HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 08/23/2024
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Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com/developmentreview
August 23, 2024
Ryan Benson
Touchmark
5150 SW Griffith Dr.
Beaverton, OR
RE: Touchmark Fort Collins, PDR240008
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Touchmark Fort Collins. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Seth Goldstein via email at sgoldstein@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Seth Goldstein sgoldstein@fcgov.com
Topic: General
Comment Number: 1
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Include me in all email
correspondence with other reviewers and keep me informed of any phone
conversations. Thank you!
Ripley Design Response: Understood, thank you Seth!
Comment Number: 2
The proposed development project is subject to a Type 2 Review. The decision
makers for your project will be the Planning & Zoning Commission at a public
hearing. For the hearing, we will formally notify surrounding property owners
within 800 – 1,000 feet (excluding public right-of-way and publicly owned open
space). Staff will need to agree the project is ready for Hearing approximately 4
to 6 weeks prior to the hearing. I have attached the P&Z schedule, which has
key dates leading up to the hearing.
Ripley Design Response: Noted. Thank you.
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Comment Number: 3
A neighborhood meeting is required at least 10 days prior to formal submittal of
your development review application. For the neighborhood meeting, we will
formally invite surrounding neighbors to attend the meeting. Neighborhood
meetings offer an informal way to get feedback from surrounding neighbors,
identify any potential concerns prior to the formal hearing, and are an
opportunity for you to share your development proposal. The City’s
Development Review Liaison will facilitate the meeting.
As your Development Review Coordinator, I will assist with preparing the
mailing and coordinating the meeting date with your team. Please reach out to
me when you are ready to schedule this meeting. Allow 4-8 weeks prior to the
desired meeting date to accommodate scheduling and notice requirements.
Ripley Design Response: Our neighborhood meeting was held on 9/23/2024.
Comment Number: 4
I will provide you a roadmap specific to your development review project,
helping to identify each step of the process. For more detailed process
information, see the Development Review Guide at www.fcgov.com/drg. This
online guide features a color coded flowchart with comprehensive, easy to read
information on each step in the process. This guide includes links to just about
every resource you need during development review.
Ripley Design Response: Great, thank you.
Comment Number: 5
I will provide a Project Submittal Checklist to assist in your submittal
preparation. Please use the checklist in conjunction with this comment letter and
the Submittal Requirements located at:
http://www.fcgov.com/developmentreview/applications.php.
If you have questions regarding items in the checklist, or the applicability of an
item to your project, please reach out to me.
Ripley Design Response: Received. Thank you.
Comment Number: 6
As part of your submittal, a response to the comments provided in this letter is
required. The final letter is provided to you in Microsoft Word format. Please use
this document to insert responses to each comment for your submittal, using a different font color.
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
will need to provide references to specific project plans, pages, reports, or
explanations of why comments have not been addressed [when applicable].
Ripley Design Response: Our team has responded to comments in this letter as part of the initial PDP submittal.
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Comment Number: 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-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.
Ripley Design Response: Files have been named according to City requirements.
Comment Number: 8
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
Ripley Design Response: Acknowledged.
Comment Number: 9
The request will be subject to the Development Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees.php.
I will provide an estimate of the initial fees to begin the development review
process based on your Conceptual Review Application. As noted in the
comments, there are additional fees required by other departments, and
additional fees at the time of building permit. The City of Fort Collins fee
schedule is subject to change – please confirm these estimates before submitting.
Development Review Application Fees will be due at time of the project being
submitted for formal review. If you have any questions about fees, please reach out to me.
Touchmark Response: Noted.
Comment Number: 10
Payments can be made by check, debit/credit card or eCheck.
If paying by check, make payable to “City of Fort Collins”. This is accepted at
the Development Review Center, 281 N College Ave, Fort Collins, CO 80524,
by mail or can be placed in the blue drop box located at the northwest side of
the building. Please mark it to the attention of your Development Review
Coordinator and reference the project it is associated with.
If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess,
select Planning/Development Review and search by inputting your project's information*.
•Debit/Credit card payments include a convenience fee of 2% + $0.25 added
to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00.
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•ECheck payments include a convenience fee of $0.50 added to all
payments between $0.00 - $99,999.99.
*Please advise your Development Review Coordinator as to which payment
method will be used. If choosing to pay online, your Development Review
Coordinator will provide you with the project information when the fees are available to be paid.
Touchmark Response: Payment process underway.
Comment Number: 11
Submittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. Upon initial submittal, your project will be
subject to a Completeness Review. Staff has until noon that Friday to determine
if the project contains all required checklist items and is sufficient for a round of
review. If complete, a formal Letter of Acceptance will be emailed to you and the
project would be officially routed with its initial round of review, followed by a
formal meeting. Please check with me, your Development Review Coordinator,
regarding review timelines.
As you are preparing to submit your formal plans, please notify me with an
anticipated submittal date. Applications and plans are submitted electronically
to me by email or secured file sharing applications.
Pre-submittal meetings can be beneficial to ensure you have everything for a
complete submittal. Please reach out and I will assist in those arrangements.
Ripley Design Response: Noted, thank you.
Comment Number: 12
Upon the scheduling of a Neighborhood Meeting, or initial review of the formal
Development Review Application, a Development Review sign will be posted
on the property. This sign will be posted through the final decision and appeal
process. A request for the removal of signs will be made by your Development
Review Coordinator at the appropriate time.
Ripley Design Response: Understood.
Comment Number: 13
Once your project has been formally reviewed by the City and you have received
comments, please resubmit within 180 days, approximately 6 months, to avoid
the expiration of your project.
Ripley Design Response: Noted. Thanks.
Department: Planning Services
Contact: Kai Kleer kkleer@fcgov.com 970-416-4284
Topic: General
Comment Number: 1
08/20/2024:
The largest single factor for overall project compliance will be creating either a
formative internal framework of pedestrian space or streets. Meaning that the
street framework or pedestrian space must first be established and act as an
organizing feature to both buildings and parking for of the development.
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Approximately 20-units and the central building are out of compliance with
building orientation standards, however, with a few small adjustments, a
modification of standard would not be needed for the project.
A few ideas for this site to consider are:
• Utilizing Cottage Court provisions under Section 3.1.3 where the units
facing Cinquefoil and LaFever are organized around a shared courtyard.
• The court should act as the formative pedestrian framework of the site that
connects into other amenities and pedestrian spaces and provides linkages to
other clusters around the edges of the development.
• Breaking up the large main building or providing a pass-through under the
building to allow for a pedestrian framework through the center of the site to
amenities like the regional trail and open spaces to the north and east.
It is understood that the applicant wishes to have a gated community. Because
gated communities are strictly prohibited, there may be a few opportunities to
create a private feeling street through the use of- a monumented street entrance
and creation of a plaza space around this area. There is a high degree of
flexibility in private street design that could still achieve a balance between the
feel of a private gated community and the objectives of the community to have a
connected network of streets and blocks. See Figure 3: Street Crossings under 5.9.1.
Ripley Design Response: The site plan has been reconfigured to create a formative pedestrian framework.
LRS Architects Response: Site configuration has been modified.
