HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 08/15/2025
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
August 15, 2025
Ryan Benson
Touchmark
5150 SW Griffith Dr.
Beaverton, OR
RE: Touchmark Fort Collins, FDP250009, Round Number 1
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 email at sgoldstein@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Seth Goldstein sgoldstein@fcgov.com
Topic: General
Comment Number: 1
INFORMATION:
I will be your primary point of contact throughout the development review and permitting process. If you
have any questions, need additional meetings with the project reviewers, or need assistance throughout
the process, please let me know and I can assist you and your team. Please include me in all email
correspondence with other reviewers and keep me informed of any phone conversations. Thank you!
Ripley Design Response: Thank you, Seth.
Comment Number: 2
SUBMITTAL:
As part of your submittal, a response to the comments provided in this letter and a response to plan
markups is required. The final letter is provided to you in Microsoft Word format. Please use this letter to
insert responses to each comment for your submittal, using a different font color. Please use the markups
to insert responses to each comment on plans. Please do not flatten markup responses.
Provide a detailed response for any comment asking a question or requiring an action. Any comment
requesting a response or requiring action by you with a response of noted, acknowledged etc. will be
considered not addressed. You will need to provide references to specific project plans, pages, reports, or
explanations of why comments have not been addressed [when applicable].
Ripley Design Response: Understood, we have provided comment responses within this letter.
Comment Number: 3
SUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1703783275
File names should have the corresponding number, followed by the file type prefix, project
information, and round number.
For example: 1_SITE PLAN_Project Name_FDP_Rd1.
A list of numbers and prefixes for each file can be found at the link above.
Ripley Design Response: Files have been named based on City naming standards.
Comment Number: 4
SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed
prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD.
To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version
2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this
topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
Ripley Design Response: Acknowledged. Thank you.
Comment Number: 5
SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing to resubmit your
plans, please notify me with an expected submittal date with as much advanced notice as possible.
Ripley Design Response: Noted.
Comment Number: 6
INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Ripley Design Response: Noted.
Comment Number: 7
INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
Ripley Design Response: Understood. Thank you!
Comment Number: 8
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.
Additionally, kindly ensure there is sufficient space between the signature line and the title line to
accommodate the digital signature.
Ripley Design Response: This note has been updated to the wording above. We have provided additional space for the digital
signature.
Comment Number: 9
FOR FINAL APPROVAL:
All "For Final Approval / For Approval" comments need to be addressed and resolved prior to moving
forward with the final documents and recording of this project. I will provide a recording checklist and
process information when we are closer to this step.
Ripley Design Response: Noted. Thank you.
Comment Number: 10
INFORMATION:
According to LUC 6.3.11, the Term of Vested Right allows a maximum of three (3) years following the
approval of a final plan or other site specific- development plan. During this period, the applicant is required
to undertake, install, and complete all engineering improvements, including water, sewer, streets, curb,
gutter, streetlights, fire hydrants, and storm drainage, in accordance with city codes, rules, and
regulations.This timeframe constitutes the 'term of the vested property right.' Failure to complete the
required engineering improvements within this term will result in the forfeiture of the vested property right.
In such cases, resubmission of all materials and reapproval will be necessary, following the requirements
outlined in the Land Use Code.
Ripley Design Response: Acknowledged.
Department: Planning Services
Contact: Kai Kleer kkleer@fcgov.com 970-416-4284
Topic: General
Comment Number: 1
08/15/2025: FOR RECORDING
Please see redlines within site plan, architectural elevations, plat, and landscape plan. Comments are
mostly minor text edits with the most significant issue identified along the western edge of the independent
living wing of the main building.
Ripley Design Response: Understood, redlines will be addressed along with the comment letter.
LRS Response:
General: Illegible Text resolved
Sheet A04: The LUC does not require product specifications, however it does state in several sections that “stucco” qualifies as a
“quality finish material.” The intention is to have a high-quality stucco system; however, the exact system is not expected to be
finalized until time of construction. The design team will ensure that the final stucco product to be installed meets the requirements
of the LUC.
