HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 03/08/2024Page 1 of 16
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
March 08, 2024
Kenneth Merritt
JR Engineering
2900 S College Ave
Fort Collins, CO 80525
RE: Front Range Storage, PDP230011, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Front Range Storage. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Marissa Pomerleau via phone at (970) 416-8082 or via
email at mpomerleau@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082
Topic: General
Comment Number: 1
09/19/2023: 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. Include me in all email correspondence with other
reviewers and keep me informed of any phone conversations. Thank you!
JR Response: Noted
Comment Number: 2
09/19/2023: INFORMATION:
The proposed development project is subject to a Type 1 Review. The decision
maker for your project will be an Administrative Hearing Officer at a public
hearing. Staff will need to agree the project is ready for Hearing approximately 4
to 6 weeks prior to a hearing date to accommodate scheduling and notice requirements.
Page 2 of 16
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). As
your Development Review Coordinator, I will assist with preparing the mailing
and coordinating the hearing date with your team.
JR Response: Noted
A neighborhood meeting is not required for this development request. If you
would like to hold a meeting to engage your neighborhood regarding the
proposal prior to the hearing, I can assist you with this request.
JR Response: Noted
Comment Number: 3
09/19/2023: SUBMITTAL:
As part of your resubmittal, you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format. Please use this
document to insert responses to each comment for your submittal, using a different font color.
When replying to the comment letter please be detailed in your responses, as
all comments should be thoroughly addressed. Comments requiring action
should NOT have a response such as noted or acknowledged. You will need to
provide references to specific project plans, pages, reports, or explanations of
why comments have not been addressed [when applicable].
JR Response: Noted
Comment Number: 4
09/19/2023: 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?1680306305.
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.
JR Response: Noted
Comment Number: 5
09/19/2023: 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
JR Response: Noted
Comment Number: 6
09/19/2023: 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.
Page 3 of 16
JR Response: Noted
Comment Number: 7
09/19/2023: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
JR Response: Extensions to 180 Day Resubmittals Approved
Comment Number: 8
09/19/2023: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
JR Response: Noted
Comment Number: 9
09/19/2023: 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.
JR Response: Noted
Comment Number: 10
09/19/2023: INFORMATION:
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.
JR Response: Noted
Department: Planning Services
Contact: Kai Kleer kkleer@fcgov.com 970-416-4284
Topic: General
Comment Number: 6
03/04/2024: FOR HEARING
Please ensure the fencing fully screens the storage area and meets articulation
and landscaping requirements.
JR Response: Fencing has been articulated every 40’ with Landscape Pockets and Shrub Planting added.
The maximum length of continuous, unbroken and uninterrupted fence or wall
plane shall be forty (40) feet. Breaks shall be provided through the use of
columns, landscaping pockets, transparent sections and/or a change to different materials.
Examples of acceptable fencing could be tinted, textured blocks; brick; stone;
treated wood; or ornamental metal.
For standards please see LUC sections 3.8.11, 3.9.7 and 3.9.8.
JR Response: Understood see Landscape Plan
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
09/11/2023: INFORMATION ONLY - HISTORIC SURVEY: The historic survey
for this property has been completed, finding the property Not Eligible on July
19, 2023.
Comment Number: 1
Page 4 of 16
09/11/2023: NO HISTORIC REVIEW REQUIRED: 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.
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 1
03/04/2024: INFORMATION:
Has CDOT been routed to review the utility plans for this project?
09/07/2023: INFORMATION:
Please send the utility plan, site plan, plat, and traffic studies to Tim Bilobran
with CDOT. This is the best way to make sure he reviews the plans. His email is
"timothy.bilobran@state.co.us". The frontage road is currently owned by CDOT
and their review is required since access to this site is from a street that is
owned and maintained by CDOT.
JR Response: Yes, we received comments from Mike Shepard on the last submittal after submitting directly
to Tim Bilobran with CDOT. The TIS has been updated accordingly, see response to CDOT comments included with this submittal
package.
Comment Number: 10
03/04/2024: INFORMATION:
A payment-in-lieu will be collected for the developer's responsibility of the
construction of Kelley Street that will not be constructed with this plan. The
payment-in-lieu will be written into the Development Agreement during the FDP phase.
