HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 07/26/20241
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
July 26, 2024
Ken Merritt
JR Planners & Engineers
2900 S College Ave, Suite 3D
Fort Collins, CO 80525
RE: Polestar Village, FDP240010, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Polestar Village. If you have questions about any comments,
you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Marissa Pomerleau via phone at (970) 416-8082 or via
email at mpomerleau@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082
Topic: General
Comment Number: 1
07/02/2024: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Please include me in all email
correspondence with other reviewers and keep me informed of any phone conversations. Thank you!
JR Response: Noted
Comment Number: 2
07/02/2024: SUBMITTAL:
As part of your submittal, a response to the comments provided in this letter and
a response to plan markups is required. The final letter is provided to you in
Microsoft Word format. Please use this letter to insert responses to each
comment for your submittal, using a different font color. Please use the markups
to insert responses to each comment on plans. Please do not flatten markup responses.
Provide a detailed response for any comment asking a question or requiring an
action. Any comment requesting a response or requiring action by you with a
response of noted, acknowledged etc. will be considered not addressed. You
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will need to provide references to specific project plans, pages, reports, or
explanations of why comments have not been addressed [when applicable].
JR Response: Noted
Comment Number: 3
07/02/2024: SUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1703783275
File names should have the corresponding number, followed by the file type
prefix, project information, and round number. For example: 1_SITE
PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file
can be found at the link above.
JR Response: Noted
Comment Number: 4
07/02/2024: SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be
removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
JR Response: Noted
Comment Number: 5
07/02/2024: SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing to resubmit your
plans, please notify me with an expected submittal date with as much advanced notice as possible.
JR Response: Noted
Comment Number: 6
07/02/2024: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
JR Response: Noted
Comment Number: 7
07/02/2024: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
JR Response: Noted
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Comment Number: 9
07/02/2024: FOR RECORDING - PLAT:
Could you please update the City signature blocks on the plat? Instead of using
"this _______ day of ______A.D., 20____," could you opt for "on this day,
_____________" for the date? This alternative format facilitates smoother date
input with digital signatures.
Additionally, kindly ensure there is sufficient space between the signature line
and the title line to accommodate the digital signature.
JR Response: Revised
Comment Number: 10
07/02/2024: FOR FINAL APPROVAL:
All "For Final Approval / For Approval" comments need to be addressed and
resolved prior to moving forward with the final documents and recording of this
project. I will provide a recording checklist and process information when we are closer to this step.
JR Response: Noted
Comment Number: 11
07/02/2024: INFORMATION:
When your final plan or site-specific development plan gets approved, you have
up to three (3) years to finish all the necessary engineering work like water,
sewer, streets, and lighting, following city rules.
This time frame is called the 'term of the vested property right.' If you don't finish
these improvements within this time, you'll lose your right to develop the property
without starting the approval process again.
Also, any land dedications mentioned in the final plan stay valid unless the law says otherwise.
JR Response: Noted However we have included a Phasing Plan with this Resubmittal which may affect the
3 year requirement.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
07/15/2024: No substantive changes since last review. Preservation concerns remain resolved.
JR Response: Noted
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 1
07/08/2024: INFORMATION:
Per discussions with Michael Gornik, phasing is desired for this project. Please
include a phasing plan as a sheet in the utility plan for the next submittal. Each
phase of the project should be able to stand alone if you wish to pull building
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permits once the phase is complete. This includes bringing utilities from the
ROW to the private property lines, having 4-season roads installed, curb and gutter installed, etc.
JR Response: Phasing Plan provided
Comment Number: 2
07/08/2024: DEVELOPMENT AGREEMENT:
Please submit the Development Agreement (DA) information form with the
Round 2 submittal. We will start drafting the DA once you submit the 2nd round
FDP, if we have the DA information form. The DA must be recorded prior to
issuance of the development construction permit (DCP). The DA info form can
be found here:https://www.fcgov.com/engineering/devrev
JR Response: Information form has been submitted
Comment Number: 3
07/10/2024: FOR FINAL APPROVAL:
The easement that connects Polestar Village to W. Elizabeth through the
Stenson property currently cuts through the existing shed on the northern part of
the Stenson property. Please revise the easement dedication documents. It
would be helpful to show the existing conditions (ex. grading, trees, walls, etc.)
so we know that the trail connection is feasible as shown within the easement.
