HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 05/02/2025
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Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com/developmentreview
May 02, 2025
RE: Touchmark Fort Collins, PDP250001, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Touchmark Fort Collins. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Seth Goldstein via phone at or via email at sgoldstein@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Seth Goldstein sgoldstein@fcgov.com
Topic: General
Comment Number: 1
03/04/2025: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Please include me in all email correspondence
with other reviewers and keep me informed of any phone conversations. Thank you!
Ripley Response: Thank you, Seth.
Comment Number: 2
03/04/2025:SUBMITTAL:
As part of your submittal, a response to the comments provided in this letter and
a response to plan markups is required. The final letter is provided to you in
Microsoft Word format. Please use this letter to insert responses to each
comment for your submittal, using a different font color. Please use the markups
to insert responses to each comment on plans. Please do not flatten markup responses.
Provide a detailed response for any comment asking a question or requiring an
action. Any comment requesting a response or requiring action by you with a
response of noted, acknowledged etc. will be considered not addressed. You
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will need to provide references to specific project plans, pages, reports, or
explanations of why comments have not been addressed [when applicable].
Ripley Response: Understood. Thank you, our responses will be included in this letter.
Comment Number: 3
03/04/2025: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.
Ripley Response: File naming will be per the requirements.
Comment Number: 4
03/04/2025:SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
Cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
Ripley Response: Noted. Thanks!
Comment Number: 5
03/04/2025:SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing to resubmit your plans,
please notify me with an expected submittal date with as much advanced notice as possible.
Ripley Response: Noted.
Comment Number: 6
03/04/2025:INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Ripley Response: Noted.
Comment Number: 7
03/04/2025:INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
Ripley Response: Noted.
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Comment Number: 8
03/04/2025:NOTICE:
A Development Review sign will be posted on the property. This sign will be
posted through the final decision and appeal process. A request for the removal
of signs will be made by your Development Review Coordinator at the appropriate time.
Ripley Response: Understood. Thanks.
Comment Number: 9
05/02/2025: FOR RECORDING – PLAT AND PLANNING SET:
Could you please update the City signature blocks on the Plat and Planning
Set? Instead of using "this _______ day of ______A.D., 20____," could you opt
for "on this day, ____________" for the date? This alternative format facilitates
smoother date input with digital signatures.
Please update the Signature Lines; from "Director" to "CDNS Director or
Designee" and from "City Engineer" to "City Engineer or Designee."
Additionally, kindly ensure there is sufficient space between the signature line
and the title line to accommodate the digital signature.
Ripley Response: Site and Landscape Plan sets have been updated with new signatory language.
Kimley-Horn Response: City Engineer signature block has been updated with the new signatory language.
Comment Number: 10
03/04/2025: FOR HEARING:
All "For Hearing" comments need to be addressed and resolved prior to
moving forward with scheduling the Hearing. Staff will need to agree the project
is ready for Hearing approximately 4 to 8 weeks prior to the hearing.
Ripley Response: All “for hearing” comments have been resolved and the hearing was held 6/25/25.
Comment Number: 11
03/04/2025: FOR HEARING:
This proposed project is processing as a Type 2 Development Plan. The
decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For
the hearing, we will formally notify surrounding property owners within 800 feet
(excluding public right-ofway- and publicly owned open space)
Ripley Response: The hearing was held 6/25/25, and approved with conditions.
Department: Planning Services
Contact: Kai Kleer kkleer@fcgov.com 970-416-4284
Topic: General
Comment Number: 6
04/29/2025:
After additional discussions with planning staff, we cannot support gating the
proposed development. While we acknowledge the merit of the applicant’s
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argument, particularly in addressing the security needs of the senior
demographic, the proposed gating is fundamentally opposed to our community
standards, which prioritize an interconnected framework of streets to foster
cohesive community growth rather than isolated developments.
Staff supports the overall project and recognizes its value in addressing the
critical need for senior housing, as outlined in the City Plan and Housing
Strategic Plan. However, the issue of gating warrants further discussion to
balance the project’s objectives with the community’s goals for connectivity and
integration. At this point we recommend that the Planning Commission
explore/decide on this matter.
Ripley Response: The gate modification was approved at by the Planning & Zoning Commission on 6/25/25, so our plans moving
forward into FDP reflect the gate.
Comment Number: 7
04/29/2025: Ready for hearing - if any issues arise during the development of
the staff report, staff will be in touch. Also, staff will give the applicant an
opportunity to review the report before it is submitted.
Ripley Response: Thank you.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
03/04/2025: READY FOR HEARING: No remaining Historic Preservation concerns.
