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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 08/08/2025Page 1 of 14 Community Development and 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.224.6134 - fax fcgov.com/developmentreview August 08, 2025 Ken Merritt JR Planners & Engineers 2900 S College Ave Suite 3D Fort Collins, CO 80525 RE: College & Trilby Multifamily Community, FDP240017, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of College & Trilby Multifamily Community. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Todd Sullivan via email at tsullivan@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695 Topic: General Comment Number: 1 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. 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]. Page 2 of 14 JR Response: Noted Comment Number: 3 Comment Number: 4 Comment Number: 5 Comment Number: 6 Comment Number: 7 Page 3 of 14 Additionally, kindly ensure there is sufficient space between the signature line Comment Number: 8 Comment Number: 9 Department: Planning Services Contact: Clark Mapes cmapes@fcgov.com 970-221-6225 Topic: General Comment Number: 1 Comment Number: 2 Comment Number: 3 Page 4 of 14 Beyond that, I don't see it as worthwhile to change the terminology as listed. (Not worth changing 'townhomes' to 'single family attached'.) And then also, the decision calls for more clearly showing the housing types, building designs and color schemes distributed throughout the property. However, I do not see anything that needs to be done in that regard. In fact, you could remove all of the floor plans - dozens of sheets - from the set. Easier on posterity. JR Response: Title of cover sheet chart changed. Comment Number: 4 01/22/2025: Extreme minor question: what's the footnote 4 on "community building". Just curious. JR Response: Old note continued over, removed from chart. Department: Engineering Development Review Contact: Shawn Mellinger smellinger@fcgov.com Topic: General Comment Number: 12 08/05/2025: FOR FINAL APPROVAL UNRESOLVED: Has this easement been granted? I do not see any easements related to this property in the TCE documents provided. 01/17/2025: FOR FINAL APPROVAL: What is the status of the off-site easement on the Foothills Gateway property? Will this be a public or private easement? Either way, it will need to be recorded before or simultaneously with the plat. If this is a public easement, it will need to be reviewed by City staff, so you will need to submit the easement documentation with the next round of review. JR Response: There is a TCE and Drainage easement, and yes they have been signed. We have included them in the submittal package. Comment Number: 13 08/05/2025: FOR FINAL APPROVAL UNRESOLVED: It appears the documents for Latte Love LLC have been provided but I do not see the TCE for Southgate Church Inc. 01/17/2025: FOR FINAL APPROVAL: This project will need a couple of Temporary Construction Easements. TCEs will be needed for the proposed off-site grading on the properties owned by Latte Love LLC and Southgate Church Inc. at 6533 and 6541 S. College Ave, respectively. These can be private easements, but the City will need to see executed copies of the easement before the plans can be approved. The other TCE will be for the proposed off-site grading on the detention pond property owned by the City, and this TCE will need approval from City Council. JR Response: TCE for Southgate Church has been included in the submittal package. Comment Number: 15 08/05/2025: FOR DEVELOPMENT CONSTRUCTION PERMIT: You may apply for a DCP permit at your convenience. The application can be found here: https://www.fcgov.com/engineering/devrev. In order to get your DCP issued, you must have all plans approved, the plat and DA must be recorded at Page 5 of 14 the County, and all fees must be paid with escrows posted. Once the plans are Comment Number: 17 Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 2 Department: Erosion Control Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Erosion Control Comment Number: 8 Department: Stormwater Engineering Contact: Dan Mogen dmogen@fcgov.com 970-305-5989 Topic: General Comment Number: 1 Page 6 of 14 Comment Number: 2 08/04/2025: FOR FINAL APPROVAL - UPDATED: Offsite easements were included from the properties to the north and southeast; however, it does not appear an easement was included for the proposed offsite work to the west. Please see redlines for more information. 01/20/2025: Please review and ensure proposed contours tie into existing contours around the site. Please note offsite constructions easements are required for any proposed grading that extends beyond the site. JR Response: There is a TCE and Drainage easement for the Foothills Gateway Site, and yes they have been signed. We have included them in the submittal package. Comment Number: 3 08/04/2025: FOR FINAL APPROVAL - UPDATED: Please see follow up from City Real Estate along with draft development agreement. 01/20/2025: Easements, agreements, and/or dedication of property to the City are required for proposed modifications to and use of the City-owned detention pond to be constructed by the College & Trilby Intersection Project. These may require City Council approval. More information will follow after further discussion with City Real Estate and City Attorneys Office. JR Response: To be addressed by Zocalo development prior to Final Approval Comment Number: 4 08/04/2025: FOR FINAL APPROVAL - UPDATED: Verification in process. 01/20/2025: Verification the stormwater modeling is in conformance with the stormwater master plan is required. This is currently in process of review by Stormwater Master Planning in conjunction with the proposed improvements associated with the College & Trilby Intersection Project. JR Response: Mike Pierce sent an email on 10/21 stating “I reviewed the hydrologic model over the weekend, and everything looks good.” We should be good on the modeling. Comment Number: 5 08/04/2025: DEVELOPMENT AGREEMENT - UPDATED: Please see draft development agreement to be provided following this round of review and note details of pond including shared maintenance responsibilities for Pond 366. 