HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 09/12/2025
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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
September 12, 2025
Doug Snyder
Switchgrass Crossing VOA Senior Housing, LLC
1660 Duke Street
Alexandria, VA 22314
RE: Switchgrass Crossing, BDR250009, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Switchgrass Crossing. 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:
Ripley Design Response:
Shopworks Arch Response
Civil (Shopworks) Response:
MvC (Electrical) Response:
VOA Owner Response:
Department: Development Review Coordinator
Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082
Topic: General
Comment Number: 1
05/05/2025: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Please include me in all email
correspondence with other reviewers and keep me informed of any phone conversations. Thank you!
Ripley Design Response: Understood, thank you.
Comment Number: 2
05/05/2025: SUBMITTAL:
As part of your submittal, a response to the comments provided in this letter and
a response to plan markups is required. The final letter is provided to you in
Microsoft Word format. Please use this letter to insert responses to each
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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, responses will be provided to comments in the letter and PDF markups that were
provided.
Comment Number: 3
05/05/2025: SUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1703783275
File names should have the corresponding number, followed by the file type
prefix, project information, and round number.
For example: 1_SITE PLAN_Project Name_FDP_Rd1.
A list of numbers and prefixes for each file can be found at the link above.
Ripley Design Response: Understood, file naming will follow standard naming conventions.
Comment Number: 4
09/08/2025: NEXT SUBMITTAL:
Several of the Round 3 documents were not flattened. Please be sure that all
AutoCAD SHX attributes are turned off on your next submittal.
05/05/2025: SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and
remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be
removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html
Ripley Design Response: Noted all PDF have been flattened.
Shopworks Arch Response: Noted. PDF’s have been flattened
Civil (Shopworks) Response: Noted. All PDFs flattened and AutoCAD SHX attributes removed.
MvC (Electrical) Response: Noted. Layers have been minimized/removed.
Comment Number: 5
05/05/2025: SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
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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: Understood, thank you.
Comment Number: 6
05/05/2025: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
Ripley Design Response: Understood, thank you.
Comment Number: 7
05/05/2025: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
VOA Owner Response: Understood, thank you.
Comment Number: 8
05/05/2025: NOTICE:
A Development Review sign will be posted on the property. This sign will be
posted through the final decision and appeal process. A request for the removal
of signs will be made by your Development Review Coordinator at the appropriate time.
Ripley Design Response: Understood, thank you.
Comment Number: 9
05/05/2025: FOR APPROVAL:
The Director will make a decision to either approve, approve with conditions, or
deny the application. This decision will be based on whether the proposal
meets the requirements outlined in Step 8 of the Common Development Review
Procedures (Section 6.3.8).
We will send a written decision to the applicant, any individuals who provided
comments during the review period, and nearby property owners. The decision
will also be posted on the City’s website at
fcgov.com/developmentreview/proposals
Ripley Design Response: Noted.
Comment Number: 10
05/05/2025: FOR APPROVAL:
Once the decision has been finalized by the Director, there is a two-week
appeal period from the date of the signed decision. The project is not able to be
recorded until it is confirmed there are no appeals.
Ripley Design Response: Noted, thank you.
Comment Number: 11
05/05/2025: FOR 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: Acknowledged.
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Comment Number: 12
09/08/2025: FOR RECORDING – UTILITY PLANS UNRESOLVED-:
05/05/2025: FOR APPROVAL – UTILITY PLANS:
Please add the required City signature blocks to the cover sheet of the Utility
Plans. You can find this signature block on Engineering's webpage here:
https://www.fcgov.com/engineering/devrev#:~:text=Engineering%20Developme
nt%20Review%20provides%20development,planning%2C%20transportation%
20and%20engineering%20standards
Civil (Shopworks) Response: City signature block added to the cover sheet of the Utility Plans.
Comment Number: 13
09/08/2025: FOR RECORDING – PLANNING SET:
Could you please update the City signature blocks on the Planning Set?
Please update the Signature Line, from "Director" to CDNS Director or
Designee OR Director of Community Development and Neighborhood Services or Designee.
Ripley Design Response: Director has been updated to CDNS Director or Designee on the planning certificate
signature block.
Comment Number: 14
09/08/2025: FOR RECORDING:
For consistency amongst the final recorded documents, can the title of the Utility
Plan be updated to match the Plan Set / Site Plan - Switchgrass Crossing
Ripley Design Response: Yes, the utility plan title has been updated to match the plan set.