Comment Number: 2
08/20/2024:
Please ensure that the proposed 4-story building articulates the massing
around the edges of the building to provide a seamless transition to the
cottages around the perimeter of the site. Gable-ends, step downs will be
critical to responding to the scale of the overall development. Consider ways to
pull down the eave height and build dormers larger cross gables for living space
on the fourth story. PFA will require aerial apparatus compliance so early
conversation will be needed to help set eave height/ roof design or figure out
alternative means through a variance process.
LRS Architects Response: See Architectural Design Narrative.
Comment Number: 3
08/20/2024:
Standards require that multi-building developments that each individual building
should include the predominant characteristics shared by all buildings in the
development to form a cohesive place within the community. Utilize colors
appearing in the surrounding environment and materials that are unique to the
Fort Collins vernacular (buff sandstone).
LRS Architects Response: See Architectural design narrative
Comment Number: 4
This site is contained within the Harmony Corridor - An additional set of design
Standards and Guidelines may help inform some material choices for both
fencing and walls within the site, especially when considering adjustments to the
detention area. Please visit,
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https://www.fcgov.com/planning/pdf/harmony-corridor-standards-doc.pdf?
key=advanceplanning/pdf/harmony-corridor-standards-doc.pdf for more information.
Ripley Design Response: Thank you, understood.
LRS Architects Response: Acknowledged, will be addressed in future submissions
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
08/13/2024: INFORMATION - HISTORIC SURVEY: The property to the north,
the Oliver-Webster-Garrett Farm, has been determined Eligible (November 10,
2021). However, none of the historic buildings on the site are within 200 ft of the
proposed buildings for this project. The two outbuildings near the property line
were determined non-contributing (i.e., non-historic). This resolves the design
compatibility requirements for projects near historic resources.
Ripley Design Response: Noted. Thank you.
Comment Number: 1
08/13/2024: NO HISTORIC REVIEW REQUIRED: This proposal does not
require historic review because there are no designated historic resources on
the site and the nature of the project does not impact any historic resources that
may lie on the development site or within 200 feet of the site.
Ripley Design Response: Acknowledged, thank you Jim!
Department: Engineering Development Review
Contact: John Gerwel jgerwel@fcgov.com
Topic: General
Comment Number: 1
08/07/2024: SITE SPECIFIC:
This site will need to be platted. Additional right of- -way, public utility, drainage,
access and emergency access easements can all be included in the plat. If
private easements are needed, those can be dedicated via plat as well, but
there will need to be some changes to the dedicating language. Please reach
out if that is the case.
EPS Response: A subdivision plat has been provided with our submittal.
Comment Number: 2
08/07/2024: SITE SPECIFIC:
Le Fever will need an additional 6 feet of right-of-way dedicated. Both Le Fever
and Cinquefoil will need 9-foot utility easements dedicated beyond the right-of-way.
EPS Response: An additional 6’ of ROW has been provided along with easements.
Comment Number: 3
08/07/2024: SITE SPECIFIC:
Sidewalk and parkway along Le Fever and Cinquefoil will need to be built in
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accordance with LCUASS standards. This probably require reviewing the
Savoy plans for the southern development to make sure that the street is
properly built out. See LCUASS Figure 7-8F for a cross section applicable to
Le Fever. See LCUASS Figure 7-5F for a cross section for Cinquefoil. Both can be found here:
https://www.larimer.gov/sites/default/files/uploads/2021/fort_collins_figures_7.1f_to_7.13f.pdf
Kimley-Horn Response: Walks have been provided per LCUASS requirements.
Comment Number: 4
08/07/2024: SITE SPECIFIC:
The proposed main entrance seems to be too close to proposed entrance of
the Savoy development to the south of this site. LCUASS Table 7-3 calls for
150 feet. The distance I'm seeing is approximately 135 feet. We will want the
emergency access entrances to meet their respective separations as well,
though there might be wiggle room if they remain gated. If separations cannot
be met, we'd need to see why.
Kimley-Horn Response: The main entrance has been shifted to come off Cinquefoil, and has been placed to meet intersection
spacing requirements and to align with a driveway on the Banner site to the west.
Comment Number: 5
08/07/2024: INFORMATION:
My remaining comments are general information that is provided to every
project at the conceptual stage. Depending on the ultimate scope of the project,
some of these comments may not be relevant, and other information not
included in this list may become relevant. If you have any questions about my
site-specific comments above or my informational comments below, please
contact me at jgerwel@fcgov.com.
Kimley-Horn Response: Understood – thanks!
Comment Number: 6
08/07/2024: INFORMATION:
Larimer County Road Impact Fees and Transportation Capital Expansion Fees
are due prior to issuance of building permit. For more information, please visit
https://www.fcgov.com/engineering/tcef.php.
Touchmark Response: Noted
Comment Number: 7
08/07/2024: INFORMATION:
Any damaged curb, gutter and sidewalk existing prior to construction, as well as
streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to
construction of this project, shall be replaced or restored to City of Fort Collins
standards at the Developer's expense prior to the acceptance of completed
improvements and/or prior to the issuance of the first Certificate of Occupancy.
Touchmark Response: Noted
Comment Number: 8
08/07/2024: INFORMATION:
All public sidewalk, driveways and ramps, existing or proposed, adjacent or
within the site, need to meet ADA standards. If they currently do not, they will
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need to be reconstructed so that they do meet current ADA standards as a part of this project.
Kimley-Horn Response: Noted and accounted for in the current submittal.
Comment Number: 9
08/07/2024: 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 LCUASS. Please inquire with staff if the specific frontage or
intersection you are developing is not in LCUASS.
Kimley-Horn Response: Noted and accounted for in the current submittal.
Comment Number: 10
08/07/2024: INFORMATION:
Utility plans will be required and a Development Agreement will be recorded
once the project is finalized. Please use LCUASS Appendix E as a reference
for what needs to be included in a utility plan set.
Kimley-Horn Response: Noted and accounted for in the current submittal.
Comment Number: 11
08/07/2024: INFORMATION:
A Development Construction Permit (DCP) will need to be obtained prior to
starting any work on the site.
Touchmark Response: Noted
Comment Number: 12
08/07/2024: INFORMATION:
All fences, barriers, posts or other encroachments within the public right-of-way
are only permitted upon approval of an encroachment permit. Applications for
encroachment permits shall be made to the Engineering Department for review
and approval prior to installation. Encroachment items shall not be shown on the
site plan as they may not be approved, need to be modified or moved, or if the
permit is revoked then the site/ landscape plan is in non-compliance.
Touchmark Response: Noted
Comment Number: 13
08/07/2024: INFORMATION:
The public right-of-way is not to be utilized in a way that hinders public use of the
space. The development/site cannot use the right-of-way for any Low Impact
Development to treat the site’s storm runoff. Doors are not allowed to open out
into the right-of-way. Bike parking required for the project cannot be placed
within the right-of-way. If placed just behind the right-of-way, the bikes need to
be placed so that when they are parked they do not extend into the right-of-way.
Ripley Design Response: The site design does not utilize the public right of way in a way that hinders public use of the space. LID
areas are all contained within the site boundaries, doors do not open out into the right of way, and bike parking is not placed in the
right of way.
LRS Architects Response: Acknowledged.