JR Response: Understood
Comment Number: 11
03/04/2024: FOR HEARING:
A temporary turnaround will be required on the dead-end of Kelley Street until
the remainder of the street is constructed.
JR Response: The CPW access has been added off Kelley Street, and we are proposing to use this access
in combination with the Kelley Street extension east of the access as a hammerhead turnaround in lieu of a temporary turnaround.
Due to horizontal and vertical constraints associated with access elevation for the CPW, the joint outfall channel for off-site runoff
coming from the north, and the requirement to treat all new impervious area for WQ the temporary turnaround seems unnecessary if
a fire truck can safely turn around without it. An autoturn exhibit showing the PFA fire truck hammerhead turnaround has been
included with this submittal package.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
03/04/2024: UPDATED: INFORMATION:
The TIS still does not provide any anticipated trips generated by the UHaul
business that will be continued on the site. Those trips will need to be reflected
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separately from general trip generation from the storage facility. Is there a
portion of the site that will be dedicated to UHaul vehicles? How many are
expected to be stored/rented from this facility?
09/17/2023: INFORMATION:
The Transportation Impact Study has been received and reviewed. We will
need to have the TIS changed to reflect the continuance of the UHaul Rental
Services on this site. It currently states that the UHaul Services will go away, but
it has come to our attention that it will be continued on within this project. We will
also need to check to see if CDOT has reviewed or commented on this project,
before the TIS can be finalized.
JR Response: The owner of the site has stated the U-Haul Services will be eliminated upon approval of this
storage facility, and therefore the counts have not been included as part of the site generated traffic.CDOT has reviewed the TIS,
we received comments from Mike Shepard on the last submittal after submitting directly to Tim Bilobran with CDOT. The TIS has
been updated accordingly, see response to CDOT comments included with this submittal package.
Comment Number: 2
03/04/2024: UPDATED FOR HEARING:
I still have not seen any comments from CDOT. This will be required before
hearing. In addition, the changes to the plan that incorporate the CDOW access
being taken from the new industrial roadway will likely need to be included in the
TIS in order for CDOT to approve the Access Permit for that access as well.
CDOT will also likely require the long range evaluation for the basis of the
updated/new permits.
09/17/2023: FOR HEARING:
I have not seen any comments from CDOT regarding the Transportation Impact
Study, Access Permit, or any possible frontage improvements along frontage
road. I would recommend contacting Tim Bilobran, Region 4 Permits Manager
directly at timothy.bilobran@state.co.us
JR Response: Acknowledged. We have received comments from CDOT on the memo and addressed
accordingly in a separate comment response letter. Long range analysis has been included in the memo as well. One of the reasons
this resubmittal has taken so long has been the joint effort to solve vehicular access for CPW off Kelley Street. Frontage road
improvement plans have been prepared by PEC on behalf of the CPW for the turn lane they will be required for the south bound left
hand turn movement on to Kelley Street based on the TIS prepared for the CPW project.
Comment Number: 5
03/05/2024: INFORMATION:
Is there a phasing plan in place for the eventual build out of the industrial roadway adjacent to
this property? This will need to be clarified to determine if/when the CDOW access is changed.
JR Response: There is no phasing plan for the eventual buildout of the remainder of the property, since the
requirement for an ODP was waived due to the reduction of the storage facility footprint. The ROW being dedicated for Kelley Street
has been extended east along of the north end of the storage site for future roadway connections east of the storage facility.
Additionally, Tract D has been added with the intent of becoming a future local industrial roadway that will tie into Kelley Street.
Page 6 of 16
Department: Erosion Control
Contact: Kevin Meyer kmeyer@fcgov.com
Topic: Floodplain
Comment Number: 1
03/06/2024: FOR HEARING:
Please note the following in the Floodplain Regulations Compliance section of the Drainage Report:
"Outfall to Boxelder Creek is planned to go through the FEMA regulated 100-yr
Boxelder Creek floodplain, both within and outside of Fort Collins city limits. All
required permits will be acquired from applicable regulating authorities prior to construction activities.
JR Response: Note Added to drainage report.
Comment Number: 2
03/06/2024: FOR INFORMATION:
Work in the floodplain outside of city limits is regulated by Larimer County.
Please reach out to Eng-Floodplain@co.larimer.co.us for county floodplain requirements.
