HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 09/12/20251
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
Eric Kelley
4920 Saddlewood Cir
Johnstown, CO 80534
RE: Front Range Storage, PDP230011, Round Number 3
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Front Range Storage. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Marissa Pomerleau via phone at (970) 416-8082 or via
email at mpomerleau@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082
Topic: General
Comment Number: 1
09/19/2023: INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Include me in all email
correspondence with other reviewers and keep me informed of any phone
conversations. Thank you!
JR Response: Noted
Comment Number: 2
09/19/2023: INFORMATION:
The proposed development project is subject to a Type 1 Review. The decision
maker for your project will be an Administrative Hearing Officer at a public
hearing. Staff will need to agree the project is ready for Hearing approximately 4
to 6 weeks prior to a hearing date to accommodate scheduling and notice
requirements.
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For the hearing, we will formally notify surrounding property owners within 800 -
1,000 feet (excluding public right-of-way and publicly owned open space). As
your Development Review Coordinator, I will assist with preparing the mailing
and coordinating the hearing date with your team.
A neighborhood meeting is not required for this development request. If you
would like to hold a meeting to engage your neighborhood regarding the
proposal prior to the hearing, I can assist you with this request.
JR Response: Noted
Comment Number: 3
09/19/2023: SUBMITTAL:
As part of your resubmittal, you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format. Please use this
document to insert responses to each comment for your submittal, using a
different font color.
When replying to the comment letter please be detailed in your responses, as
all comments should be thoroughly addressed. Comments requiring action
should NOT have a response such as noted or acknowledged. You will need to
provide references to specific project plans, pages, reports, or explanations of
why comments have not been addressed [when applicable].
JR Response: Noted
Comment Number: 4
09/19/2023: SUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1680306305.
File names should have the corresponding number, followed by the file type
prefix, project information, and round number. For example: 1_SITE
PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file
can be found at the link above.
JR Response: Noted
Comment Number: 5
09/19/2023: SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and
remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be
removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set, and
these must be removed prior to submittal as they can cause issues with the PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
3
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut
oCAD.html
JR Response: Noted
Comment Number: 6
09/19/2023: SUBMITTAL:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing to resubmit your
plans, please notify me with an expected submittal date with as much advanced
notice as possible.
JR Response: Noted
Comment Number: 7
09/19/2023: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
JR Response: Noted
Comment Number: 8
09/19/2023: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
JR Response: Noted
Comment Number: 9
09/19/2023: NOTICE:
A Development Review sign will be posted on the property. This sign will be
posted through the final decision and appeal process. A request for the removal
of signs will be made by your Development Review Coordinator at the
appropriate time.
JR Response: Noted
Comment Number: 10
09/19/2023: INFORMATION:
All "For Hearing" comments need to be addressed and resolved prior to
moving forward with scheduling the Hearing. Staff will need to agree the project
is ready for Hearing approximately 4 to 8 weeks prior to the hearing.
JR Response: Noted
Comment Number: 11
09/08/2025: FOR RECORDING – PLAT:
Could you please update the City signature blocks on the Plat and Planning
Set? Instead of using "this _______ day of ______A.D., 20____," could you opt
for "on this day, ____________" for the date? This alternative format facilitates
smoother date input with digital signatures.
Additionally, kindly ensure there is sufficient space between the signature line
and the title line to accommodate the digital signature.
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JR Response: Noted
Comment Number: 12
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”.
JR Response: Updated
Comment Number: 13
09/09/2025: FOR RECORDING - PLANNING SET:
Please remove the signature block provided for Environmental Planning
on the cover sheet of the Planing Set.
JR Response: Removed
Comment Number: 14
09/08/2025: 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.
