HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 07/05/2024
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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
July 05, 2024
APPLICANT RESPONSE
For Information Only
Gilmartin Subdivision 25
New Submittal – New Land Use Code
Evan Gilmartin March 14, 2025
2519 S Shields Street, Ste 1K 194
Fort Collins, CO 805261855
RE: Gilmartin Subdivision & Duplex, FDP240008, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Gilmartin Subdivision & Duplex. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
your Development Review Coordinator, Todd Sullivan via phone at 970 221 6695 or via
email at tsullivan@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan tsullivan@fcgov.com 970 221 6695
Topic: General
Comment Number: 1
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!
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Comment Number: 2
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].
Comment Number: 3
SUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic submittal requiremen
ts and file naming standards_v1_8 1 19.pdf?1703783275
File names should have the corresponding number, followed by the file type
prefix, project information, and round number. For example: 1_SITE
PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file
can be found at the link above.
Comment Number: 4
SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be
removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing text appears as Comments in a PDF created by AutoCAD.html
Comment Number: 5
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.
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Comment Number: 6
INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Comment Number: 7
INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
Comment Number: 8
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.
Comment Number: 9
FOR RECORDING PLAT:
Could you please update the City signature blocks on the plat? Instead of using
"this _______ day of ______A.D., 20____,"
could you opt for
"on this day, _____________"
for the date? This alternative format facilitates smoother date input with digital signatures.
Additionally, kindly ensure there is sufficient space between the signature line
and the title line to accommodate the digital signature.
Comment Number: 10
FOR HEARING:
The proposed development project is subject to a Type 1 Review. The decision
maker for your project will be an Administrative Hearing Officer at a public hearing. For the hearing,
we will formally notify surrounding property owners within 800 feet (excluding public right of way and
publicly owned open space). As your Development Review Coordinator, I will assist with preparing the
mailing and coordinating the hearing date with your team.
Comment Number: 11
FOR FINAL APPROVAL:
All "For Final Approval / For Approval" comments need to be addressed and
resolved prior to moving forward with the final documents and recording of this
project. I will provide a recording checklist and process information when we are closer to this step.
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Comment Number: 12
INFORMATION:
LUC 2.211 Lapse, Term of Vested Right: Within a maximum of three (3) years
following the approval of a final plan or other site specific development plan, the
applicant must undertake, install and complete all engineering improvements
(water, sewer, streets, curb, gutter, streetlights, fire hydrants and storm
drainage) in accordance with city codes, rules and regulations. The period of
time shall constitute the "term of the vested property right." Failure to undertake
and complete such engineering improvements within the term of the vested property right shall
cause a forfeiture of the vested property right and shall require resubmission of all materials and
reapproval of the same to be processed as required by this Code. All dedications as contained on the
final plat shall remain valid unless vacated in accordance with law.
Comment Number: 13
INFORMATION:
According to LUC 2.211, the Term of Vested Right allows a maximum of three
(3) years following the approval of a final plan or other site specific development
plan. During this period, the applicant is required to undertake, install, and complete all
engineering improvements, including water, sewer, streets, curb, gutter, streetlights, fire hydrants,
and storm drainage, in accordance with city codes, rules, and regulations.
This timeframe constitutes the 'term of the vested property right.' Failure to complete the required
engineering improvements within this term will result in the forfeiture of the vested property right. In
such cases, resubmission of all materials and reapproval will be necessary, following the requirements
outlined in the Land Use Code.
It's important to note that all dedications as outlined on the final plat remain valid
unless vacated in accordance with the law.
Thank you for these detailed comments. We appreciate the assistance offered by the Development Review Coordinator. We are
withdrawing this application and submitting a new request under the new Land Use Code adopted May 17, 2024 and as amended
by Ordinance 009, 2025. This new submittal will be referred to as Gilmartin Sub 25.
Department: Planning Services
Contact: Arlo Schumann aschumann@fcgov.com 970 221 6599
Topic: General
Comment Number: 1
07/02/2024: For Hearing: Standard planning notes should be included on the plan set.
We have provided standard notes on the Site Plan.
