HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 11/08/2024
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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
November 08, 2024
Capri Colorado Holdings LLC
4040 MacAurther Blvd, Suite 250
Newport Beach, CA 92660
RE: Willox Farm, FDP240005, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Willox Farm. 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!
RESPONSE: Acknowledged.
Comment Number: 2
SUBMITTAL:
As part of your resubmittal, you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format. Please use this
document to insert responses to each comment for your submittal, using a different font color.
When replying to the comment letter please be detailed in your responses, as
all comments should be thoroughly addressed. Comments requiring action
should NOT have a response such as noted or acknowledged. You will need to
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provide references to specific project plans, pages, reports, or explanations of
why comments have not been addressed [when applicable].
RESPONSE: Acknowledged.
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.
RESPONSE: Acknowledged.
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
RESPONSE: Acknowledged.
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.
RESPONSE: Acknowledged.
Comment Number: 6
INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
RESPONSE: Acknowledged.
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.
RESPONSE: Acknowledged.
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Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
(Older comments by John Gerwel)
Topic: General
Comment Number: 1
05/07/2024: FOR FINAL APPROVAL:
Was a resolution reached on the Farm Agreement dispute with the neighboring
property owner? Do the proposed easements and drainage infrastructure within
the private drainage easement interfere with the conditions of the agreement?
This easement could also impact the installation of the future irrigation line that
is shown in the plans. Leaving this comment active until the item has been resolved.
RESPONSE: We are still working with the adjacent property owners, but the proposed easements
and drainage improvements are designed to work alongside the existing drainage easement
without causing any conflicts. Access is being provided through the Willox development to the
park trail. The storm infrastructure will capture offsite flows from the Kafka property and direct
them to the detention pond, ensuring proper conveyance. We’ve also made sure the design
maintains the historic drainage pattern of the area. We’ve provided a connection for their future
flows, so the future irrigation line should not impact their future drainage.
Comment Number: 20
10/29/2024: FOR FINAL APPROVAL:
Many of the vertical curves appear too short. The minimum VC length on any
street with a 25 MPH design speed would be ~75 feet minimum. 50 feet or 60
feet are too short for a VC.
RESPONSE: Responses to the VC lengths have been made on the PDF of the construction plans.
05/07/2024: FOR FINAL APPROVAL:
Vertical curve length for local residential streets is around 70 feet for crests and
sags. Some spots fell short of that. Same with the Willox design. Vertical curves
should for 40 mph should be around 110 feet. See redlines.
Comment Number: 25
10/17/2024: DEVELOPMENT AGREEMENT:
Leaving this comment active as a reminder.
RESPONSE: Acknowledged.
05/21/2024: DEVELOPMENT AGREEMENT:
Lots within the private sanitary easement from the Farm Agreement cannot be
built upon until that easement is vacated. This needs to be noted somewhere
and will be included in the Development Agreement.
Comment Number: 6
10/17/2024: FOR FINAL APPROVAL - UPDATED:
Per the LCUASS Utility plan checklist, contours should extend a minimum of 50
feet offsite. Please provide additional existing contours to the east of the site.
RESPONSE: Contours have been provided 50ft outside of the property lines. Additional spot
elevations have been provided to show how the proposed design ties into the existing grades.
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05/07/2024: FOR FINAL APPROVAL:
It is difficult to see how the proposed grading contours tie into existing grade, or
the existing grade isn't shown. This is mainly an issue on the east and west
sides of the property. Please review this and show contours tying in. See
redlines for examples that I caught.
Comment Number: 8
10/17/2024: FOR FINAL APPROVAL - UPDATED:
John's comment was only partially addressed. Continuance of grade and
ground lines for all Local and Collector Streets that dead end shown for 500’
beyond the proposed construction. This is so we can evaluate the proposed
design to see if the proposed road can be extended to the west in the future
with further development.
RESPONSE: We’ve updated the plans per conversations with engineering. The extension and 4:1 tie
ins have been shown.