JR Response: Noted
Department: Planning Services
Contact: Kai Kleer kkleer@fcgov.com 970-416-4284
Topic: General
Comment Number: 6
09/09/2025: FOR HEARING:
This comment still appears to remain unaddressed. Standards require the
following: 3.9.7 - Service Areas, Outdoor Storage and Mechanical Equipment
(A)Location. Loading docks, outdoor storage yards and all other service areas
shall be located to the sides and/or rear of a building, except when a site abuts
I-25, in which event said areas shall be located to the sides of the building that
do not face I-25.(B)Screening.(1)All outdoor storage yards, loading docks,
service areas and mechanical equipment or vents larger than eight (8) inches in
diameter shall be concealed by screens at least as high as the equipment they
hide, of a color and material matching or compatible with the dominant colors
and materials found on the facades of the principal building. Chain link, with or
without slats, shall not be used to satisfy this requirement.(2)Equipment that
would remain visible despite screening, due to differences in topography (i.e., a
site that is at a lower grade than surrounding roadways) shall be completely
enclosed except for vents needed for air flow, in which event such vents shall
occupy no more than twenty-five (25) percent of the enclosure facade.
(Ord. No. 120, 2003 §2, 9/02/03)
3.9.8 - Fencing and Walls
(A)Materials. Walls and fences shall be constructed of high-quality materials,
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such as tinted, textured blocks; brick; stone; treated wood; or ornamental metal;
and shall complement the design of an overall development and its
surroundings. The use of chain link fencing or exposed cinder block walls shall
be prohibited.(B)Location. Fences and walls shall be set back at least six (6)
feet from the back edge of an adjoining public sidewalk, and such setback area
shall be landscaped with turf, shrubs and/or trees, using a variety of species to
provide seasonal color and plant variety.(C)Maximum Length. The maximum
length of continuous, unbroken and uninterrupted fence or wall plane shall be
forty (40) feet. Breaks shall be provided through the use of columns,
landscaping pockets, transparent sections and/or a change to different
materials.
03/04/2024: FOR HEARING
Please ensure the fencing fully screens the storage area and meets articulation
and landscaping requirements.
The maximum length of continuous, unbroken and uninterrupted fence or wall
plane shall be forty (40) feet. Breaks shall be provided through the use of
columns, landscaping pockets, transparent sections and/or a change to different materials.
Examples of acceptable fencing could be tinted, textured blocks; brick; stone;
treated wood; or ornamental metal.
For standards please see LUC sections 3.8.11, 3.9.7 and 3.9.8.
Update: Based on the site context and additional setback provided around the
perimeter of the site and 80-foot buffer yard staff believes this provides a better
approach than offsetting the fence a 1/3 of the overall length would be a linear
alignment with columns at 40 foot intervals accompanied by landscaping.
Please also include shrubs within the 80ft buffer. Standards require a minimum
of 8 per 100 lineal feet.
JR Response: As discussed with Planning we have revised the Screen Fencing along the perimeter of Lot
1 as a 6’ High Wood Shadow Box Fence that will extent around the entire perimeter of Lot 1. Along the North and West perimeter
where the Screen Fencing is adjacent to the I-25 and Kelley Street ROW the Screen Fencing incorporates a series of 2’ setbacks or
jogs for the planting of shrubs at approximately 40’ intervals. Along the East and South perimeter, the same 6’ High Wood Shadow
Box Fencing is used however the setbacks for the planting or shrubs have been removed and further screening has be provided
with the addition of Native Shade Trees. See PDP Site plan and Landscape Plans for Horizontal location and Layout and
Landscape Screening provided.
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 11
09/08/2025: FOR FINAL:
Hammerhead-type turnarounds are not permitted in the right-of-way, per the
Land Use Code 5.4.6(E). Please revise to include a "cul-de-sac" type
turnaround as described in LCUASS Figure 7-26.
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03/04/2024: FOR HEARING:
A temporary turnaround will be required on the dead-end of Kelley Street until
the remainder of the street is constructed.
JR Response: Understood, cul-de-sac type turnaround has been provided.
Comment Number: 12
09/10/2025: FOR FINAL:
Please add a note to the plat to memorialize the access to the north for the
Colorado Division of Wildlife. Although there is an access easement that should
be sufficient, we would just like to keep a note for the future to be sure we
maintain the access easement per the discussions that have occurred between
this development and the Colorado Division of Wildlife regarding the Frontage
Road and access to both sites.
JR Response: Based on conversations with our Survey department we have added an access easement
for this access. This access is not just for CPW, but Slash V and any future land owner if either party decides to sell.