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Comment Number: 14
08/07/2024: 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.
Touchmark Response: Noted
Comment Number: 15
08/07/2024: INFORMATION:
Developments often involve negotiation and consensus with other agencies and
property owners. If there is an affected 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 or administrative
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
Touchmark Response: Noted
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
08/19/2024: PRE-SUBMITTAL: A Transportation Impact Study will be required
with the submittal of this project according to Chapter 4 of the Larimer County
Urban Area Street Standards. Please have your Traffic Engineer contact me to scope the study.
Kimley-Horn Response: A TIS has been provided and covers the scope that was determined with staff.
Comment Number: 2
08/19/2024: PRE-SUBMITTAL: An evaluation of the surrounding bicycle and
pedestrian level of service will be required within the TIS and will need analyze
the on-site and off-site facilities for directness, continuity, street crossings,
visual interest/amenity, security, and surface conditions. This will be scoped
with the TIS. This will also require close coordination with Park Planning on any
trails adjacent to the site and any connectivity requirements.
Kimley-Horn Response: An initial review of pedestrian connectivity has been included in this report. Additional analysis can be
provided should a great level of detail be needed.
Comment Number: 3
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08/19/2024: INFORMATION: The Overall Site Plan with this proposal shows a
possible connection or transportation access between this property and the
property to the north, but the detailed plans eliminates any possibility of this and
would only be accessible via an "optional walking trail." We would like to see
at a minimum, some type of formalized access for bike and pedestrian
connectivity to occur, and possibly a connection to a access trail that would
extend from Cinquefoil over to regional trail, if a full vehicular access is not feasible.
Ripley Design Response: A connection to the regional trail on the southeast is proposed across the eastern portion of the site. The
trail extends north to comply with the Trail Master Plan and therefore connection to Cinquefoil is not provided. Southern access to
the trail will come from Le Fever Drive.
Comment Number: 4
08/19/2024: INFORMATION: Within the TIS we will need to see how the
proposed site will function with only one access point. We will also need to see
how the proposed main access onto La Fever aligns with the access to the
Savoy. It would be good to detail this within the Utility Plans so we can
determine if the location would create potential operational or safety issues. If
the site plan changes and additional access points are considered or realigned,
we will look closely at those to insure they are acceptible and meet the spacing requirements.
Kimley-Horn Response: The proposed plan provides three points of access – two from Cinquefoil and one from Le Fever. Where
possible, access locations have been aligned with adjacent driveways or intersections, and intersection/driveway spacing has been
considered.
Department: Stormwater Engineering
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 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. /05/2024:
Kimley-Horn Response: An Erosion Control Report and Escrow will be provided with the FDP, and Initial, Interim and Final Erosion
Control Plans have been provided with this submittal.
Contact: Water Utilities WaterUtilitiesEng@fcgov.com (970)224-6191
Topic: General
Comment Number: 1
08/20/2024: Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the
‘McClellands Basin” Master Drainage Plan as well the Fort Collins Stormwater
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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 Banner Health Medical Campus development and must
conform to the drainage design of the approved development plans.
Kimley-Horn Response: The Drainage Study conforms with the McClellands Basin Master Drainage Plan as well as the Banner
Medical Campus drainage study.
Comment Number: 2
08/20/2024: Documentation requirements (site specific comment):
A drainage report and construction plans are required and must be prepared by
a Professional Engineer registered in the State of Colorado. The drainage
report must address the four-step process for selecting structural BMPs.
**The drainage report should explain how the proposed site design is
consistent with the overall Banner Health Medical Campus drainage report and
drainage plan.
Kimley-Horn Response: A drainage report has been provided, and the report accounts for the Banner Health study.
Comment Number: 3
08/20/2024: Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be the existing “Banner
Health East” pond, located on the east side of this parcel. This pond
discharges into the Fossil Creek Reservoir Inlet Canal (FCRID).
Kimley-Horn Response: Thank you. All drainage is being directed to the Regional Pond on the east side of the site.
Comment Number: 4
08/20/2024: Detention requirements (site specific comment):
Onsite detention is required in this area of the McClellands drainage basin, with
a 0.5 cfs/ac release rate for the 100-year storm.
Please note that the City has landscaping requirements for stormwater
detention ponds. These requirements can be found in the Fort Collins
Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B
(Landscape Design Standards and Guidelines for Stormwater and Detention Facilities).
** The existing Banner Health pond may be used for this site’s detention and
was likely designed including this site. The drainage report for this project will
need to review the Banner Heath East detention pond design and confirm that
this project is within the design parameters.
** In response to your question – the grading of this pond may be modified;
however, this will require this to be documented in the drainage report and the
volume recertified. Retaining walls are allowable within detention ponds, but the
landscaping requirements and guidelines in the criteria manual appendix must
be met. Essentially the wall needs to add to the aesthetic of the detention pond.
** The ownership and maintenance of this pond should be addressed or
confirmed with this project and the development agreement (or separate agreement).
Kimley-Horn Response: The Banner Health Report identified a maximum allowable detention volume for the project, and our report
identifies this allotment and documents our actual detention requirements.
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Comment Number: 5
08/20/2024: Water Quality and Low Impact Development requirements
(standard comment):
All new or modified impervious areas require stormwater quality treatment. In
addition, the City requires the use of Low Impact Development (LID) methods to
treat stormwater quality on all new or redeveloping property, including sites
required to be brought into compliance with the Land Use Code. There are two
(2) categories of LID requirements; the development will need to meet one of the two following options:
1.LID with Permeable Pavers: When using the permeable pavers option, 50%
of the new or modified impervious areas must be treated by LID methods. Of
the new or modified paved areas, 25% must be pervious.
2.LID without Pavers: 75% of all new or modified- impervious areas must be
treated by LID methods. This typically consists of a rain garden or bioretention
system, but other options are allowed.
The remainder of the water quality treatment can be accomplished ‘standard’ or
LID water quality methods. Accepted methods are described in the Fort Collins
Stormwater Criteria Manual (FCSCM), Chapter 7:
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations/stormwater-criteria
** UPDATE – The existing rain gardens in the Banner Health East Pond do not
meet the current LID standards and will not be considered acceptable to meet
the LID requirements for the current project. This project will need to provide
LID treatment for the project meeting current LID requirements.
Kimley-Horn Response: LID requirements are being met via four rain gardens throughout the site, while EDB for water quality is
provided in the existing pond. This information has been provided in the drainage report.
Comment Number: 6
08/20/2024: Imperviousness documentation (standard comment):
The existing and proposed impervious areas need to be documented in the
drainage report. Drainage requirements and development fees are based on
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.
Kimley-Horn Response: There were not any existing impervious areas within the project boundary, so this documentation was not
provided. We have documented the new impervious areas as part of the rational cacls provided in the report.
Comment Number: 7
08/20/2024: Detention drain times (standard comment):
Per Colorado Revised Statute §37-92-602 (8) that became effective August 5,
2015, criteria regarding detention drain time will apply to this project. As part of
the drainage design, the engineer will be required to show compliance with this
statute using a standard spreadsheet (available on request) that will need to be
included in the drainage report. Upon completion of the project, the engineer
will also be required to upload the approved spreadsheet onto the Statewide
Compliance Portal. This will apply to any volume-based stormwater storage,
including extended detention basins.
