HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 02/19/2025
February 19, 2025
City of Fort Collins Planning & Development Services
281 N. College Ave.
Fort Collins, CO 80524
Re: SWC Drake College, BDR240018, Round Number 1
Dear Ms. Bethurem-Harras,
Thank you for your coordinated review of the SWC Drake/College BDR submittal, the comments for which we
received on January 17, 2025. The comments have been addressed in the resubmittal materials attached, please
see our team’s written responses to staff and referral agency comments in the following pages.
Sincerely,
Norris Design
Ryan McBreen
Principal
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744
Topic: General
Comment Number: 1
01/14/2025: 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!
Response: Thank you for your review, and help coordinating, we’ll be sure to include you in
correspondence moving forward.
Comment Number: 2
01/14/2025: 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 will need to provide references to specific project plans, pages, reports, or explanations of why
comments have not been addressed [when applicable].
Response: Noted, thank you for this reference information.
Comment Number: 3
01/14/2025: 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-requirements-and-file-naming-standard
s_v1_8-1-19.pdf?1703783275
File names should have the corresponding number, followed by the file type prefix, project information, and
round number.
For example: 1_SITE PLAN_Project Name_FDP_Rd1.
A list of numbers and prefixes for each file can be found at the link above.
Response: Noted, thank you for this reference information.
Comment Number: 4
01/14/2025: 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/sfdcarticles/sfdcarticles/Drawing-tex
t-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
Response: Noted, thank you for this reference information.
Comment Number: 5
01/14/2025: 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.
Response: Noted, thank you for this reference information.
Comment Number: 6
01/14/2025: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Response: Noted, thank you for this reference information.
Comment Number: 7
01/14/2025: NOTICE:
A Development Review sign will be posted on the property. This sign will be posted through the final
decision and appeal process. A request for the removal of signs will be made by your Development Review
Coordinator at the appropriate time.
Response: Noted, thank you for this reference information.
Comment Number: 8
01/14/2025: FOR RECORDING – PLAT AND PLANNING SET:
Could you please update the City signature blocks on the Plat and Planning Set? 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.
Response: The City signature block has been updated on the plan set and plat for
resubmittal.
Comment Number: 9
01/14/2025: FOR RECORDING – PLAT:
The Clerk's signature line can be removed from the Plat - the City Clerk will not be signing.
Response: EPSG: City Clerk signature line removed.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
12/06/2024: NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because
there are no designated historic resources, or resources that are at least 50 years old and would require
evaluation, on the development site or within 200 feet of the development site.
Response: Thank you for your review.
Comment Number: 2
12/06/2024: INFORMATION ONLY: All properties on the development site over fifty years of age have
been surveyed and determined Not Eligible, either by staff review (December 2023) or by appeal to City
Council (2601 S College determined Not Eligible by Council, June 3, 2024).
Response: Thank you for your review.
Department: Engineering Development Review
Contact: Sophie Buckingham sbuckingham@fcgov.com
Topic: General
Comment Number: 1
01/13/2025: FOR APPROVAL:
Thank you for applying for a Right-of-Way Vacation for the alley dedicated by the Ghent Subdivision. The
ROW vacation is under review by City staff and external utility providers. If I receive any feedback from
impacted parties after this Round 1 comment letter is delivered, I will reach out to your team over email.
The ROW vacation will need to be approved by City Council before the plat for this project can be approved
and recorded.
Response: KH: Noted, thank you.
Comment Number: 2
01/13/2025: FOR APPROVAL:
With the Round 2 submittal, please provide a CAD file of the plat so that the City's Capital Projects team
can confirm that the right-of-way dedication will be adequate for the future capital project at College and
Drake.
Response: KH: The CAD file was provided to City Staff via email on 01/ 31/ 2025. The
linework matches what was provided by the City with the exception of the new bus stop and
the sidewalk connection across the Drake Access. These changes were updated per City
comments.