This easement must be dedicated prior to final approval of the plans. The
reception numbers for the offsite easements must be added to the final plat before the plat is recorded.
JR Response: There is no shed/structure, in that location. There is an at grade concrete slab near the
structure, but no shed. A cost estimate has been included for constructability verification, see “Pedestrian
Walk Estimate - Stetson Property_Polestar Village_FDP_RD2.pdf”
Comment Number: 4
07/17/2024: FOR FINAL APPROVAL:
A payment-in-lieu (PIL) will be required for the construction of the 6-ft width
walkway, if the walkway is not constructed as a part of the Polestar Village
project. Please submit a cost estimate for the walkway. The PIL amount will be
written into the DA, and will be due prior to the first building permit being issued
onsite. The PIL estimate should include the sidewalk construction cost, as well
as items such as removals of existing structures/walls/trees, grading, etc.
JR Response: Noted, see “Pedestrian Walk Estimate - Stetson Property_Polestar Village_FDP_RD2.pdf”
for cost estimate
Comment Number: 5
07/17/2024: FOR FINAL APPROVAL:
No single point grade break shall exceed 0.50 percent, except for the flow line
in sag curves where the maximum grade break is 1.0 percent. Grade breaks,
except for those located within curb returns, shall be spaced at least 25 feet
apart. Several places in the street profiles do not meet this standard. Please
revise both the flowline and centerline profiles to meet minimum LCUASS.
Areas with raised crosswalks and/or cross pans are an exception.
JR Response: Updated FL’s for Locust St. There is a concrete ADA crosswalk in W Plum where there are
grade break less than 25’ to meet the standard of 2% cross slope – this meets the crosswalk exception. In
some of the neck-downs, there are multiple grade breaks of less than 25’ to maintain a desired 2% cross
slope for the road - these grade breaks are located on the PC or PT of the curb. When tying into W. Plum
Street, there were two grade breaks in the Left FL curb and gutter to existing transition that were less than
25’ apart due to the existing Plum St FL’s being tilted / super elevated. LCUASS criteria states that in some
instances a series of grade breaks may be used as long as k values are met. JR can provide this
information if necessary.
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Comment Number: 6
07/23/2024: INFORMATION:
Since you are modifying the private irrigation ditch that ties into the Pleasant
Valley and Lake Canal, the company that owns the ditch will need to sign off on
the utility plans. Please route the plans to them for their review and approval.
Add an approval block for them to sign on the cover sheet of the utility plans.
JR Response: Added.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
07/23/2024: FOR FINAL RECORDING: The final signed and stamped
Transportation Impact Study provided with this round of review will need to be
included in the final recording documents. I would recommend submitting this
with each round of Final Development Plan review.
JR Response: Noted
Comment Number: 2
07/23/2024: INFORMATION: Any existing signs/pavement marking removed
during the construction of this project are the responsibility of the developer to
repair or replace. If any permanent removals are required and you wish to have
the City remove the signs, you can contact the Traffic Operations Signs and
Pavement Manager to coordinate.
Comment Number: 3
07/23/2024: FOR FINAL APPROVAL: Signs and Pavement marking redlines
will be provided within the Utility Plans. Please reach out if there are any questions.
JR Response: Updated, per redlines.
Comment Number: 4
07/23/2024: INFORMATION: All private streets within the development will
need to have Privately Maintained Street Name signs versus the standard street
name signs. Details are provided in the redlines within the Utility Plans. Please
make sure each sign is detailed as private if it is on a private street.
JR Response: Noted and Updated
Comment Number: 5
07/23/2024: INFORMATION: Pedestrian Crossing signs should only be placed
at the enhanced crossings. Other unmarked crossing will not warrant signage.
JR Response: Updated.
Comment Number: 6
07/24/2024: INFORMATION: Additional Street Name signs may be needed
where Polaris changes to Plum. The actual location/intersection where this
occurs is not detailed at this time but will need to be clearly indicated when the
signs are actually installed.
JR Response: Noted
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Department: Stormwater Engineering
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Erosion Control
Comment Number: 1
07/19/2024: FOR FINAL APPROVAL:
This project disturbs 5 or more acres so erosion control phasing materials will
need to be provided in the erosion control plans, reports and escrow. Please
ensure that the Erosion Control Plans, Escrows, and Reports include phasing
requirements (FCSCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5)
(Include Initial, Interim and Final ESC Plans)
JR Response: Erosion Control Plans have been updated to include Initial, Interim and Final.