05/07/2024: FOR FINAL APPROVAL:
When Moller dead ends, the existing grade beyond what is proposed needs to
be shown so we can see that future connections would be feasible with what is
being designed now. The technical requirement is 500 feet beyond proposed
construction for local streets. That length probably won't be necessary if it can
be reasonably shown that these proposed grades are compatible with existing
grade and future designs. Another issue is that any grading within the ROW
cannot exceed 4:1. The edge of Moller looks to be in violation of that.
Comment Number: 9
10/17/2024: FOR FINAL APPROVAL - UPDATED:
The end of Moller Street still appears to be steeper than 4:1. After measuring
the distance between the 1-foot contours, there are several spaces where the
contours are only 3-feet apart, which is a 3:1 slope. Please revise the grading
and/or add a note labeling the slope as 4:1 or flatter.
RESPONSE: This grading has been revised to 4:1 in all locations here.
05/07/2024: FOR FINAL APPROVAL:
Maximum grading in the ROW is 4:1. The edge of Moller seems to be steeper than that.
Comment Number: 19
10/17/2024: FOR FINAL APPROVAL - UPDATED:
Add indemnification statement per the utility plan checklist.
RESPONSE: Indemnification statement has been added to the cover sheet.
05/07/2024: FOR FINAL APPROVAL:
I'm not seeing the engineering affirmation statement on the cover sheet of the
utility plans. See LCUASS Appendix E-4, section 1.J. The indemnification
statement is missing as well. See section 1.M of the same appendix.
Comment Number: 21
10/17/2024: FOR FINAL APPROVAL - UPDATED:
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Per LCUASS 7.4.1.B.3, grade breaks should be spaced at least 25 feet apart.
There are several spots in the road profiles that do not meet this minimum standard.
RESPONSE: Responses to these grade break comments are located on the PDF of the civil
construction plans.
05/07/2024: FOR FINAL APPROVAL:
Single point grade breaks on streets should not exceed 0.4%. See redlines.
Comment Number: 24
10/17/2024: FOR FINAL APPROVAL - UPDATED:
Please address all new redlines on Round 2 plans
RESPONSE: All redlines from the PDF civil construction plans have been update.
05/16/2024: FOR FINAL APPROVAL:
Please address engineering redlines not specifically commented on.
Comment Number: 26
10/18/2024: FOR FINAL APPROVAL:
The deed of dedication must be submitted for the utility easement dedication by
separate document. The easement must be recorded prior to the recording of
the plat, and the reception number should be added to the plat.
RESPONSE: All easements have been submitted with this most recent round. They will be recorded
once we have the final signoff on our sanitary line layout through the park.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 3
11/06/2024: FOR FINAL APPROVAL UPDATED:
Upon further coordination with Parks Planning, we would like to see the pedestrian/bike ramp
that accesses the trail from Willox to be a straight 90 degree access with a bollard to limit the
possibility of vehicles using that as a driveway. Bollard detail provided with final comments.
RESPONSE: The ramp has been updated and bollards have been provided. Bollard detail has been
added to the construction plans as well.
05/20/2024: INFORMATION: Further coordination may be needed internally at
the City with regard to the access ramp for the trail connection to Willox. Will coordinate with
Park Planning and Engineering. Additional signs, markings, or bollards may be needed.
Department: Erosion Control
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Erosion Control
Comment Number: 1
11/04/2024: FOR APPROVAL:
Please see and address all redlined comments provided on plans and reports.
Please show all proposed off-site construction activities on the EC plans and
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provide mitigation measures for these. Include these in your EC cost estimate.
There will be fees assessed for inspection of all water quality features and
measures on the site per City Code. An estimate for these fees will be provided
once all water quality measures are finalized.
RESPONSE: Redlines have been addressed and responded to in the PDF. All proposed
construction activities have been included. These measures are provided in the cost estimate.