Department: Traffic Operation
Contact: Shawn Mellinger smellinger@fcgov.com
Topic: General
Comment Number: 6
09/08/2025: INFORMATION:
Based on email coordination with CDOT we are expecting to see revisions in
the traffic study for the CDOT requirements regarding Access Permits and other
items discussed with Allyson Young and Tim Bilobran. Please include us in the
any correspondence with this regard.
JR Response: A revised TIS was submitted to CDOT on 11-18-25. Steve Gilchrist was copied on that email
as he had previously requested. The TIS has also been submitted as part of this submittal.
Comment Number: 7
09/08/2025: FOR FINAL PLAN:
Final signing and striping will be reviewed for Final Plan. See Horizontal
Control plan for redlines.
End of road signage will be required along with stop signs to indicate the
current state of Kelley St. Additional signage on the east access indicating
Emergency Access only may be useful as well.
JR Response: A signage and striping plan will be included with first final submittal.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 3
08/28/2025: READY FOR HEARING:
No Historic Preservation concerns.
JR Response: Noted
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Department: Floodplain
Contact: Kevin Meyer kmeyer@fcgov.com
Topic: Floodplain
Comment Number: 1
09/09/2025: FOR CONSTRUCTION:
The hydraulic model will be reviewed by Stormwater Master Planning to ensure
no-rise requirements will be met an that there are no effects on existing
stormwater master plans. An approved No-Rise certification and model are
required prior to any construction activities in the floodway.
JR Response: Comments were received by PEC, and they will be addressing those comments and
resubmitting directly to Taryn Tigges. A Variance Request is included with this submittal per Taryn’s request.
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 17
09/06/2025: FOR HEARING - REMINDER:
03/04/2024: FOR HEARING:
Since the drainage pan is tying into the Boxelder Creek, a drainage easement
on the neighboring parcel (Parcel # 8703400927) will need to be obtained for
final approval. Before Hearing, a LOI is required from the neighboring property.
JR Response: LOI has been included with this resubmittal.
Comment Number: 19
09/06/2025: FOR HEARING - UPDATED:
Coordination is needed with the Stormwater Utility and Environmental Planning,
since the majority of the outfall swale is within the Natural Habitat Buffer, on what
plantings will be appropriate to help minimize maintenance and meet the standards of the buffer.
03/04/2024: FOR HEARING:
The shallow drainage pan is below the standard 0.5% slope that is required by
the FCSCM. However, due to the lack of any other adequate outfall for the site,
the city would be willing to consider a variance for the shallow drainage swale.
The city would like to discuss possibly removing the pan and keeping this swale
vegetated. Please reach out for further discussion.
JR Response: The entire outfall channel and rain garden south of the storage facility is being shown as
NHBZ. Appropriate plant species have been selected for the rain garden as well as the side slopes and bottom of the outfall
channel, see landscape plans.
Comment Number: 25
09/06/2025: FOR FINAL PLAN:
This comment is addressed enough for hearing. Verification of separation and
coordination with the other entities will be at final plan review.
03/04/2024: FOR HEARING:
It appears that the utility plans have considered the NEWT3 Pipeline that is to
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be constructed parallel to the Larimer and Weld Canal. However, it appears that
the outfall into Boxelder Creek is within 10-ft of the NEWT3 pipeline. Please
coordinate with ELCO and Northern Colorado Water Association to confirm that
there are no easement conflicts between the stormwater outfall and the NEWT3
pipeline. Please submit the correspondence in the next round of review.
JR Response: Noted, additional info will be provided at time of first final submittal.
Comment Number: 27
09/06/2025: FOR FINAL PLAN:
Forebays are needed at the entrances into both rain gardens for sediment
control and energy dissipation. Please revise.
JR Response: Noted, additional info will be provided at time of first final submittal.
Comment Number: 28
09/06/2025: FOR FINAL PLAN:
Please specify the specific elevation of the upturned elbow for each raingarden.
JR Response: Noted, additional info will be provided at time of first final submittal.
Comment Number: 29
09/06/2025: FOR FINAL PLAN:
Please add a riprap detail for final plan that includes temporary erosion control
on the surface above the 6-inches of topsoil.
JR Response: Noted, additional info will be provided at time of first final submittal.
Comment Number: 30
09/06/2025: FOR HEARING:
The City is still reviewing the "Joint Outfall Channel Hydraulics Report" to ensure
this meets City Criteria and that the City agrees with the "beat the peak"
proposed scenario. Comments will be sent directly to the Applicant when the review is complete.