Sheet A09: West Elevation addressed with consultation and coordination with Staff
Sheet A19: Design Guidelines paragraph for Cottages and Villas removed to avoid confusion.
Kimley-Horn Response: Grading has been adjusted along the western edge of the IL wing of the main building.
Department: Engineering Development Review
Contact: Shawn Mellinger smellinger@fcgov.com
Topic: General
Comment Number: 1
08/12/2025: FOR FINAL PLAN:
Tract D is offset with the southern access. Please connect the right tract
boundary with the ROW as discussed in the meeting 8/13/25.
Kimley-Horn Response: Tract D has been adjusted.
Comment Number: 2
08/12/2025: FOR FINAL PLAN:
A 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.
KimleyHorn- Response: A temporary offsite construction easement will be coordinated with the
Morningside Village Master Association prior to final approval.
Kimley-Horn Response: A temporary offsite construction easement has been added and will be dedicated by separate document.
It is being coordinated between ownership groups.
Comment Number: 3
08/12/2025: FOR FINAL PLAN: Any path that is connected to the public streets
or trails will need a public access agreement.
Kimley-Horn Response: Access easements have been added.
Comment Number: 4
08/12/2025: FOR FINAL PLAN:
Please label the running slope and cross slope for all proposed pedestrian
ramps and landings on the grading plan sheets to verify ADA compliance.
Kimley-Horn Response: Running slope and cross slope has been added to the ramps and landings.
Comment Number: 5
08/12/2025: DEVELOPMENT AGREEMENT:
Thank you for submitting the Development Agreement (DA) information form. We will start drafting
the DA in the 2nd round FDP. The DA must be recorded prior to issuance of the development
construction permit (DCP).
Ripley Design Response: Understood, thank you.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
08/11/2025: FOR FINAL RECORDING: The final signed and stamped
Transportation Impact Study and Traffic Supplemental Letter with the alternative
mitigation strategy will be require for final recording. Please submit with each round of FDP.
Kimley-Horn Response: Final signed and stamped TIS and Supplemental letter are included.
Comment Number: 2
08/11/2025: INFORMATION: All signs and pavement markings removed during construction are the
responsibility of the development to repair/replace. In addition, prior to the installation of any signs and
pavement markings within the public right of way, you must contact Traffic Operations for layout inspection.
Please contact Rich Brewbaker, Signs and Pavement Marking Manager, 970-221-6792, or rbrewbaker@fcgov.com.
Touchmark Response: Understood, thank you.
Comment Number: 3
08/11/2025: FOR FINAL PLAN: Street name signs will be required for both
public and private streets. If private "Privately Maintain" street name signs will
be required. See details in Utility Plans. Please detail sign locations with stop
signs. Are the small cul-de-sacs going to be "named" streets?
Kimley-Horn Response: Street sign details have been included in the Utility Plans. At this time, we do not anticipate the small
culdesacs being named streets.
Comment Number: 4
08/11/2025: FOR FINAL PLAN: See redlines for Signs and Pavement
Markings within the Utility Plans. Include note on each sheet of the Pavement
and Signage sheets to contact Traffic Operations for field inspection prior to the
permanent installation of any traffic control devices.
Kimley-Horn Response: Redlines have been addressed.
Comment Number: 5
08/11/2025: INFORMATION: The painted crosswalk on the sidewalk at the Le
Fever access is not required by the City. If installed the development will be
required to maintain this crosswalk striping.
Kimley-Horn Response: Painted crosswalk has been removed.
Comment Number: 6
08/11/2025: FOR FINAL PLAN: Please detail any locations where Fire Lane
signage will be needed and include in the signing and striping plans.
Kimley-Horn Response: Fire lane signage has been added.
Comment Number: 7
08/11/2025: FOR FINAL PLAN: If Le Fever is not constructed by the
development to the south, this development will be responsible to construct.