Civil (Shopworks) Response: Title of Utility Plan updated to match “Switchgrass Crossing”.
Department: Planning Services
Contact: Jill Baty jbaty@fcgov.com
Topic: General
Comment Number: 1
04/29/2025: INFORMATION:
Overall these plans look very good. I am excited to see this project moving
forward. Thank you for your work on it so far.
Ripley Design Response: Thank you, Jill. We are also excited and looking forward to making more progress.
Comment Number: 6
09/03/25: FOR APPROVAL - UPDATED COMMENT - PEDESTIRANS AND BIKES ON-SITE:
Thank you for submitting the request for Alternative Compliance for the bicycle
parking standards. Please see the markups on the document for some thoughts and suggested edits.
04/29/2025: FOR APPROVAL - PEDESTRIANS AND BIKES ON-SITE:
Thank you for providing the required number of bike parking spaces on this site.
Unfortunately, these spaces do not all meet the size requirements outlined in the
Definitions Section in Land Use Code Article 7.
Given the population who may own larger, heavier bikes (e-bikes, tricycles) and
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may have more limited mobility and strength, it will be more important to have
adequately sized spaces than the required number of spaces. Please request
Alternative Compliance for the bike parking on the site. The Alternative
Compliance is in Land Use Code Section 5.9.1(C)(4)(d).
Please ensure both the fixed and enclosed spaces are meeting the space
requirements for fixed bike parking (Article 7). Please fill the areas set aside for
bike parking given these space requirements. I think you may end up with 45
spaces or so. This will be adequate. Please provide covers over all the fixed
parking to the extent feasible. This will adequately make up for the lost spaces
in the enclosed parking room.
Shopworks Arch Response: 24 indoor spaces have been provided. 8 of the 16 outdoor spaces are covered, this is an
increase of 4 covered spaces from what was previously shown. All spaces have been confirmed to meet space
requirements as outlined by Article 7, dimensions have been added to A100.
Ripley Design Response: Thank you for the suggested markups. We have incorporated those as well as made
applicable edits to reflect the latest site plan into the narrative.
Comment Number: 7
09/03/2025: FOR APPROVAL - UPDATED COMMENT - ON-SITE AUTO USE:
There are three design items in the parking lot that lead me to suggest making
the exterior (east, south) spaces in the lot into long -term spaces.
1. The parking spaces along the interior (north, west) of the parking lot are not
long enough to meet our standards for handicapped or standard spaces. Those
spaces should be at least 17 feet from the rear of the wheel stop to the rear of
the space. Currently they are shown as being 13 feet in that dimension.
2. The drive aisle is too narrow to permit two-way traffic. The LUC requires at
least 24 feet of width for a two-way drive aisle in a parking lot and at least 20
feet for a one-way drive aisle. The drive aisle as shown on the plans is 23 feet
wide. (No requirements here if a one-way drive aisle is acceptable to the team.)
3. The parking stalls on the exterior (east, south) of the lot are compliant with the
dimensions for a standard parking space.
If you add four feet of length to the interior spaces (making them compliant with
our handicapped parking standards), you can remove four feet of length to the
exterior spaces (making them compliant with our compact or long -term parking
standards). If it is possible to move the wheel stops 1 foot closer to the
zero-height curb, the drive aisle would then be wide enough to accommodate
two-way traffic. Otherwise, this will need to be a one-way drive aisle.
04/29/2025: FOR APPROVAL - ON-SITE AUTO USE:
Please ensure at least one van-accessible space is provided and that that
space meets the size requirements in Land Use Code Section 5.9.1(K)(5).
Please ensure all spaces meet our parking space size requirements. These
can be found in Land Use Code Section 5.9.1(L).
Civil (Shopworks) Response: The parking spaces are updated to 17 feet. The drive aisle is updated to 24 feet in width.
One van accessible space is provided in the southern parking area.
Ripley Design Response: The parking space length has been updated to 17 feet, and the drive aisle has been updated
to 24 feet.
Comment Number: 10
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09/03/2025: FOR APPROVAL UPDATED -COMMENT LANDSCAPING-:
Please provide one tree in the landscaped area on the north side of the
southern driveway, at the western end of the drop -off area.