Topic: Fees
Comment Number: 2
07/19/2024: INFORMATION:
The City Manager’s development review fee schedule under City Code 7.5-2
was updated to include fees for Erosion Control and Stormwater Inspections.
These fees will be collected on all projects for such inspections. The Erosion
Control fees are based on; the number of permits, the total site disturbance, the
estimated number of years the project will be active. Based on the proposed
site construction associated with this project we are assuming 119 lots, 20.51
acres of disturbance, 3 years from demo through build out of construction and
an additional 3 years till full vegetative stabilization due to seeding. Which
results in an Erosion Control Fee estimate of $6,620.31 .
The Stormwater Quality Features Inspection Fee is based on the number of
LID/WQ Features that are designed for on this project. Based on the plans we
identified 5 number of bioretention systems and 1 extended detention basin
which results in an estimate of the Stormwater LID/WQ Inspection fee to be $
$1,825.00
Please note that as the plans and any subsequent review modifications of the
above-mentioned values change the fees may need to be modified. I have
provided a copy of the spreadsheet used to arrive at these estimates for your
review.
Please note that as the plans and any subsequent review modifications of the
above-mentioned values change the fees may need to be modified.
The fee will need to be provided prior to the issuance of any building permit.
Contact: Dan Mogen dmogen@fcgov.com 970-305-5989
Topic: General
Comment Number: 1
07/23/2024: FOR FINAL APPROVAL:
I understand Floodplain review and proposed CLOMR are still in review.
Please note Stormwater variance to criteria including spillway design and
proposed slopes steeper than 4:1 will need to be approved as a part of this process.
JR Response: Updated grading.
Comment Number: 2
07/23/2024: FOR FINAL APPROVAL:
Please consider replacing the proposed sand filter with the previously proposed
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rain garden. A rain garden allows for seeding/planting whereas the proposed
sand filter does not. Please note rain garden and sand filters do not require the
1.2 factor to account for sedimentation as an extended detention basin does.
JR Response: Changed to a rain garden.
Comment Number: 3
07/23/2024: FOR FINAL APPROVAL:
Please contact me to discuss proposed sidewalk chases configurations
adjacent to mid-block cross pan on Orchard Place and on east end of side on
Plum Street. Please see redlines for additional details.
JR Response: JR Engineering is proposing a concrete reinforced chase drain and is now conveying the
flow via a concrete pan to the Polestar detention pond in order to minimize maintenance issues with the
type C inlet per our meeting on 8/7/2024.
Comment Number: 4
07/23/2024: FOR FINAL APPROVAL:
Offsite easements are needed for the proposed outfall. The submitted
easements are being reviewed to ensure they meet City requirements and allow
for private maintenance of the outfall infrastructure.
JR Response: Offsite easements have been provided.
Comment Number: 5
07/23/2024: FOR FINAL APPROVAL:
Offsite easement is needed for the proposed improvements west of the
development site. Letter of Intent has been received. Please submit easement
dedication for review prior to approval.
JR Response: Provided with the submittal.
Comment Number: 6
07/23/2024: DEVELOPMENT AGREEMENT:
DA language is required and draft language will be included in the draft DA next
round. Is any phasing of infrastructure proposed?
JR Response: Phasing plan added.
Comment Number: 7
07/23/2024: FOR FINAL APPROVAL:
Please see redlines. I encourage you to reach out with any questions or to
review potential revisions, and I’d be happy to set up a meeting or conference call to do so.
JR Response: Had meeting on 8/7/24.
Contact: Taryn Tigges
Topic: Floodplain
Comment Number: 1
07/22/2024: INFORMATION: A portion of this property is currently located in the
city-regulated, 100-year Canal Importation flood fringe and floodway and must
comply with the safety regulations of Chapter 10 of City Municipal Code.
JR Response: Noted
Comment Number: 2
07/22/2024: INFORMATION: The CLOMR will need to be approved prior to site
grading and an approved (finished and regulatory) LOMR is required prior to
the release of any building permits for structures that would not meet the current regulatory requirements.