Signage and Pavement Markings will need to be detailed in your plans since
this development identified the need for dedicated turn lanes onto Cinquefoil.
Additional No Parking signs may be needed adjacent to the turn lanes for the
WB movement.
Kimley-Horn Response: Acknowledged, signage and pavement markings have been added.
Comment Number: 8
08/11/2025: FOR FINAL PLAN: Will any specialty signs be installed at the
gated entrances to detail a detour or instructions on how to gain access once
gates are closed. This will need further coordination. This applies to the
vehicles accesses and the trail accesses.
Ripley Design Response: Gates will be open during daytime hours. After hours, signs will be posted at each gated entrance,
directing after-hours deliveries to the main entrance call box.
Comment Number: 9
08/11/2025: FOR FINAL PLAN: Taking into consideration the trail will not
extend beyond the development property, a Trail Ends XXX feet may be
needed where it connects to the trail heading south. Will need to coordinate
with Park Planning.
Ripley Design Response: A sign has been added to the site plan that indicates the trail ending.
Kimley-Horn Response: A sign has been added to the utility plans that indicates the trail ending.
Comment Number: 10
08/11/2025: FOR FINAL PLAN: LANDSCAPING: Trees should not be planted
within 50 feet on the approach to stop signs. Please maintain the visual sight
distance to the signs within the landscape plans. It may be good to detail stop
signs within the landscape plans.
Ripley Design Response: We have updated the landscape plan to comply with sight distance triangles. Stop signs have been
labeled on the landscape plan as well.
Comment Number: 11
08/11/2025: DEVELOPMENT AGREEMENT: In order to finalize the proposed
Alternative Mitigation Strategy agreed upon in PDP, language will need to be
incorporated into the development agreement that specifically outlines the
agreed upon trail connection from the northern portion of the development
connecting to the regional trail. This alternative is in lieu of any potential
improvements to mitigate the failing overall intersection level of service for
the Harmony and Lady Moon intersection.
Touchmark Response: Understood, thank you.
Department: Erosion Control
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Construction Drawings
Comment Number: 2
08/11/2025: FOR APPROVAL:
Please show and account in all plans and calculations for disturbance in the existing large detention pond
as Landscape Plans show the entire pond is to be re-seeded.
Ripley Design Response: We have updated the landscape plans to not include seeding in the detention pond area. This area is
out of the limit of disturbance line so it will not be affected by the development.
Topic: Erosion Control
Comment Number: 3
08/11/2025: FOR APPROVAL:
Please address all redlines provided on the construction plans and cost estimate.
Kimley-Horn Response: Redlines on the construction plans and cost estimate have been addressed.
Topic: Fees
Comment Number: 1
08/11/2025: INFORMATION:
The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees
for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all
projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site
disturbance, the estimated number of years the project will be active. Based on the proposed site
construction associated with this project we are assuming 45 lots, 15.32 acres of disturbance, 3 years from
demo through build out of construction and an additional 3 years until full vegetative stabilization due to
seeding. Which results in an Erosion Control Fee estimate of $4,107.47. Please note that as the plans and
any subsequent review modifications of the above -mentioned values change the fees may need to be
modified especially since your calculations vastly underestimate the disturbed area by not including the
existing detention pond. I have provided a copy of the spreadsheet used to arrive at these estimates for
you to review.
The Stormwater Quality Inspection Fees are based on the number of LID/WQ Features that are designed
for on this project. Based on the plans we identified 0 number of porous pavers, 4 number of
bioretention/rain Gardens and one extended detention basin, which results in an estimate of the
Stormwater LID/WQ Inspection fee of $1,510.00. Please note that as the plans and any subsequent review
modifications of the abovementioned values change the fees may need to be modified-. I have provided a
copy of the spreadsheet used to arrive at these estimates for you to review
Touchmark Response: Acknowledged, thank you.
