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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 07/29/2025 Page 1 of 19 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 July 29, 2025 Terence Hoaglund Representing: Waters Edge Investments, LLLP 5340 S Quebec St, Suite 340S Greenwood Village, CO 80111 RE: Sonders Village, PDP230012, Round Number 3 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Sonders Village. 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 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 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. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Acknowledged Comment Number: 2 FOR HEARING: The proposed development project is subject to a Type 2 Review. The decision makers for your project will be the Planning & Zoning Commission at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 – 1,000 feet (excluding public right-of-way and publicly owned open space). Staff will need to agree the project is ready for Hearing approximately 4 Page 2 of 19 to 6 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Response: Acknowledged Comment Number: 3 SUBMITTAL: As part of your resubmittal, you will respond to the comments provided in this letter. The final letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Response: Acknowledged Comment Number: 4 SUBMITTAL: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information and round number. Example: 4_UTILITY_PROJECT NAME_PDP_RD2.pdf File type acronyms may be appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. Response: Acknowledged Comment Number: 5 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 Response: Acknowledged Comment Number: 6 SUBMITTAL: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. Please check with me, your Page 3 of 19 Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Response: Acknowledged Comment Number: 7 INFORMATION: Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Response: Acknowledged Comment Number: 8 INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Response: Acknowledged Comment Number: 9 FOR HEARING: It has been determined by staff that this project only has a few minor items to address, otherwise ready to move to Planning & Zoning Commission Hearing on September 18, 2025. The items listed below with headers of FOR HEARING, PRIOR TO HEARING, or the like, will be highlighted in yellow. Revisions to plans and documents showing these items have been addressed will need to be submitted to the City no later than August 6, 2025 for a 2-week Quick Check review cycle for staff to review the changes and insure everything meets the requirements to move forward to hearing. All hearing materials from the applicant team must be submitted by August 25, 2025. Please work with Kai Kleer (and other Department Reviewers as needed) as you prepare these materials, along with the final plan revisions to insure the hearing package is complete. As we get closer to the hearing date, I will provided you with more information related to the P&Z Work Session and Hearing. Response: Acknowledged Department: Planning Services Contact: Kai Kleer kkleer@fcgov.com 970-416-4284 Topic: General Comment Number: 9 07/16/2025: FOR HEARING Still an outstanding comment is regarding building orientation of the Neighborhood Center, specifically the requirement for buildings to occupy 30% of the build-to line. The standard states: (2) Orientation to Build-to Lines for Streetfront Buildings. Build-to lines based on a consistent relationship of buildings to the street sidewalk shall be established by development projects for new buildings and, to the extent reasonably Page 4 of 19 feasible, by development projects for additions or modifications of existing buildings, in order to form visually continuous, pedestrian-oriented streetfronts with no vehicle use area between building faces and the street. (a) To establish "build-to" lines, buildings shall be located and designed to align or approximately align with any previously established building/sidewalk relationships that are consistent with this standard. Accordingly, at least thirty (30) percent of the total length of the building along the street shall be extended to the build-to line area. If a parcel, lot or tract has multiple streets, then the building shall be built to at least two (2) of them according to (b) through (d) below, i.e. to a street corner. If there is a choice of two (2) or more corners, then the building shall be built to the corner that is projected to have the most pedestrian activity associated with the building. 