JR Response: Noted
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Comment Number: 3
07/22/2024: INFORMATION: Construction of a residential structure is allowed
in a city-regulated 100-year flood fringe, as long as the lowest finished floor of
the building, and all duct work, heating, ventilation, electrical systems, etc. are
elevated 18-inches above the highest Base Flood Elevation (BFE) within the
footprint of the structure. This elevation is known as the Regulatory Flood
Protection Elevation (RFPE). RFPE = BFE + 18-inches.
JR Response: Noted
Comment Number: 4
07/22/2024: FOR FINAL APPROVAL:
Please provide information about how each of the structures will comply with the
City’s floodplain regulations (elevation, floodproofing, removed with the
CLOMR/LOMR, etc.). Residential uses must be elevated while non-residential
uses can incorporate floodproofing to reach the Regulatory Flood Protection
Elevation. Please clearly call out the Base Flood Elevation, Regulatory Flood
Protection Elevation (Base Flood Elevation + 18 inches), and Lowest Finished Floor Elevation
JR Response: Updated. See Grading plan with floodplain line work. There is no flood proofing for any
proposed structure(s). All proposed structures are outside of the proposed floodplain. See grading plan with
floodplain line work.
Comment Number: 5
07/22/2024: FOR FINAL APPROVAL:
The drainage report states that the finished floor elevations are 1 and 1.5 feet
above the BFE; however, all structures, and HVAC and electrical equipment
must be elevated above the RFPE, please revise.
JR Response: Updated, text in report.
Comment Number: 6
07/22/2024: FOR FINAL APPROVAL:
Please expand the discussion in the drainage report to explain how flood flows
will be routed through the site without impacting neighboring properties. Please
add a table with elevation information for any structures that will remain within
the floodplain per the floodplain development review checklist. As well as the
type of foundation for any structures that will remain within the floodplain.
JR Response: JR has re-mapped the floodplain through a CLOMR process – there are no proposed
structures within the floodplain – on the Polestar site. All structures are slab on grade unless noted
otherwise.
Comment Number: 8
07/22/2024: FOR FINAL APPROVAL:
Any construction activities in the Canal Importation 100-yr flood fringe (e.g.
grading, structures, sidewalk or curb & gutter installation/replacement, roads,
utility work, landscaping, etc.) must be preceded by an approved floodplain use
permit, the appropriate permit application fees, and approved plans.
JR Response: Noted
Comment Number: 9
07/22/2024: FOR FINAL APPROVAL:
Please utilize the development review checklist for floodplain requirements
when preparing your plans for submittal.
https://www.fcgov.com/utilities/img/site_specific/uploads/fp-checklist100-2018-update.pdf?1522697905
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JR Response: Attached in appendix A of the drainage report
Comment Number: 10
07/22/2024: FOR CERTIFICATE OF OCCUPANCY:
Approved FEMA Elevation Certificates, completed by a licensed surveyor or
civil engineer and showing that structures are constructed to the required
elevation, are required post-construction prior to a Certificate of Occupancy (CO) being issued.
JR Response: Noted
Comment Number: 11
07/24/2024: FOR FINAL APPROVAL:
Any structure eligible to substitute venting in lieu of compliance with the
applicable elevation requirement in section 10-37(b) of Municipal Code must
meet the venting requirements of section 10-39 of Municipal Code. These
requirements include flood venting of 1 square inch per square foot of enclosed
space. The structure must include at least 2 flood vents located on different
sides of the structure, preferably on the upstream and downstream sides of the
structure. Vents must also be within 1 foot of finished grade and below the RFPE.
JR Response: No proposed residential structures are within the proposed floodplain.
Topic: General
Comment Number: 7
07/22/2024: FOR FINAL APPROVAL:
Please show the proposed floodplain site improvements and CLOMR linework
on the plans so that it is clear what portions of the site and buildings will be
located outside of the floodplain. This can be a separate floodplain exhibit.
JR Response: Updated. CLOMR BFE’s and line work shown on grading plan.
Department: Water-Wastewater Engineering
Contact: Dan Mogen dmogen@fcgov.com 970-305-5989
Topic: General
Comment Number: 1
07/23/2024: FOR FINAL APPROVAL:
Updates and clarifications are needed on the submitted plan and profile sheet.