Department: Stormwater Engineering
Contact: Derek Lutz dlutz@fcgov.com 970-221-6339
Topic: General
Comment Number: 1
08/12/2025: FOR APPROVAL:
Please address all redlines on the construction plans and the drainage report.
Please provide comment responses.
Kimley-Horn Response: Redlines on the construction plans and drainage report have been addressed. Comment responses are
included on the pdfs.
Comment Number: 2
08/14/2025: NEW COMMENT:
Please provide a profile of the Savoy outfall pipe once that design has been coordinated.
Kimley-Horn Response: The profile of the Savoy outfall pipe revisions will be included with the revised Savoy plans.
Department: Water-Wastewater Engineering
Contact: Derek Lutz dlutz@fcgov.com 970-221-6339
Topic: General
Comment Number: 1
08/12/2025: FOR APPROVAL:
Please address all redlines on the construction plans. Please provide comment responses.
Kimley-Horn Response: Redlines on the construction plans have been addressed and comment responses provided on the pdf.
Comment Number: 2
08/14/2025: UPDATED:
Please identify the limits of Tract D (which includes the utility easement) on sheets C5.0-C5.1 of the
Utility Plans. Remove the 26-FT Access and Utility Easement labels form the Site Plan drawings.
08/12/2025: FOR APPROVAL:
The utility easement around the private drive must provide 10-feet beyond the water main alignment.
Kimley-Horn Response: Tract D and E width labels have been added to the plans.
Comment Number: 3
08/14/2025: UPDATED:
If internal water meters are intended to be utilized, then note that on the plans and include the internal
water meter detail. Shift public curb stops into the parkway outside of paved areas. Provide 6-FT
minimum separation between water services and trees. Shrubs shall be a minimum of 4-FT from water
infrastructure. Curb stops on the private water service are private.
08/12/2025: FOR APPROVAL:
Please show water meters on the plans. Shift curb stops and water meters outside of paved areas.
Provide enough separation from paved areas for maintenance and/or replacement of curb stops and
meters to be conducted without damaging driveways and sidewalks.
Ripley Design Response: Shrubs have been moved to be a minimum of 4ft from water infrastructure.
Kimley-Horn Response: An internal water meter detail has been added. Curb stops have been shifted out of paved areas.
Comment Number: 4
08/14/2025: FOR APPROVAL:
Since the site is proposing to be gated, Fort Collins Utilities will need to be able
to access the site at all times. Preferably, we would get an access code for the
gates, but we will also need 24- hour contact information. Development
Agreement language will be drafted for this requirement.
Touchmark Response: Understood; access information will be provided.
Comment Number: 5
08/14/2025: NEW COMMENT:
Further coordination required with electrical design and separations to water
mains. Small reductions in the minimum separation between water and
electrical infrastructure may be considered at specific locations. 10-FT
separation to transformers will not be reduced.
Kimley-Horn Response: Separation between water line and electrical design has been maximized.
Department: Light And Power
Contact: Luke Unruh lunruh@fcgov.com 970-416-2724
Topic: General
Comment Number: 1
08/12/2025: FOR FINAL APPROVAL:
Please show L&P's electric facilities on the next round of review. It looks like
there will be some separation requirements that will need addressed to make room electric facilities.
Kimley-Horn Response: L&P’s electric facilities are included.
Ripley Design Response: We have updated the electric facilities to reflect L&P’s design. Additionally, separation between
landscape has been addressed and updated to comply.
Comment Number: 2
08/12/2025: FOR FINAL APPROVAL:
Please ensure all of L&P's electric facilities are in a utility easement. Show the
easement on the utility plan and plat.
Kimley-Horn Response: L&P’s electric facilities are within Tracts that include a utility easement.
Comment Number: 3
08/12/2025: FOR FINAL APPROVAL:
Please review the transformer locations. Please ensure clearances are meet
from doors, windows and building material as well as all other separation
requirements as defined in Figures ESS4 ESS-7 within the Electric Service Standards
Ripley Design Response: The landscape has been adjusted to comply with separation requirements for the updated transformer
locations.
