HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 04/02/2025
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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
March 14, 2025
Carl Szanton
The Szanton Company
720 S Colorado Rd
Denver, CO 80246
RE: 302 Conifer Multifamily, BDR240019, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of 302 Conifer Multifamily. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Marissa Pomerleau via phone at (970) 416-8082 or via
email at mpomerleau@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082
Topic: General
Comment Number: 1
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!
SA RESPONSE: Acknowledged. In future submittals drawings and any documentation will be
distributed by Alan Scheer of Santulan Architecture.
Comment Number: 2
01/14/2025: SUBMITTAL:
As part of your Round 2 resubmittal, 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.
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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].
SA RESPONSE: We’ll do our best to provide complete responses where possible.
Comment Number: 3
01/14/2025: SUBMITTAL:
As part of your Round 2 resubmittal, 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.
SA RESPONSE: Will comply with the naming convention standards.
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/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html
SA RESPONSE: Will clean up drawings as necessary.
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.
SA RESPONSE: BDR Team for the project understands the procedure for resubmittals.
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Comment Number: 6
01/14/2025: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
SA RESPONSE: Design Team acknowledges that the response window to keep project active.
Comment Number: 7
01/14/2025: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
SA RESPONSE: Design Team acknowledges this fact.
Comment Number: 8
01/14/2025: NOTICE:
A Development Review sign has been 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.
SA RESPONSE: Design Team acknowledge that process and sign posted to property.
Comment Number: 10
01/14/2025: FOR APPROVAL:
The Director shall issue a written decision to approve, approve with conditions,
or deny the development application based on compliance with the standards
referenced in Step 8 of the Common Development Review Procedures
(Section 2.2.8).
The written decision shall be mailed to the applicant, to any person who
provided comments during the comment period and to the abutting property
owners and shall also be posted on the City's website at www.fcgov.com.
SA RESPONSE: Design Team acknowledges that a written decision to be provided for project
approval, approval with conditions, or deny.
Comment Number: 11
01/14/2025: FOR APPROVAL:
If the project is approved by the Director, there is a two-week appeal period
from the date of the decision. The project is not able to be recorded until it is
confirmed there are no appeals.
SA RESPONSE: Design Team acknowledge two week approval period exists after date of decision by
director.
Comment Number: 12
01/14/2025: FOR 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.
SA RESPONSE: Design Team acknowledges that For Final Approval / For Approval comments need to be
addressed prior to moving forward with final documents and recording.
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Comment Number: 13
01/14/2025: INFORMATION:
When your basic development review gets approved, you have up to three (3) years
to finish all the necessary engineering work like water, sewer, streets, and lighting.
This time frame is called the 'term of the vested property right.' If you don't finish
these improvements within this time, you'll lose your right to develop the property
without starting the approval process again.
Also, any land dedications mentioned in the approved plans stay valid unless
the law says otherwise.
SA RESPONSE: Acknowledge time period to complete vested property right.
Comment Number: 14
03/11/2025: FOR APPROVAL:
Please complete the attached Affordable Housing affidavit. Feel free to send this
to me outside a regular round of review.
This affidavit is required in order to receive an Affordable Housing Certification
Letter as required by the Land Use Code 5.2.1(D).
SA RESPONSE: The Affidavit to be provided by Carl Szanton of The Szanton Company at a later
date.
Department: Planning Services
Contact: Kayla Redd kredd@fcgov.com 970-224-6086
Topic: General
Comment Number: 14
1/14/2024: FOR INFORMATION - MODIFICATION TO INDUSTRIAL BUFFER
City Staff acknowledges the modification request to the industrial buffer
requirement and will support the request on the condition of a high quality fence.
SA RESPONSE: Design team acknowledges that City Staff modification request.
Comment Number: 20
03/11/2025: FOR INFORMATION - AFFORDABLE HOUSING:
As indicated in the narrative, this project meets the Affordable Housing
definitions outlined in Article 7 of the LUC and shall be subject to the Affordable
Housing standards found in Division 5.2 of the LUC.
SA RESPONSE: Design team is attempting to understand. How the project is required to comply with
sections of the 5.2 of the LUC and will coordinate an appropriate response in the drawings.
