HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 07/18/2025
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Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview
July 18, 2025
RE: Prospect Ridge Multifamily, PDP230015, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Prospect Ridge Multifamily. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or
via email at bbethuremharras@fcgov.com.
Neo Studio Architects Response:
KH Civil Response:
KH Traffic Response:
KH Landscape Response: Thank you for your comments. Comment responses have been provided below.
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744
Topic: General
Comment Number: 1
11/21/2023: 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. Please include me in all email
correspondence with other reviewers and keep me informed of any phone
conversations. Thank you!
KH Civil Response: Noted, thank you Brandy!
Comment Number: 2
11/21/2023: SUBMITTAL:
As part of your resubmittal, you will respond to the comments provided in this
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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].
KH Civil Response: Noted, thank you!
Comment Number: 3
11/21/2023: 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.
KH Civil Response: Noted, thank you!
Comment Number: 4
11/21/2023: 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-Aut oCAD.html
KH Civil Response: Noted, thank you!
Comment Number: 5
11/21/2023: 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.
KH Civil Response: Noted, thank you!
Comment Number: 6
11/21/2023: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
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KH Civil Response: As discussed with Staff, approvals for the infrastructure package for the Overall Project (Rudolph Farms) were a main factor in the resubmittal timing for this project. Note that this project resubmittal falls within the 6 months from the Rudolph Farms approval on 01/27/2025.
Comment Number: 7
11/21/2023: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
KH Civil Response: Noted, thank you!
Comment Number: 8
11/21/2023: 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.
KH Civil Response: Noted, thank you!
Comment Number: 9
11/21/2023: FOR HEARING:
All "For Hearing" comments need to be addressed and resolved prior to
moving forward with scheduling the Hearing. Staff will need to agree the project
is ready for Hearing approximately 4 to 8 weeks prior to the hearing.
KH Civil Response: Noted, thank you!
Comment Number: 10
11/21/2023: FOR HEARING:
This proposed project is processing as a Type 2 Development Plan. The
decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For
the hearing, we will formally notify surrounding property owners within 800 feet
(excluding public right-of-way and publicly owned open space).
KH Civil Response: Noted, thank you!
Comment Number: 12
07/15/2025: FOR HEARING:
Please submit a completed Certification of Notice to Mineral Owner(s) - this
was not submitted with the round 1 or round 2 submittal.
https://www.fcgov.com/developmentreview/pdf/mineral-rights-cert.pdf?1723654564
KH Civil Response: Certification of Notice to Mineral Owners submitted.
Comment Number: 13
07/15/2025: INFORMATION:
If the Project Development Plan is approved at hearing, please apply for Final
Development Plan within three years of the date of approval to avoid the
expiration of the PDP Approval.
KH Civil Response: Noted, thank you!
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Comment Number: 14
07/18/2025: FOR RECORDING – PLANNING SET:
Could you please update the City signature blocks on the 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.
KH Civil Response: Signature blocks updated on the planning set.
Comment Number: 15
07/18/2025: FOR RECORDING – PLANNING SET:
Please update the Signature Line, from "Director" to "CDNS Director or
Designee" OR "Director of Community Development and Neighborhood Services or Designee."
KH Civil Response: Noted, thank you!
Department: Planning Services
Contact: Kai Kleer kkleer@fcgov.com 970-416-4284
Topic: General
Comment Number: 2
07/15/2025 FOR HEARING:
This project is being process under the land use code effective during the time
of submittal, 5/25/2022, Supplement 60, which still a version of the code that
requires minimum parking requirements for multi-family projects. This will
require a Modification of Standard but is something that is easily supportable
based on current standards which eliminate minimums.
KH Civil Response: Modification of Standard for parking requirements has been submitted.
11/27/2023 FOR HEARING:
It appears that the plan does not meet the minimum parking requirements for
multi-family housing. Staff calculated that a minimum of 378 spaces should be
provided within the site, however the plan only provides 295 (the 20 rentable
spaces cannot be counted toward the parking minimums pursuant to 3.2.2(K)).