Full profiles of the water system in particular are needed to understand the
overall layout including the lowerings that have been shown. Please provide full
profiles to facilitate discussion of proposed crossings/lowerings and valving on
the site. Please see redlines for additional details.
JR Response: Updated. See updated sheet at 30 scale.
Comment Number: 2
07/23/2024: FOR FINAL APPROVAL:
Please show all curb stop and external meter locations on utility plans, as well
as landscape plans to verify landscape separation requirements are met.
Please see landscape plan redlines for some locations where proposed storm
does not meet separations.
Please note that 3/4” meters can be located inside building, and any larger
meters must be located exterior.
Please see questions in redlines
JR Response: Added curb stops. Updated landscape separations throughout site.
Comment Number: 3
07/23/2024: FOR FINAL APPROVAL:
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I understand ditch water is proposed to be used for irrigation on at least a
portion of this site; however, all details do not appear to be clear at this point.
What areas will use ditch water, and what areas will require separate irrigation
service? Details need to be clarified to show where irrigation services are, or
are not, needed, in order to verify irrigation needs are met for the entire site.
JR Response: The ditch water irrigation system is intended to be a localized irrigation plan and will be
designed after final approval in conjunction with the landscape plans. At that stage (before building
permits), specific details regarding the areas utilizing ditch water and those requiring separate irrigation
service will be finalized to ensure that irrigation needs are adequately met for the site.
Comment Number: 4
07/23/2024: FOR FINAL APPROVAL:
Please see redlines. I encourage you to reach out with any questions or to
review potential revisions, and I’d be happy to set up a meeting or conference call to do so.
JR Response: Met on 8/7/2024.
Comment Number: 5
07/23/2024: INFORMATION:
Please note that all City construction detail drawings are to be used in their
original, unaltered state. ANY modification(s) must be clearly distinguished and
all City logos/identifiers must be removed from the modified detail. Detail
drawings can be found in both .pdf and .dwg formats through the links to
“Construction Drawings” on www.fcgov.com/utility-development.
JR Response: Noted
Comment Number: 6
07/23/2024: INFORMATION:
Please note that all City of Fort Collins Utility Customers are subject to City
Code requirements for wastewater. These requirements include Section
26-306 Wastewater Discharge Permit Requirements and Section 26-332
Prohibitive Discharge Standards. A permit may be required depending on
activities on the site; however, discharge standards apply to every customer,
both large and small, regardless of what activities take place on the site.
Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or
(970)221-6900, to discuss these requirements and how they apply to this development.
JR Response: Noted
Department: Light And Power
Contact: Luke Unruh lunruh@fcgov.com 970-416-2724
Topic: General
Comment Number: 1
07/23/2024: FOR FINAL PLAN:
I am under the understanding that three phase is not needed for the site from
email correspondence. Please know that if this changes it will require additional
rounds of review as it will change the electric design. Please confirm three
phase power will not be needed for the site
JR Response: Three phase power is not needed
Comment Number: 2
07/23/2024: FOR FINAL PLAN:
Please see the attached redline. We need to make changes to the two
transformers I clouded and commented on. Please reach out to me with
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questions.
JR Response: Updated.
Comment Number: 3
07/23/2024: FOR FINAL PLAN:
Please coordinate meter locations with Light and Power and show on the utility
plans during Final Design. These locations will need to comply with our electric
metering standards. Electric meter locations will need to be coordinated with
Light and Power Engineering. Residential units will need to be individually
metered. Reference Section 8 of our Electric Service Standards for electric
metering standards. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
JR Response: Noted
Comment Number: 4
07/23/2024: FOR FINAL PLAN:
A commercial service information form (C-1 form) will need to be completed
and submitted to Light & Power Engineering for review prior to Final Plan for all
single-family attached, multi-family and commercial buildings. A link to the C-1 form is below:
https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?1597677310
JR Response: C1 Forms are included with this submittal.
Comment Number: 5
07/23/2024: FOR FINAL PLAN:
A one-line diagram is required for all multi-family and commercial buildings. On
the one-line diagram, please show the main disconnect size and meter
sequencing. A copy of our meter sequencing can be found in our electric
policies practices and procedures below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations
JR Response: Noted.
Comment Number: 6
07/23/2024: FOR DCP:
Please document the size of the electrical service(s) that feeds the existing
property prior to demolition of the building to receive capacity fee credits.