Kimley-Horn Response: Noted. This will be completed with final design.
Comment Number: 8
08/20/2024: Inspection and maintenance (standard comment):
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There will be a final site inspection of the stormwater facilities when the project
is complete, and the maintenance is handed over to an HOA or another
maintenance organization. Standard operating procedures (SOPs) for on-going
maintenance of all onsite drainage facilities will be included as part of the
Development Agreement. More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-development
Kimley-Horn Response: Understood.
Comment Number: 9
08/20/2024: Fees (standard comment):
The 2024 city wide Stormwater development fee (PIF) is $11,834/acre
($0.2717/ sq. ft.) of new impervious area over 350 square feet. No fee is
charged for existing impervious area. This fee is to be paid at the time each
building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
or contact our Utility Fee and Rate Specialists at (970) 416-4252 or
UtilityFees@fcgov.com for questions on fees.
Monthly fees - http://www.fcgov.com/utilities/business/rates
Touchmark Response: Noted
Comment Number: 10
08/20/2024: Offsite Stormwater Flows (standard comment):
The development will need to accept and pass any existing offsite flows.
Kimley-Horn Response: No offsite flows enter the site via surface conveyance. Existing storm drains have been accounted for and
continue to discharge in their existing locations.
Department: Water-Wastewater Engineering
Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754
Topic: General
Comment Number: 1
08/20/2024: Other District (site specific comment):
This project site is located within the South Fort Collins Sanitation District for
water and sewer service. Please contact them at engineering@sfcsd.net for
development requirements.
Kimley-Horn Response: Thank you for this information. The overall layout was provided to SFCSD during initial design efforts for
general feedback.
Comment Number: 2
08/20/2024: Existing Water Infrastructure (site specific comment):
- There is an existing 12-inch PVC water main in Cinquefoil Drive and an 8
-inch DIP water main in LeFever Drive.
- There is an existing 8-inch DIP stub for future use located at the north end of Brookfield Drive.
- There is an existing 1.5-inch irrigation service located at the northwest corner of the site.
Kimley-Horn Response: Thank you for this information. As an FYI, the project intends to use the existing 1.5” irrigation meter, but we
do not have much information about allotments for that tap.
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Question for staff: As a part of the staff review, it would be helpful to get any information the City has about that tap. Thanks!
Comment Number: 3
08/20/2024: Service separation (standard comment):
Separate water services will be required to service the residential and
commercial uses of any mixed use- buildings
Kimley-Horn Response: Separate water services are provided for each building, with individual taps provided for each unit within the
paired buidlings.
Comment Number: 4
08/20/2024: 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.
Kimley-Horn Response: The plans have noted all abandonments and removals and noted that removals are at the main.
Comment Number: 5
08/20/2024: Service sizing (standard comment):
The water service and meter for this project site will need to be sized based on
the AWWA M22 manual design procedure. A sizing justification letter that
includes demand calculations for maximum flows and estimated continuous
flows will need to be provided as a part of the final submittal package for this project.
Kimley-Horn Response: Understood. A more detailed analysis will provided as the MEP is brought on board.
Comment Number: 6
08/20/2024: Water conservation (standard comment):
The water conservation standards for landscape and irrigation will apply.
Information on these requirements can be found at:
https://www.fcgov.com/utilities/watercode
Kimley-Horn Response: Thank you for the info.
Comment Number: 7
08/20/2024: Separate Irrigation Tap (site specific comment)
Site irrigation service requirements will be 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.
Kimley-Horn Response: The project plans to use the existing 1.5” irrigation tap located at the NE corner of the site.
Comment Number: 8
08/20/2024: 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
Ripley Design Response: Noted, thank you. We will be sure to provide a landscape plan and hydrozone table at time of Final Plan
submittal.
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Comment Number: 9
08/20/2024: 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-f
orms-guidelines-regulations/
Kimley-Horn Response: Thank you for the information.
Comment Number: 10
08/20/2024: Fees (standard comment):
Development and water supply requirement (WSR) fees and will be due at the
time the building permit is issued. 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
Touchmark Response: Noted
Comment Number: 11
08/20/2024: One building per service (standard comment):
Separate water services, connecting to the City main, will be required to service each building.
Kimley-Horn Response: Separate water services have been provided to each building, or unit in the case of the attached units.
Comment Number: 12
08/20/2024: Private drives and utility separation (standard comment):
Buildings being served from private drives can be problematic meeting utility
spacing requirements. When finalizing a site layout please consider utility
spacing requirements - including the need for utility boxes, water meters,
electric vaults, etc. on the site. Utilities may include water, sewer, electric, gas, and communication.
Kimley-Horn Response: Thank you for bringing this up. The preliminary plans have started to capture this info, and we look forward
to working with staff as we further refine the dry utility designs.
Comment Number: 13
08/20/2024: Utility Separations (standard comment):
Based on the proposed site plan and the available space, utility services and
required separations may be problematic on this site. For your reference,
minimum water and sewer service separations are:
> 10-ft min. between water and sewer services.
> 6-ft min. between trees and water or sewer services.
> 4-ft min. between shrubs and water or sewer services.
> 10-ft min. between storm-drain pipes and other utilities.
> Service lines of the same type may be joint trenched with 3-ft of separation
Other utilities, such as gas, electric, and communications will also have spacing
requirements and will need space on the site. Last, please remember that there
may be service lines on the adjacent properties for which clearances also need to be maintained.
Kimley-Horn Response: Thank you for providing this information.
Comment Number: 14
08/20/2024:
Utility Coordination (Site Specific Comment):
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We recommend a utility layout meeting before the PDP round 1 submittal. The
small buildings on the west side of the site may be challenging to provide water
service, meeting criteria requirments. Please draft a concept wet utility plan
and send over to us for review and comment.
Kimley-Horn Response: A utility layout was provided to staff in advance of the submittal, and we look forward to coordinating further
as the design is further developed.
Department: Light And Power
Contact: Rob Irish rirish@fcgov.com 970-224-6167
Topic: General
Comment Number: 1
08/09/2024: Light & Power has existing electric facilities running along the west
side of Cinquefoil Lane for the entirety of the proposed site. Power will need to
be brought across Cinquefoil Lane and extended down Le Fever Drive to feed the proposed site.
Kimley-Horn Response: Got it. The provided plans have shown approximate transformer locations to start the discussion about
electric routing within the site. Please note that an MEP is not yet on-board, so the exact needs for transformers are unknown at this
time. We look forward to hearing your thoughts about the intial concepts though!
Comment Number: 2
08/09/2024: Relocations or modifications to existing electric facilities will be at
the expense of the owner/developer. Any existing and/or proposed Light &
Power electric facilities that will remain within the limits of the project will need to
be located within a dedicated easement or the public right-of-way. Please
coordinate relocations with Light & Power Engineering.
Touchmark Response: Noted. See drawings for proposed design.
Comment Number: 3
08/09/2024: Streetlights will be placed along public streets. A 40-foot
separation on both sides of the light is required between canopy trees and
streetlights. A 15-foot separation on both sides of the light is required between
ornamental trees and streetlights.