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Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 2
02/25/2025: DEVELOPMENT AGREEMENT - UNRESOLVED:
The "Lender Information" section of your DA info form was left blank. Will you be
needing a construction loan for this project, does one already exist, or is no loan
needed? This is necessary information for a certain part of the DA. Please
resubmit DA info form to Tim Dinger (tdinger@fcgov.com) at your earliest
convenience. The DA is being drafted now and will be provided once the City
attorneys complete their review and release the DA. Per our conversation today
(3/12), please clarify the ownership and developer entities to be included in the DA.
01/06/2025: FOR DEVELOPMENT AGREEMENT:
The "Lender Information" section of your DA info form was left blank. Will you be
needing a construction loan for this project, does one already exist, or is no loan
needed? This is necessary information for a certain part of the DA.
The owner name you provided on the DA info form does not match the County
assessor records. Will you be purchasing this property prior to recording the
plans and other documents?
We will begin drafting the DA once you submit final-level design plans with the
round 2 BDR submittal.
SZANTON RESPONSE: Currently pursuing the current owner to provide information for the Information for
Development Agreement Form and Utility Easements.
Comment Number: 3
02/25/2025: FOR FINAL APPROVAL:
Please address redlines on the variance request. Blue Spruce Drive is
considered an industrial local street where this property has frontage along the
roadway. Please remove all references to residential streets from the variance
request letter.
01/06/2025: FOR FINAL APPROVAL:
In your response to comments letter, you stated under #17 that the variance
request for driveway/intersection spacing along Blue Spruce Drive was "...to be
reviewed and incorporated." I do not see the variance request in the submittal
documents. Please be sure to submit this with round 2.
SLS RESPONSE: Removed language in variance request that notes residential collector street.
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Comment Number: 6
03/05/2025: INFORMATION:
Since the DA info form and easement dedications reference an owner that is
not the current owner, the property must be purchased by Arrowleaf
Development LLC prior to us recording the documents.
SZANTON RESPONSE: The Design Team is currently pursuing have the Existing Owner being guarantor
on the easement dedications as discussed in the project review meeting.
Comment Number: 7
03/05/2025: FOR EASEMENT:
Prior to recording the easement, you must sign the deed and exhibits in all
applicable places, including your attorney signing the "Attorney Certification" on
page 3 of the deed.
SZANTON RESPONSE:
SLS RESPONSE: Noted, the owner’s attorney needs to sign the easement before recording.
Comment Number: 8
03/12/2025: DCP:
Please fill out the public infrastructure cost estimate sheet found here:
https://www.fcgov.com/engineering/devrev. Only work within the ROW and
public infrastructure/utilities should be included in this spreadsheet. The total
public infrastructure cost will determine the need for a development construction
permit (DCP) vs. an excavation permit. You can email this directly to me
(tdinger@fcgov.com) prior to resubmitting for round 3.
SLS RESPONSE: The cost estimate is included with the submittal.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 4
03/09/2025: FOR FINAL APPROVAL - UPDATED: See redlines for signs and
pavement markings.
01/12/2025: FOR FINAL APPROVAL:
The Utility Plans do not detail any proposed locations for signs and pavement
markings. They should detail stop signs at the egress points, ADA signs and
markings for parking spaces, and signs for the limited movement access on
Conifer. It is also my understanding that there will be a fire lane on Conifer that
will need to be signed. Traffic Signing and Pavement marking construction
notes should also be included in the Utility Plans.
SLS RESPONSE: The pavement marking and sign redlines have been addressed.
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Department: Stormwater Engineering – Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 11
03/03/2025: ACCEPTED:
Thank you for providing the requested erosion control plans, report and escrow
calculation. All submitted erosion materials are accepted. You will be notified
via email with instructions to submit fees and escrow along with the required
forms. This email will also have instructions for requesting an initial erosion
control inspection when you are ready you start your project.
If the nature, scope, size or design of this projects deviates from the submitted
materials, updated Erosion Control Plans, Report and Escrow calculation may
be requested as well as a recalculation of Erosion Control and Stormwater
inspection fees.
SLS RESPONSE: The signed erosion control report is included with the submittal.
Comment Number: 13
03/03/2025: FOR RECORDING:
Please provide a copy of the approved Erosion Control Report signed and
stamped by a Professional Engineer for recording.
SLS RESPONSE: The signed erosion control report is included with the submittal.
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Topic: Fees
Comment Number: 12
03/03/2025: FEES:
The City Manager’s development review fee schedule under City Code 7.5-2
was updated to include fees for Erosion Control and Stormwater Inspections.
As of January 1st, 2021, these fees will be collected on all projects for such
inspections. The Erosion Control fees are based on; the number of lots, the
total site disturbance, the estimated number of years the project will be active.
