HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 01/24/2025
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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
January 24, 2025
Ken Merritt
JR Planners & Engineers
2900 S College Ave Suite 3D
Fort Collins, CO 80525
RE: College & Trilby Multifamily Community, FDP240017, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of College & Trilby Multifamily Community. 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!
Comment Number: 2
SUBMITTAL:
As part of your submittal, a response to the comments provided in this letter and
a response to plan markups is required. The final letter is provided to you in
Microsoft Word format. Please use this letter to insert responses to each
comment for your submittal, using a different font color. Please use the markups
to insert responses to each comment on plans. Please do not flatten markup responses.
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Provide a detailed response for any comment asking a question or requiring an
action. Any comment requesting a response or requiring action by you with a
response of noted, acknowledged etc. will be considered not addressed. You
will need to provide references to specific project plans, pages, reports, or
explanations of why comments have not been addressed [when applicable].
Comment Number: 3
SUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1703783275
File names should have the corresponding number, followed by the file type
prefix, project information, and round number.
For example: 1_SITE PLAN_Project Name_FDP_Rd1.
A list of numbers and prefixes for each file can be found at the link above.
Comment Number: 4
SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html
Comment Number: 5
SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing to resubmit your
plans, please notify me with an expected submittal date with as much advanced
notice as possible.
Comment Number: 6
INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
Comment Number: 7
FOR RECORDING – PLAT AND PLANNING SET:
A Planning Approval signature block needs to be added to the Plat.
For the City signature blocks on the Plat and Planning Set, instead of using "this
_______ day of ______A.D., 20____," please opt for "on this day,
____________" for the date. This alternative format facilitates smoother date input with digital signatures.
Additionally, kindly ensure there is sufficient space between the signature line
and the title line to accommodate the digital signature.
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JR Response: Addressed
Comment Number: 8
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.
JR Response: noted
Department: Planning Services
Contact: Clark Mapes cmapes@fcgov.com 970-221-6225
Topic: General
Comment Number: 1
Add a note mentioning the approved modifications to the Site Plan. You can
word it how you like, or could use these paraphrased mentions of the two modifications.
1 Allow buildings with the same footprint to be placed next to each other in six
areas of the plan, comprising 22 buildings.
2 Allow one building with a side facing Rover Drive to not have a doorway facing the street.
JR Response: Modifications Added to site plan Cover Sheet
Comment Number: 2
Fix the location map on the site plan cover sheet. And to make room for the
added notes it can be cropped smaller as needed.
JR Response: Cropped smaller on cover
Comment Number: 3
The decision requires that the Land Use Chart on the cover sheet list the
"proposed uses" using terms found in the zoning district. Make that heading
"Uses/Housing Types". That's actually more important as far as the plan meeting standards.
Beyond that, I don't see it as worthwhile to change the terminology as listed.
(Not worth changing 'townhomes' to 'single family attached'.)
And then also, the decision calls for more clearly showing the housing types,
building designs and color schemes distributed throughout the property.
However, I do not see anything that needs to be done in that regard.
In fact, you could remove all of the floor plans - dozens of sheets - from the set.
Easier on posterity.
JR Response: Cover sheet table changed
Comment Number: 4
01/22/2025: Extreme minor question: what's the footnote 4 on "community
building". Just curious.
JR Response: Standard note added to plans, can be removed if not applicable.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
12/16/2024: NO HISTORIC REVIEW REQUIRED:
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This proposal does not require historic review because there are no designated
historic resources on the site and the nature of the project does not impact any
historic resources that may lie on the development site or within 200 feet of the site.
JR Response: noted
Department: Engineering Development Review
Contact: Sophie Buckingham sbuckingham@fcgov.com
Topic: General
Comment Number: 1
01/17/2025: FOR FINAL APPROVAL:
The plat and the Development Agreement Information Form list different
information about the property ownership. Who will be the owner of the property
at the time the plat and DA are signed and recorded?
JR Response: Zocalo
Comment Number: 2
01/17/2025: FOR FINAL APPROVAL:
Does the project team anticipate phasing the project? Phasing could be helpful
if you anticipate starting construction during the raptor nest season. If you would
like to propose phasing, please include a phasing sheet in the next submittal of the utility plan.
JR Response: No
Comment Number: 3
01/17/2025: FOR FINAL APPROVAL:
A few of the proposed K-values for vertical curves in the public streets are not
meeting LCUASS criteria. See redlines for Mars Drive crest curves on page 70, Lunar Court
sag curve on page 73, and Stellar Drive sag curve on page 74 of the utility plans.
