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The
stormwater criteria manual is available on our website here: https://www.fcgov.com/utility-development
AND
This site is part of the Bucking Horse development and must conform to the drainage
design of the approved development plans.
EPS Response: The provided drainage memorandum details compliance with the applicable master drainage
plans and Bucking Horse drainage design.
3. 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. The drainage report must
also show compliance with the previously approved Bucking Horse drainage report.
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EPS Response: A drainage report and construction plans have been submitted for review.
4. Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be the existing detention pond to
the east of the project site.
EPS Response: Yes, we plan to discharge to the existing detention pond that was sized for this area.
5. 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. The drainage report must
show the drainage design of this project complies with the previous Bucking Horse
drainage report.
EPS Response: The proposal will show compliance with the previous Bucking Horse drainage design.
6. ***UPDATED*** Water Quality and Low Impact Development requirements (standard comment):
Since this is a minor amendment, the project just needs to comply with what was
previously approved. If this minor amendment adds an additional 1,000 SF of impervious area
beyond what was previously approved, then LID methods will need to be implemented.
DRAFT 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-forms-gui
delines-regulations/stormwater-criteria
EPS Response: Thank you for your clarification of this comment. There is no increase in impervious from what
was previously proposed/approved.
7. 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 the 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.
EPS Response: New/Existing impervious is documented in the report.
8. 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
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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.
EPS Response: The pond is currently existing. I believe this standard only applies to new detention facilities.
Please confirm
9. 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-developement
EPS Response: Thank you for the information.
10. 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.
EPS Response: I believe the stormwater PIF has already been paid for this site with the previous development.
We are not proposing an increase in impervious from what was previously approved. Please confirm the
previously paid PIF covers this site.
11. 10. Offsite Stormwater Flows (standard comment):
The development will need to accept and pass any existing offsite flows.
EPS Response: Acknowledged.
Department: Water-Wastewater Engineering
Contact: Derek Lutz dlutz@fcgov.com 970-221-6339
1. Existing Water Infrastructure (site specific comment):
There is an existing 8-inch water main in the drive on the southwest side of the proposed
building. Original design drawings indicate there should be a 1-1/2-inch water service
stub and 6-inch fire service stub on the water main intended to serve BLDG 11, and a
1-1/2-inch water service stub and 6-inch fire service stub on the water main intended to
serve BLDG 12. The existence, size, and location of these service stubs need to be
verified by the applicant.
EPS Response: The previous plans indicate the same sizing and location.
2. Existing Sewer Infrastructure (site specific comment):
There is an existing 8-inch sanitary sewer main in the drive on the southwest side of the
proposed building. There is an existing 6-inch sanitary service stub on the existing main
intended to serve BLDG 11, and an existing 6-inch sanitary service stub on the existing
main intended to serve BLDG 12.
EPS Response: Thank you. The existing sanitary services are planned to be utilized.
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3. Service abandonment (standard comment):
Any existing water and sewer services that are not planned to be reused with this project
will be required to be abandoned at the main.
EPS Response: The sanitary services will be utilized. One Water and Fire service will be abandoned at main.
4. Service sizing (standard comment):
A sizing justification letter that includes demand calculations for maximum flows and
estimated continuous flows is encouraged to evaluate whether the existing service can
adequately support the proposed uses for the site. Please provide the letter with the final
submittal package for this project.
ALM2s Response: Letter is included.
5. 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
RVi Response: Low water use plants have been selected for the site.
6. Separate Irrigation Tap (site specific comment)
If the site is upsizing/adding/changing the water service, then the site irrigation service
requirements are triggered under Section 26-94. A separate irrigation tap will be
required to service this site unless it can be proven that this site uses less than 30,000
gallons of water for irrigation annually.
RVi Response: A separate irrigation tap has been added at building 12. Hydrozone chart is provided for each
building as they may be built a separate times, but irrigation will off tap at Building 12.
7. Landscape Plan and Hydrozone Table (standard comment):
For final plan, the Landscape Plan will need to include a hydrozone table for outdoor
irrigation that is broken out per tap. This is used to document the outdoor water budget
and determine water allotment requirements. For more information, please see this
webpage: www.fcgov.com/wsr-update
RVi Response: Hyrdroznes has been added for both buildings.