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Comment Number: 2
07/02/2024: For Hearing: The landscaping standards in section 3.2.1 will apply
to the adjacent ROW areas. Please note on the plans the landscaping
improvements for Pennsylvania Street dedication will be required when the
street is improved. Any landscaping required along Taft Hill should be shown on the landscape/site plan.
We have added the following note to the Landscape Plan:
“At the time of the construction of Pennsylvania Street, and only for the segment that abuts the west property line of Lot One, the
owner will plant street tree(s) and ground cover in the parkway (the area between the curb and sidewalk) in accordance with C ity
regulations, subject to consideration or constraint for any driveway, utility, easements or any other appurtenances.”
Comment Number: 3
07/02/2024: For Information: This project will be reviewed under the
Transitional Land Use Regulations (previous LUC) as it was submitted prior to
the current LUC going into effect May 17th, 2024
This has changed. The 2024 submittal has been withdrawn. A new submittal is being made under the new Land Use Code as
amended by Ordinance 009, 2025. The new submittal is referred to as Gilmartin Sub 25.
Comment Number: 4
07/02/2024: For Hearing: Please provide a land use table on the plans that
includes the proposed duplex land use. Also note that final building design shall
meet the zone district and building standards outlined in Division 4.5 and
Division 3.5 of the Transitional Land Use Regulations.
This has changed. We have noted on the site plan that the proposed use is a single family dwelling with a detached ADU.
With regard to Section 3.5, our interpretation is that our proposed a single family dwelling is equal in scale to the single family
detached houses on both the north (one dwelling) and south (three dwellings) abutting lots. Therefore, there are no compatibility or
land use transition issues that are applicable. There exists on the west side of Taft Hill Road, between Laporte Avenue and
Mulberry Street, a wide variety of buildings, sheds, garages, shops, home occupations with outdoor storage of equipment, scrap and
vehicles, a place of worship, including a commercial establishment (Weitzel’s) and a yurt. Consequently, there is no established
architectural character.
With regard to Section 4.5, the only applicable standard is 4.5(E)(3) which requires that residential structures not exceed 2.5 stories
in height. We intend to comply with this standard. To ensure compliance at the time of Building Permit Application, the fol lowing
note has been added to the site plan:
“The two-family dwelling shall not exceed two and one-half stories in height.”
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Comment Number: 6
07/02/2024: For Hearing: Pedestrian path from the units to the street and
public spaces are required. Please diagram and note these paths on the site
plan. The pedestrian path may be adjacent to the driveway but should have a
distinction from the drive. For example, the path could be a different color, finish, material, pattern, etc.
Due to the exceptional narrowness of the Lot, the requirement for utility separations, and potential conflict with the stormwater
detention pond, this pedestrian connection will be contained within the driveway.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970 416 4250
Topic: General
Comment Number: 1
07/02/2024: 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.
Comment Number: 2
07/02/2024: INFORMATION ONLY: Once you are at construction design for the
new duplex, the design compatibility requirements in LUC 5.8.1 would apply.
However, based on the context of the area and the nature of the project as a
duplex, if the Planner is satisfied that you have met the general compatibility
requirements of 5.15.1, Historic Preservation requirements would be
considered satisfied as well.
Thank you for this comment. We agree that the context of the area is eclectic with a wide range of buildings constructed ove r the
decades. Our proposed single family dwelling and ADU will be residential in character.
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 1
06/12/2024: FOR APPROVAL:
Please address all redlines on the plans.
Comment Number: 2
06/12/2024: FOR APPROVAL:
The combined site and utility plan set should adhere to the utility plan checklist
from LCUASS Appendix E, located here:
https://www.larimer.gov/engineering/standards and guides/urban area street standards.
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Utility plans should have the appropriate approval block
(https://www.fcgov.com/engineering/devrev) located only on the cover sheet.
Comment Number: 3
06/12/2024: FOR APPROVAL:
More information is needed about how the site access ties in to Taft Hill Road.
Is there a curb return? Curb cut? Is the access made of asphalt, concrete, or
something else? The current access to the site is along the southern property
boundary. The existing access will need to be closed, and the curb, gutter, and
sidewalk will need to be reconstructed. All of this information should be shown in
the plans for both existing and proposed conditions.