Ripley Response: Thank you, Jim.
Department: Engineering Development Review
Contact: Shawn Mellinger smellinger@fcgov.com
Topic: General
Comment Number: 1
4/25/25: FINAL APPROVAL - UPDATED:
Please label the 9 foot utility easement along Cinquefoil on the overall plat sheet.
02/28/2025: FINAL APPROVAL: Cinquefoil still needs a 9 foot utility easement.
08/07/2024: SITE SPECIFIC:
Le Fever will need an additional 6 feet of right-of-way dedicated. Both Le Fever
and Cinquefoil will need 9-foot utility easements dedicated beyond the
Right-ofway-.
Kimley-Horn Response/EPS: Utility easement has been labeled.
Comment Number: 4
4/25/25: FOR FINAL APPROVAL - UPDATED: Please label the 9 foot utility
easement along Le Fever on the overall plat sheet.
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02/27/2025: FOR FINAL APPROVAL: Utility easement on Le Fever need to
start on the back the right of way, it cannot over lap with the Additional 6 ft of
ROW that was dedicated. It is currently missing a required 6 ft of dedication
because of this.
Kimley-Horn Response/EPS: Utility easement has been labeled.
Comment Number: 6
4/25/25: FOR FINAL APPROVAL: Blanket drainage, utility, and access
easements may only be used within tracts if there are no proposed buildings or
permanent structures that would conflict with the easement area. If blanket
easements are proposed in tracts containing buildings, they must either clearly
exclude the building footprints or be revised to show the specific location and
limits of each easement. Easements must not overlap with buildings and should
be accurately labeled and dimensioned on the plat.
Kimley-Horn Response/EPS: Plat has been updated.
Comment Number: 7
04/25/2025: FOR FINAL APPROVAL: An temporary offsite construction
easement will be needed to construct the portion of the trail on the south east of
the property. Please coordinate with the Morningside Village Master Association property to do so.
Kimley-Horn Response: A temporary offsite construction easement will be coordinated with the Morningside Village Master
Association prior to final approval.
Comment Number: 8
04/25/2025: FINAL APPROVAL: Please label the pedestrian access and trail
easement on the overall plat sheet.
Kimley-Horn Response/EPS: Public access and trail easement label has been added to the overall plan sheet.
Comment Number: 9
03/04/2025: FOR FINAL APPROVAL: Please address all of the red lines on the utility plans and plat.
Kimley-Horn Response/EPS: Redlines on the utility plans and plat have been addressed.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 5
03/02/2025: FOR HEARING: The Transportation Impact Study has been
received and is being reviewed. See subsequent comments regarding content.
Kimley-Horn Response: Noted.
Comment Number: 11
04/28/2025: FOR HEARING UPDATED: We will need to work with the
development team to come up with an Alternative Mitigation Strategy given the
overall failing level of service for the Lady Moon and Harmony intersection.
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Details on the Alternative Mitigation Strategy are detailed in the Larimer County
Urban Area Street Standards, chapter 4, (4.6.8). This can be a project that can
include improvements for any of travel at the intersection or elsewhere. One
idea would be to provide some sort of pedestrian connectivity from the internal
crusher fine path on the north side of the property over to the regional trail. We
will just need to discuss further.
03/02/2025: FOR HEARING: The TIS indicates the Harmony and Lady Moon
intersection fails Level of Service standards for the 2024, 2028 Background,
2028 Background plus Project for Overall, EB approach, and EB through. The
notion that these can be corrected by simply retiming the traffic signal is not
accepted. This signal already runs adaptive programming to optimize the
signal timing based on real time data. We will need to look at different
mitigation strategies.
Kimley-Horn Response: Pedestrian connectivity is provided from the internal crusher fine path over to the regional trail.
Comment Number: 14
03/02/2025: FOR FINAL PLAN: The final signing a pavement markings will
reviewed during Final Development Plan. We will need to see how the gated
areas will be signed to allow clear messaging to motorists that these will be
restricted access. The TIS also calls for pavement markings on Le Fever at the
Cinquefoil intersection to allow for a dedicated left turn lane we will need to see
how this aligns with the EB approach prior to acceptance and will need this to
be shown in the Utility Plans.
Kimley-Horn Response: Noted.
Department: Stormwater Engineering
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 3
04/25/2025: FOR FINAL PLAN:
Thank you for your acknowledgement of Erosion comments from the previous
PDP round of review. We understand projects are subject to revisions during
PDP reviews and it is not practical to submit all Erosion Control Submittals at this time.