My accounting of the trees required and provided in and around thep parking lot is:
- Side lot line (1 tree per 40 feet): Required 10; Provided 12
- Parking lot interior (1 canopy shade tree per 150 sf of internal landscaped area): Required 8; Provided 8
- Driveways through or to parking lots (1 canopy shade tree per 40 lineal feet
along each side within 5 feet of driveway): Required 3 (northern driveway), 1 per
side (southern driveway); Provided 6 (northern), 1 (southern).
Ripley Design Response: One tree has been provided in the southeast corner of the parking lot to meet the minimum
requirement for parking lot trees. The suggested location is being used for the VOA flag poles to mark the entrance of
the property. The BDR narrative has been updated to discuss the deign intent of the flagpole location.
04/29/2025: FOR APPROVAL - LANDSCAPING:
The parking lot interior needs at least 10 trees. See mark ups on LP100 for
more detail, but I believe this could be accomplished by:
- adding a second tree to the dog run area,
- adding one tree to the western end of the drop -off area,
- we can count the two water birches in the south-western stormwater area as one canopy shade tree.
Comment Number: 13
05/03/2025: FOR APPROVAL- UPDATED COMMENT - BUILDING DESIGN:
Thank you for providing the request for a Modification of Standard. Please see
markups on the document for suggested edits. Please note that the water room
door, which is cited as being an alternative way for residents to enter the
building from Mason Street does not connect to the interior of the building beyond the water room.
04/29/2025: FOR APPROVAL - BUILDING DESIGN:
Please apply for a Modification of Standard to LUC Section 3.1.2, Location.
This code section states, "Primary entries shall be located on the street -facing
facade." You may use the "equally well or better than," and the "alleviating an
existing defined and described problem of city-wide concern" (affordable senior
housing; better with a drop-off area; nice plaza; visible to the street)
justifications. These can be found in Land Use Code Section 5.9.1(L). You may
want to consider some of the verbiage from the TOD Overlay District standards
in 2.6.1(C)(1) in the request.
Shopworks Arch Response: The Water Entry room is not to be used as an entry point to the building, language in the
Modification of Standard has been updated to clarify.
Ripley Design Response: Thank you for the suggestions. We have edited the request and resubmitted for approval.
Comment Number: 16
09/03/2025: FOR APPROVAL - UPDATED COMMENT - TRASH AND
RECYCLING ENCLOSURES:
Thank you for providing the detailed call out. I will look for this additional
information in the next round:
- Include the slopes of the service routes for the dumpsters.
- Service routes, including the area where the truck will set the dumpsters back
down, must be constructed of cement concrete. This material is more durable
and less prone to potholing over time.
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- Please work with Light & Power and Water/Wastewater to ensure that the 1)
transformer on site has adequate separation from underground utilities, 2) the
tree provided near the transformer is workable for the utilities, and 3) if the tree
is not workable, you may need to pave that island, use that for the trash hauler
access, and move the tree and landscaping to this island that is currently
designated for the trash hauler.
- Please show your plans to your trash hauler and provide a written response
indicating whether the proposed access will work for them (turning radii, loading zone, clearances, etc.)
04/29/2025: FOR APPROVAL - TRASH AND RECYCLING ENCLOSURES:
Thank you for showing the trash and recycling rooms. Please provide more
detail on the next round that shows compliance with the entirety of LUC Section
5.11.1, including, for example:
- A service opening at least 10 feet wide,
- Angle-iron, bollards or other effective method to protect the interior walls from
being damaged by dumpsters, etc.,
- A serviceable route for haulers,
- Trash chutes (if proposed) that are labeled as "Landfill" and "Recycle,"
- Etc.
Shopworks Arch Response: Additional information has been provided on the enlarged plan on A102 to show
compliance with LUC Section 5.11.1. Additionally, we moved the transformer to the suggested location to ensure there
is adequate separation from underground utilities. The trash loading zone has been modified to simplify pick -up; there is
no curb at the service route/loading zone which is parallel to the road, this eliminates the need for a hauler to make
additional turns.
Civil (Shopworks) Response: Slopes and spot elevations added to the Grading Plan. The area is cement concrete. The
Transformer location is updated with required clearances. Clearances shown on the Utility Plan.
Comment Number: 21
09/03/2025: FOR APPROVAL- EXTERIOR SITE LIGHTING:
The Lighting Plan needs some work; please see the document for specific
markups. All lighting must be no more than 3,000K color temperature. All
fixtures will need to comply with our B-U-G standards. I will need more
information on the B-U-G ratings and have provided a document that outlines
how to calculate those. The hardscape is not calculated correctly. Please use
only surface-level pavement (walkways, parking lot, patio, etc.) and not buildings in this measurement.