JR Response: A hydraulic study has been prepared by PEC on Behalf of CPW & Front Range Storage, and
submitted to the County as part of the CPW project review process. See submittal document: “6_OTHER_Joint Outfall Channel
Hydraulics Report_Front Range Storage_PDP_RD3.pdf”
Department: Stormwater Engineering
Contact: Stephen Agenbroad sagenbroad@fcgov.com
Topic: General
Comment Number: 1
03/04/2024: FOR HEARING - UPDATE:
Since the site is changing the characteristics of the offsite flows that would
historically reach Larimer and Weld Canal from sheet flows to channelized
flows, LWCC will need to approve and sign the final plans. Before Hearing, a
LOI is required from the from the irrigation ditch company to ensure that the
development is coordinating with LWCC.
09/19/2023: FOR HEARING:
Since the site is using the Larimer and Weld Canal as the outfall, a letter of
intent will need to be obtained from the irrigation ditch company before Hearing.
The ditch company may require a lower release rate than city criteria. The
irrigation ditch company will need to sign off on final designs and we will need to
see a formal agreement for final approval. Please include in the drainage
report a discussion of the discharge to the Larimer and Weld Canal as well as
supporting approval information from the ditch company.
JR Response: The site has been reconfigured so all of the proposed improvement runoff is redirected into
Boxelder Creek. This effort has included a joint effort between the CPW and the Front Range Storage project to divert runoff from
the larger drainage basin in to boxelder creek via a joint outfall channel that traverses the site. See the “6_OTHER_Joint Outfall
Channel Hydraulics Report_Front Range Storage_PDP_RD3.pdf” for additional detail.
Comment Number: 6
03/04/2024: FOR HEARING - UPDATE:
The city does not allow exposed riprap, please add a note to the plans to bury
the riprap with at least 6-inches of topsoil and vegetate.
JR Response: Noted added.
Page 7 of 16
Comment Number: 12
03/04/2024: FOR FINAL PLAN - UPDATE:
I have concerns with the MHFD-Detention Worksheet 4.06 being used for
sizing the detention pond orifice. How does the worksheet use the required
release rate to size the detention pond orifice? Please reach out to discuss the
worksheet and how it can be applied to meet Fort Collins Stormwater Criteria.
JR Response: Detention pond is no longer proposed. Now proposing “beat the peak” based on initial
feedback from Matt Simpson and Ted Bender. See the “6_OTHER_Joint Outfall Channel Hydraulics Report_Front Range
Storage_PDP_RD3.pdf” for additional detail.
Comment Number: 17
03/04/2024: FOR HEARING:
Since the drainage pan is tying into the Boxelder Creek, a drainage easement
on the neighboring parcel (Parcel # 8703400927) will need to be obtained for
final approval. Before Hearing, a LOI is required from the neighboring property.
JR Response: Noted.
Comment Number: 18
03/04/2024: FOR FINAL PLAN:
To better adhere to our landscaping standards and guidelines please investigate ways to reduce
the use of concrete pans within the detention pond. The main stem of the concrete pans is acceptable,
but please reduce the amount of concrete pans that extend from it.
JR Response: Site has been reconfigured. There is no longer a detention pond.
Comment Number: 19
03/04/2024: FOR HEARING:
The shallow drainage pan is below the standard 0.5% slope that is required by
the FCSCM. However, due to the lack of any other adequate outfall for the site,
the city would be willing to consider a variance for the shallow drainage swale.
The city would like to discuss possibly removing the pan and keeping this swale
vegetated. Please reach out for further discussion.
JR Response: Pan is no longer proposed.
Comment Number: 20
03/04/2024: FOR HEARING:
Has your team surveyed the ELCO water transmission line east of the detention
pond? The city does not typically allow inverted siphons, even for private
facilities as they require a large amount of maintenance. Please investigate
whether using an inverted siphon can be avoided or not.
JR Response: ELCO is comfortable with a lowering, and profile has been added to plans.
Comment Number: 21
03/04/2024: FOR HEARING:
Please provide clarification of the drainage of Basin C1. Based on the grading
plan, it appears that only half of Kelley Street will drain into the road side ditch
and then exit the site through tract A without being detained/treated.
JR Response: Drainage basin C1 includes Kelley Street and will be treated via rain garden.