Kimley-Horn Response: Transformer locations have been reviewed.
Comment Number: 4
08/13/2025: FOR FINAL APPROVAL
Please send me a C-1 and one-line diagram form for the attached Villa's
LRS Response: C-1 Form and One-Line Diagram for Villa’s provided.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 1
07/24/2025: 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. In the
Adaptive Management Pan/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. 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 Design Response: An adaptive management plan has been provided with this submittal. An abbreviated version containing
key points of the adaptive management plan has been added to the landscape notes and details page.
Comment Number: 2
07/24/2025: FOR FINAL APPROVAL:
The Natural Habitat Buffer Zone (NHBZ) needs to be delineated and labeled on
all pages it is shown on the utility plan.
Ripley Design Response: Understood, the NHBZ will be shown on all pages of the site and landscape plans.
Kimley-Horn Response: The NHBZ is labeled on the utility plans.
Comment Number: 3
07/24/2025: 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 Design Response: Irrigation has been provided as a below grade system to be utilized for establishment only. After which
time it will be shut off.
Comment Number: 4
07/24/2025: FOR FINAL APPROVAL:
Please make sure all trees and shrubs are labeled with the common and
scientific name in the legend in the Site and Landscape Plan. According to City
of Fort Collins Land Use Code [Article 5.10.1 (E)(2)], plant material shall be
selected from the City of Fort Collins Plant List
(https://www.fcgov.com/vegetation/) maintained by the Director. The Plant List
contains plants determined by local resources to be appropriate for local
conditions. Please review your plant selection to ensure they are on the plant list.
Ripley Design Response: The common and scientific names of plants used in the landscape design are included on page 30. We
have met with Kristie and ran all plants not on the Fort Collins Plant List by her and the city botanist. Any plants not approved by
Kristie or the botanist have been substituted.
Comment Number: 5
07/24/2025: FOR FINAL APPROVAL:
City of Fort Collins Land Use Code [Article 5.10.1 (D)(2)] requires more than
50% of a landscape area must be covered with living plants at maturity, not
counting trees. Please assure landscaped areas (shrub beds and mulched
areas) have appropriate shrubs and/or seed to meet this requirement.
Ripley Design Response: We have updated the landscape plans to meet the 50% minimum requirement for plant coverage.
Comment Number: 6
07/24/2025: FOR FINAL APPROVAL:
City of Fort Collins Land Use Code [Article 5.10.1 (E)(3)] and Colorado Senate
Bill 24-005 only allow the use of turf grass in high-traffic areas where it is
functional and utilized. Irrigated turf grass with a high water requirement may
only be planted in areas or spaces used for recreation or for civic or community
purposes. Such purposes may include playgrounds, sports fields or other
athletics programming, picnic grounds, amphitheaters, portions of parks, and
playing areas of golf courses.
Please explain the purpose of the area shown as Kentucky Bluegrass, and if it
meets the functional turf requirement please label it as functional turf on the plan.
Ripley Design Response: The area shown as Kentucky Bluegrass is intended to be a community gathering and event lawn for the
seniors that will be living at the facility. A variety of programs will take place here giving the staff and residents an opportunity to
hold events such as parties or picnics. There will be significant foot traffic in this area, making bluegrass a good candidate for this
lawn. Because of programmatic and community value, this area meets the criteria to be considered functional turf.
Comment Number: 7
07/24/2025: FOR FINAL APPROVAL:
Please provide the species/scientific names and rates for the BLACK BEAUTY
XERISCAPE 80/20 FESCUE BLEND.
Ripley Design Response: After working with Kristie, we have decided to specify a buffalo/blue grama mix for sunny areas along
with a fescue blend for shady areas. These mixes are noted on page 32 of the landscape plan. We will continue to work with
Kristie to nail down specifics of the mix type and location on site.