JR Response: Updated.
Comment Number: 4
01/17/2025: FOR FINAL APPROVAL:
A few of the proposed grade breaks in the public street profiles are not meeting
LCUASS criteria. See redlines for Lunar Court on page 73, Stellar Drive on
page 74, and Rover Drive on pages 75 and 76 of the utility plans.
JR Response: Updated. Per email dated 2-2025 “I agree with your interpretation of the knuckle as more of
an intersection rather than a curve in the street. Knuckles are not required to comply with the minimum
centerline radius specified in LCUASS Table 7-3, so I am comfortable viewing them as a type of
intersection and applying the curb return standards for grade breaks under LCUASS 7.4.1.B.3.”
Comment Number: 5
01/17/2025: FOR FINAL APPROVAL:
Storm sewer and inlet linework needs to be shown on all Street Plan and Profile
sheets within the utility plan set. See redlines.
JR Response: Updated.
Comment Number: 6
01/17/2025: FOR FINAL APPROVAL:
Cross-sections are required at 50 foot intervals for construction of new collector
streets. The next submittal should include cross-sections for Mars Drive.
JR Response: The collector roadway section has been updated.
Comment Number: 7
01/17/2025: FOR FINAL APPROVAL:
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The plans need to tie in smoothly where Mars Drive continues north beyond the
boundary of this property. The profiles for Mars Drive need to show tie-ins to the
Mars Drive design shown on the South College Storage utility plans. This
section of Mars Drive has not been constructed yet and will most likely be
constructed by this project. Please also clarify whether the grading tie-ins at the
property line west of Mars Drive are based on the existing conditions or the
proposed grading for Mars Landing. See corresponding redlines on sheets 72 and 14 of the utility plans.
JR Response: The grading has been updated. And tie in is shown on the profile
Comment Number: 8
01/17/2025: FOR FINAL APPROVAL:
The demolition and tie-ins to the capital project improvements need to be
depicted more clearly. Please use the final CIP design plans, reach out to staff
for a copy of these plans.
JR Response: Updated.
Comment Number: 9
01/17/2025: FOR FINAL APPROVAL:
The plans need to show sight distance triangles at the intersection of Stellar
Drive and Galactic Lane. This comment was made during PDP and still has not
been addressed. See redlines on page 86 of the utility plan and page 15 of the site and landscape plan.
JR Response: Updated
Comment Number: 10
01/17/2025: FOR FINAL APPROVAL:
The grading plan seems to indicate that the widening of Trilby will be
accomplished by adding asphalt on a diagonal along the edge of pavement
installed by the capital project. The City does not allow diagonal asphalt tie-ins,
so you will need to reconstruct the asphalt out to the centerline of Trilby. This
needs to be updated on the demolition plan, horizontal control plan, and grading
plan, and it needs to be designed with cross-sections at 50 foot intervals.
JR Response: Updated and added cross sections at 50 ft intervals.
Comment Number: 11
01/17/2025: FOR FINAL APPROVAL:
Trilby sidewalk and parkway should each be 8 feet wide west of Mars Drive.
Right now, it looks like part of the frontage is proposed to be 10-foot sidewalk and 6-foot parkway.
JR Response: Updated to 8’ Walk
Comment Number: 12
01/17/2025: FOR FINAL APPROVAL:
What is the status of the off-site easement on the Foothills Gateway property?
Will this be a public or private easement? Either way, it will need to be recorded
before or simultaneously with the plat. If this is a public easement, it will need to
be reviewed by City staff, so you will need to submit the easement documentation
with the next round of review.
JR Response: Private Easement
Comment Number: 13
01/17/2025: FOR FINAL APPROVAL:
This project will need a couple of Temporary Construction Easements. TCEs
will be needed for the proposed off-site grading on the properties owned by
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Latte Love LLC and Southgate Church Inc. at 6533 and 6541 S. College Ave,
respectively. These can be private easements, but the City will need to see
executed copies of the easement before the plans can be approved. The other
TCE will be for the proposed off-site grading on the detention pond property
owned by the City, and this TCE will need approval from City Council.
JR Response: Legal Descriptions/Exhibits have been prepared for Offsite TCE’s and the owner is working
with individual property owners for signatures.
Comment Number: 14
01/21/2025: INFORMATION:
City staff will most likely begin drafting the Development Agreement near the
end of the second round of review. If you would like to review a copy of our
template with boilerplate language in the meantime, please email me to request a copy.