Comment Number: 22
03/04/2024: FOR HEARING:
The detention pond does not need to be included in the WQCV calculations for
the extended detention pond. This area is mostly pervious and does not require
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water quality treatment. Including the detention pond in the WQCV slightly over
sizes the required detention for the site. Please make sure to adjust this in the
stage-storage table as well.
JR Response: Detention pond is no longer proposed.
Comment Number: 23
03/04/2024: FOR HEARING:
The grading around the rain garden is difficult to read when presented at the
current scale. Please provide an exhibit of the grading around the rain garden
and reduce any additional notations to make the grading clear. Ultimately, I am
trying to understand where flows will overtop the rain garden. The flows should
not overtop on the east end of the rain garden, as they will end up in the swale
that discharges directly into Larimer and Weld Canal. Thereby bypassing the detention pond.
JR Response: Grading of the RG is now shown at 20 scale.
Comment Number: 24
03/04/2024: FOR HEARING:
Please show the underdrain system for the rain garden on the plans. This can
be included in the exhibit of the rain garden.
JR Response: Now shown.
Comment Number: 25
03/04/2024: FOR HEARING:
It appears that the utility plans have considered the NEWT3 Pipeline that is to
be constructed parallel to the Larimer and Weld Canal. However, it appears that
the outfall into Boxelder Creek is within 10-ft of the NEWT3 pipeline. Please
coordinate with ELCO and Northern Colorado Water Association to confirm that
there are no easement conflicts between the stormwater outfall and the NEWT3
pipeline. Please submit the correspondence in the next round of review.
JR Response: Coordination between ELCO and the design team is ongoing. Additional separation has
been achieved with the revised design and no drainage easements overlap the NEWT3 Water line easement. The existing 24” water
line that parallels the overhead powerlines will need to be lowered for the joint outfall channel and that design is being coordinated
with ELCO/NWCWD.
Comment Number: 26
03/05/2024: FOR HEARING:
Please explain how access to the drainage pan will be provided to perform
maintenance on the facility. Does the site assume it will use the irrigation ditch
access road? This road is owned by the irrigation ditch company. Please
provide a LOI from LWCC allowing access to the irrigation ditch road before hearing.
JR Response: The drainage pan has been removed. No LOI should be required since the access road
along the LWIC is not owned by the canal, and can therefore be used for maintance of the joint outfall
channel. The LWIC and the TRI-STATE GENERATION AND TRANSMISSION ASOCIATION INC have an
easement to utilize the access road for access and maintenance of their facilities. Similarly,
ELCO/NWCWD can utilize the access for maintenance of their water lines.
Department: Light And Power
Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306
Topic: General
Comment Number: 3
09/19/2023: INFORMATION:
Page 9 of 16
The service to the building will be considered a commercial service; therefore,
the applicant is responsible for installing the secondary service from the
transformer to the meter and will be owned and maintained by the individual unit owner.
Comment Number: 4
09/19/2023: FOR FINAL PLAN:
This project will need to comply with our electric metering standards. Please
coordinate meter locations with Light and Power and show on the utility plans
during Final Design. These locations will need to comply with our electric
metering standards. Electric meter locations will need to be coordinated with
Light and Power Engineering. Reference Section 8 of our Electric Service
Standards for electric metering standards. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
JR Response: Understood, meter locations will be shown at FDP
Comment Number: 5
09/19/2023: FOR FINAL PLAN:
A Customer Owned 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 prior to Final Plan. A link to the C-1 Form is below:
https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?1597677310
JR Response: Understood, C-1 Form will be included at FDP
Comment Number: 6
09/19/2023: FOR FINAL PLAN:
On the one-line diagram, please show the main disconnect size and meter
sequencing. A copy of our meter sequencing can be found in our electric
policies, practices, and procedures below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
JR Response: Understood, one-line diagram will be included at FDP
Comment Number: 8
09/19/2023: 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 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: Understood
Department: Environmental Planning
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 1
03/05/2024: (REPEAT) INFORMATION:
The presence of natural features on the project site necessitates a process for
Page 10 of 16
the creation of a Natural Habitat Buffer Zone to protect that natural feature. For
the public hearing, the project must demonstrate adequate space to satisfy
buffering requirements and that any mitigation is feasible. For final approval, the
details and specifics of restoration and/or mitigation must be created. 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.
JR Response: A 50’ NAHB Has been established along the adjacent to the Northeast side of the Existing
Irrigation Ditch. At the time of the FDP Submittal the details of the NHBZ Restoration will be provided.