MvC (Electrical) Response: New fixture specifications have been provided. All fixtures are now 3000K CCT or less, and
all BUG ratings now comply with the Fort Collins lighting compliance calculator. The hardscape square footage estimate was al so
reduced based upon the latest background update.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
04/21/2025: DESIGN COMPATIBILITY:
The property abutting to the east (3835 S. College Ave) is over fifty years of
age. However, it is heavily modified. Based on the low likelihood of that property
being Landmark eligible, Historic Preservation staff yields to the Planner on
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matters of design compatibility. If the Planner determines that the general
compatibility requirements of 5.15.1 are met, Preservation staff will consider the
requirements of 5.8.1 met as well.
Shopworks Arch Response: Understood, thank you.
Department: Engineering Development Review
Contact: Dave Betley dbetley@fcgov.com 970-221-6573
Topic: General
Comment Number: 4
08/25/2025: FOR APPROVAL - UNRESOLVED:
It does not appear that any submittal for dedication of the Emergency Access
Easement was submitted for review? The drive isle usually requires a
continuous EAE to be dedicated within the boundaries of the access isle.
Please coordinate with PFA. Easement dedication information can be found
here: https://www.fcgov.com/engineering/devrev#cb -38308-6601
04/23/2025: FOR APPROVAL:
The Applicant will need to dedicate Emergency Access Easements within the
drive isles. There is an existing EAE located on the plat. The Engineer should
show the revised easement on the plans to make sure none of the building
envelope is contained on the plans. Will the easement be dedicated by separate document?
Civil (Shopworks) Response: Per conversation with PFA reviewer Marcus Glasgow, existing EAE is sufficient for the
project.
Comment Number: 5
08/25/2025: FOR APPROVAL:
Thank you for including the handicapped ramps. The Engineer is calling out the
detail 706.2 and 708. The two details are conflicting in the curb return
construction. Can you please detail what is being proposed on the plan for
clarity in construction and inspection.
04/23/2025: FOR APPROVAL:
There is a ten foot utility easement shown on the Creger Plaza Third plat that is
not called out on the plans.
Civil (Shopworks) Response: 708 label removed from plans. 706.2 shows an attached sidewalk with driveway flare so
this detail remains.
Comment Number: 6
08/25/2025: FOR APPROVAL:
The shading for the asphalt cuts and site visibility triangle are the same and
there is no designation on the line work in the legend. It will be beneficial to call
out the line work and distinguish the difference on the plans.
04/23/2025: FOR APPROVAL:
Please show the patching requirements for utility connections on the plan and
include the patching details within the plan set.
Civil (Shopworks) Response: Shading was revised on sheets to distinguish between asphalt sawcut and paving and
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sight triangle
Comment Number: 7
04/29/2025: FOR APPROVAL:
The applicant will need to enter into a Development Agreement. If the applicant
prepares the DA submittal sheet, an early version of the general language can
be provided to the applicant.
VOA Owner Response: The Information for Development Agreements was received after BDR 02, Owner is reviewing and will send
back a review forthcoming.
Comment Number: 10
08/25/2025: FOR APPROVAL: Please see reline comments.
05/05/2025: FOR APPROVAL:
Does the northern ramp, on the northern drive way meet ADA for cross fall and
landings? it is not apparent on the plan or the aerial.
Civil (Shopworks) Response: Redlines have been addressed, driveway does meet ADA criteria
Comment Number: 12
08/25/2025: FOR APPROVAL:
Please make sure that the proposed street cuts meet the requirements of the
Larimer County Urban Area Street Standards. The Engineer will want to reference Chapter 25.
Civil (Shopworks) Response: LCUAS detail was referenced for street cuts. Detail callouts were revised.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 3
09/08/2025: The updated Transportation Impact Study has been received,
reviewed, and the general conclusions accepted. The City recognizes the failing
level of service that will occur at the Horsetooth and Mason intersection in the
short range background traffic, and that this project will have a nominal impact
to this failing movement. No mitigation is required by this project.
In addition the recommendation for a signed and marked crossing on Mason at
Boardwalk will not be required at this time. Without meeting warrants for
pedestrian volumes, the City will hold off on any crossing until a time that
warrants are met and formal project is planned within our Active Modes Plan.
