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Home My WebLink AboutSupporting Documentation - Response to Comments - 04/18/20251 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 April 18, 2025 Polestar Gardens, Inc. Att: Michael Gornik P.O. Box 211582 Fort Collins, CO 80521 RE: Polestar Village, FDP240010, Round Number 3 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Polestar Village. 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 07/02/2024: 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! Comment Number: 2 07/02/2024: SUBMITTAL: As part of your 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. Please use the markups to insert responses to each comment on plans. Please do not flatten markup responses. 2 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 07/02/2024: 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?1736535064 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 07/02/2024: 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 07/02/2024: 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. Comment Number: 6 07/02/2024: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Comment Number: 7 04/10/20205: INFORMATION - UPDATED: For the first quick check review, the additional review fee will not be charged. 07/02/2024: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. 3 Comment Number: 9 07/02/2024: 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. Comment Number: 10 07/02/2024: INFORMATION: When your final plan or site-specific development plan gets approved, you have up to three (3) years to finish all the necessary engineering work like water, sewer, streets, and lighting, following city rules. 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 final plan stay valid unless the law says otherwise. Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com Topic: General Comment Number: 7 04/02/2025: FOR DEVELOPMENT CONSTRUCTION PERMIT - UPDATED: Keeping this comment active as a reminder. You can submit your DCP application to Marissa and I at any time. Once all DCP application materials are received, you can schedule a DCP meeting. Please be sure to clearly state which phase(s) the first DCP will cover, and provide the public infrastructure cost estimate to match. JR Response: Noted 12/17/2024: FOR DEVELOPMENT CONSTRUCTION PERMIT: You may apply for a DCP permit at your convenience. The application can be found here: https://www.fcgov.com/engineering/devrev. In order to get your DCP issued, you must have all plans approved, the plat and DA must be recorded at the County, and all fees must be paid with escrows posted. Once the plans are nearing approval, we can schedule a DCP meeting with your team and your contractors. This meeting must be held prior to the issuance of the DCP. Department: Stormwater Engineering – Erosion Control Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Erosion Control Comment Number: 1 04/15/2025: FOR RECORDING: Please submit Erosion Control Escrow Calculations for the site and provide an updated SWMP with the missing appendices attached including the Erosion Control Estimate(s) calculations. 4 JR Response: See Erosion Control escrow calculations provided with this submittal with the SWMP report. 01/14/2025: FOR FINAL APPROVAL: Please address redlined comments provided on the Utility Plans. 07/19/2024: FOR FINAL APPROVAL: This project disturbs 5 or more acres so erosion control phasing materials will need to be provided in the erosion control plans, reports and escrow. Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCSCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5) (Include Initial, Interim and Final ESC Plans) Department: Stormwater Engineering – Water Utilities Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 7 04/15/2025: FOR RECORDING - UPDATED: Please see updated redlines. JR Response: See response to redlines provided with this submittal. 01/14/2025: Please see updated redlines. 07/23/2024: Please see redlines. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so. Department: Water-Wastewater Engineering Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 3 04/15/2025: FOR RECORDING - UPDATED: Please clarify what will be done with the existing irrigation service - either abandonment, reconfiguration, or relocation. *If this 1" service is to be used, please include zone/flow information on the PIP to verify appropriate sizing for anticipated use. JR Response: Existing commercial irrigation meter to be removed and relocated as part of phase II improvements. 01/14/2025: Noting - No irrigation meters proposed, and all common/commercial areas to be irrigated with ditch water. Single family lots are not included in the requirements for separate irrigation meter. Please see redlines on PIP regarding water supply requirements for some areas that were not included in the calculations. 07/23/2024: I understand ditch water is proposed to be used for irrigation on at least a portion of this site; however, all details do not appear to be clear at this point. What areas will use ditch water, and what areas will require separate irrigation service? Details need to be clarified to show where irrigation services are, or are not, needed, in order to verify irrigation needs are met for the entire site. 5 Comment Number: 4 04/15/2025: FOR RECORDING - UPDATED: Please see updated redlines. JR Response: See response to redlines provided with this submittal. 01/14/2025: Please see updated redlines. 07/23/2024: Please see redlines. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so. Comment Number: 7 04/15/2025: DEVELOPMENT AGREEMENT: Please note the development agreement will be updated to include reference to the shared fire services and associated covenant agreement(s). Covenant agreement(s) will be required to allow shared fire services; covenant agreement to be completed prior to project approval/recording. JR Response: Noted Comment Number: 8 04/17/2025: FOR RECORDING: Update was received 4/17 and will be reviewed. 