05/21/2024: FOR APPROVAL:
The site is larger than 5 acres, hence a phased design and plans for Erosion
Control Measures are required. Please submit a revised report discussing the
phasing of the measures installation as well as phased plans (Initial, Interim and Final)
Topic: General
Comment Number: 2
11/04/2024: FOR APPROVAL:
It is suggested that much of the proposed concrete pans be turned into
bioswales due to the flat grades present throughout the site.
RESPONSE: We are unable to turn the concrete pans into bioswales. We were able to discuss this
with Basil in a previous meeting. Please let us know if you have any questions.
05/21/2024: FOR APPROVAL:
The extensive use of concrete pans in detention ponds and in swales is not
desirable and does not comply with the City's Detention Pond Landscape
standards. Please revise and provide plans that comply with City standards.
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 6
11/05/2024: For Final Approval-Updated:
Not all storm sewer is labeled.
RESPONSE: Storm sewer has been updated and labeled.
05/22/2024: For Final Approval:
Please label all storm sewer as "private" or "public" on the Storm Sewer Profiles.
Comment Number: 7
11/06/2024: For Final Approval updated-:
Please add a detail. Riprap needs to be buried is used.
RESPONSE: Rip rap has been added and the details have been provided.
05/22/2024: For Final Approval:
Please add erosion protection on all pipe outlets.
Comment Number: 8
11/06/2024: For Final Approval reminder-:
RESPONSE: Understood. We have been and will continue to work with Natural Resources on this
easement. We sent the final easement and documents with the previous submittals. Outfall and
monitoring plan are being reviewed by Natural Areas and the client.
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05/22/2024: For Final Approval:
All off-site drainage easements need to be finalized before signing of Utility
Plans. Also, final determination if any off-site improvements are necessary for
the outfall need to be coordinated with Natural Areas and City Stormwater.
Comment Number: 12
11/06/2024: For Final Approval updated-:
Please remove the extended detention for the main detention pond. Also,
please remove the water quality outlet structure showing an orifice plate.
RESPONSE: Understood.
05/22/2024: For Final Approval:
Discussions should take place regarding if extended detention is needed for
the small sub-basin that is not entering either rain garden. The City would be
OK with this small sub-basin not having extended detention and having water
quality mitigation from landscape buffering.
Comment Number: 13
11/05/2024: For Final Approval:
Please provide documentation in the drainage report discussing how the
property to the west will drain in the existing condition and when it develops.
This development will need to provide space for an outfall or provide an actual
outfall in which the they could tie into.
RESPONSE: A summary of the outfall tie in has been provided under Section 5.2.3 Basin OS1. If the
property to the west is developed, they would be able to release their detained runoff into the swale
already provided or they could tie into the storm pipe that crosses Moller Street on the west side of
the site.
Comment Number: 14
11/05/2024: For Final Approval:
The City is also discussing the minimal cover of the proposed 30-inch RCP
(Storm D) over the existing 36-inch water main and will update the Applicant on
what will be acceptable.
RESPONSE: We’ve discussed this pipe and cover with Stormwater. The design has been revised
with the new alignment of the sanitary sewer. Please let us know if you have any additional
questions.
Department: WaterWastewater- Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 5
11/05/2024: For Final Approval-Updated:
More discussion needed.
RESPONSE: The most recent sanitary sewer alignment was discussed at our meeting on site.
We’ve provided notes on the civil construction plan set about the dog park.
05/27/2024: For Final Approval:
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In Soft Gold Park, the proposed utility easement needs to stay out of the dog
park and associated fence.
Comment Number: 8
11/05/2024: For Final Approval Repeat- Comment:
RESPONSE: Understood. This has been updated.
05/27/2024: For Final Approval:
Please provide a swivel tee at the hydrant lateral for the west end water main stub.
Comment Number: 10
11/05/2024: For Final Approval-Updated:
This size tap is enough to provide the necessary demand, but what about
irrigation distribution? Only having one tap will create several locations where
private irrigation lines will cross the ROW and public utilities.