Comment Number: 3
01/13/2025: FOR APPROVAL:
The narrative and utility plans indicate that this development project will construct the 12 foot multi use path
along the Drake and College frontage. If it turns out that this development project is not going to build the
multi use path, then the project will need to provide a payment toward the property's local portion of the
improvements and dedicate a temporary construction easement for the City to construct the multi use path
with the future capital project. One option for the TCE could be to include language in the Development
Agreement to allow the City to use the utility easement as a temporary construction easement.
Response: The development team has met with the City of Fort Collins (2/ 19/ 2025) to
discuss steps forward in regard to the Development Agreement. This process will continue
alongside plan review.
Comment Number: 4
01/13/2025: FOR APPROVAL:
The geotechnical report is outdated. With Round 2, please submit either a new geotechnical report or a
letter from the geotechnical engineer who stamped the 2018 report stating that the report is still valid.
Response: The engineer who stamped the 2018 report is no longer in business, therefore, a
new geotechnical report is required. Per correspondence with Sophie Buckingham dated
1/ 23/ 25, staff is comfortable with deferring the geotechnical report until the next submittal.
Comment Number: 5
01/13/2025: FOR APPROVAL:
Existing contours on the grading plan need to be extended off-site, particularly to show how the proposed
curb on Thunderbird Drive will tie into existing conditions.
Response: KH: Please see updated grading plans with existing contours and updated tie-
backs to existing conditions.
Comment Number: 6
01/13/2025: FOR APPROVAL:
The variance request for the easement width does not meet the criteria of LCUASS 1.9.4. and therefore is
not ready for review by the City Engineer. Please see my notes on the variance request, revise and
resubmit with Round 2.
Response: KH: Variance letter was revised accordingly.
Comment Number: 7
01/14/2025: FOR APPROVAL:
A variance request will be required for the proposed access locations onto Drake and College. The
proposed locations are supported by City staff as right-in right-out access points, but they do not technically
meet the LCUASS minimum driveway spacing of 460 feet along an arterial street. Please submit the
variance request with Round 2. The variance request will need to explain how the Drake access point will
be restricted to right-in right-out movements.
Response: KH: An additional variance letter was included in this submittal for the proposed
Drake and College access locations.
Comment Number: 8
01/14/2025: FOR APPROVAL - REVISED:
The demolition sheet within the utility plan shows the existing bus stop on Drake being removed. You must
design and construct the ultimate condition of the bus pull-out lane and bus stop. The design needs to be
based on the Transfort Bus Stop Design Standards and Guidelines, please email me if you need a copy of
these standards. You will also need to provide cross-sections showing how the bus pull-out will tie into
existing conditions. If you would like to discuss the design with City staff, email Brandy and me to request a
meeting.
Response: KH: The plans have been updated to show the ultimate condition. Note that the
spot elevations and slope arrows within the grading plan enlargement show the proposed
grading for the bus pullout area.
Comment Number: 9
01/14/2025: FOR APPROVAL:
What is the timing for planting the trees along the public street frontage? The timing should be stated in a
note on the landscape plan. If the trees will be deferred until future development of each pad site, we can
document this in the Development Agreement. If the trees will be deferred until the future capital project,
the developer will need to provide a payment toward the future tree planting.
Response: Trees along McClelland will be planted at the time of construction for this project.
Cash-in Lieu will be provided for the trees shown along Drake Road and College Avenue and
will be planted at the time of the capital improvements project planned for that intersection.
A note has been added to the applicable sheets in the landscape plan.
Comment Number: 10
01/14/2025: DEVELOPMENT AGREEMENT - REVISED:
A Development Agreement will be required for this project. Please fill out and submit the DA Information
form with Round 2. If you would like to request a scoping meeting to discuss major topics to be included in
the DA, please email Brandy and me.
Response: The development team is scheduled to meet with the City on February 19th, 2025
to discuss scoping for the Development Agreement.
Comment Number: 11
01/14/2025: DEVELOPMENT CONSTRUCTION PERMIT - REVISED:
This project will most likely require a Development Construction Permit. Information about
the DCP is available at https://www.fcgov.com/engineering/devrev#cb-38312-6601. The DCP
requirement is related to the total value of the public infrastructure that will be constructed by this project.
Response: KH: Noted, thank you.