In response to this comment, the site redesign submitted herewith includes the following details:
• Curb & Gutter replacement at the existing access point in the SE corner of the site (current access to Taft Hill Road) – the
LCUASS Detail Drawing 701 is included in the revised Civil Engineering plan set;
• The proposed new access to Taft Hill Road will be via a new curb cut near the NE corner of the site – the LCUASS Detail
Drawing 706.2 is included in the revised Civil Engineering plan set;
• The replacement curb & gutter and the new access will be constructed with concrete.
Comment Number: 4
06/12/2024: INFORMATION:
The grading shown around the proposed buildings is very close to the property
line. Please be aware that grading cannot be done on any adjacent properties
without the other property owner's permission. If you need to perform earthwork
on an adjacent property, you will need to acquire a temporary construction
easement or an encroachment permit. If needed, reach out to the ROW
construction inspection manager, Ken Zetye (kzetye@fcgov.com), for more information.
Comment Number: 5
06/12/2024: INFORMATION:
At the time that Pennsylvania Street is constructed and able to provide access
to this property, this property's current access onto Taft Hill Road must be
closed down, and access must be established from Pennsylvania Street. The
previous driveway at Taft Hill will need to be reconstructed to a sidewalk that
meets ADA and LCUASS standards.
We agree with this future scenario.
Comment Number: 6
06/12/2024: FOR APPROVAL:
The minimum width for an emergency access easement is 20 feet, per PFA
standards. Please adjust on the plat and plans. The emergency access must
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meet all PFA standards, including providing a hard drive surface capable of
supporting 80,000 lbs.
This has changed. With both dwellings featuring an IFC Section 13D fire extinguishing system, there is no longer a need for an
EAE. This arrangement has been confirmed in a pre -submittal meeting with the assistant fire marshal at PFA.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970 224 6175
Topic: General
Comment Number: 1
06/21/2024: FOR APPROVAL: A completed Transportation Worksheet will
will be required with the submittal of this project given this property will be taking
direct access onto an arterial roadway. This will need to include the anticipated
trips with the duplex, and if known, any trips that might be generated in the future
for the outlot. Attachment C of Chapter 4 in the Larimer County Urban Area Street Standards
https://www.larimer.gov/sites/default/files/uploads/2021/ch04_transportation_impact_studies_0.pdf
Please see the attached correspondence titled TIS Waiver.
Comment Number: 2
06/21/2024: INFORMATION: Consideration should be made to formalize a
future access from the eastern lot to Pennsylvania Street to the east. This would
allow for the potential future closure of the access onto the arterial roadway if
Pennsylvania is ever built. This could also serve as a temporary access from the outlot to Taft Hill.
This is a good idea and thank you for offering this suggestion. Please note that our intention at this time is to continue t o keep Lot
One and the Outlot under one ownership and that such easement will likely not be needed. Both Lot One and the Outlot have
frontage on Pennsylvania as a result of this plat. The construction of Pennsylvania Street will likely be triggered by a redevelop at
higher densities and by an assemblage of properties. We think that would be the appropriate time to evaluate any additional access
issues that are not addressed by Pennsylvania Street.
Comment Number: 3
07/03/2024: INFORMATION: Adequacy and accessibility of the driveway will
need to be clearly detailed along with any adjacent frontage improvements that
might be needed to accommodate ADA accessible pedestrian facilities.
The new driveway will comply with pedestrian and wheelchair ADA requirements.
Department: Floodplain
Contact: Taryn Tigges
Topic: Floodplain
Comment Number: 1
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07/01/2024: FOR INFORMATION: A portion of this property is currently located
in the city regulated, 100 year Canal Importation flood fringe and must comply
with the safety regulations of Chapter 10 of City Municipal Code.