01/20/2025: DA language will be drafted as a part of FDP2 review. JR Response: To be addressed by Zocalo development prior to Final Approval Department: Light And Power Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772 Topic: General Comment Number: 1 08/07/2025: FOR FINAL: Thank you for submitting electric requirements and one line diagrams for the buildings. Page 7 of 14 Single phase transformers are limited to a maximum of 8 runs of secondary, not to exceed a wire size of 350 KCMIL. Please revise the below one line diagrams to meet our maximum cable size for single phase service. Building A one line diagram exceeds max cable size of 350 KCMIL Building B (2) unit meter stack exceeds max cable size of 350 KCMIL Building B (4) unit meter stack exceeds max cable size of 350 KCMIL Building C (4) unit meter stack exceeds max cable size of 350 KCMIL 01/21/2025: FOR FINAL: Please submit C-1 forms for all buildings to ensure electrical design is adequate for the site. Depending on electrical requirements for the buildings, additional electrical infrastructure may need to be added to feed the buildings. A customer service information form (C-1 form) and a one line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review. A C-1 form can be found here: https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations JR Response: See revised one-line diagrams. Comment Number: 2 01/21/2025: 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 JR Response: Noted Comment Number: 3 01/21/2025: 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. For all attached units, 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 JR Response: Noted Comment Number: 4 01/21/2025: INFORMATION: Page 8 of 14 All residential units other than single family detached at 200 amps or less are Comment Number: 5 Comment Number: 6 Department: Environmental Planning Contact: Clint Anders canders@fcgov.com Topic: General Comment Number: 1 Page 9 of 14 JR Response: Noted Comment Number: 2 Comment Number: 4 Page 10 of 14 sheet. If the site is too large to show legibly on the same page then create a Comment Number: 5 Comment Number: 6 Comment Number: 7 Comment Number: 8 Page 11 of 14 page 4 of Appx B of the Stormwater Criteria Manual. Consider designing this Comment Number: 9 Comment Number: 10 Comment Number: 11 Department: Forestry Contact: Christine Holtz choltz@fcgov.com Topic: General Comment Number: 6 Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Page 12 of 14 Topic: Building Insp Plan Review 01/13/2025:Townhome and duplex construction shall comply with adopted codes as amended. Current adopted codes are (this applies to property line townhomes, if no PL then it would be multi-family R-2 occupancy under the adopted IBC code): 2021 International Residential Code (IRC) with local amendments 2021 International Plumbing Code (IPC) as amended by the State of Colorado 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 Please read the residential permit application submittal checklist for complete requirements. • 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 residential chapter. INFORMATIONAL ITEMS: • For a fire-sprinkled building, 3ft setback required from property line or provide fire rated walls & openings per chap 3 of the IRC. • Bedroom egress windows (emergency escape openings) required in all bedrooms. • For buildings using electric heat, heat pump equipment is required. • Attached single-family townhomes and duplexes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. This fire sprinkler system usually requires a ¾” or 1” water line and meter to meet all P2904 requirements. • New homes must provide electric vehicle ready wiring if garages are attached, see local amendment. • Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. • New IRC code amendment R320 requires dwellings with habitable space on the 1st floor must provide a visitable bathroom and path to such. • The roof must be provided with solar-ready zones at outlined in IRC appendix RB. • Energy code requires short hot water supply lines by showing plumbing compactness. • For projects located in Metro Districts, 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 residential buildings will be built at least three times 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. JR Response: Noted. Page 13 of 14 Topic: Construction Drawings 08/05/2025: FOR FINAL APPROVAL-UPDATED: Please revise the incorrect Datum in the Benchmark Statement. See markups. 01/16/2025: FOR FINAL APPROVAL: Please provide the following information for 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 FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX’. JR Response: Updated incorrect datum 08/05/2025: FOR FINAL APPROVAL: No Closure Reports were provided for the Temporary Construction Easements. These are required. JR Response: Will be provided prior to final 08/05/2025: 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 01/16/2025: 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 JR Response: See plat markup responses. Page 14 of 14 Department: Outside Agencies Contact: Carl R. Wilson, PE, Fort Collins Loveland Water District, developmentreview@fclwd.com Topic: General Comment Number: 2 08/05/2025: FOR APPROVAL: Please see markups on sheets provided by City of Fort Collins from Bluebeam Session. 4_UTILITY PLAN_COLLEGE & TRILBY MFC_FDP_RD2 - FCLWD.pdf 01/23/2025: FOR APPROVAL: Please see markups on sheets provided by City of Fort Collins from Bluebeam Session. JR Response: See response to markups. Other Comments: 1) Meter Pits require a 10-ft radius clearance around structures. Please update locations of pits given this requirement. Refer to FCLWD Specifications section 3.4.C under Service Lines Meters and Appurtenances - Execution (page 02646-9). JR Response: Meter Pits were shifted to meet the standard to the extent possible, and a note has been added to the plans “WATER SERVICE LINES SHALL BE INSTALLED AT A DEPTH OF 5'-0" BELOW FINISHED GRADE IMMEDIATELY UPSTREAM OF THE METER PIT TO MINIMIZE THE REQUIRED METER PIT DEPTH”. See revised utility plans for revised pit locations. 2) Please update symbol usage for meter pits and irrigation pits as well as add callouts for these items. Currently irrigation pits and sanitary sewer manholes utilize the same symbol. JR Response: Meter Pit symbol updated for clarity Department: Water Conservation Contact: Eric Olson eolson@fcgov.com 970-221-6704 Topic: General Comment Number: 2 08/04/2025: Please remove the "not for construction" stamp from the preliminary irrigation plans and send final to irrigationdr@fcgov.com. Direct questions concerning irrigation requirements to rrigationdr@fcgov.com JR Response: Revised Plans Provided Comment Number: 3 08/04/2025: 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 JR Response: Revised Plans Provided