Comment Number: 12
01/14/2025: INFORMATION:
The City's Streets Department is planning an asphalt surface treatment for McClelland Drive sometime in
2025. Please be aware that if this project require street cuts in McClelland, increased pavement impact
fees may apply.
Response: KH: Noted, thank you.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
01/14/2025: FOR APPROVAL: The Transportation Impact Study has been received and is being reviewed
in conjunction with the TIS for the ODP. See subsequent comments. We would like to schedule a meeting
to go over the findings with your Traffic Engineer.
Response: KH: A meeting to discuss the findings was held with City Staff. Thank you for your
time. Comment Number: 2
01/14/2025: FOR APPROVAL: This project will need to be routed to the Colorado Department of
Transportation CDOT for review and required access permitting. Please contact Tim Bilobran and Allison
Young, Region 4 Access Management. Tim Bilobran <timothy.bilobran@state.co.us>, Young - CDOT,
Allyson allyson.young@state.co.us
Response: KH: The update TIS and plans will be routed to CDOT as a part of this submittal as
well as the access permit application.
Comment Number: 3
01/14/2025: The TIS details and recommends a dedicated right turn lane into the site at the mid-block
Drake access. The feasibility of this has come into question with the location of the PRPA power pole. We
will need to explore this further, given the amount of traffic that will be utilizing this access. A variance
might be necessary if this is not feasible.
Response: KH: Per our discussion with staff, the report has been updated to identify that the
project meets the warrants for a left turn, but that site constraints prevent this from being
constructed. The report goes on to show that the intersection will still meet LOS
requirements without the turn lane.
Comment Number: 4
01/14/2025: FOR APPROVAL: The City of Fort Collins Capital Improvement project has plans to eliminate
the westbound/northbound left turn from the Drake access with the addition of a median. Taking into
consideration the Capital Project is not funded and moving forward, we will need to discuss how to restrict
this access point. In addition, we may need to further discuss adjacent frontage improvements that might
be required, such as ADA accessibility and the dedicated right turn lane that was partially funded with the
King Soopers Project at College and Drake.
Response: KH: Based on discussion with City Staff on January 30th, 2025 – it was determined
that flexible delineators would be installed to prevent the left turn movement from drake to
the proposed access.
Comment Number: 5
01/14/2025: FOR APPROVAL: It was my initial understanding is that this project would be building the
proposed bus pull-out along Drake. Would like to discuss this in line with all the other adjacent frontage
improvements. We would also like to see the 12 foot side path on Drake continue straight east of the bus
pull out as it crosses the access drive. This would provide a space for vehicles to stop out of traffic if there
was someone crossing. See the Paving and Horizontal Control Plan the Utility Plans for detail.
Response: KH: The proposed Paving and Horizontal Control Plan the Utility Plans was
updated to include the proposed bus pullout along Drake, as well as the straight cross along
the Drake access drive as marked up by City Staff.
Comment Number: 6
01/14/2025: INFORMATION: Any existing signs and pavement markings removed during construction will
be the responsibility of the developer to replace. Please coordinate with our Signs and Pavement Markings
Manager, Rich Brewbaker if signs need to be removed by the City. rbrewbaker@fcgov.com
Response: KH: Noted, thank you. Within the general notes of sheet C2.0 in the Utility Plans,
the following note (#15) was added:
“CONTRACTOR TO COORDINATE ANY EXISTING SIGNS AND PAVEMENT MARKINGS
REMOVED DURING CONSTRUCTION WITH CITY OF FORT COLLINS SIGNS AND PAVEMENT
MARKINGS MANAGER”
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 1
01/09/2025: "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. This project was evaluated based upon the
submittal requirements of FCSCM. Based upon the provided materials we were able to determine a total
disturbed area. Based upon the area of disturbance or this project is part of a larger common development,
State permits for stormwater will be required should be pulled before Construction Activities begin.
Response: KH: Noted, thank you.