The city regulated 100-year Canal Importation flood fringe is clearly depicted in the Drainage Report (the entire project property lies
within the 100-year flood fringe, so the specific boundary of the flood fringe is accordingly not depicted in the civil plan set),
submitted herewith, and the relevant 100-year flood fringe cross section elevations are show on the Grading, Drainage & Erosion
Control Plan (Sheet C103) in the Civil Engineering plan set. In accordance with provisions of Chapter 10 of the City Municipal
Code, the corresponding Base Flood Elevations (BFE) are also provided on the Grading, Drainage & Erosion Control Plan sheet, as
well as the minimum duct work and finished floor elevations – all at least 18-inches above the BFE. Moreover, flood vents sized at 1
square inch vent opening per 1 square foot of floor area are provided in the proposed building foundations that will allow fo r the
unimpeded passage of the 100 -year flood event across the subject property. The Applicant believes that these flood mitigation
measures meet the purpose of Chapter 10 “to promote the public health, safety and general welfare and to minimize
public and private losses due to flood conditions in flood hazard areas.”
Comment Number: 2
07/01/2024: FOR APPROVAL: Any construction activities in the Canal
Importation 100 yr flood fringe (e.g. grading, structures, sidewalk or curb &
gutter installation/replacement, roads, utility work, landscaping, etc.) must be
preceded by an approved floodplain use permit, the appropriate permit
application fees, and approved plans. Please acknowledge that a floodplain
use permit will be acquired prior to any construction activities.
As required, a Floodplain Use Permit will be acquired prior to any construction activates at the project site.
Comment Number: 3
07/01/2024: FOR INFORMATION: Please utilize the development review
checklist for floodplain requirements when preparing your plans for submittal.
https://www.fcgov.com/utilities/img/site_specific/uploads/fp checklist100 2018 update.pdf?1522697905
The Applicant did utilize the cited floodplain development review checklist in preparing the site plan. However, as stated ab ove, the
entire property lies within the 100-year Canal Improvement floodplain, so the plan as submitted does not show the floodpla in
boundary. However, the required BFE cross-sections are provided on both the Grading, Drainage & Erosion Control Plan (Sheet
C103 of the Civil Plan set) as well as on Figure 3 of the Drainage Report.
Comment Number: 4
07/01/2024: FOR APPROVAL: Please show the boundaries of the Canal
Importation flood fringe on site drawings as applicable, including plat, utility
plan, site plan, and drainage plan. Contact floodplains@fcgov.com for floodplain CAD line work.
As discussed above, the entire subject property lies within the Canal Importation flood fringe. Accordingly, flood fringe boundaries
do not cross the subject property and are accordingly not shown on the site drawings, but the City of Fort Collins Flood Risk Map
showing the property within flood fringe is presented in the Drainage Report.
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Comment Number: 5
07/01/2024: FOR APPROVAL: Construction of a residential structure is
allowed in a city regulated 100 year flood fringe, as long as the lowest finished
floor of the building, and all duct work, heating, ventilation, electrical systems,
etc. are elevated 18 inches above the highest Base Flood Elevation (BFE)
within the footprint of the structure. This elevation is known as the Regulatory
Flood Protection Elevation (RFPE). RFPE = BFE + 18 inches. The BFE and
RFPE for the structure as shown are 5073.5 ft NAVD88 and 5075.0 ft NAVD88
respectively. The duct work for Unit 1 needs be raised above RFPE. Please
correct all relevant plans to show appropriate elevation.
As discussed above, the finished floor elevation, and all duct work, HVAC equipment, etc. are elevated 18” above the
BFE. Because the principal residential unit and the detached Additional Dwelling Unit are separate structures, the BFE and RFPE
at the upstream side of each building are as follows:
• ADU:
• BFE = 5073.5-ft
• RFPE = 5075-ft
• Principal Residence:
• BFE = 7072.9
• RFPE = 5074.4-ft.
•
Comment Number: 6
07/01/2024: FOR INFORMATION: If the two units are made fully structurally
independent, Unit 1 can have a lower BFE than Unit 2.
Thank you for this comment; please see the above-related response.
Comment Number: 7
07/01/2024: FOR CERTIFICATE OF OCCUPANCY: An approved FEMA
Elevation Certificate, completed by a licensed surveyor or civil engineer and
showing that the structure is constructed to the required elevation, is required
post construction prior to a Certificate of Occupancy (CO) being issued.
Thank you for this comment. Upon completion of construction, the As-Built/Record Set will be prepared by a licensed surveyor or
civil engineer showing the finished elevations for issuance of the CO.