8. Water and Wastewater Criteria Manual (standard comment):
The design of this development must follow City of Fort Collins Utilities Water and
Wastewater Design Criteria, Specifications, and Details. These manuals are available on this website:
https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations/
RVi Response: Noted.
9. Fees (standard comment):
New or upgraded water and sewer services will require development and water supply
requirement (WSR) fees, these are paid at building permit. Please contact our Utility
Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more
information or questions. Information on fees can also be found at: www.fcgov.com/development-fees
RVi Response: Noted.
Department: Electric Engineering
Contact: Austin Kreager akreager@fcgov.com 970-224-6152
1. INFORMATION:
As you identified in your proposal packet, there is an existing transformer at the site that
appears to be in conflict with the new building plans. Please work with us early on in your
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design process to determine a suitable location to place the new transformer. Any existing electric
infrastructure that needs to be relocated as part of this project will be at the expense of the developer.
EPS Response: The transformer is called out to be relocated. A new location is shown.
2. INFORMATION:
Meter location(s) will need to be coordinated with Light and Power. Please show
proposed meter location on the utility plan. 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/ElectricServiceStandards_FIN
AL_18November2016_Amendment.pdf
EPS Response: Meter locations are still being coordinated.
3. INFORMATION:
Light and Power would like to remind you that all of our facilities must have a ten foot
clearance away from all water, wastewater, and storm sewer facilities. We also require
a three-foot clearance away from all other utilities with the exception of communication lines.
EPS Response: Acknowledged.
4. 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
EPS Response: Acknowledged.
5. 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
RVi Response: Noted.
6. INFORMATION:
For additional information on our renewal energy programs please visit the website
below or contact Brian Tholl (btholl@fcgov.com). https://www.fcgov.com/utilities/business/go renewable
RVi Response: Noted.
7. INFORMATION:
You may contact Austin Kreager with project engineering if you have questions. (970)
224-6152. You may reference Light & Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1 645038437
You may reference our policies, development charge processes, and use our fee
estimator at http://www.fcgov.com/utilities/business/builders-and-developers.
RVi Response: Noted.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
1. FOR SUBMITTAL:
Make sure the seed mix is set up for success with the area. If the area will have
moderate foot or pet traffic, then possibly buffalo grass would be a good native, low
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water use option instead. However, if this area is not expected to have traffic, then
Environmental Planning would love to see a native seed mix with more forbs for pollination.
The City of Fort Collins recommends including forbs in the native seed mix proposed.
Including forbs in a seed mix offers several benefits, especially in ecological restoration,
habitat creation, and sustainable landscaping. Forbs enhance species diversity,
providing a wider range of plants that can support various wildlife, including pollinators
like bees and butterflies. Forbs contribute to soil health by adding organic matter and
improving soil structure. They can help reduce erosion, improve water infiltration, and
enhance nutrient cycling. Additionally, including a variety of plant types, including forbs,
in a seed mix can create a more resilient plant community. This diversity can help the
ecosystem withstand pests, diseases, and extreme weather conditions. A good
example of an accepted upland seed mix that would be successful in this area can be found at:
https://www.fcgov.com/developmentreview/files/2024-tips-techniques-establish-native-seed.pdf?1717602233
RVi Response: Outdoor open area has been updated to Buffalo Grass.
2. INFORMATION ONLY:
In addition to potentially adding forbs to the seed mix, there is a great opportunity to
include pollinator plantings on the fringe of the seed mix in the landscaped areas. These
gardens/plantings can also provide corridors for pollinators as they move to an area.
This is a great opportunity to maximize bloom times and colors throughout your site.
Included is a resource for design ideas supporting Nature in the City program efforts
when considering a pollinator garden: Attracting Native Pollinators, The Xerces Society, 2011
RVi Response: Planting have been kept as previously selected and redistributed around new buildings.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
1. PRE-SUBMITTAL FORESTRY INVENTORY
If there are existing trees onsite. Please schedule an on-site meeting with City Forestry
(choltz@fcgov.com/fhaberecht@fcgov.com/mplumley@fcgov.com) to obtain tree
inventory and mitigation information. Please note that these existing significant trees
should be retained to the extent reasonably feasible. This meeting should occur prior to
the next round of review. Forestry recommends scheduling the on-site tree inventory as
early in the design process as possible.