Comment Number: 2
01/09/2025: For Approval or Final Plan:
Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other
triggering criteria (sensitive area, steep slopes, or larger common development) that would require Erosion
and Sediment Control Materials to be submitted. Please provide an erosion control plan for 'Final Plan or
Approval Submittal'. 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)
Based upon the supplied materials, site disturbs more than 1 acre or is part of a larger common
development that requires Erosion and Sediment Control Report to be submitted. Please submit an Erosion
Control Report to meet City Criteria (FCDCM Ch 2 Section 6.1.4) at time of Final Plan or Approval
Submittal. Based upon the supplied materials, an Erosion Control Escrow Calculation will need to be
provided. Please submit an Erosion Control Escrow / Security Calculation based upon the accepted
Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.5) at time of Final Plan or Approval
Submittal.
Response: KH: Noted. The erosion and sediment control report and escrow calculations were
included in the first submittal and updated based on Staff comments.
Comment Number: 3
01/09/2025: For Approval or Final Plan:
Please review the redlines on the Erosion Control Plans within the Utility Plan Set, The Erosion Control
Report and The Erosion Escrow Calculation for required corrections. Contact acrecca@fcgov.com with any
questions.
Response: KH: The Erosion Control Plans within the Utility Plan Set, The Erosion Control
Report and the Erosion Escrow Calculation were updated based on Staff comments.
Department: Stormwater Engineering
Contact: Derek Lutz dlutz@fcgov.com 970-221-6339
Topic: General
Comment Number: 1
01/14/2025: FOR APPROVAL:
Please review, address, and respond to the Water Utilities markups on the Utility Plans.
Response: KH: Water Utilities Markups were updated within the updated Utility Plans.
Responses to the comment within the planset are also included within the resubmittal
documents.
Comment Number: 2
01/14/2025: FOR APPROVAL:
There is a buried stormwater manhole in the westernmost southbound lane of College Ave. This buried
manhole is the preferred connection point of the storm outfall pipe. Please investigate the location, and
analyze the feasibility of connecting there.
Response: KH: The project team coordinated with City Staff to obtain further information of
the buried manhole. Based on discussion with City Staff, proposed combination inlets are to
be installed at the location of the buried manhole.
Comment Number: 3
01/14/2025: FOR APPROVAL:
Storm runoff from one lot is not allowed to enter another lot beyond a drainage easement. A swale is likely
needed within the drainage easement between Lots 1 and 2. This may not be a concern in the ultimate
condition, but we cannot allows runoff from Lot 1 onto Lot 2 and vice versa as part of this BDR.
Response: KH: Noted, a swale within the drainage easement between Lots 1 and 2 was
added to prevent runoff to enter either lot. See updated Grading Plans within the Utility Plan
Set.
Comment Number: 4
01/14/2025: FOR APPROVAL:
Please review, address, and respond to the Water Utilities markups on the Drainage Report.
Response: KH: Water Utilities Markups were updated within the Drainage Report.. Responses
to the comment within the Drainage Report are also included within the resubmittal
documents.
Comment Number: 5
01/16/2025: BURIED STORM MANHOLE IN COLLEGE AVE:
FC Utilities field crews will locate the buried storm manhole. We will determine if we would like to proceed
with connecting to the buried manhole after we determine the location. If we wish to move forward, we will
uncover the manhole for your survey crew to get accurate invert information and assess the condition of the
manhole. FC Utilities field crews will then close the excavation. Ideally, the field work will be conducted in
one day, after the morning rush hour and before the afternoon rush hour. Coordinate this process/schedule
with Doug Groves, field operations stormwater manager, (970) 224-6024 Office, (970) 222-0596 Mobile,
degroves@fcgov.com. Then your design team can determine if this connection point is feasible with your
onsite stormwater design.
Response: KH: The buried storm manhole information was obtained by the design team.
Thank you for your help coordinating with our team!
Department: Water-Wastewater Engineering
Contact: Derek Lutz dlutz@fcgov.com 970-221-6339
Topic: General
Comment Number: 1
01/14/2025: FOR APPROVAL:
The minimum easement width for a combination water/wastewater easement is 35 feet.
Response: KH: Noted, the easement was updated within the Final Utility Plans.