09/04/2024: FOR HEARING Please reconsider the non-traditional arrangement of the neighborhood center. A good example of a more traditional arrangement of buildings and public space is Prospect New Town in Longmont. additionally, City Plan provides the following historic guidance: 2004 - Policy LMN-2.2 Neighborhood Center. A neighborhood should be planned to include other neighborhood-serving uses and features in addition to residential uses. At a minimum, each neighborhood will include a Neighborhood Center that serves as a year-round gathering place accessible to all residents. A Neighborhood Center will be no larger than 7 acres, and will include some of the following: recreation facility; school; children’s and adults’ day care; place of assembly and worship; small civic facility; neighborhood-serving market, shops, small professional offices, clinics, or other small businesses. Any such uses should have limited needs for signage and limited traffic attraction into or through the neighborhood. The inclusion of rooms or indoor space for meetings and neighborhood functions is encouraged, as is a square, plaza, pavilion, or other outdoor space accessible to all residents. Policy LMN-2.3 Neighborhood Center Location. A Neighborhood Center should be encouraged to locate near the center of the neighborhood, but will be permitted to be located elsewhere such as on an edge. Policy LMN-2.4 Neighborhood Center Design. A Neighborhood Center should either be designed in collaboration with the residents, or otherwise be custom-designed by its developer to reinforce the positive identity, character, comfort and convenience of its surrounding neighborhood. 09/19/2023: FOR HEARING Regarding the Neighborhood Center, the non-traditional arrangement seems to leave a lot of leftover outdoor space that could be better utilized as a public plaza space on the east side of the buildings (think Jessup Farm neighborhood center). Size, arrangement of buildings, and sense of enclosure are all important elements when considering the design of space. Please also see redlines on the site plan related to architecture. Neighborhood Centers should continue the architectural theme and character of nearby neighborhoods. Significant discussion is needed on this topic. Please also review the nonresidential building design standards of the LMN zone district. Notable standards that are currently out of compliance are related to roof form and building orientation. Response: A revised Neighborhood Center design has been resubmitted this past week that addresses the above-cited conflicts with adopted City policies and requirements of the Land Use Code. Redesigned site and landscape plans have been updated to reflect the requested changes and are fully compliant. Utility and Lighting plans will be updated with the Final Plan submittal to reflect these design changes. Page 5 of 19 Comment Number: 14 07/15/2025: INFORMATION ONLY Planning staff believes that the project is almost ready for hearing. There are a few small items to note: It's been almost a year since we've seen the project, which is being process under prior land use code (5/25/2022, Supplement 60). In some ways prior code is more restrictive than the current code, such as required parking minimums, and less incentives for projects containing affordable housing. Staff will work through all of the applicable code sections to double check compliance and may be reaching out with minor comments as the staff report is fully developed for the project. Building orientation for the neighborhood center - completed Condition requiring the limits of stormwater facilities and any additional ROW along Turnberry to be annexed prior to recording the Final Development Plan. - This is an old comment and has been resolved. No additional off site ROW along Turnberry will be required. Condition requiring an amendment to the Growth Management Area. - Acknowledged Prior to hearing, getting a letter of intent from the ditch company addressing certain issues that still remain (see Wes' comments). This may be a non-issue depending on conversation with Wes. – This is in process Coordinating with Natural Areas regarding the modification of the conservation easement. - Acknowledged Comment Number: 15 07/15/2025: FOR FINAL Staff will have additional notes for the cover sheet of the planning set related to Metro District performance and may have minor text edits during final plan. Comment Number: 16 07/15/2025: FOR HEARING Regarding the fence design at pedestrian connections that extend out to Turnberry Road and to the regional trail, please ensure/demonstrate that the connections will not be obstructed by a gate or lack of opening in the fence. Staff would like to see a note and/or standard detail showing where the fence will stop in relation to the sidewalk. Ideally, stopping short of the sidewalk somewhere around 3 or 4 feet on either side to allow for adequate clearance of bikes or other equipment. Response: A detail/ elevation view has been added to the fence detail sheet showing this. Comment Number: 17 07/24/2025: FOR HEARING: ODP Amendment Upon further consideration, I want to reconfirm that the ODP major amendment must be incorporated into the Project Development Plan (PDP) application. The Land Use Code, under Section 6.2.2(C) and 6.3.3(B), permits processing both the ODP and PDP as a “consolidated application.” The