Comment Number: 6
03/05/2024: (REPEAT) FOR FINAL PLAN:
A restoration plan based on adaptive management principles will be required
that addresses weed management, seedbed preparation, seeding, and
outlines 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.
JR Response: Understood, At the time of the FDP Submittal the details of the NHBZ Restoration will be
provided.
Comment Number: 7
03/05/2024: (REPEAT) FOR FINAL PLAN:
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 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.
JR Response: Understood
Comment Number: 8
03/05/2024: FOR HEARING:
The stormwater outfall design to Boxelder Creek necessitates some changes
that need to be addressed prior to Hearing:
-The ECS needs to be updated to include a wetland and top-of-bank
delineation of Boxelder Creek.
-Boxelder Creek receives a 100-ft buffer as per LUC3.4.1. If the buffer extends
onto the project property, a NHBZ will have to be created, and the NHBZ table updated accordingly.
-An outfall structure into Boxelder Creek will require a Nationwide Permit (NWP)
from the Corps of Engineers. Environmental Planning will assess the outfall
structure itself along with the Stormwater Department.
-Environmental Planning has a preference to explore options other than a
concrete drip pan due to concerns with maintenance, etc.
JR Response: The CPW has contracted with ERO to provide an environmental analysis of boxelder creek
near the outfall channel connection. This EA has been included in this submittal package: “6_OTHER_Environmental
Assessment_PDP_RD3.pdf”
Comment Number: 9
03/05/2024: INFORMATION:
Page 11 of 16
How does the timing of NEWT 3 coincide with this project? It would be ideal to
avoid disturbance of Boxelder Creek twice in short succession.
JR Response: NEWT 3 Water Main has already been constructed
Comment Number: 10
03/05/2024: FOR FINAL PLAN:
Additional work on the seed mixes will be needed at the FDP stage.
JR Response: Understood. Seed Mix Designs have been provided with this PDP submittal however further
revisions and efforts can be added at the time of the Final FDP if needed.
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 4
03/04/2024: FOR INFORMATION
The city is no longer using the old standard of upsizing trees to count for
mitigation of removed trees. This plan has enough trees that this is not an issue
but please adjust the mitigation on the plan to reflect the current standard.
JR Response: Understood the Landscape Plan has been revised.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 2
09/15/2023: FOR FINAL PLAN:
FIRE LANE LOADING - IFC Appendix D102.1 Local 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 sheet 3 of utility plans
Comment Number: 4
09/15/2023: FOR FINAL PLAN:
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 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
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access roads more than 26 feet wide and less than 32 feet wide.
JR Response: fire lane signage will be included on final plans
Comment Number: 5
09/15/2023: FOR FINAL PLAN:
PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section 505.1.1 amendment
New and existing buildings or facilities shall be provided with approved address
identification. The address identification shall be legible and placed in a
position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be arabic numbers or alphabetical letters. Numbers shall not be spelled
out. The address numerals for any commercial or industrial buildings or facility
shall be placed at a height to be clearly visible from the street. They shall be a
minimum of 8 inches in height unless distance from the street or other factors
dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If
bronze or brass numerals are used, they shall only be posted on a black
background for visibility. Monument signs may be used in lieu of address
numerals on the building as approved by the fire code official. Buildings, either
individually or part of a multi- building complex, that have emergency access
lanes on sides other than on the addressed street side, shall have the address
numbers and street name on each side that fronts the fire lane.
The note on the site plan indicates 6 inch numerals and shall be changed to 8
inch minimum or larger depending on location from street. For this particular
site, an address monument sign placed at both EAE entrances would be
required along with addressing on the office building as well.
JR Response: Understood, Final plans will include proper addressing
Department: Internal Services
Contact: Katy Hand khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 3
09/18/2023: ATTENTION (this comment may impact the site plan)
The following structures are too close together and will require fire rated
construction including solid fire rated exterior walls with limited or no openings
and parapets. It is recommended to consult with an architect early as this may
significantly impact the design and look of the structures. Alternatively, locate
structures 20ft apart to avoid fire rated construction.
1. The covered parking structure to the west and the office appear to be closer than 20ft apart.
2. The covered parking structure to the east and North appear to be closer than 20ft apart.
JR Response: Covered parking has been removed
Comment Number: 4
09/18/2023: FOR PERMIT:
Each individual detached structure will require a separate building permit.