Traffic Response: Thank you
Department: Stormwater Engineering
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 1
05/02/2025: INFORMATION:
This project is located within the City's MS4 boundaries and is subject to the
erosion control requirements located in the Fort Collins Stormwater Criteria
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Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be
found at www.fcgov.com/erosion .
This project was evaluated based upon the submittal requirements of FCSCM.
Based upon the provided materials we were able to determine a total disturbed area.
Based upon the area of disturbance or this project is part of a larger common
development, State permits for stormwater will be required should be pulled
before Construction Activities begin.
Civil (Shopworks) Response: Revised erosion control plans included with submittal
Comment Number: 2
05/02/2025: FOR APPROVAL:
09/09/2025: FOR APPROVAL:
REDLINE COLLENTS FROM BDR ROUND ONE HAVE NOT BEEN
ADDRESSED. PLEASE SEE COMMENTS PROCIDED TO BDR ROUND
ONE EROSION CONTROL PLANS AND REPORT AND ESCROW
CALCULATION. EROSION REPORT ANS ESCROW CALCULATION WERE
MISSING FROM ROUND TWO SUBMITTALS SO NO REVIEW WILL BE
PROVIDED. WE WILL LOOK FOR THE REQUIRED SUBMITTALS AT BDR ROUND THREE.
Please review the redline markups and make the necessary corrections on the
Erosion Control Report, the Erosion Control Plan within the Utility Plan set and
the Erosion Control Escrow calculations for next round.
Civil (Shopworks) Response: Revised erosion control report and escrow calculations included with the current
submittal.
Contact: Dan Mogen dmogen@fcgov.com 970-305-5989
Topic: General
Comment Number: 1
09/08/2025: FOR APPROVAL - UPDATED:
There are still significant concerns with the proposed stormwater design and
proposed Stormtech system - first and foremost is the proximity to groundwater,
or being located in groundwater. Please see redlines for additional details on this and other concerns.
Please note there are redlines to address on the:
- drainage report,
- utility plans,
- landscape plans (review separation requirements throughout),
- preliminary irrigation plan (PIP), and
- narrative.
05/05/2025: This submittal falls short of meeting stormwater requirements
including water quality, low impact development, and detention. The proposed
facilities do not provide the water quality treatment or detention necessary, and
also, do not meet detention pond landscape standards. Please see redlines for
additional details and contact me to schedule a time to discuss revisions
proposed to meet requirements.
Stormwater criteria including landscape standards can be found at:
www.fcgov.com/utility-development.
Civil (Shopworks) Response: Stormwater detention system redesigned with additional narrative added to the Drainage
Report per water quality, LID, and detention.
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Comment Number: 2
09/08/2025: DEVELOPMENT AGREEMENT - NO UPDATE:
05/05/2025: Development agreement will be required. Stormwater language
for the development agreement will be drafted once an overall stormwater
design is submitted that meets requirements.
VOA Owner Response: Understood, thank you. We will return comments on standard language asap.
Comment Number: 5
05/05/2025: INFORMATION:
Please note that additional comments may be forthcoming upon future
submittals as additional details are discovered.
Civil (Shopworks) Response: Understood.
Comment Number: 6
09/08/2025: FOR APPROVAL:
Easement dedications for proposed stormwater facilities are required, whether
these are dedicated with a plat or via separate document.
Civil (Shopworks) Response: Understood. This easement will be submitted promptly for review but will not be included
in this BDR submittal.
Department: Water-Wastewater Engineering
Contact: Dan Mogen dmogen@fcgov.com 970-305-5989
Topic: General
Comment Number: 1
09/08/2025: FOR APPROVAL - UPDATED:
Please see updated redlines. Please note there are redlines to address on the:
- drainage report,
- utility plans,
- landscape plans (review separation requirements throughout),
- preliminary irrigation plan (PIP), and
- narrative.
05/05/2025: Please see redlines. I encourage you to reach out with any
questions or to review potential revisions, and I’d be happy to set up a meeting
or conference call to do so.
Ripley Design Response: Understood, we have provided redline responses to the documents provided.
Civil (Shopworks) Response: Understood. Multiple meetings were held for clarification and reviewing redlines together.
Responses to redlines provided on PDFs.
Comment Number: 3
09/08/2025: FOR APPROVAL - UPDATED:
Please see redlines regarding service size confirmation and alignment between
PIP and Landscape Plan/hydrozone table.
05/05/2025: A separate irrigation service is required.
Please submit a Preliminary Irrigation Plan (PIP) – plan requirements can be
found at: www.fcgov.com/WCS.