Comment Number: 8
07/24/2025: 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 Design Response: The requested changes have been made to the prairie dog management plan and submitted with this
round of review.
Comment Number: 9
07/24/2025: FOR FINAL APPROVAL:
The City of Fort Collins Land Use Code, Article 5.12.1 (C)(4), requires that " no
light trespass onto Natural Areas, Natural Habitat Buffer Zones or River
Landscape Buffers." Thus, lighting from parking areas or other site amenities
shall not spill over into any natural features or natural habitat buffer areas.
LRS/IMEG Response: Revised Photometric Plan provided.
Comment Number: 10
07/24/2025: INFORMATION ONLY:
Along and in the detention basin it would be good to enhance the area with
more nesting habitat for the development. Cottonwoods would be a great
addition with the number of eagles and raptors nesting nearby.
Ripley Design Response: Noted, thank you.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 1
08/11/2025: FOR APPROVAL
Please show the tree grates on all pages of the landscape plan.
Ripley Design Response: We have updated the landscape plan to show tree grates on all pages.
Comment Number: 2
08/11/2025: FOR APPROVAL
Please see Forestry redlines for separation issues on the landscape plan.
Please keep in mind the following separation requirements as you make
adjustments for the next round of review:
10’ from public water, sanitary, and storm sewer main lines
6’ from water or sewer service lines
4’ from gas lines
10’ from electric vaults
40’ between shade trees and arterial streetlights
15’ between ornamental trees and arterial streetlights
50’ from stop signs
Ripley Design Response: Understood, thank you. Separations have been made to meet the requirements above.
Kimley-Horn Response: Acknowledged, thank you.
Comment Number: 3
08/13/2025: FOR APPROVAL
For developments planting 60 or more trees, there should not be more than 10% of one species planted
(LUC 5.10.1(D)(c)). Please reduce the number of coralburst crabapples (11%), spring snow crabapples
(11%), and spartan junipers (15%) on the planting schedule.
Ripley Design Response: Spartan junipers, spring snow crabapples, and coralburst crabapples have been reduced to meet the
10% maximum requirement.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
08/12/2025: INFORMATION: Both Park Planning & Development and Parks
O&M department comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077
Ripley Design Response: Understood, thank you Missy!
Comment Number: 2
08/12/2025: FOR FINAL APPROVAL: We understand it's a pretty tight space we're working with,
but is there room to have the fence 2' from the gravel trail? Currently I'm scaling it at 1.5'.
Ripley Design Response: The fence has been updated to be 2’ from the gravel trail.
Kimley-Horn Response: The fence has been updated to be 2’ from the gravel trail.
Comment Number: 3
08/12/2025: FOR FINAL APPROVAL: C4.2 & C4.3:
- Please add cut sections to the spur trail at the southern end of the site.
- Please add PPD's Attached Gravel Path Trail Detail
Kimley-Horn Response: A sheet has been added showing the cut sections for the spur trail.
Comment Number: 4
08/12/2025: FOR FINAL APPROVAL: Please see notes on sheet 2 of 53 of
the site/landscape plans. Trail maintenance note can be moved to general note
section on the main site and landscape plan and please revise note to say 2-3',
not 23'. Thank you!
Ripley Design Response: The trail maintenance note has been revised to say 2-3'. We have removed the general notes on all
pages except for the overall site and landscape plans.
Comment Number: 5
08/13/2025: FOR FINAL APPROVAL: A couple of comments regarding the
spur on the northern side of the property:
- All connections to the Paved Recreational Trail is required to be accessible by
the public. Please put within a public access easement.
Connections to the trail should be paved. -Can we please make the change to paved?
Ripley Design Response: As discussed with Missy as an alternative to paving the entire trail spur, we have included a landing at
the trail spur connection.
Kimley-Horn Response: A public access easement has been added for the trail.
Comment Number: 6
08/13/2025: FOR FINAL APPROVAL: Is the fencing on the east side of the
fence to be maintained by the Development?