RESPONSE: One tap will serve the site, all ROW crossings will be sleeved. A
single 1.5-inch tap is sufficient for
the development irrigation system. See tap sizing calculation table on IR-0
05/27/2024: For Final Approval:
I believe there is only one (1) irrigation tap proposed. Is this enough with the
size of the site? There should be enough irrigation taps to easily serve all the
open space areas. Also, please provide sizing calculations for each tap to
ensure taps are sized appropriately.
Comment Number: 11
11/05/2024: For Final ApprovalRepeat- Comment:
RESPONSE: We’ve tried to space these utilities 6-10ft from the property lines. Electrical stub design
has been provided to show spacing and connections. There are a few that do not comply with that
exact distance due to needing space for ROW trees and sanitary stubs. Please reach out to EPS if
we need to discuss this further. See Comment 8 from L&P about them needing us to shift our water
stubs.
05/27/2024: For Final Approval:
All water services need to be at least 6 feet, 10 ft. preferred, from the property
line. This is to ensure gas or electric will have enough space, which are
normally served on the property lines.
Comment Number: 13
11/05/2024: For Final Approval-Updated:
Sorry. I meant to say 2 valves total, one on each end. Please revise.
RESPONSE: Understood. This has been revised.
05/27/2024: For Final Approval:
Please add two (2) valves on each end of the railroad crossing. These should
be a minimum 5 feet outside of the casing pipe.
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Comment Number: 16
11/05/2024: For Final Approval:
For the "new" railroad crossing of the watermain proposed this round, please
provide a valve on each end of the casing pipe 5 ft from end of casing. Also,
the City is having discussions of taking the watermain over the existing 12-inch
sanitary sewer instead of the proposed lowering.
RESPONSE: Understood. Please review the revised utility layout and let us know if you have any
questions or if you came to a conclusion per your discussion.
Comment Number: 17
11/05/2024: For Final Approval:
The City is discussing the new sanitary sewer profile within Soft Gold Park.
Currently the design is showing virtually no vertical separation from the existing
30-inch storm and 36-inch water main. Typically, this is not a design the City
accepts. The City suggests a meeting to go over options.
RESPONSE: The sanitary sewer main has been revised per conversations with the City. We
provided an exhibit with the revised layout and have responded to those comments separately.
Comment Number: 18
11/08/2024: For Final Approval:
The maintenance access path in Soft Gold Park for the sanitary sewer has
some bends that will not work for the City's trucks. Also, a full path through the
park is most likely needed to avoid having to perform a turn around movement
with the City's trucks. This topic can be discussed in our meeting as well.
RESPONSE: This design was discussed during our meeting on site at the park. The revised design
should accommodate the utility trucks and turnaround movements.
Department: Light And Power
Contact: Daniel Paluzzi dpaluzzi@fcgov.com
Topic: General
Comment Number: 7
10/30/2024: FOR FINAL APPROVAL:
The electric design in Autocad has been redesigned and some of the electric
service lines have moved. I will send over the new design. Please show the new
design on the utility plan for the next submittal.
RESPONSE: New design has been provided in the updated civil construction plans.
Comment Number: 8
10/30/2024: FOR FINAL APPROVAL:
With the redesigned electric, it appears there is some conflicts with some of the water services.
Please work with the water department on separation requirements for the water services.
RESPONSE: Water services have been updated.
Comment Number: 9
11/05/2024: FOR FINAL APPROVAL:
Please see the markups in the utility plan for revised electrical routing through the park.
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RESPONSE: Markups have been addressed in the PDF comments. Additional coordination was
communicated via email for the most recent layout.
Comment Number: 10
11/05/2024: FOR FINAL APPROVAL:
Please revise the utility alignment though the park to match the revised electrical
running line through the park.
RESPONSE: Utility alignment through the park has been revised per the most recent emails sent
between EPS and the City.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 1
11/05/2024: FOR APPROVAL
There are multiple proposed trees directly on top of or very close to the east
storm drain. Please keep the trees on the planting schedule, but shift them to
meet separation requirements. (see forestry redlines)
RESPONSE: Now updated.