Erosion Control Submittals are not required for Hearing. We will expect Erosion
Control submittals at FDP round 1 for review and comments. Please refer to
the City of Fort Collins Stormwater Criteria Manual, Chapter 2, Section 6 for the
required Erosion Control Submittals for your project. This can be found at the following website.
https://www.fcgov.com/utilities/business/builders -and-developers/development-f
orms-guidelines-regulations/erosion/
Kimley-Horn Response: Erosion control submittals are included with FDP round 1.
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Fees
Comment Number: 1
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03/05/2025: INFORMATION:
The site is subject to Water Quality and Erosion control inspection fees. These
fees will be determined at Final and will be due prior to the issuance a building permit.
Kimley-Horn Response: Noted.
Department: Stormwater Engineering
Contact: Derek Lutz dlutz@fcgov.com 970-221-6339
Topic: General
Comment Number: 1
04/29/2025: INFORMATION:
Water Utilities is ready for PDP hearing. The drainage report has not been
reviewed to an FDP level. Future drainage comments should be expected at round 1 of FDP.
Kimley-Horn Response: Acknowledged, thank you.
Department: Water-Wastewater Engineering
Contact: Derek Lutz dlutz@fcgov.com 970-221-6339
Topic: General
Comment Number: 3
04/29/2025: INFORMATION:
Water Utilities is ready for PDP hearing.
Comment Number: 4
04/29/2025: FOR FINAL PLAN:
Please address all markups on the Utility Plans.
Kimley-Horn Response: Markups on the utility plans have been addressed.
Department: Light And Power
Contact: Luke Unruh lunruh@fcgov.com 970-416-2724
Topic: General
Comment Number: 13
03/04/2025: INFORMATION:
You may contact Luke Unruh with project engineering if you have questions.
lunruh@fcgov.com. You may reference Light & Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437
You may reference our policies, development charge processes, and use our
fee estimator at http://www.fcgov.com/utilities/business/buildersanddevelopers
LRS Response: Acknowledged
Kimley-Horn Response: Acknowledged, thank you.
Comment Number: 14
03/05/2025: FOR FINAL APPROVAL UPDATED:
After hearing and before the first round of FDP, I would like to begin the electrical design.
In order for me to provide a electrical design, I will need to know your power
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requirements of each building. Please have an electrical engineer provide C-1
forms and one-line diagrams for each building. Transformer locations need to
nailed down by the first round of Final Development Plan. A C-1 form can be found here:
https://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulations
LRS Response: LRS Architects will provide the C-1 forms and one-line diagrams completed by an Electrical Engineer.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 10
02/18/2025: FOR FINAL APPROVAL:
The details and specifics of restoration and/or mitigation must be created for
the Natural Habitat Buffer Zone (NHBZ). For this site, the Adaptive
Management Plan should focus on weed management and outline the reference
Area based- success criteria, general timeline, and monitoring methods. An
abbreviated version containing the key points of the plan will be required on the site/landscape plan.
For permitting phase, development agreement language will be created to
memorialize the buffer and clarify requirements, and a security will need to be
provided prior to the issuance of a Development Construction Permit that
accounts for the installation and establishment of the Natural Habitat Buffer Zone.
Ripley Response: Twin Peaks Environmental is currently working on drafting the restoration plan and will reach out with any
questions. Per correspondence with Kristie, the plan will be turned in at the next round of review.
Comment Number: 11
04/10/2025: UPDATE:
02/18/2025: FOR FINAL APPROVAL:
The Natural Habitat Buffer Zone (NHBZ) needs to be delineated and labeled on the utility plan.
The NHBZ line is labeled as an easement on the utility plan. Please make sure it states NHBZ.
Kimley-Horn Response: NHBZ line has been labeled.
Comment Number: 14
02/19/2025: FOR FINAL APPROVAL:
Species for the Low Water Use Turf seed mix need to be provided. Please
provide the scientific names for all species to be included.
Ripley Response: We have specified the low water use turf to be black beauty xeriscape 80/20 fescue blend.
Comment Number: 18
04/15/2025: UPDATE:
02/25/2025: FOR FINAL APPROVAL:
Fencing adjacent to the Natural Habitat Buffer Zone, shall be designed to
preserve or enhance the existence of wildlife movement corridors between
natural habitats and features per Fort Collins Land Use Code, 5.6.1(E)(1)(b).
Fencing associated with the project shall be designed to be compatible with the
ecological character and wildlife use of the natural habitat or feature.
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The legend shows a proposed NHBZ fence, but details are not included.
Please include details to ensure wildlife movement is compatible with the fence.