Please contact Irrigation Development Review (irrigation@fcgov.com) with
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questions regarding the required PIP.
The PIP must include water budget (annual usage) and peak flow (gallons per
minute) for each irrigation service proposed.
Ripley Design Response: Redlines have been reviewed and addressed.
Comment Number: 5
09/09/2025: FOR APPROVAL:
Is the proposed hydrant needed?
There is an existing hydrant across Mason from this location and also 2 other
hydrants adjacent to the property - one located just north of this property and
also one southeast of the property.
Please coordinate hydrant need with PFA.
Civil (Shopworks) Response: Proposed hydrant is not needed and is removed.
Department: Light And Power
Contact: Luke Unruh lunruh@fcgov.com 970-416-2724
Topic: General
Comment Number: 2
05/05/2025: 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 to discuss development fees or visit the following website for
an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
VOA Owner Response: Acknowledged, thank you.
Comment Number: 3
05/05/2025: INFORMATION:
All utility easements and required permits (crossing agreements, flood plain,
etc.) needed for the development will need to be obtained and paid for by the developer.
Light & Power will need AutoCAD files of the site plan, utility plans, and
landscape drawings once plans are approved.
Ripley Design Response: Understood, we will provide AutoCAD files of the site and landscape drawings once plans are
approved.
Civil (Shopworks) Response: Understood.
Comment Number: 4
05/05/2025: INFORMATION:
Any existing and/or proposed Light and Power electric facilities that are within
the limits of the project must be located within a utility easement or public
right-of-way. The utility easement for the transformer shall extent 3 feet past all
sides of the transformer pad.
Civil (Shopworks) Response: Understood. This easement will be submitted promptly but will not be included in this
BDR submittal.
.
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Comment Number: 5
05/05/2025: INFORMATION:
This project will need to comply with our electric metering standards. Electric
meter locations will need to be coordinated with Light and Power Engineering.
Residential units will need to be individually metered. Please gang the electric
meters on one side of the building, opposite of the gas meters. Reference
Section 8 of our Electric Service Standards for electric metering standards. A link has been provided here:
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
MvC (Electrical) Response: We have received an approved variance from the City of Fort Collins for a
master meter with submetering to the residential units. See the signed approval from Cody Snowdon
associated with project number BDR250009.
Comment Number: 6
05/05/2025: INFORMATION:
You may contact Luke Unruh with project engineering if you have questions.
lunruh@fcgov.com. You may reference Light & Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437
You may reference our policies, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers
Shopworks Arch Response: Acknowledged, thank you.
Civil (Shopworks) Response: Understood, thank you.
Comment Number: 7
09/02/2025/2025: FOR APPROVAL - UNRESOLVED:
05/05/2025: FOR APPROVAL:
See red-lines on the utility plan. I provided a new transformer location, electric
line and vault. Please show this on the utility plan for the next submittal. Please
ensure everything is in a utility easement or right-of-way
Civil (Shopworks) Response: Utility Plan updated. This easement will be submitted promptly but will not be included in
this BDR submittal.
Comment Number: 8
09/02/2025/2025: FOR APPROVAL - UNRESOLVED:
05/05/2025: FOR APPROVAL:
Our transformer pad is 84 inches x 73 inches, please reflect the accurate size
on the plans. The old transformer location was not spatially accurate. The
symbol on the red-line is to scale.
Civil (Shopworks) Response: Transformer pad updated.
Comment Number: 9
09/02/2025/2025: FOR APPROVAL - UNRESOLVED:
05/05/2025: FOR APPROVAL:
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I need your comment response to state that the transformer meets all
requirements from building openings when you have determined it has.
The wider side of the transformer is the front that needs 10’ clearance.
The transformer must also have a front clearance of 10 ft and side/rear
clearance of 3 ft along the sides. The transformer must have 2 ft clearance from
sidewalks and from the front face of the curb face. When located close to a
building, please provide the required separation from building openings as
defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please
state in your comment response that the transformer meets clearances from doors and windows.
Shopworks Arch Response: See A102 for detailed dimensions meeting requirements.
Civil (Shopworks) Response: The transformer meets all requirements from building openings. Dimensions added to
Utility Plan for clarity.
Comment Number: 10
05/05/2025: INFORMATION:
Any existing electric infrastructure that needs to be relocated or modified as
part of this project will be at the expense of the developer. Please coordinate
relocations with Light and Power Engineering.