Comment Number: 8
07/01/2024: FOR BUILDING PERMIT: Crawl spaces must meet the
requirements of sections 10 39 and 10 40 of Municipal Code. These
requirements include flood venting of 1 square inch per square foot of enclosed
space. The structure must include at least 2 flood vents located on different
sides of the structure, preferably on the upstream and downstream sides of the
structure. Vents must be within 1 foot of finished grade and below the RFPE.
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Additionally, the distance between the lowest interior grade of the crawl space
and the top foundation wall cannot exceed 4 feet at any location. The crawl
space must have an adequate drainage system that includes a totally immersible pump that
allows floodwaters to drain from the interior of the crawl space following a flood.
As required, each structure crawl space meets the cited conditions, and flood vents are provided per the cited specifications . The
crawl spaces will be graded to promote drainage through each structure.
Comment Number: 9
07/01/2024: FOR BUILDING PERMIT: The center foundation wall between units 1 and 2 will
also need flood venting. This interior venting will not count toward the engineered flood opening
area of the structure. Only exterior vents count toward this requirement.
The ADU and Principal Residential buildings are separate structures.
Comment Number: 10
07/01/2024: FOR APPROVAL: Please include the following text on Plans, Site
Plan, Utility Plan, Plat, and Drainage Report:
1) A portion of this property is currently located in the city regulated, 100 year Canal Importation
flood fringe and must comply with the safety regulations of Chapter 10 of City Municipal Code.
2) Any construction activities in the flood fringe (e.g. structures, sidewalk or curb
& gutter installation/replacement, utility work, landscaping, etc.) must be preceded by an
approved floodplain use permit, the appropriate permit application fees, and approved plans.
3) The lowest finished floor elevation of a new residential structure, and all duct
work, heating, ventilation, electrical systems, etc. must be elevated 18 inches
above the highest Base Flood Elevation (BFE) within the footprint of the structure.
4) Any new crawl space must comply with venting and crawl space requirements from
Sections 10 39 and 10 40 of City Municipal Code.
In response to this comment, the above notes have been added to the identified sheets in the Civil Plan Set, to the Plat, and to the
Drainage Report.
Department: Stormwater Engineering
Contact: Derek Lutz dlutz@fcgov.com
Topic: General
Comment Number: 1
06/26/2024: INFORMATION ONLY: Low Impact Development Requirements
Low Impact Development (LID) treatments will not be required for this project.
Comment Number: 2
06/26/2024: INFORMATION ONLY: Fees
The 2024 city wide Stormwater development fee (PIF) is $11,834/acre
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($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/plantinvestmen
t development fees or contact our Utility Fee and Rate Specialists at (970)
416 4252 or UtilityFees@fcgov.com for questions on fees.
Comment Number: 3
06/26/2024: INFORMATION ONLY: Hydrological Analysis
The hydrological analysis should typically follow the Fort Collins Stormwater
Criteria Manual (FCSCM). However, for the purposes of this specific project,
the submitted hydrological analysis which follows the Mile High Flood District
(MHFD) criteria will be accepted.
Comment Number: 4
06/26/2024: FOR FINAL APPROVAL: Grading, Drainage, and Erosion Control Plan
Provide spot elevations and slopes on the Grading, Drainage, and Erosion
Control Plan. Include downspout locations with direction of runoff. Demonstrate
that roof flows will be routed to the north and/or east of the building.
Spot elevations and slopes are now shown on the Grading, Drainage & Erosion Control Plan. Upon specific structure design
(forthcoming with building permit application), downspout locations and flow directions will be provided.
Comment Number: 5
06/26/2024: FOR FINAL APPROVAL: Permeable Pavement
If permeable pavement will be implemented on this project, construction details
must be shown on the plans.
Permeable pavement will not be used.
Department: Water Wastewater Engineering
Contact: Derek Lutz dlutz@fcgov.com
Topic: General
Comment Number: 1
06/26/2024: FOR FINAL APPROVAL: Water Services
Separate water services are required for each unit. Ensure all service lines
meet minimum separation requirements. The Utility Plan must show the water
meters located immediately behind the utility easement and the curb stops at
the utility easement boundary. Do not locate water meters in the driveway. The comment
responses indicate a 1 inch water meter and service line were sized based on AWWA M22,
but the drawings indicate ¾” water tap. Please confirm water service sizing.