JR Response: Noted.
Comment Number: 7
07/23/2024: 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 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
JR Response: Noted.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 5
07/24/2024: INFORMATION:
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Per discussion in the meeting, following is a great seed mix for use in the rain
gardens. This seed mix has not only the rain garden benefits, but also great pollinator benefits as well:
www.fcgov.com/developmentreview/files/2024-tips-techniques-establish-native-seed.pdf?1717602233
JR Response: Noted.
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 1
07/11/2024: FOR FINAL APPROVAL:
The success criteria within the adaptive management plan will need to match
those in the Development Agreement: reference area-based vegetation cover
criteria per habitat type, ≤5% noxious weeds, 80% woody plant survival, and no
bare spots of significant size.
JR Response: Noted.
Comment Number: 2
07/11/2024: FOR FINAL APPROVAL:
Please describe any updates to the intended methodology for eliminating the
existing vegetation along the ditch bank and establishing the proposed native
vegetation. Is the plan still layering carboard? Further discussion with
Environmental Planning will be needed.
JR Response: Yes.
Comment Number: 3
07/11/2024: FOR FINAL APPROVAL:
Prior to the FDP approval please provide an estimate of the landscaping costs
for the Natural Habitat Buffer Zone, including materials, labor, monitoring, and
weed mitigation for a minimum of three years, and irrigation.
We will then use the approved estimate to collect a security (bond or escrow) at
125% of the total amount prior to the issuance of a Development Construction Permit.
JR Response: This has been included with this round of submittal
Comment Number: 4
07/11/2024: INFORMATION:
Please note that the vegetation within NHBZs are intended to mimic the native
vegetation communities which function on climatic precipitation, therefore
irrigation should not be relied on for satisfactory performance of native seeded
areas. Temporary irrigation of native seed areas within the NHBZ may only be
used for the first two growing seasons following seeding. It may not be used the
same season of security release sampling. This does not apply to permanent
irrigation systems for woody and live-planted specimens.
JR Response: Noted
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 1
07/23/2024: FOR APPROVAL
There are multiple locations in the ROW where trees are spaced 50 feet or
more apart--along Polaris St., and the north side of W. Orchard Pl. Please keep
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in mind that full tree stocking is defined by trees at 30-40ft spacing along streets.
JR Response: Indicated trees moved closer together to be between 30-40ft while maintaining utility
separation.
Comment Number: 2
07/23/2024: FOR APPROVAL
Please see forestry redlines for separation issues--these redlines are not exhaustive.
JR Response: Sheets updated
Comment Number: 3
07/23/2024: FOR APPROVAL
There appears to be a storm sewer line all around the community garden. There
are tree locations proposed directly above this line. Almost all of the trees
around the garden do not meet separation requirements from the proposed utility.
JR Response: Trees updated and removed when over storm line.
Comment Number: 4
07/23/2024: FOR APPROVAL
LUC 5.10.1 states that the maximum percentage of any one species for
developments with 60 or more trees being planted onsite is 15%. Please
diversify the proposed evergreens to meet the diversity requirements.
JR Response: Tree diversity back under 15% to comply with codes. Plant list updated.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
07/24/2024: 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.
JR Response: Noted
Note 17 on the site plan shows six inch numerals. This shall be corrected to
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show 8 inch. Generic address numerals will need to be added to the elevations.
JR Response: cover sheet note updated
Department: Internal Services
Contact: Dylan Lewan dlewan@fcgov.com
Topic: General
Comment Number:
07/10/2024:
The proposed street, Polaris St will need to be changed. Polaris Dr already
exists in Fort Collins.
It is possible the county will want a change to Happy Heart Way because there
are several Happy **** street names. Once they submit the proposed streets to
the county to reserve they will know.
JR Response: Updated to Polestar Way.
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
07/15/2024: Multi-family Construction shall comply with adopted codes as
amended. Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local amendments
Colorado Plumbing Code (currently on the 2021 IPC)
2023 National Electrical Code (NEC) as amended by the State of Colorado
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here:
https://www.fcgov.com/building/codes
New 2024 building codes will be adopted in 2025.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Live Load: Ground Snow Load 35 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter.
Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
Electric vehicle charging parking spaces are required per local IBC
amendment 3604, which requires 70% of parking spaces provide 3 types of EV charging.