RVi Response: No trees are in area of change so tree inventory is not needed.
2. An “Existing Tree Removal Feasibility Letter” must be provided detailing justification for
all proposed existing tree removals on the development site. The purpose of this letter is
for the city to maintain a record of all proposed significant tree removals and
justifications. Existing significant trees within the project’s Limits of Disturbance (LOD)
and within natural area buffer zones shall be preserved to the extent reasonably feasible.
Streets, buildings, and lot layouts shall be designed to minimize the disturbance to
significant existing trees. Where it is not feasible to protect and retain significant existing
tree(s) or to transplant them to another on-site location, the applicant shall replace such
tree(s) according to City mitigation requirements.
RVi Response: No trees are in area of change so tree inventory is not needed.
3. Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 5.10.1).
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RVi Response: Landscape islands are 9’ wide.
4. The LUC 5.10.1 standard for Tree Species Diversity states that to prevent insect or
disease susceptibility on a development site or in the adjacent area or the district,
species diversity is required, and extensive monocultures are prohibited. The following
minimum requirements shall apply to any development plan:
Number of trees on site Maximum percentage of any one species
10-19 50%
20-39 33%
40-59 25%
60 or more 15%
According to Land Use Code 5.10.1(D)(c)(II), canopy shade trees shall constitute at
least (50%) of all tree plantings.
RVi Response: Tree species have been kept per original plans so that percentages across site remain the same.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
1. Both Park Planning & Development and Parks department comments will be provided
by Missy Nelson | mnelson@fcgov.com | 970.416.8077
RVi Response: Noted.
2. Park Planning and Development is currently updating the Strategic Trails Plan. With the
E Spring Creek Trail to the NW and Dovetail Park to the SE, a trail location running
along the northern edge of the property has been identified. Please dedicate a Trail and
Public Access Easement suitable for the City to construct a 10' trail. While 50' is our
standard easement width, we understand that is not feasible since this site is mostly
developed already. Please set up a meeting to discuss!
5.5.5 PARKS AND TRAILS
https://www.fcgov.com/planning-development-services/files/article-5-general-developme
nt-and-site-design.pdf?1721227500
RVi Response: As discussed at staff review, there is not a location that works with the existing grades, walls,
fences and storm infrastructure to connect as shown. The developer is committed to work with staff on other
possible solutions or alignment on an ongoing basis.
3. Please note, the Parks Department has active irrigation infrastructure in the parkways
along S Timberline Rd. Notes will be provided to add to the final site/landscape plan set.
RVi Response: Please send locations and notes so they can be included on plans.
Department: Fire Authority
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
1. 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
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apparatus access requirements are triggered for buildings in excess of 30' in height.
Apparatus access appears to meet this requirement however the fire lanes will need to
meet the specifications found in comment 2.
RVi Response: Noted. The EAE has been replatted around the back side of Buildings 11 and 12.
2. 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
-The required turning radii of a fire apparatus access road shall be a minimum of 25 feet
inside and 50 feet outside. Turning radii shall be detailed on submitted plans.
-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.
RVi Response: Noted.
3. SECURITY GATES
- IFC 503.6: The installation of security gates across a fire apparatus access road shall
be approved by the fire code official. Where security gates are installed, they shall have
an approved means of emergency operation. The security gates and the emergency
operation shall be maintained operational at all times
- IFC D103.6: Gates securing fire apparatus access roads shall comply with all of the following criteria:
1. The minimum gate width for vehicle access shall be 20 feet.
2. Gates shall be of the swinging or sliding type.
3. Construction of gates shall be of materials that allow manual operation by one person.
4. Gate components shall be maintained in an operative condition at all times and
replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire department
personnel for emergency access. Emergency opening devices shall be approved by the
fire code official. Gates must have a Knox Gate Key Switch that fits the Knox Key
system for Poudre Fire Authority.