JR Response: Noted
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
01/17/2025: FOR FINAL RECORDING: The final signed and stamped
Transportation Impact Study is required for final recording. Please submit with
the final round of FDP documents.
JR Response: Updated
Comment Number: 2
01/21/2025: FOR FINAL APPROVAL: See Utility Plans for Signs and
Pavement Marking redlines. Please add striping details with line color/width.
JR Response: Updated
Comment Number: 3
01/21/2025: INFORMATION: Any existing signs and pavement marking
removed during the construction of this project are the responsibility of this
development to replace. Please contact our Signs and Pavement Marking
Manager if there are signs that need removed or inspected. Rich Brewbaker
970-221-6792 rbrewbaker@fcgov.com
JR Response: Updated
Department: Erosion Control
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Erosion Control
Comment Number: 8
01/21/2025: FOR FINAL APPROVAL:
Please address all redlined comments provided on the Erosion Control Plans.
JR Response: Updated
Topic: Fees
Comment Number: 7
01/21/2025: INFORMATION:
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 fee is based on; the number of permits, the
total site disturbance and the estimated number of years the project will be
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active. Based on the proposed site construction associated with this project we
are assuming 265 permits, 39.18 acres of disturbance, 2 years from demo
through build out of construction and an additional 3 years until full vegetative
stabilization due to seeding. Which results in an Erosion Control Inspection Fee
estimate of $9,626.41 .
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
extended detention basin, and 1 underground treatment system, which results in
an estimate of the Stormwater LID/WQ Inspection Fee estimate of $665.00 .
Please note that as the plans and any subsequent review modifications of the
above-mentioned values change the fee amounts may need to be modified. I
have provided a copy of the spreadsheet used to arrive at these estimates for your review.
These fee will need to be paid prior to the issuance of building permits for this development.
JR Response: Provided
Department: Stormwater Engineering
Contact: Dan Mogen dmogen@fcgov.com 970-305-5989
Topic: General
Comment Number: 1
01/20/2025: FOR FINAL APPROVAL:
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.
JR Response: Noted
Comment Number: 2
01/20/2025: FOR FINAL APPROVAL:
Please review and ensure proposed contours tie into existing contours around
the site. Please note offsite constructions easements are required for any
proposed grading that extends beyond the site.
JR Response: Updated
Comment Number: 3
01/20/2025: FOR FINAL APPROVAL:
Easements, agreements, and/or dedication of property to the City are required
for proposed modifications to and use of the City-owned detention pond to be
constructed by the College & Trilby Intersection Project. These may require City Council approval.
More information will follow after further discussion with City Real Estate and City Attorneys Office
JR Response: Noted
Comment Number: 4
01/20/2025: FOR FINAL APPROVAL:
Verification the stormwater modeling is in conformance with the stormwater
master plan is required. This is currently in process of review by Stormwater
Master Planning in conjunction with the proposed improvements associated
with the College & Trilby Intersection Project.
JR Response: The SWMM model is being resubmitted. JR Engineering addressed all of the remaining
comments from Dan Evans at Wilson & Company in the previous submittal, submitted on December of
2024. Since no further comments were received, we are proceeding with this resubmittal.
From JR’s understanding, the College and Trilby improvements are already under construction.
Please let us know if any additional clarification is needed.
Comment Number: 5
01/20/2025: DEVELOPMENT AGREEMENT:
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DA language will be drafted as a part of FDP2 review.
JR Response: Noted
Comment Number: 6
01/20/2025: FOR FINAL APPROVAL:
Is phasing of the infrastructure for this project proposed? If so, please provide a phasing plan.
JR Response: No
Comment Number: 7
01/20/2025: INFORMATION:
Please note that all City construction detail drawings are to be used in their
original, unaltered state. ANY modification(s) must be clearly distinguished and
all City logos/identifiers must be removed from the modified detail. Detail
drawings can be found in both .pdf and .dwg formats through the links to
“Construction Drawings” on www.fcgov.com/utility-development.
JR Response: Noted
Department: Light And Power
Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772
Topic: General
Comment Number: 1
01/21/2025: FOR FINAL:
Please submit C-1 forms for all buildings to ensure electrical design is
adequate for the site. Depending on electrical requirements for the buildings,
additional electrical infrastructure may need to be added to feed the buildings.
A customer service information form (C-1 form) and a one line diagram for all
commercial meters will need to be completed and submitted to Light & Power
Engineering for review. A C-1 form can be found here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations
JR Response: C1 Forms will be submitted with next round of resubmittal.