JR Response: Comments were received by PEC, and they will be addressing those comments and
resubmitting directly to Taryn Tigges. A Variance Request is included with this submittal per Taryn’s request.
Department: Light And Power
Contact: Doug Dominick ddominick@fcgov.com
Topic: General
Comment Number: 4
9/10/2025: FOR FINAL PLAN - UNRESOLVED
09/19/2023: FOR FINAL PLAN:
This project will need to comply with our electric metering standards. Please
coordinate meter locations with Light and Power and show on the utility plans
during Final Design. These locations will need to comply with our electric
metering standards. Electric meter locations will need to be coordinated with
Light and Power Engineering. Reference Section 8 of our Electric Service
Standards for electric metering standards. A link has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
JR Response: Noted, additional info will be provided at time of first final submittal.
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Comment Number: 5
9/10/2025: FOR FINAL PLAN - UNRESOLVED
09/19/2023: FOR FINAL PLAN:
A Customer Owned Service Information Form (C-1 Form) and a one-line
diagram for all commercial meters will need to be completed and submitted to
Light & Power Engineering for review prior to Final Plan. A link to the C-1 Form
is below:
https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?1597677310
JR Response: Noted, additional info will be provided at time of first final submittal.
Comment Number: 6
9/10/2025: FOR FINAL PLAN - UNRESOLVED
09/19/2023: FOR FINAL PLAN:
On the one-line diagram, please show the main disconnect size and meter
sequencing. A copy of our meter sequencing can be found in our electric
policies, practices, and procedures below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations
JR Response: Noted, additional info will be provided at time of first final submittal.
Comment Number: 8
9/10/2025: FOR FINAL PLAN - UNRESOLVED
09/19/2023: INFORMATION:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me or visit the following website for an estimate of charges and
fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
JR Response: Noted
Comment Number: 10
09/09/2025: FOR FINAL PLAN: Please reach out to Light and Power to
discuss the relocation of our facilities along the NE Frontage Rd. We will need
to work out new locations for our oval vault and switch cabinet.
JR Response: Noted, additional info will be provided at time of first final submittal.
Comment Number: 11
09/09/2025: FOR FINAL PLAN: Streetlights will be placed along Kelley St.40 ft
separation on both sides of the light is required between canopy trees and
streetlights. 15 ft separation on both sides of the light is required between
ornamental trees and streetlights. Due to the existing overhead electric and
proposed storm lines, please coordinate the light placement with Light &
Power. The City of Fort Collins street lighting requirements can be found at:
http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf
JR Response: Noted, additional info will be provided at time of first final submittal.
Department: Environmental Planning
Contact: Clint Anders canders@fcgov.com
Topic: General
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Comment Number: 11
09/04/2025: FOR HEARING: The ECS describes the presence of Redtail
hawks, and the supplementary EA from CPW maps the nest locations near the
site. The ECS does not need to be updated. The EA will be considered a
supplementary document to the ECS. The proposed design demonstrates no
surface occupancy with CPW's 1/3mile buffer radius. The seasonal restrictions
for this buffer include no permitted, authorized, or human encroachment
activities within ⅓ mile radius of active nests from February 15 through July 15.
This will likely only affect the swale construction. Please show this buffer radius
on the site plan, landscape plan, and utility plan. The area does not meet CPW's
definition of a highly developed area. Therefore, CPW seasonal restrictions
within the buffer apply, rather than the City's 450' temporary LOD.
JR Response: Noted, Buffer is shown on Landscape Plan, and Utility Plans.
Comment Number: 12
09/04/2025: FOR HEARING: NHBZ along the ditch needs to extend through
Tract 2 since the limits of work extend through the tract all the way to the
Boxelder Creek. The NHBZ can be co-located with the swale. Please include
this area in the NHBZ table calculations. Details regarding the seed mix used
here can be finalized at FDP.
JR Response: Noted, The NHBZ has been extended along the outfall channel, see Landscape Plan, and
Utility Plans.