There should be 16” clearance minimum from the bottom, or 16" x 16" squares
if a wire fence is being considered. Please refer to the Colorado Parks and
Wildlife resource, "Fencing with Wildlife in Mind”
(https://cpw.widencollective.com/assets/share/asset/vlrphdeji6 ).
Ripley Response: NHBZ fencing has been updated to reflect a 16” clearance from the bottom.
Comment Number: 20
04/29/2025: FOR FINAL APPROVAL:
In the Adaptive Management Plan/Restoration Plan, please address weed
management for the bottom of the detention basin in the middle of the natural
habitat buffer zone. Addressing this area will be critical for the success of the
NHBZ to keep the area free of weed spread.
Ripley Response: Thank you, noted. Twin Peaks Environmental is currently working on drafting the restoration plan and will re ach
out with any questions. Per correspondence with Kristie, the plan will be turned in at the next round of review.
Comment Number: 21
04/29/2025: FOR FINAL APPROVAL:
Please provide temporary irrigation for the NHBZ (including trees) for
establishment. The irrigation for the seed mix should be pulled after two
growing seasons prior to NHBZ security lease to allow at least one growing
season to determine success and sustainability.
Ripley Response: Noted. Thank you!
Comment Number: 22
04/29/2025: FOR FINAL APPROVAL:
Thank you for providing a prairie dog mitigation plan. Please make the
following changes to the plan:
1) Please indicated which option you are using for prairie dog mitigation. The
preferred method by the City is trap and donate when possible.
2) The USFWS Black Footed Ferret Facility is the desired facility for trap and
donate efforts currently. They are in need of prairie dogs. Tyler Tretten is the
Biologist who handles the donations (tyler_tretten@fws.gov or 970-297-1463).
Ripley Response: Acknowledged. Twin Peaks Environmental is currently working on updating the Prairie Dog management plan and
will reach out with any questions. Per correspondence with Kristie, the plan will be turned in at the next round of review.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 14
04/25/2025: FOR FINAL APPROVAL: Please add the Public Access and Trail
A Note has been added to the plans as the irrigation set is still at a master plan level,
detailed irrigation design is not shown.
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Easement to the Overall Plat on Sheet 2 to align with the other sheets. Thank you.
Kimley-Horn Response/EPS: Public access and trail easement have been added to Overall plat sheet 2.
Comment Number: 15
04/29/2025: FOR FINAL APPROVAL: Please keep the Trail to it's own pages
within the utility plan set and add PPD Trail Detail to utility plans. Please review any updates with PPD.
Kimley-Horn Response: Noted.
Comment Number: 16
04/29/2025: FOR FINAL APPROVAL: Please revise fence detail to western split rail (2 rails), thank you!
Ripley Response: The fence detail has been updated to use western red cedar wood and only have 2 rails.
Comment Number: 17
04/29/2025: FOR FINAL APPROVAL: Note, within 3' of trail edge, no irrigation
heads shall be installed (would be damaged by maintenance).
Ripley Response: Understood, thank you.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 3
04/23/2025:UPDATED FOR FINAL
A preliminary alternative method was submitted and agreed that it would work.
Waiting for application for the alternative method to be approved.
02/24/2025: UPDATED FOR HEARING
The comment response indicates Type II construction. If type IIA is proposed,
the aerial access requirement is exempt. If IIB is proposed, I will need to see a
rooftop plan with the site layout. Gable end dormers are not typically available
areas to access the rooftop and will limit points of access from the already
limited aerial access drive aisles provided.
08/20/2024: AERIAL FIRE APPARATUS ACCESS ROADS – IFC Appendix
D105 Amendment
Buildings over 30' in height trigger additional fire lane requirements in order to
accommodate the logistical needs of aerial apparatus (ladder trucks). The
intent of the code is to provide for rescue operations and roof access via ladder
trucks when ground ladders cannot reach upper floors. Aerial access should
therefore be available on at least one entire long side of the building, located
within a minimum of 15 feet and a maximum of 30 feet from the building. Aerial
fire apparatus access roads shall have a minimum unobstructed width of 26
feet, exclusive of shoulders, in the immediate vicinity of the building or portion
thereof. Dead end access roads shall have a minimum width of 30 ft. Parapet
heights greater than 4' in height do not support ladder truck operations.
The proposed fire access drives appear to meet the minimum width requirements but
will also need to be located within the required distance to the face of the building.
LRS Response: Construction type of building that is unable to meet the aerial apparatus requirement is type IIA per the email
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exchange with PFA on 5.21.2025
Comment Number: 12
04/23/2025:UPDATED FOR FINAL
The nearest hydrant from the FDC is located beyond 100 ft. This needs to be
located no further than 100 ft from the FDC.