Comment Number: 2
01/21/2025: INFORMATION:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me to discuss development fees or visit the following website for
an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
JR Response: noted
Comment Number: 3
01/21/2025: INFORMATION:
This project will need to comply with our electric metering standards. Electric
meter locations will need to be coordinated with Light and Power Engineering.
Residential units will need to be individually metered. For all attached units,
please gang the electric meters on one side of the building, opposite of the gas
meters. Reference Section 8 of our Electric Service Standards for electric
metering standards. A link has been provided here:
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pd
JR Response: noted
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Comment Number: 4
01/21/2025: INFORMATION:
All residential units other than single family detached at 200 amps or less are
considered customer owned service; therefore, the applicant is responsible for
installing the secondary electric service from the transformer and/or point of
connection to the meter(s). These electric services will be owned and
maintained by the individual unit owner or building owner
. JR Response: noted
Comment Number: 5
01/21/2025: INFORMATION:
Light and Power is experiencing material shortages and long lead times on
certain materials and unfortunately this is an industry wide issue.
Light and Power typically has stock of our materials, including transformers, and
we work on a first come, first service basis with our inventory stock. We will
assess what we have available when this project gains City approval and
progresses to construction. Light and Power is working hard to secure
materials, transformers, and orders have been placed with our manufactures to replenish inventory.
Please communicate project construction schedule as soon as possible so
Light and Power can forecast materials for the project.
JR Response: noted
Comment Number: 6
01/21/2025: INFORMATION:
Please contact Tyler Siegmund with electric project engineering if you have any
questions at (970) 416-2772. You may reference Light & Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437
Reference our policies, development charge processes, and use our fee
estimator at: http://www.fcgov.com/utilities/business/builders-and-developers.
JR Response: noted
Department: Environmental Planning
Contact: Clint Anders canders@fcgov.com
Topic: General
Comment Number: 1
01/16/2025: FOR FINAL APPROVAL: (repeat comment from PDP) Language
regarding the protection and enhancement of the Natural Habitat Buffer Zone
will be included in the Development Agreement for this project. 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. Prior to the Final Development Plan (FDP) approval please
provide an estimate of the landscaping costs for the Natural Habitat Buffer
Zone, including materials, labor, monitoring for a minimum of three years, weed
mitigation and irrigation. We will then use the approved estimate to collect a
security (bond or escrow) at 125% of the total amount prior to the issuance of a Development
Construction Permit. Environmental Planning will email the form used to calculate the security.
JR Response: noted
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Comment Number: 2
05/21/2024: FOR FINAL APPROVAL: (repeat comment from PDP) This
comment is repeated since the adaptive management plan did not address the
raptor buffer, prairie dog removal, and burrowing owl surveys.
A formal restoration plan will be needed for final approval. The overall
restoration plans must address the following elements:
-Wetland mitigation: incorporate the new groundwater data, address how the
mitigation wetland will handle the existing and proposed hydrology inputs, and revegetation.
-Revegetation: address all the habitat types (upland, mesic, etc.).
-Weed management: how weeds will be managed during the establishment phase.
-Wildlife mitigation: how the raptor buffers will be adhered to, and how the
prairie dogs will be removed according to the City’s standards, and burrowing owl surveys.
An abbreviated version with the most salient points will be required on the
Landscape Plan, and other plan sets as needed.
Please note that the vegetation within NHBZs are intended to mimic the native
vegetation communities which function on climatic precipitation, therefore
irrigation should not be relied on for satisfactory performance of native seeded
areas. Temporary irrigation of native seed areas within the NHBZ may only be
used for the first two growing seasons following seeding. It may not be used the
same season of security release sampling. This does not apply to permanent
irrigation systems for woody and live-planted specimens.
JR Response: management plan added to submittal
Comment Number: 3
01/16/2025: INFORMATION: Thank you for submitting the supplemental
groundwater monitoring data. When the data is collected on the remaining test
holes, please set up a meeting with Environmental Planning to review. These
results will help inform the final landscape design in the NHBZ to ensure
successful establishment of the constructed wetland.
JR Response: noted
Comment Number: 4
01/16/2025: FOR FINAL APPROVAL: The following comments pertain to the NHBZ sheets:
The base map for the NHBZ boundary sheet should be updated to the latest site
map or landscape plan. This is needed to determine the extents of the boundary
and ensure all sire features and proposed landscape are allowed within the
buffer. The western buffer should not encroach into private lots.