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Comment Number: 2
06/26/2024: FOR FINAL APPROVAL: Sanitary Sewer Services
Separate sanitary sewer services are required for each unit. Ensure all service
lines meet minimum separation requirements.
Comment Number: 3
06/26/2024: FOR FINAL APPROVAL: Construction Details
Construction details must be provided in the plans. City of Fort Collins details
can be found in both .pdf and .dwg formats here:
https://records.fcgov.com/UtilDetail/Browse.aspx?
id=15547889&dbid=0&repo=FortCollins&cr=1
Please note that all City construction detail drawings are to be used in their
original, unaltered state. ANY modification(s) must be clearly distinguished, and
all City logos/identifiers must be removed from the modified detail.
Corresponding construction details have been added to the Civil Plan set.
Department: Erosion Control
Contact: Basil Hamdan bhamdan@fcgov.com 970 222 1801
Topic: Erosion Control
Comment Number: 6
06/27/2024: Please calculate and call out the total disturbed area by this
project. If the disturbed are exceeds 10,000 square feet an Erosion and
Sediment Control Plan and escrow would be required with the submittal, and
inspection fees would be assessed for the project. See redlined plans for additional comments.
The total disturbed area by this project is called out on the Site Plan. The disturbed area exceeds 10,000 sf, and an Erosion and
Sediment Control plan is provided on the Grading, Drainage & Erosion Cottrol Plan (Sheet C103 of the Civil Plan set) and in t he
Drainage Report.
Department: Light And Power
Contact: Luke Unruh lunruh@fcgov.com 970 416 2724
Topic: General
Comment Number: 1
07/02/2024: INFORMATION ONLY:
The existing lot is feed from a transformer to the north that has a secondary feed
to the north end of the property line. This will need to be field verified.
Comment Number: 2
07/02/2024: BUILDING PERMIT:
Multi family buildings and duplexes are treated as customer owned services;
therefore a C 1 form and online diagram must be filled out and submitted to
Light & Power Engineering for each building. All secondary electric service
work is the responsibility of the developer and their electrical consultant or
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contractor. A C 1 form can be found here:
https://www.fcgov.com/utilities/business/builders and developers/development forms guidelines regulations
Comment Number: 3
07/02/2024: INFORMATION ONLY:
This project will need to comply with our electric metering standards. Electric
meter locations will need to be coordinated with Light and Power Engineering.
Residential units will need to be individually metered. Please gang the electric
meters on one side of the building, opposite of the gas meters. Reference
Section 8 of our Electric Service Standards for electric metering standards. A
link has been provided here:
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
Comment Number: 4
07/02/2024: INFORMATION ONLY:
All units other than single family detached at 200 amps or less are considered
customer owned service; therefore, the applicant is responsible for installing the
secondary service from the transformer, or first point of connection to the
meter(s) and will be owned and maintained by the individual unit owner or building owner.
Comment Number: 5
07/02/2024: INFORMATION ONLY:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me to discuss development fees or visit the following website for
an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders and developers/plant investment development fees
Comment Number: 7
07/02/2024: FOR APPROVAL:
Please show the electric line and meter location(s) on the plan.
The electric line and meter location is shown on the Utility Plan, Sheet C104 of the Civil Plan set.
Comment Number: 8
07/02/2024: INFORMATION ONLY:
You may contact Luke Unruh with project engineering if you have questions.
(970) 416 2724 or 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.
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Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 1
06/24/2024: FOR FINAL APPROVAL:
Please be specific about landscaping that is added or altered. Please show
location, quantity, and specific species.
Additionally, 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
Plants document for guidance on native plants:
http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf.
We are aware of these preferences and thank you for providing links to further information.
Comment Number: 2
06/24/2024: FOR FINAL APPROVAL:
If any trees will be removed, please note the following:
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
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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?16 89286309
There are no existing trees on either Lot One or the Outlot. Therefore, respectfully, these notes will not be necessary.
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 1
07/02/2024: FOR INFORMATION
With this property providing no public tree lawn please plant canopy shade trees
behind the walk to provide similar shading effects of the required streets trees.