Based on the proposed site construction associated with this project we are
assuming 1 lots, 1.20 acres of disturbance, 1.5 years from demo through
build out of construction and an additional 3.00 years till full vegetative
stabilization due to seeding. Which results in an Erosion Control Fee estimate
of $1,637.75 . Please note that as the plans and any subsequent review
modifications of the above-mentioned values change the fees may need to be
modified. I have provided a copy of the spreadsheet used to arrive at these
estimates for you to review. Please respond to this comment with any changes
to these assumed estimates and why, so that we may have a final fee estimate
ready for this project. The fee will need to be provided at the time of erosion
control escrow.
The Stormwater Inspection Fees are based on the number of LID/WQ Features
that are designed for on this project. Based on the plans we identified 1
number of porous pavers, 0 number of bioretention/level spreaders, 0 number
of extended detention basins, and 0 number of underground treatments, results
in an estimate of the Stormwater LID/WQ Inspection fee to be $ $365.00 .
Please note that as the plans and any subsequent review modifications of the
above-mentioned values change the fees may need to be modified. I have
provided a copy of the spreadsheet used to arrive at these estimates for you to
review. Please respond to this comment with any changes to these assumed
estimates and why, so that we may have a final fee estimate ready for this
project. The fee will need to be provided at the time of erosion control escrow. "
SLS RESPONSE: Noted.
SZANTON RESPONSE: Will review fees as necessary.
Department: Stormwater Engineering – Water Utilities
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 8
03/12/2025: FOR FINAL APPROVAL - UPDATED:
The quantity detention volume still is low compared with my calculations. This
can be discussed in our meeting.
01/14/2025: FOR FINAL APPROVAL:
The detention pond sizing needs to be per the City of Fort Collins Stormwater
Criteria Manual. The amount of quantity detention required should be around
8,600 cubic feet.
SLS RESPONSE: The detention pond sizing is revised per our Team’s meeting.
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Comment Number: 14
03/12/2025: FOR FINAL APPROVAL:
The City does not require a water quality orifice for a porous paver system. The
filtration and infiltration potential is all that is needed.
SLS RESPONSE: The orifice is removed.
Comment Number: 15
03/12/2025: FOR FINAL APPROVAL:
A 10-year orifice is not needed as well. Please revise to have one orifice for
the quantity detention with a release rate equal to the existing 2-year rate.
SLS RESPONSE: The orifice is removed.
Comment Number: 16
03/12/2025: FOR FINAL APPROVAL:
I could not find a revised drainage report that was submitted in Round 2.
Please submit the revised drainage report.
SLS RESPONSE: The drainage report was provided by separate email. A revised report is included with
this submittal.
Comment Number: 17
03/12/2025: FOR FINAL APPROVAL:
The City recommends a meeting to go over the remaining storm water comments.
SLS RESPONSE: A Team’s meeting was held.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 6
03/12/2025: FOR FINAL APPROVAL:
The existing watermain in Conifer street is an 8-inch cast iron line. Please revise
description on Utility Plan. The wet tap sleeves will need to be adjusted accordingly.
SLS RESPONSE: The callout is updated.
Comment Number: 7
03/12/2025: FOR FINAL APPROVAL:
The existing sewer main in Conifer Steet is a 10-inch Vitrified Clay Pipe.
Please revise description on Utility Plan.
SLS RESPONSE: The callout is updated.
Comment Number: 8
03/12/2025: FOR FINAL APPROVAL:
For the hydrant and fire service, please remove gap between tee and valve as
the valve will be attached directly to the tee.
SLS RESPONSE: The valve is moved.
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Comment Number: 9
03/12/2025: FOR FINAL APPROVAL:
The City prefers no water utilities to be under a porous paver system if there is another
option. It appears there is not another option, but wanted to check and make sure.
SLS RESPONSE: The porous pavers are revised so the water line is not under the pavers.
Comment Number: 10
03/12/2025: FOR FINAL APPROVAL:
The shrubs behind the two meter pits are too close to the pits. Please provide 4
feet of separation from the center of the pit to the mature edge of the shrub.
Also, there is one shrub too close to the hydrant. Please revise.
SLS RESPONSE: The shrubs are moved.
STUDIO TERRA RESPONSE: Shrubs were moved.