updated ODP should include draft details of the following: • Relocation of the neighborhood center, • Bubble depiction of the ditch realignment, Page 6 of 19 • Depiction of the new detention area, • Regional trail alignment, • Potentially anything that you want to kick down the road with the neighborhood center, • Allocation of new residential land, and • Connectivity arrows and street connectivity notes for the undeveloped tract. Response: An amended Overall Development Plan (ODP) has been submitted that incorporates the details requested by staff. The annexation boundary shown on the ODP is consistent with that shown on the Sonders Village PDP submittal. Based on the legal requirements of WRCC, the applicant proposes to annex only those areas that include stormwater facilities (LID and both detention ponds) that are inspected by the City of Fort Collins Utilities and address stormwater flows attributed to Sonders Village. Therefore, no portions of the No. 8 Outlet Ditch or stormwater facilities directly related to the Ditch operation, and open and adjacent undeveloped land, have been included within the annexation boundary. Comment Number: 18 07/24/2025: INFORMATION ONLY: Annexation and Subsequent GMA Amendment 1. City staff has confirmed their comfort with including a condition of approval requiring annexation of additional land for stormwater management prior to final project recordation. 2. We plan to utilize the provisions of the Intergovernmental Agreement to allow annexation beyond the Growth Management Area (GMA). 3. Following the annexation, the GMA amendment will be a housekeeping matter led by City staff with very limited (if any) support by your team. Response: acknowledged Comment Number: 19 07/29/2025: INFORMATION ONLY: Natural Areas/Environmental Planning 1. In reviewing Kirk’s comments, they align with my discussion with him from a few weeks ago. The comments indicate that, similar to our stormwater staff, they require a letter of intent from the ditch company and a written summary of anticipated changes to the conservation easement. These will inform a condition to be proposed to the Planning and Zoning Commission. Coordination on the condition’s language will be necessary and it may expedite the process if you propose the condition, though we should discuss the best approach once the summary of changes is finalized. 2. As discussed on-site, what’s contained within a letter of intent is certainly flexible considering the ditch company’s position. Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com Topic: General Comment Number: 1 07/08/2025: FOR HEARING - UNRESOLVED: The LOI is required before we go to hearing. Leaving this comment active as a reminder. 08/19/2024: FOR HEARING - UNRESOLVED: Leaving this comment open until we receive an LOI from the ditch company, or the plans change to no longer propose work within the ditch or ditch parcel. Page 7 of 19 09/19/2023: FOR HEARING: We will want a signed Letter of Intent from the ditch company for the proposed work. Response: The developer and their attorney are working with the ditch company and their attorney on an agreement, and specifically the ditch company and their attorney confirming the project can move to P&Z, and that both parties are working in good faith toward final design. Comment Number: 7 07/08/2025: FOR FINAL: On the final plat, all easements that will be vacated by separate document will need to have the corresponding reception number for the vacation added to the plat. This can just be shown as a blank space until the vacations occur. If the vacations have already occurred, please add the reception numbers before submitting the final plat for the first time. 08/19/2024: FOR HEARING - UNRESOLVED: There are a lot of easements proposed to be vacated via plat or separate document. We'll need LOI's from those entities prior to hearing. Signature blocks will be needed in the plat when we get to FDP. 09/19/2023: FOR HEARING: Any affected parties with easements getting changed will need to sign off on the plat. Right now, that just looks like the ditch company. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 3 07/13/2025 UPDATED FOR FINAL: With this comment being "Acknowledged" at this point, we will finalize the proportional share in FDP with Larimer County. This will need to be included in the Development Agreement. 