Comment Number: 13
09/10/2025: FOR FINAL PLAN: Thank you for providing the EA with additional
information. It appears the outfall structure proposed in round 3 will not impact
any wetlands. The 100' buffer for Boxelder Creek does not extend into the site. It
should still be shown on all plans since the limits of work extend into the 100'
buffer. Amy existing vegetation that is destroyed or disturbed will be replaced
with native vegetation and landscaping. The outfall structure itself will need to be
designed in such a way that enhances the ecological character of the Boxelder
Creek. The naturalistic design should incorporating plantings that form a dense
root mass and stabilize soils. These details can be coordinated during FDP in
collaboration with Stormwater.
JR Response: Noted, additional info will be provided at time of first final submittal.
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 6
03/05/2024: (REPEAT) FOR FINAL PLAN:
A restoration plan based on adaptive management principles will be required
that addresses weed management, seedbed preparation, seeding, and
outlines the reference area-based success criteria, general timeline, and
monitoring methods. An abbreviated version containing the key points of the
plan will be required on the site/landscape plan.
JR Response: Noted, additional info will be provided at time of first final submittal.
Comment Number: 7
03/05/2024: (REPEAT) FOR FINAL PLAN:
Language regarding the protection and enhancement of the Natural Habitat
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Buffer Zone will be included in the Development Agreement for this project. A
security will need to be provided prior to the issuance of a Development
Construction Permit that accounts for the installation and establishment of the
Natural Habitat Buffer Zone. Prior to the FDP approval please provide an
estimate of the landscaping costs for the Natural Habitat Buffer Zone, including
materials, labor, monitoring for a minimum of three years, weed mitigation and
irrigation. We will then use the approved estimate to collect a security (bond or
escrow) at 125% of the total amount prior to the issuance of a Development Construction Permit.
JR Response: Noted, additional info will be provided at time of first final submittal.
Comment Number: 10
03/05/2024: (REPEAT) FOR FINAL PLAN:
Additional work on the seed mixes will be needed at the FDP stage.
JR Response: Noted, additional info will be provided at time of first final submittal.
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 5
09/09/2025: INFORMATION:
Red-Osier Dogwood and Crandall's Clove Currant are not trees please adjust
landscape key to reflect that. In addition adjust the key to reflect the species
percentage as a percentage of the total trees not the percentage of the subset.
JR Response: Updated Plant List
Comment Number: 6
09/09/2025: INFORMATION:
Please add a not on the planting diagram that all material (basket and Burlap)must be
removed from the tree during planting and the tree must be mulched with wood mulch.
JR Response: Updated, see revised planting details.
Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
03/08/2024: INFORMATION:
Preliminary irrigation plans that include a hydrozone map and water use budget are due at Final
Development Plan (FDP). Final irrigation plans are due at building permit application, but we
encourage you to submit irrigation plans earlier to improve the process. Direct questions concerning
irrigation requirements to irrigationdr@fcgov.com or Eric Olson
JR Response: Noted, additional info will be provided at time of first final submittal.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 4
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09/15/2023: FOR FINAL PLAN:
FIRE LANE SIGNS
The limits of the fire lane shall be fully defined and fire lane sign locations should
be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for
sign type, placement, and spacing. Appropriate directional arrows required on
all signs. Posting of additional fire lane signage may be determined at time of
fire inspection. Code language provided below.
- IFC D103.6: Where required by the fire code official, fire apparatus access
roads shall be marked with permanent NO PARKING - FIRE LANE signs
complying with Figure D103.6. Signs shall have a minimum dimension of 12
inches wide by 18 inches high and have red letters on a white reflective
background. Signs shall be posted on one or both sides of the fire apparatus
road as required by Section D103.6.1 or D103.6.2.
SIGN PLACEMENT
- IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on both sides of fire apparatus
access roads that are 20 to 26 feet wide.
- IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on one side of fire apparatus
access roads more than 26 feet wide and less than 32 feet wide.
JR Response: Noted, additional info will be provided at time of first final submittal.
Comment Number: 5
09/15/2023: FOR FINAL PLAN:
PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC
section 505.1.1 amendment
New and existing buildings or facilities shall be provided with approved address
identification. The address identification shall be legible and placed in a
position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be arabic numbers or alphabetical letters. Numbers shall not be spelled
out. The address numerals for any commercial or industrial buildings or facility
shall be placed at a height to be clearly visible from the street. They shall be a
minimum of 8 inches in height unless distance from the street or other factors
dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If
bronze or brass numerals are used, they shall only be posted on a black
background for visibility. Monument signs may be used in lieu of address
numerals on the building as approved by the fire code official. Buildings, either
individually or part of a multi- building complex, that have emergency access
lanes on sides other than on the addressed street side, shall have the address
numbers and street name on each side that fronts the fire lane.