Department: Light And Power
Contact: Austin Kreager akreager@fcgov.com 970-224-6152
Topic: General
Comment Number: 3
03/04/2025: FOR FINAL APPROVAL:
Light and Power owned facilities cannot be located underneath the proposed
permeable pavers and less than three feet from the storm pipe. The pavers or
transformer will need to be relocated.
01/07/2025: FOR FINAL APPROVAL:
Please ensure that proper utility separations are met. The transformer is
proposed far too close to the proposed storm line. All of our facilities must have
a ten foot clearance away from all water, wastewater, and storm sewer facilities.
We also require a three foot clearance away from all other utilities with the
exception of communication lines.
SLS RESPONSE: The pavers are relocated, so the power line is not longer encroaching into the pavers.
Comment Number: 5
01/07/2025: 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-investmen
t-development-fees
SZANTON RESPONSE: Will review the fees provided on the city website and contact you with any
questions.
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Comment Number: 6
01/07/2025: INFORMATION:
Any existing and/or proposed Light and Power electric facilities that are within
the limits of the project must be located within a utility easement or public
right-of-way.
SLS RESPONSE: A utility easement is included with this submittal.
Comment Number: 7
01/07/2025: INFORMATION:
You may contact Austin Kreager with project engineering if you have questions.
(970) 224-6152. You may reference Light & Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar
ds.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.
SLS RESPONSE: Noted.
Comment Number: 9
01/15/2025: FOR FINAL APPROVAL - UNRESOLVED:
Any existing and/or proposed Light and Power electric facilities that are within
the limits of the project must be located within a utility easement or public
right-of-way. Please show the primary wire and transformer in an easement for
your next submittal.
SLS RESPONSE: No facilities are located outside of an easement.
Comment Number: 10
03/04/2025: PRIOR TO BUILDING PERMIT:
Thank you for submitting a one-line diagram and C-1 form. The C-1 form will
need to include the meter for the fire pump on the final version of the form.
STUDIO LIGHTING RESPONSE: See submittal for updated form.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 2
03/04/2025: FOR FINAL APPROVAL - UPDATED:
12/18/2024: FOR FINAL APPROVAL:
The top of bank and the Natural Habitat Buffer Zone needs to be delineated and
labeled on the site, grading, utility, photometric, and landscape plan.
Only the area by the drainage ditch will be part of the NHBZ. Please note this
on all of the plans.
SLS RESPONSE: Provided on drawings.
STUDIO TERRA: Provided on drawings.
STUDIO LIGHTING: Top of bank and natural habitat buffer zone noted on photometric.
SA RESPONSE: Provided on drawings.
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Comment Number: 3
03/04/2025: FOR FINAL APPROVAL - UPDATED:
12/18/2024: FOR FINAL APPROVAL:
Please add the following note on all sheets of the site, landscape and utility
plans that show the Habitat Buffer: "The Natural Habitat Buffer Zone is intended
to be maintained in a native landscape. Please see Section 5.6 of the Land
Use Code for allowable uses within the Natural Habitat Buffer Zone." This will
help preserve the intention behind the buffer zones and the natural features into
the future.
This note is already added to the landscape plan, however, please include it on
appropriate pages of the utility plan.
SLS RESPONSE: The note is added to the utility plans.
STUDIO TERRA RESPONSE: NOTE IS ON THE LANDSCAPE PLAN ALREADY. WE WILL HAVE IT
ADDED TO THE IRRIGATION PLANS AS WELL.
SA RESPONSE: Noted on Site Plan.
STUDIO LIGHTING RESPONSE: Note added to photometric.
Comment Number: 4
03/04/2025: FOR FINAL APPROVAL - UNRESOLVED:
12/18/2024: FOR FINAL APPROVAL:
A restoration plan will be required that addresses weed management, seedbed
preparation, seeding, and outlines the reference area-based success criteria,
general timeline, and monitoring methods. An abbreviated version containing
the key points of the plan will be required on the site/landscape plan.
STUDIO TERRA RESPONSE: Abbreviated version provided on plans
CTL THOMPSON RESPONSE: Restoration Plan provided with submittal.
SANTULAN: Abbreviated version provided on plans
Comment Number: 6
03/10/2025: FOR FINAL APPROVAL - UPDATED:
12/18/2024: FOR FINAL APPROVAL:
Include a NHBZ Sheet with the Landscape Plan that maps out the existing
NHBZ area, area to be mitigated, and NHBZ mitigation. In addition, include a
table with the following: NHBZ to be mitigated, NHBZ mitigation, existing NHBZ,
and proposed NHBZ. Please consult with Environmental Planning on details of
this sheet.