The NHBZ sheet should clearly delineate NHBZ boundary, illustrating both the
existing conditions and proposed mitigation with area calculations on the same
sheet. If the site is too large to show legibly on the same page then create a
second sheet to show the proposed mitigation.
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The revegetation notes page should include sections on NHBZ goals,
restoration framework, establishment monitoring notes monitoring notes.
Please contact Environmental Planning for a draft of these sections.
JR Response: noted
Comment Number: 5
01/16/2025: FOR FINAL APPROVAL: The photometric plan should
demonstrate no light trespass into the NHBZ per LUC Article 5.12.1(C). The
bollard lights cannot spill into the buffer. The pole lights near the detention pond
should be relocated to nearby areas that don't spill into the buffer.
JR Response: Lighting plan has been updated to respond to this requirement
Comment Number: 6
01/16/2025: FOR FINAL APPROVAL: LUC Article 5.6.1 only allows for native
plants to be planted within the NHBZ. Substitute non-native trees within the
NHBZ with native Fort Collins/Colorado native alternatives.
JR Response: Updated
Comment Number: 7
01/16/2025: FOR FINAL APPROVAL: Ensure that the 450' raptor buffer, as
required in LUC 5.6.1(N)(5), is shown and labeled on all relevant sheets in the
site, landscape and utility plans to be included in final CDs. The buffer currently
shown appears to be originating from a tree without the existing nest. Verify the
location and buffer distance, and correct if needed. Understand that the tracking
pad for construction access may need to be temporarily relocated or
decommissioned unless it is relocated outside the buffer.
Colorado Parks and Wildlife (CPW) will need to confirm that this area is
classified as a highly developed/urbanized area, and that the shorter buffer
distance can be used. That would then default to the City's 450' requirement.
Please coordinate with CPW and provide a record of the conversation.
JR Response: Verified
Comment Number: 8
01/16/2025: INFORMATION: The swale design in the west buffer should be
modified to better comply with the LUC Article 5.6.1(J) and the objectives on
page 4 of Appx B of the Stormwater Criteria Manual. Consider designing this
as a vegetated swale since the basin area is relatively small. The presence of
type B soils in an unirrigated native landscape would also support this
alternative. Since this is an overflow swale confirm this design still functions for
a 100-year event.
JR Response: noted
Comment Number: 9
01/24/2025: FOR FINAL APPROVAL: There appears be conflicts between the
grading plan and trees being preserved. Additionally, the tree with the raptor
nest is shown as being removed. These conflicts need to be resolved in the next submittal.
JR Response: raptor nest is being preserved and grading plan amended
Comment Number: 10
01/24/2025: FOR FINAL APPROVAL: a prairie dog management plan is
required with final approval. It will be included in the adaptive management plan
and attached to the DA. Also, Natural Areas requires fee-in-lieu for prairie dog
habitat removed. This is based on a per acre calculation. I will send the most
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recent 2025 memo with more details. The fee-in-lieu rates are higher than the
2023 memo previously shared.
JR Response: management plan added to submittal
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 1
01/21/2025: FOR FINAL APPROVAL
There are some discrepancies with the Plant List. Please change the title of the
Deciduous Trees list to Canopy Shade Trees. Both capitol pears, and Japanese Tree
lilacs are ornamental trees so they should be moved to the Ornamental Tree list.
JR Response: Plant list updated
Comment Number: 2
01/21/2025: FOR FINAL APPROVAL
Since both Japanese Tree Lilacs and Capitol pears are ornamental trees, the
50% shade tree requirement is not being met. There are 386 ornamental trees
and 359 shade trees proposed. Please adjust these numbers to ensure the
50% shade tree requirement will be met. Also there are 895 total trees on the plant list, not 896.
JR Response: Plant list updated
Comment Number: 3
01/21/2025: FOR FINAL APPROVAL
Please reduce the number of crabapples being planted. Currently there are 6
different varieties on the plant list which equals 23% of the plantings. There are
a few other ornamentals to choose from including suckerpunch chokecherry,
bigtooth maple, Autumn treasure hophornbeam, crimson pointe plum, and apritcot.
JR Response: Plant list updated
Comment Number: 4
01/21/2025: FOR FINAL APPROVAL
If conifers are to be used for mitigation trees, they need to be 8' in height.
Please adjust the mitigation size for Austrian Pine.
JR Response: mitigation size updated
Comment Number: 5
01/22/2025: FOR FINAL APPROVAL
There are a couple of separation issues with trees and utilities. See Forestry redlines.