Ripley Design Response: It is our understanding that Park Planning will maintain the fencing on the east side of the regional trail.
Comment Number: 7
08/13/2025: FOR FINAL APPROVAL: A couple of notes on the southern trail connection:
- Please change sidewalk at gate area to standard color concrete.
- Please soften the curve at the connection point to the main trail.
- How long of a flat/level landing area is there before the junction to the trail?
Ripley Design Response: The sidewalk at the gate area has been updated to show standard color concrete.
Kimley-Horn Response: Curve at the connection point to the main trail has been softened. A minimum 5’ landing is provided
before the junction to the trail.
Comment Number: 8
08/13/2025: FOR FINAL APPROVAL: Is it an option for the development to
maintain the paved trail until such time that the trail connects to the north?
Touchmark Response: It is our understanding that City-owned paved trails are typically maintained by Parks. Given this, and the
uncertainty around the timing of the northern connection, we prefer to have Parks maintain this trail.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
08/12/2025: 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. Exception Where- approved by the fire code official,
buildings of Type IA, IB or IIA construction equipped with an automatic fire sprinkler systemin accordance
with 903.3.1.1 and having firefighter access through an enclosed stairway with a Class I standpipe from the
lowest level of fire department vehicle access to all roof surfaces. Email exchange and the comment
response letter indicates the use of Type IIA construction.
This will need to be provided in the cover sheet of the site plan indicating construction type, standpipe and
stairway access.
Ripley Design Response: The note has been provided on the cover sheet of the site plan as number 21.
LRS Response: A note has been provided from the Architecture team to be added to the Site Plan Cover Sheet to reflect the use
of Type IIA Construction and firefighter access through enclosed stairways w/ Class I standpipes with access to the Roof.
Comment Number: 2
08/12/2025: EMERGENCY ACCESS EASEMENT
Fire lanes established on private property shall be dedicated by plat or
separate document as an Emergency Access Easement.
The site plan does not show EAE. This will need to be corrected to align with the Plat and Utility plans.
Kimley-Horn Response: The EAE is included within Tracts D and E and an EAE is provided to the main entrance.
Comment Number: 3
08/12/2025: FIRE LANE LOADING - IFC Appendix D102.1 amendment
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable
of supporting 80,000 pounds. Private drives used for fire lanes shall provide
information confirming the design can handle fire truck loading.
A note shall be added to the civil plans indicating all areas dedicated as EAE
are capable of supporting 80,000 pounds.
Kimley-Horn Response: A note has been added indicating the pavement shall be capable of supporting 80,000 lbs per PFA
standards.
Comment Number: 4
08/12/2025: FIRE LANE SIGNS
The limits of the fire lane shall be fully defined and fire lane sign locations should
be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for
sign type, placement, and spacing. Appropriate directional arrows required on
all signs. Posting of additional fire lane signage may be determined at time of
fire inspection. Code language provided below.
- IFC D103.6: 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.
- IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on both sides of fire apparatus
access roads that are 20 to 26 feet wide.
- IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on one side of fire apparatus
access roads more than 26 feet wide and less than 32 feet wide.
Please add signage details and locations of proposed signage.
Kimley-Horn Response: Signage details and locations have been added.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
08/04/2025: Multifamily Construction shall comply with- adopted codes as amended.
Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local amendments
Colorado Plumbing Code (currently on the 2021 IPC)
2023 National Electrical Code (NEC) as amended by the State of Colorado Projects shall comply with the
current adopted building codes, local amendments and structural design criteria can be found here:
https://www.fcgov.com/building/codes
New 2024 building codes will be adopted in early 2026.
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: 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 fire separation distance (min distance from
bldg to property line or to other buildings) per chapter 5, 6, and 7 of the IBC.
Required fire separation distance for multifamily buildings (MF) of V-B construction is:
○ 10 feet from the building to any property line (PL). Can be closer if that
wall faces a public way (street).