09/19/2023: FOR HEARING: The recommended improvements at Lemay/Country Club Road and Timberline/Mountain Vista are consistent with recommendations from other developments in the area. A proportional contribution will be required if either of these project is not fully funded at this time. Larimer County will need to be routed with this study to help determine the proportional share for the Lemay and Country Club Road intersection as this is outside City Limits. Comment Number: 5 07/13/2025: FOR HEARING UPDATE: The pedestrian connectivity to the north where a crossing is planned at Ballyneal will need to include a Rectangular Rapid Flashing Beacon as discussed previously. Utility Plans should provide roadway details and call out the RRFB specifically for FDP. We would also like to see the ramps on the south side of the intersection removed from the plans. At T-intersections, ramps are only required on one side and we want to encourage pedestrian to use the enhanced crossing with the refuge median and RRFB. Response: Sheets C-008 and C-011 have been updated to reflect this request. Page 8 of 19 09/03/2024: FOR HEARING UPDATE: Continued coordination is needed in this regard. Internal connectivity to the regional trail is provided, but uncertainty about the actual construction of the regional trail is not clear. With this in mind, we need to look at the connectivity of the regional trail to the adjacent neighborhoods and future trail connections. This includes, the connection across Turnberry and the potential crossing across Richards Lake. This was not detailed in the Pedestrian Level of Service Analysis. 09/19/2023: FOR HEARING: Multi Modal Level of Service- Additional coordination may be needed to identify the connectivity within the development to the regional trail being proposed on the eastern portion of the property. This will need to be coordinated with our Park Planning staff. Additional evaluation may be needed with regard to any bike/pedestrian connectivity to the north to Douglas Road, and possibly connectivity to the Country Club Reserve neighborhood. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 2 08/29/2023: 07/10/2025: For Approval or Final Plan: Based upon the supplied materials, site disturbs more than 10,000 sq. ft. and/or meets one of the other triggering criteria (sensitive area, steep slopes, or larger common development) that would require Erosion and Sediment Control Materials to be submitted. Please provide an erosion control plan for 'Final Plan or Approval Submittal'. 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) Based upon the supplied materials, site disturbs more than 1 acre or is part of a larger common development that requires Erosion and Sediment Control Report to be submitted. Please submit an Erosion Control Report to meet City Criteria (FCDCM Ch 2 Section 6.1.4) at time of Final Plan or Approval Submittal. Based upon the supplied materials, an Erosion Control Escrow Calculation will need to be provided. Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria (FCDCM Ch 2 Section 6.1.5) at time of Final Plan or Approval Submittal. Comment Number: 12 08/27/2024: 07/10/2025: 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 Erosion Control Submittals at this time. Page 9 of 19 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/ Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 5 07/15/2025: PRIOR TO HEARING-UNRESOLVED: The City wants to meet with the Ditch Company to discuss the existing flows in the No. 8 Outfall Ditch and how it relates to the City's Drainage Master Plan. The City will schedule this meeting. Response: Acknowledged 09/03/2024: PRIOR TO HEARING-UNRESOLVED: The flows in the No. 8 Ditch documented within the Upper Cooper Slough Drainage Master Plan are existing flows. These flows are existing that will be in the No. 8 Ditch regardless and need to be accounted for with provided a controlled spill into the inadvertent detention area. 09/15/2023: PRIOR TO HEARING: Due to changes on how the ditch will spill into the inadvertent detention area with the relocation of the ditch, please provide a controlled spill structure (weir) from the ditch into the inadvertent detention area. This should ensure the defined drainage overflow spills, per the City's Stormwater Drainage Master Plan, will safely spill without causing erosive damage to the ditch embankment. Response: These are old comments. Please see previous responses. We understand the City Stormwater and Ditch Company are meeting on 8-11-25 to discuss differences of opinion in relation to the masterplan. Comment Number: 10 07/15/2025: PRIOR TO HEARING-UNRESOLVED: Please see response to Comment #5 above. Response: These are old comments. Please see previous responses. We understand the City Stormwater and Ditch Company are meeting on 8-11-25 to discuss differences of opinion in relation to the masterplan. 09/03/2024: PRIOR TO HEARING-UNRESOLVED: This comment is still valid as these flows are existing flows and will be in the No.8 Ditch regardless. 