The note on the site plan indicates 6 inch numerals and shall be changed to 8
inch minimum or larger depending on location from street. For this particular
site, an address monument sign placed at both EAE entrances would be
required along with addressing on the office building as well.
JR Response: Noted, additional info will be provided at time of first final submittal.
Department: Internal Services
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Contact: Katy Hand khand@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 3
09/18/2023: ATTENTION (this comment may impact the site plan)
The following structures are too close together and will require fire rated construction including solid fire
rated exterior walls with limited or no openings and parapets. It is recommended to consult with an
architect early as this may significantly impact the design and look of the structures. Alternatively, locate
structures 20ft apart to avoid fire rated construction.
1. The covered parking structure to the west and the office appear to be closer than 20ft apart.
2. The covered parking structure to the east and North appear to be closer than 20ft apart.
JR Response: Covered Parking removed
Comment Number: 4
09/18/2023: FOR PERMIT:
Each individual detached structure will require a separate building permit.
JR Response: Noted
Comment Number: 5
09/18/2023: ATTENTION: (This comment may impact the site plan):
Conversion of the house to a commercial office is considered a change of
occupancy. This will require a permit and also may require substantial upgrades
to building including but not limited to structural, accessibility (which may include
an accessible route/entry which may impact the site plan), insulation upgrades
and means of egress per the existing building code. Please consult with an architect
early to evaluate impacts that may impact the site plan. Also see this change of occupancy handout:
https://www.fcgov.com/building/files/handout-change-of-occupancy-requirements-2.pdf?1657645780
JR Response: Noted
Comment Number: 6
09/18/2023: ATTENTION (this comment may impact the site plan):
The local amendments to the 2021 IBC section3604.5 require the following:
1. All new buildings and also existing buildings undergoing a complete change of occupancy are required
to provide EV parking (options and quantities of spaces vary), however at least one will need to be 11ft
wide and accessible so that it can also be used by persons with assisted mobility devices and wheelchairs.
Here is the link to the 2021 IBC local amendments please note that codes change every 3 years and the
code adopted at time of permit submittal will apply:
https://www.fcgov.com/building/files/2021-ibc-ord-amendments.pdf?1649424534
JR Response: Noted
Comment Number: 7
09/18/2023: FOR PERMIT: https://www.fcgov.com/building/codes
The current codes and structural design criteria can be found here:
https://www.fcgov.com/building/codes
Notice: the current codes in place at time of permit submittal will apply. Codes
change every three years and the next code adoption will likely occur in 2024-2025 time frame.
JR Response: Noted
Comment Number: 8
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09/18/2023: FOR PERMIT:
The covered parking structures are generally S-1 Occupancy. Since these are
large structures, Non-combustible construction is recommended (steel vs.
wood) to achieve a larger allowable area. Fire suppression is required for
buildings/structures exceeding 5,000 square feet (local amendment to chapter 9
of the fire code). It is recommended to consult an architect early to address the
size of the structures as it relates to allowable area, construction materials and fire protection.
JR Response: Noted
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 2
Commercial Construction shall comply with adopted codes as amended.
Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local amendments
Colorado Plumbing Code & state amendments (currently 2021 IPC)
2023 National Electrical Code (NEC) as amended by the State of Colorado
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes
· Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
· Snow Live Load: Ground Snow Load 35 PSF.
· Frost Depth: 30 inches.
· Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or Front Range Gust Map published by The
Structural Engineer's Association of Colorado
· Seismic Design: Category B.
· Climate Zone: Zone 5
· Energy Code: 2021 IECC commercial chapter.
INFORMATIONAL ITEMS:
· Commercial occupancies must provide 10ft to 30ft of fire separation (setback) from property lines and
20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC.
· City of Fort Collins adopted International Fire Code (IFC) and amendments to
the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or
when building exceeds 5000 sq.ft. (or meet fire containment requirements).