Civil (Shopworks) Response: No existing infrastructure will be relocated.
VOA Owner Response: Acknowledged, thank you.
Comment Number: 11
09/02/2025: FOR APPROVAL:
Please ensure all electric is in a utility easement.
Civil (Shopworks) Response: This easement will be submitted promptly but will not be included in this BDR submittal.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 8
09/05/2025: INFORMATION:
Thank you for providing details of the Black Beauty Xeriscape Sod 80/20
Fescue Blend. The cultivars are not in the City of Fort Collins Vegetation
database (https://www.fcgov.com/vegetation/). The City of Fort Collins botanist
has been consulted regarding approval of this mix, and this comment will be
adjusted after further review.
Ripley Design Response: After further discussion with Kristie, we have decided to provide a buffalograss/blue grama
mix instead of the Black Beauty Xeriscape Sod 80/20 Fescue Blend. This mix is called out and spcefied on the
landscape notes and details.
Comment Number: 9
09/08/2025: FOR 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 (southeast control and south
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edge )have appropriate shrubs and/or seed to meet this requirement.
Ripley Design Response: Plantings have been added to the southeast control and south edge to meet the 50%
minimum requirement.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 3
09/08/2025: FOR APPROVAL - UPDATED
I see 20 or 21 mitigation trees on the landscape plan. Please clarify the number
of mitigation trees, and how many mitigation trees will be paid for in lieu.
05/06/2025: FOR APPROVAL
Please show which trees are to be used as mitigation trees on the landscape plan.
Ripley Design Response: There are 21 mitigation trees shown on the plan. The landscape sheets have been updated to
reflect this. 40 mitigation trees will be paid for using a fee in lieu.
Comment Number: 4
09/08/2025: FOR APPROVAL
Please update the Tree Diameter/Auger distance table in your Tree Protection
Notes to the most recent standard:
Tree Diameter at Breast Height (inches) Auger / Boring Pit Distance From
Face of Tree (feet)
0 - 9 5'
10 - 14 10'
15 - 19 12'
Over 19 15'
Ripley Design Response: Table has been updated to reflect the most recent standard.
Comment Number: 5
09/08/2025: FOR APPROVAL
Please see comments from stormwater for tree-utility separations.
Ripley Design Response: Trees have been adjusted to meet the minimum stormwater separation requirements.
Comment Number: 6
09/09/2025: FOR APPROVAL
Thank you for preserving two trees along Mason. It is understood that the walk
will need to shift to accommodate these trees. Please shift the sidewalk back to
detached south of the preserved trees.
Ripley Design Response: The attached walk we have currently shown in that area gives enough space for the two
existing trees to be preserved. Due to grading, the sidewalk will need to stay attached at the driveway to accomodate
an ADA compliant crossing.
Comment Number: 7
09/09/2025: FOR INFORMATION
Will the developer be passing on responsibility of the two preserved crabapples
along Mason as a part of the ROW dedication?
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Ripley Design Response: Yes.
VOA Owner Response: Yes.
Comment Number: 8
09/10/2025: FOR APPROVAL
With the necessary addition of more trees per plannings comments, the number
of trees onsite will be 60 or more which falls under a different diversity
requirements. Please ensure that no tree constitutes more than 10% of the tree
planting schedule. Please reach out to forestry for more fastigiate tree options if necessary.
Ripley Design Response: Due to adding larger trees in place of smaller trees, there are only 56 total trees to be planted
on site after the necessary additions. The trees still fall under the maximum 15% of the total schedule.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
09/10/2025: UNRESOLVED
05/05/2025: 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.
Civil (Shopworks) Response: Note added to Utility Plan.
:
Comment Number: 2
09/10/2025: EMERGENCY ACCESSS EASEMENT
Fire lanes established on private property shall be dedicated by plat or
separate document as an Emergency Access Easement.
I only see a portion of the drive aisle proposed as EAE but see fire lanes
throughout. Is there existing EAE? If not, the entire drive aisle will need to be dedicated EAE.
Civil (Shopworks) Response: Per conversation with Marcus, existing EAE is sufficient for the project.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
04/28/2025: 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
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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: Risk Category II (most structures):
• 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
• Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter.
• Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
• Electric vehicle charging parking spaces are required per local IBC
amendment 3604, which requires 70% of parking spaces provide 3 types of EV charging.
• If the building is located within 250ft of a 4 lane road or 1000 ft of an active
railway, must provide exterior composite sound transmission of 39 STC min.