This will need to be revised to only include the NHBZ by the drainage ditch.
STUDIO TERRA RESPONSE: REVISED PER CITY DIRECTION.
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Comment Number: 11
03/04/2025: FOR FINAL APPROVAL:
For final approval, the details and specifics of restoration and/or mitigation for
the Natural Habitat Buffer Zone must be created. For permitting phase,
development agreement language will be created to memorialize the buffer and
clarify requirements, and a security will need to be provided prior to the
issuance of a Development Construction Permit that accounts for the installation
and establishment of the Natural Habitat Buffer Zone. This total is documented
in a NHBZ Estimate Sheet.
At this time, a NHBZ estimate sheet needs to be submitted by the developer
and approved by the City Environmental Planner.
OWNER RESPONSE: NHBZ Estimation Sheet provided in Submittal.
Comment Number: 12
03/04/2025: FOR FINAL APPROVAL:
Thank you for providing a prairie dog management memo. Please add that any
prairie dog removal efforts should be reported to the Environmental Planning
contact with the City of Fort Collins.
DOHN CONSTRUCTION: Updated letter provided.
Comment Number: 13
03/04/2025: FOR FINAL APPROVAL:
In the northeast section of the project where there was a rain garden planned,
please make sure the site plan, utility plan and landscape plan all show the
same thing. The site plan still looks like it is showing a rain garden, the utility
plan is showing detention seed mix, and the landscape plan is showing upland
seed mix.
A specific seed mix should be tailored to the site’s edaphic conditions,
anticipated moisture level, desired aesthetics, ecological goals, and expected
level of traffic. Seed mixes used in Natural Habitat Buffer Zones (NHBZs) are
required to be composed entirely of species native to Fort Collins. Contact the
Environmental Planner to discuss appropriate seed mix(es) and rate(s).
STUDIO TERRA RESPONSE: THIS IS UPLAND SEED NOT DETENTION.
SLS RESPONSE: The seed mix is added to the utility plans.
SANTULAN RESPONSE: Any reference to detention removed from drawings.
STUDIO LIGHTING RESPONSE: Backgrounds updated.
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Comment Number: 14
03/04/2025: FOR FINAL APPROVAL:
Please include the following note on the Landscape Plan and Site Plan for the
NHBZ pollinator gardens as a guide for installation and maintenance:
POLLINATOR PATHS AND/OR GARDEN NOTES
• BI-WEEKLY HAND WEEDING IS RECOMMENDED DURING THE
GROWING SEASON (MAY-NOVEMBER).
• MULCH IN POLLINATOR AREAS SHOULD BE SHALLOWER THAN
STANDARD PLANTING BEDS AND MAY NEED MORE FREQUENT
REPLACEMENT. BARE SOIL AREAS SHOULD OCCUR FOR GROUND
NESTING BEE SPECIES.
• DO NOT USE CHEMICAL HERBICIDES OR PESTICIDES IN
DESIGNATED POLLINATOR RESOURCE AREAS.
• DO NOT USE WEED BARRIER FABRIC IN DESIGNATED POLLINATOR
RESOURCE AREAS.
• DO NOT TRIM PERENNIALS OR GRASSES EARLIER THAN MID-APRIL
IN DESIGNATED POLLINATOR RESOURCE AREAS.
• TRIM STEMS OF PERENNIALS TO A HEIGHT OF 6-8” AND LEAVE IN
PLACE UNTIL THE NEXT GROWING SEASON.
• LEAVE SMALL BUNCHES OF CUT STEMS WITHIN POLLINATOR BEDS
AFTER TRIMMING. STEMS TO BE PLACED IN THE BACK OF PLANTING
BED OR DISPERSED IN BETWEEN PLANTINGS.
• LEAVE ANY FALLEN LEAVES WITHIN POLLINATOR BEDS THROUGH
THE NEXT GROWING SEASON. COLLECTED LEAVES CAN ALSO BE
PLACED IN SMALL PILES IN DESIGNATED OPEN SPACE AND/OR
AGRICULTURAL AREAS TO PROVIDE ADDITIONAL OVER-WINTERING HABITAT.
STUDIO TERRA RESPONSE: Provided on drawings.
SANTULAN RESPONSE: Provided on drawings.