Comment Number: 2
07/02/2024: FOR INFORMATION
Discovery Elm has not performed as well as other elm cultivars such as accolade and choice city.
The proposed street trees are located slightly behind the additional 12 feet of public right -of-way that is being dedicated by this plat.
This will ensure their survival if and when Taft Hill Road is widened to its full minor arterial standard. This will most likely be a City
capital improvement project and when and where the new sidewalk and parkway are constructed, that would be the time and place
to plant street trees. Please be cautioned that due to the exceptional narrowness of this Lot, and utility separations, the exact
placement of the proposed street trees cannot be determined at this time. We will not select the Discovery Elm.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
07/02/2024: INFORMATION: Both Park Planning & Development and Parks
department comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077
Comment Number: 2
07/02/2024: FOR FINAL APPROVAL: Please add note to landscape plan:
"The Developer, or its successor(s) in interest, shall be responsible for the
ongoing irrigation and maintenance of the landscaping located within the public
right of way along the portion of S. Taft Hill Road that abuts the development."
We will add this general note, if needed, although it is not applicable in this case. For clarification, please be aware that Taft Hill
Road between LaPorte and Mulberry is not improved to the full extent of the minor arterial standard. Nor are there any capit al
improvement plans to fund and construct such improvements. Therefore, there is no current parkway in the public right-of-way in
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which to plant trees and ground cover. The applicant will be dedicating 12 feet of additional right -of-way for future widening. This is
the only public area along Taft and it will feature ground cover only for erosion control, but no trees, as such trees would need to be
removed by a future widening project. At the time of widening, this ground cover will be removed for new asphalt, curb, gutter,
parkway and sidewalk. As noted, there is no funding or timeframe for the future road widening of S. Taft Hill Road.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre fire.org 970 416 2869
Topic: General
Comment Number: 1
07/02/2024: FIRE LANE DIMENSIONS IFC 503.2.1 amendment
Fire apparatus access roads shall have an unobstructed width of not less than
20 feet, exclusive of shoulders.
The proposed EAE is only 16 feet in width and does not meet the minimum
requirements. This will need to be adjusted to 20 feet in order to be approved.
Comment Number: 2
07/02/2024: FIRE LANE LOADING IFC Appendix D102.1 amendment
Fire lanes shall be designed as a flat, hard, all weather driving surface capable
of supporting 80,000 pounds. Private drives used for fire lanes shall provide
information confirming the design can handle fire truck loading.
A note shall be added to the civil plans indicating all areas dedicated as EAE
are capable of supporting 80,000 pounds.
Comment Number: 3
07/02/2024: TURNING RADII IFC 503.2.4 and Local Amendments
The required turning radii of a fire apparatus access road shall be a minimum of
25 feet inside and 50 feet outside.
The entrance from S Taft Hill Rd appear to be 90-degree corners with no turning
radius. This will either need to be adjusted to meet minimum turning
requirements or a turning exhibit can be submitted showing no body or wheel
overhang outside of the fire lane.
Comment Number: 4
07/02/2024: 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
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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.
Fire lane signage shall be noted on the site plans along with LCUASS sign details.
Since each dwelling will be equipped with an IFC Section 13D automatic fire extinguishing system, the requirement for a Fire Lane
is no longer necessary. This arrangement has been agreed to by the applicant and PFA in a pre-submittal meeting.
Comment Number: 5
07/02/2024: 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 of the access walkway(s).
Due to the exceptional narrowness of the Lot, the driveway will act as the access walkway. This is typical for the neighborhood.
Comment Number: 6
07/02/2024: 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 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.
It is unclear where the main egress door will be located for each unit. Address
posting will be required facing Taft and facing the EAE. Unit numbers/address
will be required to be posted at each egress door to the dwellings. Please add
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a note to the site plan indicating the address will comply. If building elevations
are submitted, they shall also show generic address numerals to scale.
Premise identification, address posting and wayfinding will be addressed at the time of Building Permit review by the general
contractor/builder. We do not anticipate any difficulties or complications with complying with these important requirements at the
appropriate time.