• R-2 occupancies must provide 10ft to 30ft of fire separation distance
(setback) from property line and 20 feet between other buildings or provide fire
rated walls and openings per chapter 6 and 7 of the IBC.
• All multi-famliy buildings must be fire sprinkled. City of Fort Collins
amendments to the 2021 International Fire Code limit what areas can avoid fire
sprinklers with a NFPA 13R, see local IFC 903 amendment.
• Bedroom egress windows required below 4th floor regardless of fire -sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
• If using electric systems to heat or cool the building, ground source heat pump
or cold climate heat pump technology is required.
• A City licensed commercial general contractor is required to construct any
new multi-family structure.
• Energy code requires short hot water supply lines by showing plumbing compactness.
• 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.
• For projects located in Metro Districts, there are special additional code
requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting with Building
Services for this project. Pre-Submittal meetings assist the designer/builder by
assuring, early on in the design, that the new projects are on track to complying
with all of the adopted City codes and Standards listed above. The proposed
project should be in the early to mid-design stage for this meeting to be
effective. Applicants of new projects should email rhovland@fcgov.com to
schedule a pre-submittal meeting.
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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
Shopworks Arch Response: Building permit Presubmittal meeting with Russ Hovland was held on 8/25. The above
requirements are understood by the design team, thank you.
Comment Number: 2
04/28/2025: For a I-1 or I-2 occupancy (nursing home):
BUILDING PERMIT:
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)
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at
fcgov.com/building.
The new 2024 buildings codes will be adopted in 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: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
· Seismic Design: Category B.
· Climate Zone: Zone 5
· Energy Code: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
• Commercial occupancies must provide 10ft setback from property line and 20
feet between other buildings or provide fire rated walls and openings per
chapter 6 and 7 of the IBC.
• City of Fort Collins adopted International Fire Code (IFC) and amendments to
the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or
when building exceeds 5000 sq.ft. (or meet fire containment requirements).
• Buildings using electric heat, must use heat pump equipment.
• A City licensed commercial general contractor is required to construct any
new commercial structure.
• Plans must be signed and stamped by a Colorado licensed architect or
engineer and must be included in the permit application.
• Electric vehicle parking spaces are now required per local amendment to the
IBC. See section 3604.
• The energy code requires all new buildings pass a building air tightness test
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(blower door) and submit documentation of such before final CO can be issued.
• Accessible parking spaces must be located as close as possible to the
buildings main accessible entrance.
• 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.
Shopworks Arch Response: This comment is in regards to I1 and I2 occupancy, the occupancy classifications within
this building are A-3 / R-2 and B.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 1
09/09/2025: FOR FINAL APPROVAL:
All Benchmark Statements must match on all sheets.
05/06/2025: FOR APPROVAL:
Please revise the Benchmark Statement in the EXACT format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
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’.
Civil (Shopworks) Response: Benchmark statements updated.
Comment Number: 3
09/09/2025: FOR FINAL APPROVAL:
There are issues with the sheet index. See markups.
Civil (Shopworks) Response: Sheet index and sheet numbering updated.
Comment Number: 4
09/09/2025: FOR FINAL APPROVAL:
There is text that needs to be moved out of the sheet border on all sheets. See
20
markups.
Civil (Shopworks) Response: Text moved outside of the border on all sheets.
Comment Number: 5
09/09/2025: FOR FINAL APPROVAL:
There are line over text issues. See markups.
Civil (Shopworks) Response: Text updated for visibility.
Topic: Site Plan
Comment Number: 2
09/09/2025: FOR FINAL APPROVAL:
The Lighting Plan sheet numbering in the sheet index does not match the
Lighting Plan sheets.
Ripley Design Response: The sheet index has been updated to reflect the correct sheet numbers on the lighting plan.
Department: Outside Agencies
Contact: Donna George, Xcel Energy
Topic: General
Comment Number: 1
09/08/2025: INFORMATION:
See attached comment letter from Xcel Energy
Civil (Shopworks) Response: Recieved, thank you.
Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
05/02/2025: INFORMATION:
Preliminary irrigation plans that include a hydrozone map and water use budget
chart are due at Final Development Plan (FDP). Final irrigation plans are due at
building permit application, but we encourage you to submit irrigation plans
earlier to improve the process. Direct questions concerning irrigation
requirements to irrigationdr@fcgov.com
Ripley Design Response: Understood, thank you.