Ripley Design Response: Acknowledged. Thank you!
Comment Number: 4
08/09/2024: Please maintain adequate space along the private drives to meet
separation requirements for all utilities. Water, Wastewater, and Stormwater
require a minimum separation of 10 feet from electric facilities. Forestry
requires a minimum separation of 10 feet from trees to electric equipment.
Ripley Design Response: Understood, thank you. Adequate space along the private drives for utilities and electric facilities has been
provided.
Comment Number: 5
08/09/2024: Transformer and meter locations must be coordinated with Light &
Power Engineering and shown on the plan set. Transformers must be located
within 10 feet of an all-weather surface accessible by a line truck. Please
adhere to all clearance requirements in the Electric Service Standards at the following link.
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http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations
Kimley-Horn Response: Transformer locations are shown on the plans in a conceptual manner, as noted above.
Comment Number: 6
08/09/2024: This project will need to comply with our electric metering
standards. Electric meter locations will need to be coordinated with Light and
Power Engineering. 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
Kimley-Horn Response: Understood.
Comment Number: 7
08/09/2024: The developer will be responsible for payment and acquisition of
any ditch/railroad/floodplain, etc. crossing agreements necessary to
accommodate electric facilities to feed the site.
Touchmark Response: Noted
Comment Number: 8
08/09/2024: A Customer Information Form (C-1 form) and a One-line diagram,
for all commercial and/or multi-family meters, will need to be completed and
submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations
Kimley-Horn Response: A C1 form will be provided with a future submittal once the design has progressed to a point where it can be
completed.
Comment Number: 9
08/09/2024: Electric Capacity Fee, Building Site charges, and any system
modification charges necessary will apply to this development. Please contact
Light & Power Engineering at ElectricProjectEngineering@fcgov.com. Please
reference our Electric Service Standards, development charges and fee
estimator at the following link:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
Touchmark Response: Noted
Comment Number: 10
08/09/2024: Once the site layout has been coordinated with Planning, Light &
Power recommends a utility coordination meeting with all departments to
coordinate separation and spacing requirements.
Ripley Design Response: Thank you. Once the plans have been formally reviewed, we would be happy to have a utility coordination
meeting if needed.
Comment Number: 11
08/09/2024: Light & Power typically stocks all transformers and material
necessary, and works on a first come, first serve basis with inventory.
Unfortunately, as is the industry, we are experiencing material shortages and
long lead times on transformers. We will assess what we have available when
this project gains City approval and progresses to construction. Orders have
been placed with our manufacturer and we are working hard to secure
transformers and materials.
Touchmark Response: Noted
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Comment Number: 12
08/09/2024: “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.”
Touchmark Response: Noted
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 1
08/19/2024: An Ecological Characterization Study (ECS) is required by City of
Fort Collins Land Use Code (LUC) Article 5.6.1 as the site is within 500 feet of
LUC defined natural habitats and features (Fossil Creek Reservoir Inlet, prairie
dog colonies, and osprey nest). Please note the buffer zone standards range
from 50-100ft for these features. The ECS should address all items (a)-(l) of
LUC 5.6.1(D)(1) available for view online. In addition, ensure that the study
identifies feature(s) size, the "top of bank" of any stream or ditch, the edge(s) of
wetlands, and whether jurisdictional wetlands may be impacted by the proposed
project. If prairie dogs are onsite or within 500ft, the ECS should specifically
address the presence of active prairie dogs including estimate of number of
individuals and entire size of the colony within the project area. The ECS should
address all items (a) (l) of LUC 5.6.1(D)(1) available for view online and include
prairie dog mitigation options. Online LUC link:
https://library.municode.com/co/fort_collins/codes/land_use
The ECS is due a minimum of 10 working days prior to PDP submittal. Please
contact the Development Review Coordinator to schedule an onsite meeting.
Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use
Ripley Design Response: The ECS was submitted to Kristie in Environmental Planning on 1/14/2025.
Comment Number: 2
08/19/2024: Be specific about the plantings in the detention basin and natural
habitat buffer zone. Refer to the Banner Health plan to assure the plantings are
at a minimum what was proposed in that plan. Additional plantings and trails are allowed.
Ripley Design Response: Thank you, we have included plantings in the detention basin and NHBZ.
Comment Number: 3
08/19/2024: City of Fort Collins Land Use Code [Article 5.10.1 (E)(3)], requires
that to the extent reasonably feasible, all plans be designed to incorporate water
conservation materials and techniques. This includes use of low-water-use
plants and grasses in landscaping or re-landscaping and reducing bluegrass
lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators,
butterflies, songbirds) landscaping and maintenance are also encouraged.
Please refer to the Fort Collins Vegetation Database at
https://www.fcgov.com/vegetation/ and the Natural Areas Department’s Native
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Plants document for guidance on native plants:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf .
Ripley Design Response: Landscape plans are designed to incorporate water conservation materials and techniques. Plant design
and selection was done using the Fort Collins Vegetation Database. All plants in the NHBZ are native to Colorado.
Comment Number: 4
08/19/2024: Please clarify specific turf species on the Landscape Plan and the
blend percentages to ensure the project water budget chart gets adequately calculated.
Ripley Design Response: Turf species shall be specified at FDP, for PDP we have designated a low water use turf (in compliance w/
state regulations) and have calculated it as a Medium water use for the water budget.
Comment Number: 5
08/19/2024: The City of Fort Collins is designated as a bird sanctuary for the
refuge of wild birds (Municipal Code Chapter 4, Division 8 - Wild Birds:
https://library.municode.com/co/fort_collins/codes/municipal_code?
nodeId=CH4ANIN_ARTIIAN_DIV8WIBI) and in order to satisfy the federal
Migratory Bird Treaty Act requirements, it is prohibited for any person at any
time in the City to abuse or injure any wild bird or damage a nest with eggs or
injure the young of any such bird. A professional ecologist or wildlife biologist is
required to complete the nesting survey linked below 5-7 days before
conducting tree removal or trimming. If tree removal or trimming is planned,
please include the following note on the tree mitigation plan and landscape plan, as appropriate:
"NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING
SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A
PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A
NESTING SURVEY 5-7 DAYS BEFORE TREE REMOVAL OR TRIMMING TO
IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE
SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF
ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH
RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE
WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND
CONSTRUCTION APPLY."
The Songbird Nesting Survey document:
https://www.fcgov.com/developmentreview/files/songbird-nesting-survey.pdf?1689286309
Ripley Design Response: Note has been added to the Tree Mitigation sheet within the Landscape Plans.
Comment Number: 6
08/19/2024: In Fort Collins, prairie dog colonies one (1) acre or greater in size
are considered special habitat features. In addition, the Land Use Code
requires that any prairie dogs inhabiting a site must be protected or humanely
eradicated prior to development activities [LUC 5.6.1(N)(6)]. Mitigation options
are based from onsite assessment and include but are not limited to: trap and
donate; or payment-in-lieu.