○ All MF buildings on the same lot/property must be spaced 20 ft apart
due to assumed PL between them.
○ A wall closer then 10ft to the PL must be fire rated and openings
protected per IBC chap 7.
• 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.
• The energy code requires all new buildings pass a building air tightness test
(blower door) and submit documentation of such before final CO can be issued.
Stock Plans:
When the same building will be built more than once, a stock plan design or
master plan can be submitted for a single review and then built multiple times
with site specific permits. More information can be found in our Stock Plan
Guide at fcgov.com/building/res-requirements.php.
LRS Response: Acknowledged.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 4
08/12/2025: FOR FINAL APPROVAL:
Please change the Benchmark Statement notes to the following:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS
DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION
SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF
FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’.
Kimley-Horn Response: Benchmark statement has been adjusted.
Comment Number: 5
08/12/2025: FOR FINAL APPROVAL:
There are some sheet index issues. See markups.
Kimley-Horn Response: Sheet index has been updated.
Comment Number: 6
08/12/2025: FOR FINAL APPROVAL:
Sheets 31 & 33 are out of order.
Kimley-Horn Response: Sheet index has been updated.
Comment Number: 7
08/12/2025: FOR FINAL APPROVAL:
There are matchline numbering issues. See markups.
Kimley-Horn Response: Matchline numbers have been updated.
Comment Number: 8
08/12/2025: FOR FINAL APPROVAL:
There are sheet numbering issues. See markups.
Kimley-Horn Response: Sheet numbering has been updated.
Topic: General
Comment Number: 1
08/12/2025: FOR FINAL APPROVAL:
Please make changes as marked in the Technical Services (TS) markup PDF.
If changes are not made or you disagree with comments, please provide written
response of why corrections were not made. Please provide any responses on
redlined sheets and/or in response letter. If you have any specific questions
about the markups, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
Kimley-Horn Response: Plat comments marked as TS have been updated and comment responses provided in the PDF.
Topic: Landscape Plans
Comment Number: 3
08/12/2025: FOR FINAL APPROVAL:
There is a matchline numbering issue on sheet 16. See markups.
Ripley Design Response: The matchline numbering issue on sheet 16 has been corrected.
Topic: Site Plan
Comment Number: 2
08/12/2025: FOR FINAL APPROVAL:
The sheet index and plan sheet titles & numbering should match. See markups.
Ripley Design Response: Sheet index has been corrected to reflect correct sheet titles and numbering.
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 1
08/06/2025: FOR APPROVAL: Please provide a hydrozone chart that breaks
water usage into, high (18), moderate (14), low (8) and very low zones (3);
shows the square footage for each hydrozone and gallons used based on the
hydrozones. The average water usage for the site needs to be under 11 gallons per a square foot.
EMAIL FOLLOW UP 8/26/2025 - Thank you and sorry I missed that the first time around. For the hydrozone table: Can you
correct the numbers in the gallons column in this document? I think they were converted to decimals for some reason and
are off by a couple of zeros.
I also have one question- there is a difference of around 150,000 sq ft between the MPi calculations in the PIP and the
hydrozone table calculations for irrigated area. Is the hydrozone area including something that the PIP calculations are
not?
Ripley Design Response: The numbers in the hydrozone table have been updated to reflect the correct quantities.
Comment Number: 2
08/06/2025: Information: Final irrigation plans are due at building permit.
Please update these plans to include components that will be used.
Ripley Design Response: Understood, thank you.
Comment Number: 3
08/06/2025: FOR FINAL PLAN APPROVAL: All trees must be on their own
zone and drip or subsurface irrigation must be used. Please make a note of this on the final plan.
Ripley Design Response: Trees in native areas are irrigated on separate drip zones.
Comment Number: 4
08/06/2025: Information: Enviroturf is not recommended for use as the
formulation often includes smooth brome which spreads aggressively by rhizome.
Ripley Design Response: Understood, thank you.