JR Response: landscape separations updated
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
01/21/2025: FIRE LANE LOADING - IFC Appendix D102.1 amendment
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable
of supporting 80,000 pounds. Private drives used for fire lanes shall provide
information confirming the design can handle fire truck loading.
A note shall be added to the civil plans indicating all areas dedicated as EAE
are capable of supporting 80,000 pounds.
JR Response: Note added to general notes sheet
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Comment Number: 2
01/21/2025: FIRE LANE SIGNS
The limits of the fire lane shall be fully defined and fire lane sign locations should
be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for
sign type, placement, and spacing. Appropriate directional arrows required on
all signs. Posting of additional fire lane signage may be determined at time of
fire inspection. Code language provided below.
- IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on both sides of fire apparatus
access roads that are 20 to 26 feet wide.
- IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on one side of fire apparatus
access roads more than 26 feet wide and less than 32 feet wide.
Thank you for adding the detail for the signs. Please add fire lane signage locations to the signage plan.
JR Response: Fire lane signage added to signage and striping plan.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
01/13/2025: 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”
Page 14 of 16
or 1” water line and meter to meet all P2904 requirements.
• New homes must provide electric vehicle ready wiring if garages are attached, see local amendment.
• Provide site-wide accessibility plan in accordance with CRS 9-5. This
requires accessible units per that state standard.
• New IRC code amendment R320 requires dwellings with habitable space on
the 1st floor must provide a visitable bathroom and path to such.
• The roof must be provided with solar-ready zones at outlined in IRC appendix RB.
• Energy code requires short hot water supply lines by showing plumbing compactness.
• For projects located in Metro Districts, there are special additional code requirements for
new buildings. Please contact the plan review team to obtain the requirements for each district.
Stock Plans:
When residential buildings will be built at least three times with limited
variations, a stock plan design or master plan can be submitted for a single
review and then built multiple times with site specific permits. More information
can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php.
JR Response: noted
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 6
01/16/2025: 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 FOR THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE,
THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX’.
JR Response: Updated
Comment Number: 7
01/16/2025: FOR FINAL APPROVAL:
Please correct the title of sheet 2. See markups.
JR Response: Updated
Topic: Landscape Plans
Comment Number: 4
01/16/2025: FOR FINAL APPROVAL:
There are line over text issues. See markups.
JR Engineering: Updated on plans
Page 15 of 16
Comment Number: 5
01/16/2025: FOR FINAL APPROVAL:
There are matchline issues. See markups.
JR Engineering: Updated on plans
Topic: Plat
Comment Number: 1
01/16/2025: FOR FINAL APPROVAL:
Please make changes as marked in the Technical Services (TS) markup PDF.
If changes are not made or you disagree with comments, please provide written
response of why corrections were not made. Please provide any responses on
redlined sheets and/or in response letter. If you have any specific questions
about the markups, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
JR Engineering: Updated
Topic: Site Plan
Comment Number: 2
01/16/2025: FOR FINAL APPROVAL:
There are line over text issues. See markups.
JR Engineering: Updated on plans
Comment Number: 3
01/16/2025: FOR FINAL APPROVAL:
There are matchline issues. See markups.
JR Engineering: Updated on plans
Department: Outside Agencies
Contact: Alex Hendricks, Poudre School District, ahendricks@psdschools.org
Topic: General
Comment Number: 1
Poudre School District does not currently have any comments outside of PILO
to this development.
Alex Hendricks
Planning and Construction Manager
Facilities and Construction Services
Poudre School District
(970) 698-2440
Contact: Carl R. Wilson, PE, Fort Collins Loveland Water District,
developmentreview@fclwd.com
Topic: General
Comment Number:
Please see markups on sheets provided by City of Fort Collins from Bluebeam
Session.
Other Comments:
1) Meter Pits require a 10-ft radius clearance around structures. Please update
locations of pits given this requirement. Refer to FCLWD Specifications section
3.4.C under Service Lines Meters and Appurtenances - Execution (page
02646-9).
Page 16 of 16
JR Response: Meter pits are at least 10 ft away from the building
2) Please update symbol usage for meter pits and irrigation pits as well as add
callouts for these items. Currently irrigation pits and sanitary sewer manholes
utilize the same symbol.
JR Response: Updated and Called out in Plan view.
Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
01/06/2025: INFORMATION: Preliminary irrigation plans that include a
hydrozone map and water use budget chart are due at Final Development Plan
(FDP). Final irrigation plans are due at building permit application, but we
encourage you to submit irrigation plans earlier to improve the process. Direct
questions concerning irrigation requirements to irrigationdr@fcgov.com