Comment Number: 2
01/14/2025: FOR APPROVAL:
Please place the water main in Local Access B west of the wastewater main to avoid a crossing of the
utility mains at the intersection of Local Access A. Or provide rationale for the proposed configuration.
Response: KH: The watermain was updated to connect to the existing main along S College
Ave. No crossing is required as a result.
Comment Number: 3
01/14/2025: INFORMATION ONLY:
Have you considered extending the water main through Local Access A? We could consider abandoning
the existing 12-IN water main along the College Ave. frontage of this project.
Response: KH: The watermain was updated to connect to the existing main along S College
Ave. The existing water main north of this connection is shown to be abandoned in the
updated Utility Plans.
Comment Number: 4
01/14/2025: FOR APPROVAL:
An appropriately sized easement must be dedicated for the existing water and wastewater mains along the
College Ave. frontage. Minimum easement width for water mains is 20-FT centered on the main. Minimum
easement width for wastewater mains is 30-FT centered on the main. Minimum easement width for
combine water/wastewater mains is 35-FT.
Response: KH: The easement was updated within the Final Utility Plans to be 35’ within the
private drives where water/ wastewater mains were included.
Comment Number: 5
01/16/2025: WATER MAIN EXTENSION TO THUNDERBIRD DRIVE:
If the water main extended through Local Access A, then we could support eliminating the extension down
to Thunderbird Drive. This would be dependent on your analysis to serve the future lots of this
development and provide adequate fire hydrant spacing. We would not support a dead end main or an
excessively long fire hydrant lead. The water main would also need to be 12” as it would connect from the
24” in Drake to the 12” adjacent College Ave. This would allow for the abandonment of the existing 12”
water main adjacent to College Ave. north of the connection point.
Response: KH: The watermain was updated to connect to the existing main along S College
Ave. The existing water main north of this connection is shown to be abandoned in the
updated Utility Plans. The hydrant location was updated accordingly.
Department: Light And Power
Contact: Luke Unruh lunruh@fcgov.com 970-416-2724
Topic: General
Comment Number: 1
01/16/2025: FOR FINAL APPROVAL:
L&P's facility's that you show being removed feed power to the lot to the south east. We will need to
coordinate rerouting electric facilities which could be costly. Building site charges will apply for the removal
of existing facilities as well as what it will take install a new feed to the existing buildings. Please reach out
to me for a meeting
Response: KH: Thank you for your ability to meet with us. We look forward to coordinating
further on this!
Comment Number: 2
01/16/2025: FOR FINAL APPROVAL:
New electric facilities for the new lot developments will need to be added to the utility plan. Once a site plan
is in its near final state please e-transmit me the ACAD files so I can create a design.
Response: KH: A final CAD file can be provided whenever staff is ready – just let us know
when you want it!
Comment Number: 3
01/16/2025: INFORMATION:
Electric capacity fees, development fees, building site charges and any system modification charges
necessary to feed the site will apply to this development. Please contact me to discuss development fees
or visit the following website for an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
Response: Thank you for providing this information. Fees will be paid at the appropriate
time at a future date.
Comment Number: 4
INFORMATION:
Any existing electric infrastructure that needs to be relocated or modified as part of this project will be at the
expense of the developer. Please coordinate relocations with Light and Power Engineering.
Response: KH: The design team will continue to work with staff on the best routing for the
relocated facilities.
Comment Number: 5
01/16/2025: INFORMATION:
All utility easements and required permits (crossing agreements, flood plain, etc.) needed for the
development will need to be obtained and paid for by the developer. L&P may need a utility easement
obtained from the lots to the south east to feed the proposed development.
Response: KH: Noted, thank you.
Comment Number: 6
01/16/2025: INFORMATION:
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.
Response: KH: The applicant will take photos of the existing facilities prior to demolition of
the existing buildings.
Comment Number: 7
01/16/2025: INFORMATION:
You may contact Luke Unruh with project engineering if you have questions. lunruh@fcgov.com. You may
reference Light & Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437
You may reference our policies, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers
Response: KH: Thanks for the info!
Comment Number: 8
01/16/2025: FOR APPROVAL:
If the new road through the site is a public street the follow applies. L&P does not light private drives.