09/15/2023: PRIOR TO HEARING: The irrigation ditch needs to have a capacity of 1025 cfs upstream of the spill location into the inadvertent detention area. I did notice the cross-sections in the drainage report documenting what is needed to carry this flow and want to make sure that the entire stretch upstream of the spill has this capacity. Response: These are old comments. Please see previous responses. We understand the City Stormwater and Ditch Company are meeting on 8-11-25 to discuss differences of opinion in relation to the masterplan. Comment Number: 13 07/15/2025: PRIOR TO HEARING: The City still needs written confirmation (Letter of Intent) from the Ditch Company that they will honor the previous agreement for developed flows to be released into the No.8 Outfall Ditch. The City also needs a Letter of Intent for Page 10 of 19 permission to relocate the ditch. The Letter of Intent can not include provisions that are in conflict with the City's Upper Cooper Slough Drainage Master Plan. Response: The developer and their attorney are working with the ditch company and their attorney on an agreement, and specifically the ditch company and their attorney confirming the project can move to P&Z, and that both parties are working in good faith toward final design. Comment Number: 14 07/16/2025: FOR APPROVAL: The storm water infrastructure that is proposed to mitigate the development site needs to be located on eventual area within City limits. This will require annexation of the the parcel west of the relocated ditch where the rain gardens and detention ponds are located. The City's MS4 permit with the State of Colorado requires the City to ensure all storm water infrastructure is maintained for the life of the development. In order to accomplish this requirement, the infrastructure needs to be within the City's jurisdictional area. Response: Please see annexation boundary on the site plan which includes the LID’s and both ponds that serve the development. The request to annex all area west of the relocated ditch is not feasible, as other entities, including the ditch company are requiring improvements be made in this area not subject to city requirements. Department: Environmental Planning Contact: Kirk Longstein klongstein@fcgov.com 970-416-4325 Topic: General Comment Number: 16 07/14/2025: UPDATED: FOR HEARING PRIOR TO HEARING: The applicant has proposed an amendment to an existing conservation easement (CE) to facilitate the dry-up of the “Sod Farm”, relocation of the No. 8 feature, and subdivision of the western portion of the Natural Areas conservation easement to support stormwater infrastructure associated with the Water’s Edge subdivision (i.e., Sonders Village) Each of these actions would individually trigger the need for a conservation easement amendment; however, the Natural Areas Department strongly prefers that all proposed changes be reviewed and processed as part of a single, comprehensive amendment. These amendments can be a condition of approval by the Planning and Zoning Commission, but final approval of the amendment is subject to a City Council approval. Response: The proposed No. 8 Outlet Ditch relocation does not trigger amendment to the Sod Farm Conservation easement. Irrigation is an explicitly permitted use under terms of the conservation easement and is also a use-by-right in Larimer County. Further, no subdivision of land is proposed within the conservation easement boundary as the ditch and associated equipment and facilities are located within dedicated easement boundaries and do not trigger the subdivision process. The applicant is not proposing “dry-up” of the Sod Farm property. A revegetation plan showing the proposed seed mixes within the Sod Farm easement was provided as part of the applicant’s submitted landscape plan. Prior to initiating formal review of a conservation easement amendment, the following items are required: Page 11 of 19 1. Letter of Intent from the Ditch Company confirming support for the proposed alignment (prior to P&Z); and 2. Updated Management Plan that clearly addresses: 1. Anticipated conservation objective changes; and 2. Demonstration of a net beneficial effect or ecological uplift relative to existing site conditions. **Natural Areas need a fully executed agreement with the ditch company prior to execution of the amended conservation easement All amendments to the existing conservation easement must meet the following criteria to be considered approvable: 1. Alignment with the original conservation purpose(s) and intent of the conservation easement; 2. No resulting private inurement or impermissible private benefit; 3. Consistency with the grantor’s documented intent and any associated funding source restrictions; 4. A net beneficial or neutral impact on the conservation values protected by the conservation easement. 09/03/2024: FOR HEARING: I understand that the issue of re-locating the No. 8 Ditch is not fully settled and the proposed plans are contingent upon that issue being settled. Please be aware that stormwater facilities located in either a NHBZ or within the Natural Areas Department’s Conservation Easement will have to be meet naturalized design criteria that demonstrate habitat uplift. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 4 09/03/2024: UPDATED Fire lane signage will be required in any areas that obstruction of the fire apparatus occurs with vehicle parking along the street. 