Regarding black tailed prairie dogs and the proposed project site:
a. City Land Use Code requires that for any prairie dogs inhabiting a project
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site, prior to any site construction work, the animals must be removed through
humane eradication.
b. If this project proceeds in the development review process, at least a concept
prairie dog removal plan will be needed prior to Hearing.
c. Should this project achieve approval and proceed to construction, a
burrowing owl survey, in accordance with Colorado Parks and Wildlife
standards shall be provided prior to any prairie dog removal and prior to
issuance of Development Construction Permit (DCP). The survey must be
completed by a qualified wildlife biologist.
d. Should this project achieve approval and proceed to construction,
documentation needs to be provided prior to issuance of DCP (at least one
week prior to DCP meeting is ideal) regarding the burrowing owl survey and the
relocation of black tailed prairie dogs. Documentation should be in the form of a
signed letter or memo from the wildlife biologist for the survey, and from the
contractor(s) for the relocation (date, time, methods).
Touchmark Response: Noted
Ripley Design Response: Noted, thank you.
Comment Number: 7
08/19/2024: Guidance and documentation will be needed from Colorado Parks
and Wildlife (CPW) on the documented osprey nest if development will occur
within the seasonal buffer range. CPW states the following regarding osprey nesting:
No surface occupancy (beyond that which historically occurred in the area)
within ¼ mile (1320 feet, 400 meters) radius of active nests. No permitted,
authorized, or human encroachment activities within ¼ mile (1320 feet, 400
meters) radius of active nests from March 15 through August 15. Some osprey
populations have habituated and are tolerant to human activity in the immediate vicinity of their nests.
Ripley Design Response: The ECS didn’t identify an Osprey nest in the area.
Comment Number: 8
08/19/2024: The City of Fort Collins has many sustainability programs and
goals that may benefit this project. Of particular interest may be:
1)Zero Waste Plan and the Waste Reduction and Recycling Assistance
Program (WRAP) provides communication materials and on-site assessments
to support recycling program. Also provides rebates for new compost
programs: http://fcgov.com/recycling/wrap.php, contact Waste Reduction and
Recycling Team at recycling@fcgov.com.
2)Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility
customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda
Gatzke at 970-416-2312 or rgatzke@fcgov.com
3)Integrated Design Assistance Program offers financial incentives and
technical support for new construction and major renovation projects. Must apply
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early in the design phase: http://fcgov.com/idap, contact David Suckling at 970-
416-4251 or dsuckling@fcgov.com
Touchmark Response: Noted
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 1
08/19/2024: PRE-SUBMITTAL FORESTRY INVENTORY
There are existing trees onsite. Please schedule an on-site meeting with City
Forestry (choltz@fcgov.com and 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
Ripley Design Response: An onsite meeting with City Forestry occurred on 1/22/25.
Comment Number: 2
08/19/2024:
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.
Ripley Design Response: Noted, thank you. We will provide an Existing Tree Removal Feasibility Letter for the PDP submittal.
Comment Number: 3
08/19/2024:
Please provide a landscape plan that meets the Land Use Code (LUC) 5.10.1
requirements. This should include the existing tree inventory, any proposed tree
removals with their locations clearly noted, a detail outlining the critical root
zones of each existing tree on the landscape plans, and any proposed tree
plantings (including species, size, quantity, and method of transplant). The
critical root zone is defined as 12 inches in radius per one inch in tree diameter
measured at 4.5 ft above the ground. The plans should also include the following
City of Fort Collins notes:
General Landscape Notes
Tree Protection Notes
Street Tree Permit Note, when applicable.
These notes are available from the City Planner or by following the link below
and clicking on Standard Plan Set Notes:
https://www.fcgov.com/developmentreview/applications.php
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Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
Required mitigation tree sizes:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 8.0’ height balled and burlapped
Ornamental tree: 2.0” caliper balled and burlapped
Ripley Design Response: A landscape plan has been provided meeting the LUC 5.10.1 requirements.
Comment Number: 4
08/19/2024:
Please include locations of utilities on the landscape plan including but not
limited to water service/mains, sewer service/mains, gas, electric, streetlights,
and stop signs. Please adjust tree locations to provide for proper tree/utility
separation.
10’ from public water, sanitary, and storm sewer main lines
6’ from water or sewer service lines
4’ from gas lines
10’ from electric vaults
40’ between shade trees and arterial streetlights
15’ between ornamental trees and arterial streetlights
50’ from stop signs
Ripley Design Response: Tree locations have been adjusted per utility locations to meet the spacing requirements.
Comment Number: 5
08/19/2024:
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.
Comment Number: 6
08/19/2024:
Planting of ash trees (Fraxinus spp.) within city limits is prohibited due to the
presence of the emerald ash borer. Additionally, The City of Fort Collins’ urban
forest has reached the maximum percentage of the following species:
Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak
(Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please keep
these species at 2% or less of the development tree plantings. The following
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trees are not recommended in Fort Collins: Autumn blaze maple, Northern red
oak, English oak, pin oak, red maple, scotch pine.
Ripley Design Response: Understood, thank you.
Comment Number: 7
08/19/2024:
Canopy shade trees should be planted at 30-40’ spacing 5.10.1(D)(c)(I) in the ROW along street frontages.
Ripley Design Response: Canopy shade trees are planted at 30’-40’ spacing.
Comment Number: 8
08/19/2024:
Each landscape island should be 8’ in its smallest dimensions to allow for tree
root growth (LUC 5.10.1).
Ripley Design Response: Understood, landscape islands are no smaller than 8’.
Comment Number: 9
08/19/2024:
Please adhere to the updated LCUASS standards, including 8’ minimum parkway widths.
Ripley Design Response: Noted, thank you.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
08/20/2024: INFORMATION: Both Park Planning & Development and Parks
department comments will be provided by Missy Nelson | mnelson@fcgov.com |
970.416.8077
Ripley Design Response: Noted. Thanks, Missy!
Comment Number: 2
08/20/2024: INFORMATION: Thank you for showing a trail connection along the
eastern edge of your property. The developer will be required to dedicate an
adequate easement(s) for construction of the trail. Site design should also
include a conceptual trail design including a centerline profile and
Cross sections. Site development is required- to complete rough grading and
landscaping in the easement. There is no current schedule for City construction
of this portion of the trail. Construction is scheduled as funds become available.
Partnerships for cost-sharing between the site developer and the City for trail
construction along with site improvements may allow construction to occur in a
more timely, cost effective manner. Park Planning & Development would be
interested in developing such a partnership.
Ripley Design Response: A regional trail is provided on site beginning at the trail connection to the South, and an easement will be
dedicated on the plat and is shown on the site and landscape plans (sheets 2-12).
Comment Number: 3
08/20/2024: INFORMATION: The City of Fort Collins Land Use Code Section
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3.4.8 “Parks and Trails” addresses compliance with the 2021 Parks and
Recreation Master Plan (“Master Plan”). The Master Plan indicates the general
location of all parks and regional recreational trails. Parcels adjacent to or
including facilities indicated in the Master Plan may be required to provide area
for development of these facilities.
The 2013 Paved Recreational Trail Master Plan (“Trail Master Plan”) was
adopted by City Council and provides conceptual locations and general trail
design guidelines for future regional recreational trails.
Ripley Design Response: Noted, thank you.
Comment Number: 4
08/20/2024: INFORMATION: Park Planning and Development must approve
the trail alignment and design. The developer will be required to develop a
centerline profile and cross-sections for the trail as part of the site design during
the final plan phase. Final plans should include the ability to meet ADA standards.