Streetlights will be placed along public streets. 40 ft separation on both sides of the light is required
between canopy trees and streetlights. 15 ft separation on both sides of the light is required between
ornamental trees and streetlights. Please coordinate the light placement with Light & Power. Please reach
out to me before the first round of the Final Development Plan so I can provide a streetlight layout. The City
of Fort Collins street lighting requirements can be found at:
http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf
Response: Noted, thank you. This is a private drive, so this is not applicable here.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 1
01/14/2025: FOR SUBMITTAL:
Please provide the details of the Phase I and Phase II Environmental Site Assessment (ESA) that has been
done for this site. Businesses that deal with automotive maintenance (past use on site) often use
hazardous materials that could cause soil and/or groundwater contamination, even if the business followed
regulations for disposal. The proposed development project would need to address LUC 1.2.2(J), LUC
5.6.2 and LUC 5.6.6, included here.
Response: A Phase II ESA has been included in the resubmittal materials for this application.
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 1
01/14/2025: FOR APPROVAL
Trees are required at 30-40 foot spacing along all streets. The south west corner lot currently does not
meet the minimum standard.
Response: Noted, thank you. Trees have been added on the N/ S portion of the southwest
corner. As noted in the email exchange dated 1/ 31/ 25, the E/ W drive from the frontage road
is a private drive and is not required to meet LCUASS standards, therefore we have not
proposed trees in that area due to the narrow width (5’) and concerns with the close
proximity to infrastructure and adjacent fences/ structures on the SW property.
Comment Number: 2
01/14/2025: FOR INFORMATION
The minimum tree spacing standard is 30-40 feet for shade trees. 40 is the absolute maximumspacing
consider reducing the space between trees to increase the impact the street trees have on the site.
Response: Noted, thank you. Tree spacing has been reconsidered, especially around light
poles to maximize tree numbers while also maintaining required separations.
Comment Number: 3
01/14/2025: FOR APPROVAL
Ornamental trees should only be used minimally in public ROW when a conflict limits the use of shade
trees. In places where ornamental trees are used in the ROW because of street lights or other conflicts
please reduce the spacing between the ornamental tree and the next shade tree.
Response: Noted, thank you. These areas have been revised to minimize spacing between
ornamentals and shade trees while also meeting separation requirements from stop signs
(50’), light poles and utilities.
Comment Number: 4
01/14/2025: FOR APPROVAL
Honey Locust and Bur oak are both overplanted species in the City of Fort Collins please use less than 3%
of total trees planted on this site should be composed of each of these trees individually. Other alternative
species include sensation boxelder, accolade elm, or shumard oak.
Response: Noted, thank you. Sensation Boxelder and Shumard Oak have been added to our
plant list.
Comment Number: 5
01/14/2025: FOR APPROVAL
Hot wings maple and thornless cockspur hawthorn are both species that do well but are difficult to prune in
a manner compliant with pedestrian and road traffic. Please select other ornamentals such as crabapples,
Japanese lilac or ussurian pear that are better suited for these spaces.
Response: Noted, thank you. The species recommended have been used in place of the
hawthorn and hot wings maple.
Comment Number: 6
01/14/2025: FOR APPROVAL
Please include in the planting detail that all foreign materials including wire, burlap and twine must be
removed from the rootball and planting hole.
Response: This has been included in the tree planting detail.
Comment Number: 7
01/14/2025: FOR APPROVAL
Please be aware that the overhead powerline along drake will limit the use shade trees as was displayed
on this plan set.
Response: Noted, thank you. These trees have been revised to ornamental trees.
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 1
01/13/2025: FOR APPROVAL: Thank you for submitting your water usage chart and the preliminary
irrigation plans. Before submitting your final plans, please indicate which type of controller you plan to use.
Irrigation controllers must be WaterSense certified. Completed irrigation plans must be submitted before
issuance of building permit. Email irrigationdr@fcgov.com with questions.