Comment Number: 2
11/05/2024: FOR APPROVAL
Please ensure all other separation requirements are being met. See Forestry redlines.
RESPONSE: updated.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
05/21/2024: INFORMATION: Both Park Planning & Development and Parks
department comments will be provided by Missy Nelson | mnelson@fcgov.com |
970.416.8077
Comment Number: 13
11/05/2024: FOR FINAL APPROVAL: Please include the area of disturbance
within Soft Gold Park for the Erosion Control Escrow.
RESPONSE: Now showing.
Comment Number: 14
11/05/2024: FOR FINAL APPROVAL: Please add Soft Gold Park Irrigation
sheet to the Landscape Plan. Use Parks' Irrigation standards and reference
as-builts. There will need to be coordination in the field with with the Crew Chief
as some of the irrigation may have changed over the years. I will be the
scheduling contact for the Crew Chief. Thank you.
RESPONSE: Irrigation plans have been included.
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(note these details will be part of the Parks permit that is being drafted).
Comment Number: 15
11/05/2024: FOR FINAL APPROVAL: Please see various redlines.
RESPONSE: Updated.
Comment Number: 16
11/05/2024: FOR FINAL APPROVAL: Valve and stub out in a sleeve the
irrigation so that Parks can install drip rings on all the trees east of the proposed
new 12' walk. Please add to Soft Gold Park Irrigation Page.
RESPONSE: Provided.
Comment Number: 17
11/05/2024: FOR FINAL APPROVAL: The new sanitary pipe shall be bored,
not trenched. Trenching will damage the tree roots along the west side of
Hickory Village. Please add to Utility Plans and Landscape Plans (would like
on landscape plans because it could have an affect on the trees).
RESPONSE: Note has been added to landscape plans. Notes about special excavation area have
been added to the utility plans.
Comment Number: 18
11/05/2024: FOR FINAL APPROVAL: Can manhole cover at north end of the
Park be moved off the trail, or at least off the side as much as possible with a
pedestrian friendly lid?
RESPONSE: Cover has been moved off the trail.
Comment Number: 19
11/05/2024: FOR FINAL APPROVAL: Please show cross sections- of trails,
Cross slope- should target 1.5%, no greater than 2%.
RESPONSE: All trails have no greater than 2% cross slope. Cross slope labels and spot elevations
have been provided to show.
Comment Number: 20
11/05/2024: FOR FINAL APPROVAL: While the Willox Farm portion of the trail
is not owned and maintained by the City Parks Department, there is general
concern with the angled trail approach onto W. Willox Ln. Please straighten,
add flare and removable bollard. This comment should coordinate with Traffic,
Planning, and Transportation Planning.
RESPONSE: This has been changed.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 6
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11/05/2024: FOR FINAL APPROVAL-UPDATED:
The Benchmark Statement shown on all sheets need to match what is shown
below. 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: This statement has been updated on all applicable sheets.
05/21/2024: FOR FINAL APPROVAL:
The Benchmark Statement shown on the cover sheet needs to match sheet 2
Note #40 & what is shown below. 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’.
Comment Number: 7
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11/05/2024: FOR FINAL APPROVAL-UPDATED:
There are sheet numbering issues. See markups.
RESPONSE: Numbering issues have been revised.
05/21/2024: FOR FINAL APPROVAL:
There are sheet numbering issues. See markups.
Topic: Plat
Comment Number: 1
11/05/2024: FOR FINAL APPROVAL-UPDATED:
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
RESPONSE: Changes per markups have been completed. Responses have been added to the PDF.