Is a modification of standard anticipated? If so, we suspect that this project will
serve a commuter/young professional cohort that will likely need access to a
vehicle and wonder what some of the mitigating elements of the plan to help
justify the overall reduction in parking? For a modification request, the purpose,
applicability and criterion can be found by visiting Division 2.8 of the Land Use Code.
KH Civil Response: Modification of Standard for parking requirements has been submitted.
Comment Number: 17
07/15/2025: FOR HEARING:
Aside from some minor adjustments needed for landscape areas around the
garage entries and a tweaking the walkway system, all preliminary plan
comments have been addressed relating to planning's comments and planning is ready for hearing.
KH Civil Response: Great, thank you!
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Department: Engineering Development Review
Contact: Shawn Mellinger smellinger@fcgov.com
Topic: General
Comment Number: 1
07/15/2025: FOR FINAL PLAN - UNRESOLVED:
11/27/2023: FOR FINAL PLAN:
The utility plan indicates several utility and emergency access easements. With
the first round of FDP, please submit the easements for review, including review
fees, legal description and sketch prepared by a Colorado licensed
Professional Land Surveyor, and closure reports. More information about the
easement dedication process is available at
https://www.fcgov.com/engineering/devrev.php#cb-38308-6601
KH Civil Response: Easements and plat included with Final submittal.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 3
11/27/2023: FOR FINAL PLAN:
Signing and Pavement Markings will be required and reviewed within Final
Development Plans. Coordination with Poudre Fire Authority will be needed
regarding the placement of Fire Lane signs within the site. All ADA parking
spots will need to signed and marked accordingly. Stop bars and crosswalk
markings are not required across the access points to this project along
Prospect Ridge, and won't be maintained by the City in the future.
KH Civil Response: All required signing and pavements markings are included and called out on paving & signage sheets.
Department: Stormwater Engineering
Contact: Dan Mogen dmogen@fcgov.com 970-305-5989
Topic: General
Comment Number: 1
07/07/2025: FOR FINAL PLAN - UPDATED:
Please see updated redlines on drainage report, utility plans, and landscape plans.
Please note landscape separation requirements will need to be met at final plan
and the dog park will need to be addressed as part of the drainage design -
please see redlines for additional details.
KH Civil Response: Redlines addressed and responded to in markup sheets. Dog park included as part of the final drainage design.
11/17/2023: Please see redlines. I encourage you to reach out with any questions or to r eview potential
revisions, and I’d be happy to set up a meeting or conference call to do so.
KH Civil Response: Redlines addressed and responded to in markup sheets. Thank you!
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Department: Light And Power
Contact: Daniel Paluzzi dpaluzzi@fcgov.com
Topic: General
Comment Number: 12
07/08/2025: FOR HEARING:
Please see markups on the Overall Utility Plans (Page 12). We would not like
our transformers that feed the site to be placed on radial feeds. Please send
me AutoCad files of the site plan and utility plan and I will work on putting
together an electric design that loops internal to the site.
KH Civil Response: Transformer locations have been coordinated with light and power.
Comment Number: 13
07/08/2025: FOR HEARING:
Please send me preliminary C-1 forms. They do not need to be fully filled out
and we won't need the One line diagrams until you submit for FDP, but I would
like to know what you are thinking for power requirements so I can determine if
we need more transformers then what is shown on the plans currently due to
number and size of conductors.
Single phase transformers are limited to a maximum of 8 runs of secondary, not
to exceed a wire size of 350KCMIL.
Three phase transformers are limited to a maximum of 12 runs of secondary,
not to exceed a wire size of 500KCMIL.
Neo Studio Response: The C-1 form have been provided as a part of this submittal
Comment Number: 14
07/09/2025: FOR HEARING:
Please verify required transformer separation from building openings as
defined in Figures ESS4 - ESS7 within the Electric Service Standards. There
are a couple of transformers that I noticed were either too close to the building
or other utilities. I have marked them on the utility plans.
KH Civil Response: Transformer locations have been coordinated with light and power.
Comment Number: 15
07/09/2025: INFORMATION:
All of our facilities must have a ten foot clearance away from all water,
wastewater, and storm sewer facilities. We also require a three-foot clearance
away from all other utilities with the exception of communication lines.