Response: Noted, thank you. EPA WaterSense certified irrigation controller model updated
on submittal. Final irrigation plans to be submitted prior to the issuance of building permit.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
01/14/2025: LANDSCAPE PLAN
The proposed Landscape Plan indicates that tree canopy diameters may encroach on the fire lane over
time. PFA would like to ensure that no obstruction occurs in the EAE as trees mature and a canopy
develops. The EAE shall be maintained unobstructed to 14' in height. This comment is aimed at preserving
both trees and fire apparatus. Please be mindful when selecting tree species.
A maintainance plan shall be in place to maintain adequate clearance in street and corners.
Response: Noted, thank you. This project is only proposing trees for internal drives on the SE
corner of the site; the remaining street trees will be proposed and reviewed for these criteria
at the time of site plan approval for those specific lots. For this project (and the 4 trees we
are proposing), a species has been selected with more of an upright/ narrow growth habit
and a note for maintenance has been added to the general landscape notes.
Comment Number: 2
01/14/2025: TURNING RADII - IFC 503.2.4 and Local Amendments
The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet
outside.
The proposed corners of the local roads do not meet the minimum turning requirements. The corners will
need to be adjusted or as an alternative, a turning exhibit showing no body or wheel overhang can be
submitted for review.
Response: KH: A PFA Truck turn exhibit was submitted as a part of the submittal to show the
movement throughout the site.
Comment Number: 3
01/14/2025: OBSTRUCTION OF FIRE APPARATUS ACCESS ROADS - IFC503.4
Fire apparatus access roads shall not be obstructed in any manner, including the parking of vehicles. The
minimum widths and clearances established in Section 503.2.1 shall be maintained at all times.
The local access roads proposed are wide enough for fire lane requirements but parking on either side of
the street would obstruct the fire lane. No parking fire lane signage would be required on both sides of the
these streets.
Response: KH: Noted, thank you for your review.
Comment Number: 4
01/14/2025: FIRE LANE SIGNS
The limits of the fire lane shall be fully defined and fire lane sign locations should be indicated on future
plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate
directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of
fire inspection. Code language provided below.
- IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with
permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum
dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs
shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or
D103.6.2.
- IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as specified in Section D103.6 shall be
posted on both sides of fire apparatus access roads that are 20 to 26 feet wide.
- IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as specified in Section D103.6
shall be posted on one side of fire apparatus access roads more than 26 feet wide and less than 32 feet
wide.comp
Response: KH: Noted, thank you for your review.
Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
01/06/2025: 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 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 their Development Review Coordinator 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.
Response: Thank you for this information. No structures are proposed as part of this BDR
application. Coordination will be pursued at the appropriate time, and this information will
be passed along to the eventual developer of each pad, respectively.
Comment Number: 2
01/06/2025: 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 2021 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 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.
Response: Thank you for this information. No structures are proposed as part of this BDR
application. Coordination will be pursued at the appropriate time, and this information will
be passed along to the eventual developer of each pad, respectively.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 5
01/14/2025: FOR FINAL APPROVAL:
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’.
Response: Noted. The datum has been updated within the Cover Sheet of the Utility Plans.
Comment Number: 6
01/14/2025: FOR FINAL APPROVAL:
There are matchline issues. See markups.
Response: Noted, thank you. This has been revised.
Topic: Plat
Comment Number: 1
01/14/2025: FOR FINAL APPROVAL:
Please make changes as marked in the Technical Services (TS) markup PDF. 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
Response: EPSG: Plat redlines have been addressed and a TS comment response PDF is being
provided.
Topic: Site Plan
Comment Number: 2
01/14/2025: FOR FINAL APPROVAL:
Please change the project title on the cover sheet as noted. See markups.
Response: This comment has been addressed, and the title has been updated on the BDR set.
Comment Number: 3
01/14/2025: FOR FINAL APPROVAL:
Some of the sheet numbers in the sheet index do not match the noted sheets. See markups.]
Response: Noted, thank you. This has been revised and reformatted for clarity.
Comment Number: 4
01/14/2025: FOR FINAL APPROVAL:
There are matchline issues. See markups.
Response: KH: Noted, thank you. The matchlines have been updated accordingly.