6. Gate design and locking device specifications shall be submitted for approval by the
fire code official prior to installation.
7. Electric gate operators, where provided, shall be listed in accordance with UL 325
and have a means of emergency, manual operation during power loss.
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8. Gates intended for automatic operation shall be designed, constructed and installed
to comply with the requirements of ASTM F 2200.
The required second point of access from Timberline appears to have access that is
blocked by poles or bollards. Were these previously approved by PFA? If not, a gate or
bollards will need to be provided and approved by PFA according to this section of code.
RVi Response: Noted, no gates are part of the changes.
4. ACCESS TO BUILDING OPENINGS – IFC 504.1
An approved access walkway leading from fire apparatus access roads to the main
egress door of the building shall be provided on this site. The walkway shall be capable
of providing access for emergency personnel and equipment. Please provide details on
site plan for the access walkway.
RVi Response: Walkways are dimensioned and shown to all doors on the buildings.
5. AUTOMATIC FIRE SPRINKLER SYSTEM - Group A-3 Occupancy
IFC 903.2.1.3: An automatic sprinkler system shall be provided for Group A-3
occupancies where one of the following conditions exists:
1. The fire area exceeds 5,000 square feet;
2. The fire area has an occupant load of 300 or more; or
3. The fire area is located on a floor other than the level of exit discharge serving such occupancies.
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%20Regi strations.pdf
Additional information regarding requirements of Colorado state law can be found here:
https://dfpc.colorado.gov/fire-suppression-system-contractors
ALM2s Response: Acknowledged. The FDC location has been shown in the planning elevations for Building 12.
6. 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
ALM2s Response: Acknowledged.
7. 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
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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
For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority.
ALM2s Response: Acknowledged. A Knox box has been shown in the planning elevations at the central entry
point.
8. 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 portion of a commercial building as measured along an
approved path of vehicle travel.
Multiple existing hydrants are located within the building footprint and should be
adequate if left in place. More hydrants may be required if existing hydrants are relocated.
EPS Response: Multiple hydrants are located around the site. These are adjacent to the proposed buildings.
9. 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. 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.
ALM2s Response: Acknowledged. Address numerals have been shown in both elevations.
10. 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-preventio n/fire-code-adoption
- Free versions of the IFC can be found here: https://codes.iccsafe.org
ALM2s Response: Acknowledged.
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11. 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-permits/new-b
uilding-plan-review-application.
ALM2s Response: Acknowledged.
12. EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST
New and existing buildings require a fire department emergency communication
system evaluation after the core/shell but prior to final build out. For the purposes of this
section, fire walls shall not be used to define separate buildings. Where adequate radio
coverage cannot be established within a building, public-safety radio amplification
systems shall be designed and installed in accordance with criteria established by
Poudre Fire Authority. The installation of required ERRC systems shall be reviewed and
approved under a separate permit process through PFA.
LOCAL EXCEPTION: PFA will waive the testing requirement and system installation in
all buildings less than 10,000 sq. ft. and any Type V construction building less than
15,000 sq. ft. PFA policy P15-510.1
ALM2s Response: Acknowledged.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
1. All development plans are required to be on the NAVD88 vertical datum. Please make
your consultants aware of this, prior to any surveying and/or design work. Please contact
our office if you need up to date Benchmark Statement format and City Vertical Control
Network information.
EPS Response: Design is on NAVD88
2. If submitting a replat is required for this property/project, the title/name may not begin
with addresses in numeral form. Address numbers must be spelled out. Please contact
our office with any questions.
EPS Response: Title is shown as the subsequent filing for Bucking Horse
3. If a Subdivision Plat is required and aliquot corners are shown, current acceptable
Monument Records will be required. These are required with Round 1 submittal.
EPS Response: No Aliquot corners are shown for the plat. As such, Monument Records are not provided with
this submittal
4. Closure reports will be required for all Subdivision Plats, Easements, and any other
document requiring a legal description & sketch being submitted for review. These are
required with Round 1 submittal.
EPS Response: A closure report is provided with this submittal