· Buildings using electric heat, must use heat pump equipment.
· A City licensed commercial general contractor is required to construct any new commercial structure.
· Plans must be signed and stamped by a Colorado licensed architect or
engineer and must be included in the permit application.
· Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604.
· For projects located in Metro Districts, there are special additional code requirements for new buildings.
Please contact the plan review team to obtain the requirements for each district.
Building Permit Pre-Submittal Meeting:
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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.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 2
09/08/2025: INFORMATION:
Unless required during PDP, a complete review of all plans will be done at FDP.
03/04/2024: INFORMATION:
Unless required during PDP, a complete review of all plans will be done at FDP.
09/19/2023: INFORMATION:
Unless required during PDP, a complete review of all plans will be done at FDP.
JR Response: Noted, additional info will be provided at time of first final submittal.
Topic: Plat
Comment Number: 1
09/08/2025: FOR FINAL PLAN:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
JR Response: Noted, additional info will be provided at time of first final submittal.
03/04/2024: FOR FINAL PLAN:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
JR Response: Noted, additional info will be provided at time of first final submittal.
09/19/2023: FOR FINAL PLAN:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
JR Response: Noted, additional info will be provided at time of first final submittal.
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Department: Outside Agencies
Contact: Jon Rammers and Daniel Richardson, Boxelder Sanitation District
Topic: General
Comment Number: 3
09/09/2025: FOR HEARING:
Attached are Boxelder Sanitation Districts review comments for Front Range Storage – PDP230011.
02/28/2024: FOR HEARING:
Please find Boxelder Sanitation District’s comments regarding Front Range Storage – PDP230011
attached.
JR Response: A response letter for Boxelder San District has been included with this submittal package.
Contact: Linda Bower, Larimer and Weld Irrigation Company
Topic: General
Comment Number: 2
09/10/2025: INFORMATION:
Please find attached comments from the Larimer and Weld Irrigation Company
on the Front Range Storage PDP application.
03/05/2024: INFORMATION:
Please find attached the comments of the Larimer and Weld Irrigation
Company, including Technical Review, on the Round 2 submittals of Front Range Storage.
09/19/2023: INFORMATION:
Please see letter for comments from the Larimer and Weld Irrigation Company.
JR Response: Noted, Comments responses for LWIC have been included.
Contact: Randy Siddens, ELCO Water District
Topic: General
Comment Number: 4
09/09/2025: INFORMATION:
See attached for ELCO comments.
Additionally, I forwarded the documents to North Weld County Water District as
they are our partner in ownership of a transmission line and easement along the
south side of the property. If there are additional ELCO/North Weld comments
we will get those to you within the next few days. ELCO staff are also doing
additional internal review and coordination with the CPW facility to the north. If
there are additional comments associated with those review we will be sending those as well.
JR Response: Comments have been addressed with responses on markups. Additional info will be
provided at time of first final submittal.
Contact: Traci Shambo, Larimer County Engineering
Topic: General
Comment Number: 5
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09/10/2025: INFORMATION:
This project has a proposed shared outfall into Boxelder Creek with CPW site
to the north. I am unclear on how the construction responsibility and timing will
work out between the two parties, so I want to make both parties aware that the
outfall needs a County Floodplain Development Permit because the
improvements encroach into the County's jurisdiction of Boxelder regulatory
floodplain, Zone AE (Floodway). As part of the County Floodplain Permit
Process, the project design will need to go to the County Flood Review Board,
which performs a technical review of the submittal and makes a
recommendation to the County Engineer for approval or denial of the floodplain
development permit. For approval of the County Floodplain Permit, an analysis
by a Professional Engineer, licensed in Colorado, is required that shows the
project does not cause any rise (no more than 0.00') to the base flood elevation
(BFE =100-yr flood water surface elevation) AND does not cause a decrease to
the BFE by more than 0.30'. (NOTE: If the increase or decrease BFE thresholds
cannot be met, a FEMA Conditional Letter of Map Revision (CLOMR) would be
required before construction of the project and a FEMA Letter of Map Revision
(LOMR) would be required following construction.)
JR Response: Discussions regarding the joint outfall channel between Larimer County, CPW and Slash V
are ongoing and coordination between parties is reflected in the LOI.