05/20/2024: 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
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 1
11/04/2024: INFORMATION: Thank you for submitting your preliminary
irrigation plan. Final irrigation plans must be reviewed before the building permit
can be issued. You can find specs here:
https://www.fcgov.com/utilities/img/site_specific/uploads/irrigation-plan-submittal-reqs.pdf
Email questions to irrigationdr@fcgov.com
RESPONSE: Acknowledged. Irrigation plans have been provided.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
05/14/2024: A permit is required for single family house construction and shall
comply with adopted codes as amended. Current adopted codes are:
• 2021 International Residential Code (IRC) with local amendments
• Colorado Plumbing Code (currently 2021 IPC) with local amendments
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• 2023 National Electrical Code (NEC) as amended by the State of Colorado
• Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here:
https://www.fcgov.com/building/codes
• New 2024 buildings codes will be adopted in 2025.
• Please read the residential permit application submittal checklist for complete requirements.
• Snow Live Load: Ground Snow Load 35 PSF.
• Frost Depth: 30 inches.
• Wind Loads: Risk Category II (most structures):
• 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
• Seismic Design: Category B.
• Climate Zone: Zone 5
• Energy Code: 2021 IECC residential chapter
INFORMATIONAL ITEMS:
• 5ft setback required from property line or provide fire rated walls & openings
for nonfire sprinkled houses per chap 3 of the IRC. 3ft setback is required- for fire sprinkled houses.
• Fire separation of 10ft between dwellings is required.
• Bedroom egress windows (emergency escape openings) required in all bedrooms.
• For buildings using electric heat, heat pump equipment is required.
• A passing building air tightness (blower door) test is required for certificate of occupancy.
• For projects located in Metro Districts, there are special additional code
requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
• New IRC code amendment R320 requires dwellings with habitable space on
the 1st floor must provide a visitable bathroom and path to such.
• The roof must be provided with solarready- zones at outlined in IRC appendix RB.
• Energy code requires short hot water supply lines by showing plumbing compactness.
Stock Plans:
When the same residential buildings will be built more than once, a stock plan
design or master plan can be submitted for a single review and then built
multiple times with site specific permits. More information can be found in our
Stock Plan Guide at fcgov.com/building/res-requirements.php.
RESPONSE: Acknowledged.
Comments from Meeting at Soft Gold Park:
Utility Plan:
• Add note that dog park fence will be replaced and/or repaired after installation of utilities is complete.
RESPONSE: Callout has been added.
• Show important trees that Forestry wants to remain and be protected on Hickory Village side of fence
• RESPONSE: Trees acknowledged during our site visit have been added to the plan set
• Add hatching for area that will need special attention (hydrovac, trenching widths, etc.)
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RESPONSE: Hatching area has been added to appropriate sheets.
o On site pre-construction meeting to set forth exact ground rules will be required with Forestry,
Water Utilities Inspector and contractor.
RESPONSE: Understood.
• Remove note about SS stub to Park restroom
RESPONSE: All notes about SS stub have been removed from the civil construction plan set.
• Show berm cross-sections
RESPONSE: We have added cross sections to the grading sheets to help show the berm.
o Include trees if berm encroaches into critical root zone
RESPONSE: Acknowledged
• Add Electrical vault dimensions
RESPONSE: Vault dimensions have been added.
o Needs to be a minimum of 3’ from trail edge
RESPONSE: Vault is at least 3ft from the edge of the trail.
Landscape Plan:
• Add important trees to survey and mitigation table on Hickory Village side of the fence that Forestry
wants to remain and be protected.
RESPONSE: Trees identified during site walk have been added to the tree mitigation plan & table.
• Add all tree critical root zones that are in the vicinity of any work taking place within Soft Gold
Park/Hickory Village
o *Confirm details with Christine
RESPONSE: Critical root zones (in vicinity of work within Soft Gold Park) have been added to the
landscape plans.
• Include saplings planned for relocation on survey and mitigation table
o (1 to 1 if they die within 2 years)
RESPONSE: Noted on plans.
• In lieu of SS line to restroom, add, developer to install drip rings to all trees east of trail on separate zone.
RESPONSE: Acknowledged. These items have been added to the irrigation plans.
• Also sleeving under new trail for future grass zones
RESPONSE: Acknowledged. These items have been added to the irrigation plans.