This building is located within 250ft of a 4 lane road or 1000 ft of an active
railway, must provide exterior composite sound transmission of 39 STC min.
R-2 occupancies must provide 10ft to 30ft of fire separation distance
(setback) from property line and 20 feet between other buildings or provide fire
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rated walls and openings per chapter 6 and 7 of the IBC.
All multi-famliy buildings must be fire sprinkled. City of Fort Collins
amendments to the 2021 International Fire Code limit what areas can avoid fire
sprinklers with a NFPA 13R, see local IFC 903 amendment.
Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
If using electric systems to heat or cool the building, ground source heat pump
or cold climate heat pump technology is required.
A City licensed commercial general contractor is required to construct any new multi-family structure.
Energy code requires short hot water supply lines by showing plumbing compactness.
For projects located in Metro Districts, there are special additional code
requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting with Building
Services for this project. Pre-Submittal meetings assist the designer/builder by
assuring, early on in the design, that the new projects are on track to complying
with all of the adopted City codes and Standards listed above. The proposed
project should be in the early to mid-design stage for this meeting to be
effective. Applicants of new projects should email rhovland@fcgov.com to
schedule a pre-submittal meeting.
Stock Plans:
When the exact same residential building will be built more then once with
limited variations, a stock plan design or master plan can be submitted for a
single review and then built multiple times with site specific permits. More
information can be found in our Stock Plan Guide at
fcgov.com/building/res-requirements.php.
Comment Number: 2
07/15/2024: 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
2023 National Electrical Code (NEC) as amended by the State of Colorado
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here:
https://www.fcgov.com/building/codes
New 2024 buildings codes will be adopted in 2015.
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
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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: 3
07/15/2024: 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
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
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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.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 7
07/23/2024: FOR FINAL APPROVAL:
There is no Benchmark Statement on the cover. Please provide the following
information for the Benchmark Statement in the EXACT format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS
DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION
SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF
FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’.
JR Response: added to cover sheet
Comment Number: 8
07/23/2024: FOR FINAL APPROVAL:
Some of the sheet titles & sheet numbers in the sheet index do not match the
noted sheets. See markups.
JR Response: sheets updated
Topic: Easements
Comment Number: 2
07/23/2024: FOR FINAL APPROVAL:
Closure reports will be required for all Easements and any other document
18
requiring a legal description & sketch being submitted for review. These are
required with Round 1 submittal.
JR Response: Closure report for TCE easement has been provided.
Comment Number: 3
07/23/2024: FOR FINAL APPROVAL:
The quality of some of the Easements needs to be improved.
JR Response: See revised plat
Topic: Landscape Plans
Comment Number: 5
07/23/2024: FOR FINAL APPROVAL:
There are line over text issues. See markups.
JR Response: JR sheets updated
Comment Number: 6
07/23/2024: FOR FINAL APPROVAL:
Some of the project titles do not match the rest of the set. See markups.
JR Response: JR sheets updated
Topic: Plat
Comment Number: 1
07/23/2024: FOR FINAL APPROVAL:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
JR Response: Understood, see redline responses
Topic: Site Plan
Comment Number: 4
07/23/2024: FOR FINAL APPROVAL:
Some of the sheet numbers in the sheet index do not match the noted sheets.
JR Response: sheets updated
Department: Outside Agencies
Contact: Marcus Petty, Comcast
Topic: General
Comment Number: 1
07/02/2024: INFORMATION:
Comcast will be able to service this location.
Contact: Alex Hendricks, Poudre School District
Topic: General
Comment Number: 2
07/09/2024: INFORMATION:
PSD currently does not have any comments.
Contact: Jacy McNulty, Larimer County Planning
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Topic: General
Comment Number: 3
07/15/2024: INFORMATION:
Larimer County does not have any comments.
Contact: Melissa Buick, Pleasant Valley
Topic: General
Comment Number: 4
07/25/2024: FOR APPROVAL:
Pleasant Valley would be to include the width of the PVLCC ditch easement on
the final plans and the grading plans
JR Response: Easement callout added to plans
Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
07/22/2024: Irrigation plans are required no later than at the time of building
permit. The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to irrigationdr@fcgov.com or Eric Olson at eolson@fcgov.com
JR Response: Noted.