02/24/2025: UPDATED FOR FINAL
Hydrant spacing meets the minimum requirements. Still need to verify a hydrant
is within 100 feet of the FDC in the 4 story building
08/20/2024: WATER SUPPLY – Commercial/Multi-family
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A fire hydrant capable of providing Fire Flow according to IFC
B105.2 is required within 300 feet of any portion of a commercial building as
measured along an approved path of vehicle travel. For the purposes of this
code, hydrants on the opposite side of arterial roadways are not considered
accessible to the site.
An exception to this rule pertains to buildings equipped with a standpipe system
which require a hydrant within 100 feet of any Fire Department Connection (FDC).
Multiple hydrants will be required for this site. Please provide an overall utility
plan to scale that includes all hydrant locations.
LRS Response: Acknowledged
Kimley-Horn Response: Hydrant has been relocated to be within 100 ft of the FDC.
Comment Number: 14
08/20/2024: ALTERNATIVE MATERIALS, MODIFICATIONS AND METHODS
Where a project conflicts with fire code compliance, the intent of the fire code
may be met via alternative materials, modifications, or methods, where
approved by the fire code official. As per Sections 104.8, 104.9 and 104.10 of
the 2021 International Fire Code (IFC), the fire code official has the authority to
review alternatives proposed in accordance with these sections and consider
them for approval. An alternative methods request letter and any supporting
documentation must be submitted to the Fire Marshal for review and approval,
prior to final development plan approval. The letter and supporting
documentation must include language that supports the requirements of the
previously mentioned sections. If alternatives are approved by the Fire Marshal,
this approval must become a part of the permanent record of the final development plan
and must be included in the code analysis of any design construction documents.
LRS Response: Per Comment 3 response above, Alternative Materials, modifications and methods are not currently being pursued.
Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
08/12/2024: BUILDING PERMIT:
Construction shall comply with adopted codes as amended. Current adopted codes are:
2021 International Building Code (IBC) with local amendments
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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 & state amendments (currently 2018 IPC)
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
The new 2024 buildings 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: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
· Commercial occupancies must provide 10ft 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.
· City of Fort Collins adopted International Fire Code (IFC) and amendments to
the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or
when building exceeds 5000 sq.ft. (or meet fire containment requirements).
· Buildings using electric heat, must use heat pump equipment.
· A City licensed commercial general contractor is required to construct any new commercial structure.
· Plans must be signed and stamped by a Colorado licensed architect or
engineer and must be included in the permit application.
· Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604.
· 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 for any new
commercial or multi-family building 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.
LRS Response: Acknowledged. Building Pre-Submittal Meeting took place on 06/23/2025.
Comment Number: 2
08/12/2024: 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
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2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local amendments
Colorado Plumbing Code (currently on the 2021 IPC)
2023 National Electrical Code (NEC) as amended by the State of Colorado
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes
New 2024 building codes will be adopted in 2025.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Live Load: Ground Snow Load 35 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
• 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
• Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter.
• Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
• Electric vehicle charging parking spaces are required per local IBC
amendment 3604, which requires 70% of parking spaces provide 3 types of EV charging.
• If the building is located within 250ft of a 4 lane road or 1000 ft of an active
railway, must provide exterior composite sound transmission of 39 STC min.
• R-2 occupancies must provide 10ft to 30ft of fire separation distance
(setback) from property line and 20 feet between other buildings or provide fire
rated walls and openings per chapter 6 and 7 of the IBC.
• All multi-famliy buildings must be fire sprinkled. City of Fort Collins
amendments to the 2021 International Fire Code limit what areas can avoid fire
sprinklers with a NFPA 13R, see local IFC 903 amendment.
• Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
• If using electric systems to heat or cool the building, ground source heat pump
or cold climate heat pump technology is required.
• A City licensed commercial general contractor is required to construct any new multi -family structure.
• Energy code requires short hot water supply lines by showing plumbing compactness.
• For projects located in Metro Districts, there are special additional code
requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting with Building
Services for this project. Pre-Submittal meetings assist the designer/builder by
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
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schedule a pre-submittal meeting.
LRS Response: Acknowledged. Building Pre-Submittal Meeting took place on 06/23/2025.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 2
04/29/2025: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Ripley Response: Understood. THank you!
Topic: Plat
Comment Number: 1
04/29/2025: 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
Kimley-Horn Response/EPS: Plat has been updated per TS markups.
Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
03/04/2025: FOR FINAL PLAN: 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 or Eric Olson eolson@fcgov.com
Ripley Response: A hydrozone plan and irrigation plans will be included with the first round FDP submittal.