09/18/2023: FOR FINAL 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: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. SIGN PLACEMENT - IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as Page 12 of 19 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. -No parking fire lane signage shall be added on 20' road section of Fairwater Dr near the intersection at Brightwater Dr. - All hydrants shall have adequate striping or signage to prevent parking. -Corners at intersections shall be striped to prevent parking. Comment Number: 6 09/19/2023: FOR FINAL 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. Department: Internal Services Contact: Katy Hand khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 4 09/18/2023: FOR PERMIT (all structures). 1. Each detached structure requires a separate permit. (incl. covered bike structures, shade covers, etc.) 2. The structure shall comply with the current adopted code at the time of permit submittal. Current codes, local amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes NOTICE: the next code cycle adoption will likely occur 2024-2025 timeframe. 3. Stock Plans: A stock plan is a building design that can be submitted for review and used for replicated buildings. The approved design is stocked and can be referenced on future or concurrent 'lot specific' permit submittals. More information can be found here: https://www.fcgov.com/building/stockplans Comment Number: 5 09/18/2023: Accessibility comments (may impact site plan): a. Multifamily and Townhome buildings are subject to CRS9-5 State accessibility. Accessible units shall be dispersed across the site and no clustered in a single building or building type. A site-wide accessibility site plan is required showing the types of accessible units how points will be implemented across the site. Provide this at the pre-submittal meeting and with each permit or stock plan application. This may impact grading. b. multi-family buildings require accessible parking per building and need to include van accessible parking. Accessible parking shall be located as close to the building entry as possible. c. All ground floor units in multi-family buildings shall be type B accessible (some type A's will need to be provided per the current IBC code). d. Single family homes shall provide a visitable bathroom (per IRC local amendment R320). Comment Number: 6 09/18/2023: Informational (Townhome and duplex): For a fire-sprinkled building, 3ft setback required from property line or provide Page 13 of 19 fire rated walls with limited openings per chap 3 of the IRC. · Emergency escape and rescue openings are required in every bedroom. · For buildings using electric heat, a cold climate 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, if there are special additional requirements for new buildings, Please contact the plan review team to obtain the requirements for each district. Comment Number: 7 09/18/2023: Multi-family comments: a. Electric vehicle charging parking spaces are required, including an 11ft wide accessible charging space. (local amendment). b. 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 limited openings per chapter 6 and 7 of the IBC. c. Buildings 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. d. All multi-family 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. e. If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. f. Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. g. A City licensed commercial general contractor is required to construct any new multi-family structure. h. Energy code requires short hot water supply lines by showing plumbing compactness. i· 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 work with their Development Review Coordinator to schedule a pre-submittal meeting prior to Final Development Plan submittal. This meeting is a typically a requirement for acceptance of the initial FDP submittal packet. Please work with your Development Review Coordinator prior to FDP submittal packet to coordinate the best approach for this project. Comment Number: 8 09/18/2023: Single family detached house comments: Exterior walls closer than 5ft from the property line or 10ft between other dwellings on the same lot shall be fire rated with limited openings (doors and windows). If the houses are fire sprinkled, 3ft setback allowed (or 6ft between houses on the same lot). · Roof overhangs closer than 5ft to the property line are required to be fire protected in non-sprinkled Page 14 of 19 homes. · Bedroom egress windows (emergency escape openings) required in every bedroom. · For buildings using electric heat, heat pump equipment is required (for cold climates). · 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. · 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 or recirculation pumps. Department: Light And Power Contact: Luke Unruh lunruh@fcgov.com 970-416-2724 Topic: General Comment Number: 1 09/19/2023 INFORMATION ONLY: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss development fees or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Response: Acknowledged. Comment Number: 2 09/19/2023: INFORMATION