KH Civil Response: Understood, all clearances from other utilities have been reviewed and implemented.
Comment Number: 16
07/09/2025: INFORMATION:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me 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
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Please feel free to contact me to discuss electric capacity fees or building site charges.
KH Civil Response: Noted, thank you Daniel!
Comment Number: 17
07/09/2025: INFORMATION:
Due to the site being on private drives, all work associated with the project will
be at the expense of the developer.
KH Civil Response: Noted, thank you.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 2
07/09/2025: FOR HEARING - UNRESOLVED:
11/14/2023: FOR HEARING
The City of Fort Collins Land Use Code, Section 3.2.4(C)(3), requires projects
to "demonstrate no light trespass onto Natural Areas, Natural Habitat Buffer
Zones or River Landscape Buffers as defined in Section 4.16(E)(5)(b)(1)(a)."
The photometric plan demonstrates the site is almost in compliance.
Neo Studio Response: Photometrics have been revised so that there is no light trespass.
Comment Number: 3
07/15/2025: FOR FINAL PLAN - UPDATED:
The Land Use Code has been updated to state that total annual water use
should not exceed 11 gallons/square foot over the site, including all hydrozones
used on the landscape plan per LUC section 5.10.1(D)(3).
11/16/2023: FOR FINAL PLAN:
Please include a water budget chart and hydrozone diagram with the next
submittal that identifies all hydrozones and total annual water use on the site,
per LUC section 3.2.1(E)(3). Total annual water use should not exceed 15
gallons/square foot over the site, including all hydrozones used on the landscape plan.
KH Landscape Response: A hydrozone plan has been prepared as a part of the FDP submittal. The water use does not exceed 11 gal/sf over the site.
Comment Number: 4
07/09/2025: FOR FINAL - UPDATED:
The addition of trees will aid in having a diversity of heights between the NHBZ
and development and assist with a natural transition. The details of the specific
plantings can be provided at FDP.
KH Landscape Response: Trees and shrubs provided in the NHBZ are all native species and range in heights for a natural transition. Please see updated landscape plan.
11/16/2023: FOR FINAL PLAN:
Please ensure plantings next to the NHBZ are intentional, and are native
species to provide a good transition from the NHBZ to development. Please
refer to the City of Fort Collins Vegetation database
(https://www.fcgov.com/vegetation/), and the Rudolph Farm infrastructure plan
for approved seed lists and plantings that would compliment this project.
Additionally, please consider adding trees to help with creating a diversity of
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heights between the NHBZ and development.
KH Landscape Response: Trees and shrubs specified are native species found in the City of Fort Collins vegetation database and are intentionally placed with a variety of heights for a natural transition from the development to the NHBZ. See updated landscape plan.
Comment Number: 9
07/09/2025: FOR FINAL PLAN:
City of Fort Collins Land Use Code [Article 5.10.1 (D)(2)(a)], states that more
than 50% of a landscape area must be covered with living plants (not counting
trees) at maturity. Please make sure the landscaping beds meet this requirement.
KH Landscape Response: Landscape beds are heavily planted and make up more than 50% live vegetation coverage at maturity. Please see updated landscape plans.
Comment Number: 10
07/09/2025: FOR FINAL PLAN:
Species in the seed mixes need to be provided. Please provide the scientific
names and rates for all species to be included.
KH Landscape Response: Specific scientific names and rates for the COFC seed mixes have been included on sheet L2.0.
Comment Number: 11
07/09/2025: FOR FINAL PLAN:
Please include the following standard Native Seed Mix Notes:
NATIVE SEED MIX NOTES
1. THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE NOVEMBER
THROUGH EARLY MAY.
2. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE
SEED MIX SPECIES THROUGH LOOSENING AND ADDITION OF
AMENDMENTS THAT PROMOTE WATER ABSORPTION AND RELEASE.
REMOVE LARGE ROCKS, DEBRIS, OR LARGE CLUMPS, THEN SEED IN
TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE AREA.
DRILL SEED ALL INDICATED AREAS AS SOON AS POSSIBLE AFTER
COMPLETION OF GRADING OPERATIONS.
3. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE
CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY
ENVIRONMENTAL PLANNER.
4. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED
(STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT
SHALL NOT BE USED).
5. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED
APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. IF BROADCAST
SEEDING INSTEAD OF DRILL SEEDING DOUBLE SPECIFIED
APPLICATION RATE AND RAKE IN SEEDS TO ENSURE SEED TO SOIL
CONTACT. REFER TO NATIVE SEED MIX TABLE FOR SPECIES,
PERCENTAGES AND APPLICATION RATES.
6. IT IS RECOMMENDED TO PREPARE A WEED MANAGEMENT PLAN
TO ENSURE THAT WEEDS ARE PROPERLY MANAGED BEFORE, DURING
AND AFTER SEEDING ACTIVITIES.
7. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED
STRAW, JUTE MESH, HYDROMULCH, OR OTHER APPROPRIATE
METHODS. PLASTIC-BASED EROSION CONTROL MATERIALS (I.E.,
PLASTIC-WELDED BLANKETS) SHALL NOT BE USED WITHOUT
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EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS
THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT
ISSUES. IF HYDROMULCH IS USED, DO NOT MIX SEED IN WITH
HYDROMUCLH BUT APPLY IN TWO STAGES: DRILL SEED FIRST, THEN
HYDROMULCH OVER SEEDED AREA.
8. WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED
UNTIL SEED IS GERMINATED THEN WEEN THE SEED FROM IRRIGATION.
IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS
SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL
ENSURE 100% HEAD-TO-HEAD COVERAGE OVER ALL SEEDED AREAS.
ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION
PLAN SHALL BE FOLLOWED.
9. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER
IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS
NEEDED TO ESTABLISH COVER.
10. THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE
MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT
MOW DURING HOT, DRY PERIODS. DO NOT MOW LOWER THAN 6 TO 8
INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH.
11. NATIVE SEED AREAS OUTSIDE OF THE NHBZ WILL BE CONSIDERED
ESTABLISHED WHEN SEVENTY PERCENT VEGETATIVE COVER IS
REACHED WITH LESS THAN TEN PERCENT OF COVER CONSISTING OF
NOXIOUS WEEDS, NO BARE SPOTS LARGER THAN ONE FOOT SQUARE,
AND/OR UNTIL DEEMED ESTABLISHED BY EROSION CONTROL.
NHBZ-SPECIFIC REVEGETATION SUCCESS CRITERIA TO BE
CONSIDERED ESTABLISHED INCLUDE MEETING THE REFERENCE
AREA COVER STANDARD, LESS THAN FIVE PERCENT NOXIOUS
WEEDS, EIGHTY PERCENT SURVIVAL OF WOODY SPECIES, NO
SIGNIFICANT BARE SPOTS, AND/OR DEEMED ACCEPTABLE BY
ENVIRONMENTAL PLANNING.
12. THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS
RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE AND GROWTH
AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND
LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE
SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL
CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE
REQUIREMENTS FOR CLOSEOUT.
KH Landscape Response: Native seed notes have been added on sheet L2.1 of the FDP.
Comment Number: 12
07/09/2025: FOR HEARING:
Please add the following note on all sheets of the site, landscape and utility
plans that show the Natural Habitat Buffer Zone: "The Natural Habitat Buffer
Zone as recognized by the Overall Development Plan for the Rudolph Farms
Infrastructure project is intended to be maintained in a native landscape. Please
see Section 5.6 of the Land Use Code for allowable uses within the Natural
Habitat Buffer Zone." This will help preserve the intention behind the buffer
zones and the natural features into the future.
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KH Landscape Response: Natural Habitat Buffer Zone called out on plans.
Comment Number: 13
07/15/2025: FOR FINAL PLAN:
City of Fort Collins Land Use Code [Article 5.10.1 (D)(2)] and Colorado Senate
Bill 24-005 only allow the use of turfgrass in high-traffic areas where it is
functional and utilized.