Comment Number: 7
07/02/2024: WATER SUPPLY Residential
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A fire hydrant capable of providing 1000 gpm at 20 psi residual
pressure is required within 400 feet of any portion of a residential building as
measured along an approved path of vehicle travel. Hydrants on the opposite
side of 2 lane arterial roadways are not considered available to the site unless
structures are protected with an approved NFPA automatic fire sprinkler system.
The nearest hydrants are located across Taft Hill Rd which is considered a 2
lane arterial road. If the duplex contains an NFPA 13D fire sprinkler system,
Exception e. in Table C102.1 will allow access to a hydrant across a 2 lane
arterial. If you do not wish to install a 13D fire sprinkler system, the project will
be required to install a hydrant on the west side of Taft within 400 feet of all
portions of the proposed duplex.
As noted, two 13D systems will be installed, one per dwelling.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970 221 6588
Topic: Construction Drawings
Comment Number: 2
07/02/2024: 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
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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’.
Comment Number: 3
07/02/2024: FOR FINAL APPROVAL:
Some of the sheet titles in the sheet index do not match the sheet titles on the
noted sheets. See markups.
Topic: Plat
Comment Number: 1
07/02/2024: FOR FINAL APPROVAL:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the markups, please contact
John Von Nieda at 970 221 6565 or jvonnieda@fcgov.com
With this new submittal, a new Plat is provided.
Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970 221 6704
Topic: General
Comment Number: 1
07/02/2024: INFORMATION: Preliminary irrigation plans that include a
hydrozone map and water use budget are due at Final Development Plan
(FDP). Final irrigation plans are due at building permit application, but we
encourage you to submit irrigation plans earlier to improve the process. Direct
questions concerning irrigation requirements to irrigationdr@fcgov.com or Eric
Olson eolson@fcgov.com
It is our intention to submit these plans at the time of building permit application.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970 416 2341
Topic: Building Insp Plan Review
Comment Number: 1
06/24/2024: Townhome and duplex construction shall comply with adopted
codes as amended. Current adopted codes are (this applies to property line
townhomes, if no PL then it would be multi family R 2 occupancy under the adopted IBC code):
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2021 International Residential Code (IRC) with local amendments
2021 International Plumbing Code (IPC) as amended by the State of Colorado
2023 National Electrical Code (NEC) as amended by the State of Colorado
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here:https://www.fcgov.com/building/codes
Please read the residential permit application submittal checklist for complete requirements.
• Snow Live Load: Ground Snow Load 35 PSF.
• Frost Depth: 30 inches.
• Wind Loads: Risk Category II (most structures):
• 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
• Seismic Design: Category B.
• Climate Zone: Zone 5
• Energy Code: 2021 IECC residential chapter.
INFORMATIONAL ITEMS:
• For a fire sprinkled building, 3ft setback required from property line or provide
fire rated walls & openings per chap 3 of the IRC.
• Bedroom egress windows (emergency escape openings) required in all bedrooms.
• For buildings using electric heat, heat pump equipment is required.
• Attached single family townhomes and duplexes are required to be fire
sprinkled per local amendment and must provide a P2904 system min and
provide fire rated wall per R302. This fire sprinkler system usually requires a ¾”
or 1” water line and meter to meet all P2904 requirements.
• New homes must provide electric vehicle ready wiring if garages are attached, see local amendment.
• Provide site wide accessibility plan in accordance with CRS 9 5. This
requires accessible units per that state standard.
• New IRC code amendment R320 requires dwellings with habitable space on
the 1st floor must provide a visitable bathroom and path to such.
• The roof must be provided with solar ready zones at outlined in IRC appendix RB.
• Energy code requires short hot water supply lines by showing plumbing compactness.
• For projects located in Metro Districts, there are special additional code requirements for new
buildings. Please contact the plan review team to obtain the requirements for each district.
Stock Plans:
When residential buildings will be built at least three times with limited
variations, a stock plan design or master plan can be submitted for a single
review and then built multiple times with site specific permits. More information
can be found in our Stock Plan Guide at fcgov.com/building/res requirements.php.
Thank you for these detailed and informative comments. Our plans have changed. The project now consists of one single family
house with a detached ADU. Each dwelling will be equipped with a IFC Section 13D fire suppression system. Please be aware th at
most of these comments will be addressed at the time of building permit application.