ONLY: Any existing electric infrastructure that needs to be relocated as part of this project will be at the expense of the developer. Please coordinate relocations with Light and Power Engineering. Response: Acknowledged. Comment Number: 3 09/19/2023: INFORMATION ONLY: Any existing and/or proposed Light and Power electric facilities that are within the limits of the project must be located within a utility easement or public right-of-way. The utility easement for the transformer shall extent 3 feet past all sides of the transformer pad. Response: Acknowledged. Comment Number: 4 09/19/2023: INFORMATION ONLY: During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Response: Electrical layout has been provided by Luke, and Aspen will incorporate this into the final plans. Comment Number: 5 09/19/2023: FOR FIRST FDP SUBMITTAL: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Page 15 of 19 Service Standards. Please show all proposed transformer locations on the Utility Plans. Response: Acknowledged. Comment Number: 6 09/19/2023: FOR FIRST FDP SUBMITTAL: Streetlights will be placed along public streets. 40 ft separation on both sides of the light is required between canopy trees and streetlights. 15 ft separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement with Light & Power. Please reach out to me before the first round of the Final Development Plan so I can provide a streetlight layout. The City of Fort Collins street lighting requirements can be found at: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf Response: Acknowledged. Comment Number: 7 09/19/2023: INFORMATION ONLY: Due to having private drives/alleys, we would encourage a Utility Coordination meeting very early in the process to ensure the widths will provide adequate separation for all utilities required for this project. Please coordinate with us to get a design for our facilities in your private drives/alleys so that it can be ensured that all utilities can fit into your proposed development Response: Acknowledged. Comment Number: 8 09/19/2023: INFORMATION ONLY: Per Light and Power’s Electric Service Standards: 8.1.10. The builder is required to install the electric meter socket(s) on the same side as the electric service ‘stub’. 8.1.11. Builders are also encouraged to install the natural gas meter(s) on the opposite side of the house from the electric service. 8.1.12. The electric service trench must be a minimum of 3 feet from the natural gas service trench, and the electric and gas services shall not cross each other. Response: Acknowledged Comment Number: 9 09/19/2023:FOR FIRST FDP SUBMITTAL: Please work with me to meet the following milestones as your project progresses: For PDP reviews I would like to see an electric line shown on both sides of the public streets in the parkway. During later stages of PDP we will need to begin to place transformer locations and streetlights. For the first round of FDP I will need to see the electric design shown. I will provide the electric design that shows vaults, transformers, and streetlights. Response: Electrical layout has been provided by Luke, and Aspen will incorporate this into the final plans. Comment Number: 10 09/19/2023: FOR FIRST FDP SUBMITTAL: Light & Power will need to know if three phase power will be needed for any buildings (Club house, pool, etc.) Response: acknowledged. Page 16 of 19 Comment Number: 11 09/19/2023: FOR FIRST FDP SUBMITTAL: Multifamily buildings and duplexes are treated as customer owned services; therefore, a C-1 form and one-line diagram must be filled out and submitted to Light & Power Engineering for each building. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. A C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations Comment Number: 12 09/19/2023: INFORMATION ONLY: 11) You may contact Luke Unruh with project engineering if you have questions at (970) 416-2724 or lunruh@fcgov.com. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar ds.pdf?1645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Comment Number: 13 09/19/2023: INFORMATION ONLY: 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. 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.pdf Comment Number: 14 09/19/2023: INFORMATION ONLY: All 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 service from the transformer to the meter(s) and will be owned and maintained by the individual unit owner or building owner. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 2 07/14/2025: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 09/04/2024: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 09/19/2023: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Topic: Plat Comment Number: 1 07/14/2025: 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 Page 17 of 19 09/04/2024: 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 09/19/2023: FOR FINAL APPROVAL: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the markups, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com Department: Outside Agencies Contact: Baker Lateral Company - Melissa Buick, 970-686-7126, melissahbuick@gmail.com Topic: General Comment Number: 2 07/28/2025: UPDATED: In addition to our previous comments, I would like to restate that the ditch easement be clearly marked. The proposed ditch easement shown on the plans and the proposed ditch crossings have not been approved by Baker Lateral Company; any plantings/landscaping should remain outside of the ditch easement and not obstruct the easement initially or at maturity. Final approval from the ditch company will be in the form of fully executed agreements. 08/26/2024: UPDATED: The Baker Lateral ditch easement along Turnberry Road needs to be clearly marked on the plans, and any crossing of the ditch will require legal agreements with Baker Lateral Company prior to any construction. Please let me know if you have questions or need additional information. 09/22/2023: Please se letter related to Baker Lateral Company. Contact: Boxelder Sanitation District - Heidi Jenson, 970-498-0604, heidij@boxeldersanitation.com Topic: General Comment Number: 4 07/18/2025 - FOR FINAL - UPDATED: Review comments can be found on separate document in Bluebeam Session. BOXELDER_Sonders Village_PDP_RD3_Review 7-18-25.pdf These comments can be addressed during the Final Plan. Boxelder Sanitation District has capacity for this development. Page 18 of 19 **NOTE - A review fee to Boxelder Sanitation District is still outstanding. Please work directly with the district to satisfy the payment of this fee. 09/06/2024: Due to an out-of-office schedule and technical difficulties the City is having with their Public Records website, this review will be delayed. Review results will be forwarded as soon as they are completed and received by the City. Thank you. 09/22/2023: Please see review comments from Boxelder Sanitation District. They have also provided an Easement Template for a stand-along easement they are requesting. Response: acknowledged. Contact: East Larimer County Water District - Randy Siddens, 970.493.2044, randys@elcowater.org Topic: General Comment Number: 5 07/17/2025: See additional document (added to Bluebeam Session) for plan comments. ELCO_Utility and Water Plans reduced-ELCO Notes.pdf Developer should be advised to be in contact with ELCO to begin discussions on water rights and a water service agreement’ Response: acknowledged. Contact: Larimer & Weld Irrigation Companies - Autumn Penfold, 970-454-3377, apenfold@eatonditch.com Topic: General Comment Number: 3 07/24/2025: Separate documents with comments have been provided. * 07-22-25 Wheeler Rd3 Sonders Comments FINAL.pdf * WRCC Comments 7.24.25 final.pdf Response: acknowledged. The developer is working with their attorney and the ditch company and their attorney to confirm whether or not WRCC is okay with the project moving forward to hearing, noting that a formal agreement is not yet in place, but will be required during final design, along with the final engineering items also being required for approval by WRCC. 09/06/2024: Comments received from WRCC and LWIC in four (4) pdf files have been added to Bluebeam Session. * EX1 - Wheeler Sonders Comments.pdf * EX2 - Recorded Stormwater Agmt.pdf * EX3 - Grant of Eastment Centex-WRCC.pdf * WRCC and LWIC Comments 9-5-24.pdf 10/20/2023: Comments received from No. 8 Ditch Company and forwarded to Dan Nickless and Terence Hoaglund. Page 19 of 19 09/22/2023: The No. 8 Ditch Company (WRCC, INC.) will be completing a review of this by October 20, 2023. The incorrect contact was selected when the City requested the review. A copy of a letter previously provided on August 15, 2023 has been included. Contact: Xcel Energy - Donna George, 303-571-3306, Donna.L.George@xcelenergy.com Topic: General Comment Number: 1 07/14/2025: ROUND 3: There are no additional comments to this case on this Round. Response: acknowledged. 09/12/2023: ROUND 1: Please see letter from Xcel Energy as a separate document. Department: Water Conservation Contact: Emma Pett epett@fcgov.com Topic: General Comment Number: 1 8/26/24: UPDATED: Thank you for submitting your preliminary irrigation plans. Final irrigation plans are due before building permit. 09/19/2023: FOR FINAL PLAN: Preliminary irrigation plans are due at FDP should include a landscape plan, a water budget and hydrozone map. Your water budget must be under 15 gallons/square foot for the property annually. Final irrigation plans are due at building permit application, but we encourage you to submit them earlier in case changes need to be made. Detailed irrigation submittal requirements can be found here: https://www.fcgov.com/utilities//img/site_specific/uploads/irrigation-plan-submitt al-reqs.pdf?1649260267 Comment Number: 2 07/14/2025: FOR APPROVAL: I noticed an error on the hydrozone table calculations. Please adjust the calculations so that the low shrub zone reflects 8 gallons used per a square foot and and send us the updated landscape plan/hydrozone table.