Comment Number: 15
03/04/2025: FOR FINAL APPROVAL:
Please assure all plantings proposed in the NHBZ are native plantings. Cutleaf
smooth sumac and alpine currant are not native. Refer to the following database
to replace with a native alternative: https://www.fcgov.com/vegetation/.
STUDIO TERRA RESPONSE: Drawings revised to show NHBZ approved native plantings.
Comment Number: 16
03/10/2025: FOR FINAL APPROVAL:
Environmental Planning staff support a modification of standards to the Fort
Collins Land Use Code Section 5.6.1 standard given the site promotes a
specific need of the community by promoting affordable housing goals. As a
condition of approval environmental planning staff requires 80% plant survival of
general landscape beds for at least three growing seasons.
SZANTON RESPONSE: Ownership acknowledges 80% plant survival for at least 3 growing seasons.
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Department: Forestry
Contact: Malesa Plumley mplumley@fcgov.com
Topic: General
Comment Number: 6
03/14/2025: All of Forestry's concerns have been addressed, thank you. No
further comments.
STUDIO TERRA RESPONSE: Noted.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 3
03/10/2025: The site plan note 20 indicates 6 inch numerals. This needs to be
corrected to eight inch numerals.
01/10/2025: PREMISE IDENTIFICATION: ADDRESS POSTING &
WAYFINDING – IFC section 505.1.1 amendment
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in
a position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be arabic numbers or alphabetical letters. Numbers shall not be spelled
out. The address numerals for any commercial or industrial buildings shall be
placed at a height to be clearly visible from the street. They shall be a minimum
of 8 inches in height unless distance from the street or other factors dictate
larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze
or brass numerals are used, they shall only be posted on a black background for
visibility. Monument signs may be used in lieu of address numerals on the
building as approved by the fire code official. Buildings, either individually or
part of a multi- building complex, that have emergency access lanes on sides
other than on the addressed street side, shall have the address numbers and
street name on each side that fronts the fire lane.
Please add a note to the site plan indicating the address will comply. Also add
a generic address to the building elevations.
SANTULAN RESPONSE: Address is the actual address ownership would like to use for the project. It was
confirmed by planning and assessor that project address to not change.
Department: Internal 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
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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. For affordable housing these number are reduced.
• 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
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assuring, early on in the design, that the new projects are on track to complying
with all of the adopted City codes and Standards listed above. The proposed
project should be in the early to mid-design stage for this meeting to be
effective. Applicants of new projects should email rhovland@fcgov.com to
schedule a pre-submittal meeting.
Stock Plans:
When the exact same residential building will be built more then once with
limited variations, a stock plan design or master plan can be submitted for a
single review and then built multiple times with site specific permits. More
information can be found in our Stock Plan Guide at
fcgov.com/building/res-requirements.php.
SANTULAN RESPONSE: Acknowledged.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 8
03/07/2025: FOR FINAL APPROVAL - UNRESOLVED:
01/13/2025: 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’.
SLS RESPONSE: Datum revised to show exact format.
Comment Number: 9
03/07/2025: FOR FINAL APPROVAL - UNRESOLVED:
01/13/2025: FOR FINAL APPROVAL:
There are misspelled street names in the vicinity map. See markups.
SLS RESPONSE: I do not see any misspelled words in the vicinity map.
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Comment Number: 11
03/07/2025: FOR FINAL APPROVAL:
There are line over text issues. See markups.
SLS RESPONSE:
01/13/2025: FOR FINAL APPROVAL:
There are line over text issues. See markups.
SLS RESPONSE: The text overlaps are corrected.
Comment Number: 12
03/07/2025: FOR FINAL APPROVAL:
Please remove the duplicate street names shown on some sheets. See markups.
SLS RESPONSE: The duplicate names are removed.
Comment Number: 13
03/07/2025: FOR FINAL APPROVAL:
There are text over text issues. See markups.
SLS RESPONSE: The text overlaps are corrected.
Department: Outside Agencies
Contact: Donna George, Xcel Energy
Topic: General
Comment Number: 1
03/04/2025: INFORMATION:
See attached comment letter.
SLS RESPONSE: The letter is noted.
STUDIO LIGHTING RESPONSE: Acknowleged.
Contact: Marcus Petty, Comcast
Topic: General
Comment Number: 2
03/04/2025: INFORMATION:
Comcast will be able to service this location.
SLS RESPONSE: Noted.
SZANTON RESPONSE: Interested in pursuing Connexion as utility service provider over comcast and
would like a will serve letter from that provider.