04/15/2025: Please address redlines/questions on water meter sizing memo sent with previous round of review. JR Response: Updated. See response to comments on the utility and Dan Mogen’s additional mark-ups. Department: Light And Power Contact: Luke Unruh lunruh@fcgov.com 970-416-2724 Topic: General Comment Number: 9 04/08/2025: L&P has no further comments Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 15 03/28/2025: FOR FINAL APPROVAL: All plantings within the NHBZ should be native plantings according to the City of Fort Collins Land Use Code. Note Hackberry, Bur Oak (could be replace with Gambel Oak), Western Catalpa, and Prairie Cascade Willow (could be replaced with Peachleaf Willow) are not native to our area. Please refer to the City of Fort Collins Vegetation Database to determine trees that are suitable for the area and native:https://www.fcgov.com/vegetation/ JR Response: Tree species have been revised Comment Number: 16 03/28/2025: FOR FINAL APPROVAL: Please make sure the rain garden seed mix is the same on all plans. The one on the NHBZ document is the approved mix, however, there is a different mix 6 listed on the landscape plan and plan set (page 19 is the incorrect one and page 32 is the correct one). JR Response: Rain Garden seed mix has been revised Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 6 04/15/2025: INFORMATION: Thank you for relocating 27 spruce trees. Since these trees were relocated and not removed as originally proposed, the mitigation is reduced from 83 to 49 trees. Please feel free to adjust tree sizes on the planting schedule to regular standards. JR Response: Completed Department: GIS Contact: Dylan Lewan dlewan@fcgov.com Topic: General Comment Number: 01/21/2025: FOR FINAL APPROVAL - UNRESOLVED: 07/10/2024: FOR FINAL APPROVAL: The proposed street, Polaris St will need to be changed in the plans. Polaris Dr already exists in Fort Collins. It is possible the county will want a change to Happy Heart Way because there are several Happy **** street names. JR Response: Changed to Polestar Way. Ally is being kept as Happy Heart Way. Department: Building Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 07/15/2024: Multi-family Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code (currently on the 2021 IPC) 2023 National Electrical Code (NEC) as amended by the State of Colorado Projects shall comply with the current adopted building codes, local 7 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. This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. R-2 occupancies must provide 10ft to 30ft of fire separation distance (setback) from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. All multi-famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. A City licensed commercial general contractor is required to construct any new multi-family structure. Energy code requires short hot water supply lines by showing plumbing compactness. For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email 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 8 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. Comment Number: 2 07/15/2024: 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 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 2015. 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 non-fire 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 solar-ready 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. 9 Comment Number: 3 07/15/2024: 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): 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 10 can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Construction Drawings Comment Number: 7 04/15/2025: FOR FINAL APPROVAL-UPDATED: Please correct the typo in the Benchmark Statement. See markups. JR Response: Updated statement 01/14/2025: FOR FINAL APPROVAL-UNRESOLVED: This is still not addressed. 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’. 07/23/2024: FOR FINAL APPROVAL: There is no Benchmark Statement on the cover. 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 11 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’. JR Response: Updated Topic: Landscape Plans Comment Number: 9 04/15/2025: FOR FINAL APPROVAL: Please correct the sizing of sheet E7. JR Response: Will be replotted at time of Final Topic: Plat Comment Number: 1 04/15/2025: FOR FINAL APPROVAL - UPDATED: Please make changes as marked in the Technical Services (TS) markup PDF. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the markups, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com JR Response: See response to markups 01/14/2025: FOR FINAL APPROVAL-UPDATED: Please make changes as marked in the Technical Services (TS) markup PDF. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the markups, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com 07/23/2024: 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 Contact: Donna George, Xcel Energy Topic: General Comment Number: 6 04/10/2025: INFORMATION: Please see the attached response. Contact: Meagan deRoin, Larimer County Assessor's Office Topic: General 12 Comment Number: 7 04/03/2025: INFORMATION: No issues found at this time. No tax liens Contact: Melissa Buick, Pleasant Valley Topic: General Comment Number: 4 07/25/2024: FOR APPROVAL: Pleasant Valley would like you to include the width of the PVLCC ditch easement on the final plans and the grading plans JR Response: Ditch easement shown on plans Department: Water Conservation Contact: Emma Pett epett@fcgov.com Topic: General Comment Number: 2 01/09/2025: INFORMATION: Detailed irrigation submittal requirements can be found here: https://www.fcgov.com/utilities//img/site_specific/uploads/irrigation-plan-submitt al-reqs.pdf?1649260267 Contact: Eric Olson eolson@fcgov.com 970-221-6704 Topic: General Comment Number: 1 07/22/2024: FOR BUILDING PERMIT: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to irrigationdr@fcgov.com or Eric Olson at eolson@fcgov.com JR Response: Final Plans submitted