Enviroturf is being proposed in a nonfunctional area, and a fescue blend would
not meet the requirements of a low water use alternative. Examples of low
water use turf alternatives include, but are not limited to: buffalograss, blue
grama, buffalograss/blue grama grass mixture, native shortgrass prairie
mixture, cold-hardy bermudagrass, or other native and low water use grasses
including mixes. Xeriscape shrub plantings is an additional alternative.
KH Landscape Response: Tahoma 31 is being proposed as an alternative turf. It is a cold-hardy bermudagrass.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 4
07/15/2025: FOR FINAL PLAN:
Please change the species of hackberry from netleaf hackberry to common hackberry.
KH Landscape Response: The species has been updated.
Comment Number: 5
07/15/2025: FOR FINAL PLAN:
There are multiple tree/storm water infrastructure separation issues. Please
shift the trees where possible instead of eliminating them from the Landscape plan.
KH Landscape Response: Trees have been shifted on the Landscape Plan to resolve the utility separation issues.
Comment Number: 6
07/16/2025: FOR FINAL PLAN:
How will the areas with Enviroturf be irrigated? Trees will need more water than
the turf. Adding drip irrigation with trees on a separate zone will provide adequate irrigation.
KH Landscape Response: All turf and trees are on separate irrigation zones. Please see the irrigation plans with this submittal.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 5
11/29/2023: FOR FINAL PLAN:
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
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supporting 80,000 pounds
KH Civil Response: Note added to paving and signage plans.
Comment Number: 6
07/15/2025: FOR FINAL PLAN - UPDATED:
Fire lane signage will also be required along the public street in areas to be
used for aerial access.
KH Civil Response: Fire lane signage added along roads with emergency access easements.
11/29/2023: 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.
- 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.
KH Civil Response: Fire lane signage added along roads with emergency access easements. LCUASS details added to construction details.
Department: Building Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
11/27/2023: FOR BUILDING PERMIT:
Multi-family Construction shall comply with adopted codes as amended. Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
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:
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https://www.fcgov.com/building/codes
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Live Load: Ground Snow Load 35 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
• Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter.
• Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
· Electric vehicle charging parking spaces are required, see local amendment.
· This building is located within 250ft of a 4 lane road or 1000 ft of an active
railway, must provide exterior composite sound transmission of 39 STC min.
· R-2 occupancies must provide 10ft to 30ft of fire separation distance
(setback) from property line and 20 feet between other buildings or provide fire
rated walls and openings per chapter 6 and 7 of the IBC.
· All multi-famliy buildings must be fire sprinkled. City of Fort Collins
amendments to the 2021 International Fire Code limit what areas can avoid fire
sprinklers with a NFPA 13R, see local IFC 903 amendment.
· Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
· If using electric systems to heat or cool the building, ground source heat pump
or cold climate heat pump technology is required.
· A City licensed commercial general contractor is required to construct any new multi-family structure.
· Energy code requires short hot water supply lines by showing plumbing compactness.
· For projects located in Metro Districts, there are special additional code
requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
Stock Plans:
When the exact same residential building will be built more then once with
limited variations, a stock plan design or master plan can be submitted for a
single review and then built multiple times with site specific permits. More
information can be found in our Stock Plan Guide at
fcgov.com/building/res-requirements.php.
Neo Studio Response: Acknowledged – all building permit requirements will be met and verified with the building department.
Comment Number: 2
11/28/2023: PRIOR TO FINAL PLAN:
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
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effective. Applicants of new projects should email their DRC to schedule a pre-submittal meeting.
Neo Studio Response: The Architects have contacted the development review coordinator to schedule a pre-submittal meeting.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 1
07/02/2025: INFORMATION:
Unless required during PDP, a complete review of all plans will be done at FDP.
KH Civil Response: Noted, thank you!
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 1
11/21/2023: 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-submittal-reqs.pdf?1649260267
KH Landscape Response: Noted, thank you for the comment. Irrigation plans and a hyrdozone map will be added at FDP.
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 2
07/16/2025:BUILDING PERMIT:
Irrigation plans are required no later than at the time of building
permit. The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to irrigationdr@fcgov.com
KH Landscape Response: Noted, thank you!