JR Response: Covered parking has been removed
Comment Number: 5
09/18/2023: ATTENTION: (This comment may impact the site plan):
Conversion of the house to a commercial office is considered a change of occupancy. This will require
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a permit and also may require substantial upgrades to building including but not limited to structural,
accessibility (which may include an accessible route/entry which may impact the site plan), insulation
upgrades and means of egress per the existing building code. Please consult with an architect early to
evaluate impacts that may impact the site plan. Also see this change of occupancy handout:
https://www.fcgov.com/building/files/handout-change-of-occupancy-requirements-2.pdf?1657645780
JR Response: Understood
Comment Number: 6
09/18/2023: ATTENTION (this comment may impact the site plan):
The local amendments to the 2021 IBC section3604.5 require the following:
1. All new buildings and also existing buildings undergoing a complete change
of occupancy are required to provide EV parking (options and quantities of
spaces vary), however at least one will need to be 11ft wide and accessible so
that it can also be used by persons with assisted mobility devices and
wheelchairs. Here is the link to the 2021 IBC local amendments please note that
codes change every 3 years and the code adopted at time of permit submittal will apply:
https://www.fcgov.com/building/files/2021-ibc-ord-amendments.pdf?1649424534
JR Response: Understood
Comment Number: 7
09/18/2023: FOR PERMIT: https://www.fcgov.com/building/codes
The current codes and structural design criteria can be found here: https://www.fcgov.com/building/codes
Notice: the current codes in place at time of permit submittal will apply. Codes
change every three years and the next code adoption will likely occur in 2024-2025 time frame.
JR Response: Understood
Comment Number: 8
09/18/2023: FOR PERMIT:
The covered parking structures are generally S-1 Occupancy. Since these are
large structures, Non-combustible construction is recommended (steel vs.
wood) to achieve a larger allowable area. Fire suppression is required for
buildings/structures exceeding 5,000 square feet (local amendment to chapter 9
of the fire code). It is recommended to consult an architect early to address the
size of the structures as it relates to allowable area, construction materials and fire protection.
JR Response: Covered parking has been removed
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 2
Commercial Construction shall comply with adopted codes as amended.
Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local amendments
Colorado Plumbing Code & state amendments (currently 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
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· 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 to 30ft of fire separation (setback)
from property lines 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.
JR Response: Understood
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 2
03/04/2024: INFORMATION:
Unless required during PDP, a complete review of all plans will be done at FDP.
JR Response: Noted
09/19/2023: INFORMATION:
Unless required during PDP, a complete review of all plans will be done at FDP.
JR Response: Noted
Topic: Plat
Comment Number: 1
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03/04/2024: FOR FINAL PLAN:
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
JR Response: Revision have been made.
09/19/2023: FOR FINAL PLAN:
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
JR Response: Revision have been made.
Contact: Ryan M. Donovan
Topic: General
Comment Number: 2
03/05/2024: FOR HEARING:
Please find attached the comments of the Larimer and Weld Irrigation
Company, including Technical Review, on the Round 2 submittals of Front Range Storage.
09/19/2023: INFORMATION:
Please see letter for comments from the Larimer and Weld Irrigation Company.
JR Response: See comment response letter included with this resubmittal
Contact: Samantha Lasher, Larimer County
Topic: General
Comment Number: 1
02/26/2024: INFORMATION:
Larimer County Planning has no objections to this proposal. Larimer County
Engineering will be responding separately with comments.
Please note that Larimer County Planning is currently processing a Site Plan
review for a new Colorado Parks and Wildlife office on the parcel located
directly north of this development (Parcel No. 8703000907).
Please contact Justin Currie at curriejp@co.larimer.co.us with any questions
regarding this case (23-ZONE3544 (1435 NE Frontage Rd Fort Collins, CO 80524)).
09/06/2023: INFORMATION:
We have no comment at this time.
Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
03/08/2024: INFORMATION: Preliminary irrigation plans that include a
hydrozone map and water use budget are due at Final Development Plan
(FDP). Final irrigation plans are due at building permit application, but we
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encourage you to submit irrigation plans earlier to improve the process. Direct
questions concerning irrigation requirements to irrigationdr@fcgov.com or Eric Olson
JR Response: Understood