Ripley Design Response: Thank you, understood. We will provide more details on the cross sections during FDP.
Comment Number: 5
08/20/2024: INFORMATION: The future trail alignment cannot be used to
provide internal pedestrian circulation and cannot provide direct access to
buildings. Internal access to the recreational trail from the internal
bike/pedestrian system should be provided at limited and defined access points.
Ripley Design Response: Noted. The future trail alignment isn’t being used for internal pedestrian circulation and is proposed to
connect to Le Fever.
Comment Number: 6
08/20/2024: INFORMATION: The typical paved recreational regional trail
Cross section- is constructed as a 10’ wide concrete trail, widened to 12’ in
areas of high traffic area or other areas of potential user conflicts. A 4’-6” wide
soft (gravel) path is located parallel to the paved surface, separated by 3’-5” of
vegetated area; there shall be 3’ wide level shoulders on both sides of the trail,
providing 3’ of horizontal clearance from vertical obstructions such as trees,
transformers, fences and/or walls. Modifications of the typical cross-section
must be approved by Park Planning & Development.
Ripley Design Response: The plans show the typical 10’ wide concrete trail along the eastern side of the site.
Comment Number: 7
08/20/2024: INFORMATION: The trail easement may coexist within a Natural
Habitat Buffer Zone if approval is obtained from Environmental Planning.
Ripley Design Response: Understood, thank you.
Comment Number: 8
08/20/2024: INFORMATION: A trail easement may not be located within a ditch
easement unless the applicant provides written approval for the trail easement
within the ditch easement from the ditch company. The paved trail surface
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cannot function as a ditch access road if heavy equipment will use or cross the
trail to maintain the ditch.
Ripley Design Response: The trail easement will not be located within the ditch easement.
Comment Number: 9
08/20/2024: INFORMATION: Please show additional connections through your
site connecting to the Paved Recreational Trail. The bridge is a great option for
connection and should seriously be considered. See PPD redlines for comments.
Ripley Design Response: There is a detention pond with steep grades that prohibit connections from west to east. There is a
connection to the regional trail from Le Fever on the South.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
08/20/2024: FIRE APPARATUS ACCESS – IFC 503.1.1
Fire access is required to within 150 feet of all exterior portions of any building,
or facility ground floor as measured by an approved route around the perimeter.
Any private alley, private road, or private drive serving as a fire lane shall be
dedicated as an Emergency Access Easement (EAE) and be designed to
standard fire lane specifications. In addition, aerial apparatus access
requirements are triggered for buildings in excess of 30' in height.
Access will be required within 150 feet of any portion of the buildings. If the
buildings are equipped with an approved automatic fire sprinkler system, this
access distance can be extended to 300 feet.
LRS Architects Response: Fire apparatus access is provided to the majority of the building. There is a small section of the Assisted
living building that does not currently comply due to the building's geometry. It should be noted that the Assisted Living building is
provided with is Type II Construction, which provides a greater fire resistance than required by the IBC for Occupants of this type. It
will also be designed to be a fully NFPA sprinklered building. In addition, the portion of the building is staffed 24 / 7, allowing for
additional monitoring and evacuation assistance.
Comment Number: 2
08/20/2024: FIRE LANE SPECIFICATIONS – IFC Appendix D Amendment
A fire lane plan shall be submitted for approval prior to installation. In addition to
the design criteria already contained in relevant standards and policies, any
new fire lane must meet the following general requirements:
-Fire lanes established on private property shall be dedicated by plat or
separate document as an Emergency Access Easement.
-Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance. Where road widths exceed 20 feet in width, the full width
shall be dedicated unless otherwise approved by the AHJ.
-Access roads with a hydrant are required to be 26 feet in width.
-Additional fire lane requirements are triggered for buildings greater than 30
feet in height. Refer to Appendix D105 of the International Fire Code.
-Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
-Dead-end fire access roads in excess of 150 feet in length shall be provided
with an approved turnaround area for fire apparatus.
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-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.
Ripley Design Response: Understood, thank you.
LRS Architects Response: Acknowledged
Comment Number: 3
08/20/2024: AERIAL FIRE APPARATUS ACCESS ROADS – IFC Appendix D105 Amendment
Buildings over 30' in height trigger additional fire lane requirements in order to
accommodate the logistical needs of aerial apparatus (ladder trucks). The
intent of the code is to provide for rescue operations and roof access via ladder
trucks when ground ladders cannot reach upper floors. Aerial access should
therefore be available on at least one entire long side of the building, located
within a minimum of 15 feet and a maximum of 30 feet from the building. Aerial
fire apparatus access roads shall have a minimum unobstructed width of 26
feet, exclusive of shoulders, in the immediate vicinity of the building or portion
thereof. Dead end access roads shall have a minimum width of 30 ft. Parapet
heights greater than 4' in height do not support ladder truck operations.
The proposed fire access drives appear to meet the minimum width
requirements but will also need to be located within the required distance to the
face of the building.
LRS Architects Response: Acknowledged
Ripley Design Response: Please see Fire Exhibit in our submittal package for details.
Comment Number: 4
08/20/2024: MULTIPLE-FAMILY RESIDENTIAL DEVELOPMENTS
ADDITIONAL ACCESS POINTS - IFC D106.2 Amendment
Multiple-family residential projects having more than 200 dwelling units shall be
provided with two separate and approved fire apparatus access roads
regardless of whether they are equipped with an approved automatic sprinkler system.
REMOTENESS IFC D106.3
Where two fire apparatus access roads are required, they shall be placed a
distance apart equal to not less than one-half of the length of the maximum
overall diagonal dimension of the property or area to be served, measured in a
straight line between accesses.
The two emergency access site entry areas will be required due to the size of
the site and required spacing.
LRS Architects Response: Acknowledged
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Comment Number: 5
08/20/2024: 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.
8. Gates intended for automatic operation shall be designed, constructed and
installed to comply with the requirements of ASTM F 2200.
Please add a note to the site plan indicating the gated entry will meet these requirements.
Ripley Design Response: The security gate at the access points on site will be coordinated with PFA and will comply with criteria.
LRS Architects Response: Acknowledged
Comment Number: 6
08/20/2024: BUILDINGS FOUR OR MORE STORIES IN HEIGHT
- ROOF ACCESS: New buildings four or more stories above grade plane,
except those with a roof slope greater than four units vertical in 12 units
horizontal (33.3 percent slope), shall be provided with a stairway to the roof.
Stairway access to the roof shall be in accordance with IFC 1011.12. Such
stairways shall be marked at street and floor levels with a sign indicating that the
stairway continues to the roof. Where roofs are used for roof gardens or for
other purposes, stairways shall be provided as required for such occupancy classification (IFC 504.3).
-FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new
buildings and structures in accordance with Section 905 of the 2021
International Fire Code. Approved standpipe systems shall be installed
throughout buildings where the floor level of the highest story is located more
than 30 feet above the lowest level of fire department vehicle access. The
standpipe system shall be capable of supplying a minimum of 100 psi to the top
habitable floor. An approved fire pump may be required to achieve this
minimum pressure. Buildings equipped with standpipes are required to have a
hydrant within 100 feet of the Fire Department Connection (IFC Sections 905 and 913).
-HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe
system installed in accordance with Section 905 shall have a fire hydrant
capable of providing Fire Flow according to IFC B105.2, located within 100 feet
of the fire department connections.
LRS Architects Response: Acknowledged
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Comment Number: 7
08/20/2024: 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.
Ripley Design Response: Walkways leasing from fire apparatus roads to the main egress door of the building have been provided
on site plan. Please see Fire Exhibit in our submittal package for details.
LRS Architects Response: Acknowledged
Comment Number: 8
08/20/2024: 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.
Please add a note to the site plan and include generic numerals on building elevations.
LRS Architects Response: Acknowledged, to be addressed in future submissions.
Comment Number: 9
08/20/2024: AUTOMATIC FIRE SPRINKLER SYSTEM - GROUP I
An automatic sprinkler system shall be provided throughout buildings with a
Group I fire area. See Exceptions. (IFC 903.2.6)
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
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risers, standpipes, and other fire protection systems must be registered with the
State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE
SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit
applications should include a current business name and registration number.
As per DFPC records, currently registered individuals and companies can be found here:
https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Registrations.pdf
Additional information regarding requirements of Colorado state law can be found here:
https://dfpc.colorado.gov/fire-suppression-system-contractors
LRS Architects Response: Acknowledged
Comment Number: 10
08/20/2024: FIRE ALARM AND DETECTION SYSTEMS
Fire alarm systems and smoke detection shall be installed as required by IFC
Section 907.2.1 through 907.2.23. and provide occupant notification in
accordance with IFC Section 907.5
LRS Architects Response: Acknowledged
Comment Number: 11
08/20/2024: KEY BOXES REQUIRED - IFC 506.1 and Poudre Fire Authority Bureau Policy P-13-8.11
Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted
in an approved, exterior location (or locations) on every new or existing building
equipped with a required fire sprinkler or fire alarm system. The box shall be
positioned 3 to 6 feet above finished floor and within 10 feet of the front door, or
closest door to the fire alarm panel. Exception can be made by the PFA if it is
more logical to have the box located somewhere else on the structure. Knox
Box size, number, and location(s) to be determined at building permit and/or by time of final CO.
All new or existing Knox Boxes must contain the following keys as they apply to the building:
- Exterior Master
- Riser room
- Fire panel
- Elevator key if equipped with an elevator
The number of floors determines the number of sets of keys needed. Each set
will be placed on their own key ring.
- Single story buildings must have 1 of each key
- 2-3 story buildings must have 2 of each key
- 4+ story buildings must have 3 of each key
For further details or to determine the size of Knox Box required, contact the
Poudre Fire Authority.
LRS Architects Response: Acknowledged
Comment Number: 12
08/20/2024: WATER SUPPLY – Commercial/Multi-family
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A fire hydrant capable of providing Fire Flow according to IFC
B105.2 is required within 300 feet of any portion of a commercial building as
measured along an approved path of vehicle travel. For the purposes of this
code, hydrants on the opposite side of arterial roadways are not considered
accessible to the site.
An exception to this rule pertains to buildings equipped with a standpipe system
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which require a hydrant within 100 feet of any Fire Department Connection (FDC).
Multiple hydrants will be required for this site. Please provide an overall utility
plan to scale that includes all hydrant locations.
Kimley-Horn Response: Understood. Fire hydrant locations have been determined using this criteria, along with discussions with
PFA. We look forward to getting your feedback!
Comment Number: 13
08/20/2024: 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
LRS Architects Response: Does PFA allow a Fee in lieu?
Comment Number: 14
08/20/2024: ALTERNATIVE MATERIALS, MODIFICATIONS AND METHODS
Where a project conflicts with fire code compliance, the intent of the fire code
may be met via alternative materials, modifications, or methods, where
approved by the fire code official. As per Sections 104.8, 104.9 and 104.10 of
the 2021 International Fire Code (IFC), the fire code official has the authority to
review alternatives proposed in accordance with these sections and consider
them for approval. An alternative methods request letter and any supporting
documentation must be submitted to the Fire Marshal for review and approval,
prior to final development plan approval. The letter and supporting
documentation must include language that supports the requirements of the
previously mentioned sections. If alternatives are approved by the Fire Marshal,
this approval must become a part of the permanent record of the final
development plan and must be included in the code analysis of any design
construction documents.
LRS Architects Response: Acknowledged
Comment Number: 15
08/20/2024: INFORMATION – CODES AND LOCAL AMENDMENTS
Poudre Fire Authority has adopted the 2021 International Fire Code (IFC).
Development plans and building plan reviews shall be designed according to
the adopted version of the fire code as amended.
- Copies of our current local amendments can be found here:
https://www.poudre-fire.org/programs-services/community-safety-services-fire-p
revention/fire-code-adoption
- Free versions of the IFC can be found here: https://codes.iccsafe.org
LRS Architects Response: Acknowledged
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Comment Number: 16
08/20/2024: PLAN REVIEW SUBMITTAL
When you submit for your building permit though the City of Fort Collins please
be advised Poudre Fire Authority is an additional and separate submittal. The
link for Poudre Fire Authority’s plan review application can be found at
https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permit
s/new-building-plan-review-application.
LRS Architects Response: Acknowledged
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
08/12/2024: BUILDING PERMIT:
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 & state amendments (currently 2018 IPC)
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
The new 2024 buildings 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: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
· Commercial occupancies must provide 10ft setback from property line and 20
feet between other buildings or provide fire rated walls and openings per
chapter 6 and 7 of the IBC.
· City of Fort Collins adopted International Fire Code (IFC) and amendments to
the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or
when building exceeds 5000 sq.ft. (or meet fire containment requirements).
· Buildings using electric heat, must use heat pump equipment.
· A City licensed commercial general contractor is required to construct any new commercial structure.
· Plans must be signed and stamped by a Colorado licensed architect or
engineer and must be included in the permit application.
· Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604.
· For projects located in Metro Districts, there are special additional code
32
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 for any new
commercial or multi-family building 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.
LRS Architects Response: Acknowledged
Comment Number: 2
08/12/2024: 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.
• If the building is located within 250ft of a 4 lane road or 1000 ft of an active
railway, must provide exterior composite sound transmission of 39 STC min.
• R-2 occupancies must provide 10ft to 30ft of fire separation distance
(setback) from property line and 20 feet between other buildings or provide fire
rated walls and openings per chapter 6 and 7 of the IBC.
• All multi-famliy buildings must be fire sprinkled. City of Fort Collins
amendments to the 2021 International Fire Code limit what areas can avoid fire
sprinklers with a NFPA 13R, see local IFC 903 amendment.
• Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
• If using electric systems to heat or cool the building, ground source heat pump
33
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.
LRS Architects Response: Acknowledged
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 1
08/19/2024: 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.
Kimley-Horn Response: The plans are on NAVD88 as required.
Comment Number: 2
08/19/2024: If submitting a Subdivision Plat 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: Noted.
Comment Number: 3
08/19/2024: 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: Monument records are provided.
Comment Number: 4
08/19/2024: 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: Closure reports have been provided.