HomeMy WebLinkAboutH 25 MULTI FAMILY - PDP200004 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW244 North College Ave, #130 I Fort Collins, CO 80524
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February 19, 2020
City of Fort Collins – Planning & Development Services
Ms. Brandy Bethurem Harras, Development Review Coordinator
281 North College Avenue
Fort Collins, CO 80524
Re: H-25 Multi-Family Development
Dear Ms. Bethurem Harras:
Thank you and the City for providing Concept Review comments on August 9, 2019. Please see the following pages
for responses to provided Staff comments. If you have any questions or concerns, feel free to reach out by phone at
970-409-3414 or by email, rmcbreen@norris-design.com.
Sincerely,
Norris Design
Ryan F. McBreen
Principal
244 North College Ave, #130 I Fort Collins, CO 80524
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Comment Summary
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
1. 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 your team. Please include me in all email correspondence with
other reviewers and keep me informed of any phone conversations. Thank you!
Response: Comment noted. Thank you.
2. The proposed development project is subject to a Type 2 Review. The decision maker for your project will
be the Planning & Zoning Board at a public hearing. For the hearing, we will formally notify surrounding
property owners within 800 feet (excluding public right of way and publicly owned open space).
Response: Comment noted. Thank you.
3. A neighborhood meeting is required at least 10 days prior to formal submittal of a development review
application. For the neighborhood meeting, we will formally invite surrounding neighbors to attend the
meeting. Neighborhood meetings offer an informal way to get feedback from surrounding neighbors and
identify any potential concerns prior to the formal hearing. Please contact me to assist you in setting a date,
time, and location. While the neighborhood meeting is an opportunity for you to share your development
proposal, the assigned planner and the City’s Development Review Liaison will help facilitate the meeting.
Response: A neighborhood meeting was held January 8, 2020. Approximately 10 interested
community members were in attendance.
4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in
conjunction with the Submittal Requirements located at:
http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this
Conceptual project; if there are any significant changes to this project, please let me know so we can adjust
the checklist accordingly. I can always send an updated copy of the Submittal Checklist to ensure you are
submitting the correct materials.
Response: Thank you. We believe we have provided all materials as specified within provided
application checklist. Please let us know if we overlooked anything or if additional information is
necessary.
5. As part of your application materials you will submit responses to the comments provided in this letter. This
letter is provided to you in Microsoft Word format. Please use this document to provide written responses to
each comment for 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. Provide reference to specific
project plans or explanations of why comments have not been addressed, when applicable.
Response: Comment noted. This letter addresses all written comments provided.
6. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg . This
online guide features a color-coded flowchart with comprehensive, easy to read information on each step in
the process. This guide includes links to just about every resource you need during development review.
Response: Comment noted. This information has been helpful in this application’s preparation.
7. The request will be subject to the Development Review Fee Schedule:
https://www.fcgov.com/developmentreview/fees.php.
I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate
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of the initial fees to begin the Development Review process based on your Conceptual Review Application.
As noted in the comments, there are additional fees required by other departments, and additional fees at
the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these
estimates before submitting. If you have any questions about fees, please reach out to me.
Response: Thank you. The requested fees have been included with this application. Please let us
know if we overlooked anything.
8. Submittals are accepted any day of the week, with Wednesday at noon being the cut off for routing the
same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon
that Friday to determine if the project contains all required checklist items and is sufficient for a round of
review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially
routed with a three week round of review. Meetings to review comments with City staff are held on
Wednesday mornings after the three week review.
Response: Comment noted. Thank you.
9. When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in
advance. Applications and plans are submitted electronically in person with initial fees.
Pre submittal meetings can be beneficial to ensure you have everything for a complete submittal, please let
me know if you would like additional meetings with any of the reviewers.
Response: Comment noted. Thank you.
Department: Stormwater Engineering
Contact: Marsha Hilmes-Robinson, 970-224-6036, mhilmesrobinson@fcgov.com
Contact: Matt Simpson, 970-416-2764, masimpson@fcgov.com
1. INFORMATION ONLY: This property is located in the FEMA regulated, 100 year Poudre River flood fringe
and floodway and must comply with the safety regulations of Chapter 10 of City Municipal Code.
Response: Comment noted. The referenced code will be adhered to, as applicable.
2. INFORMATION ONLY: The site layout shows structures on the east side in the mapped floodway.
Structures are prohibited in the floodway.
Response: All proposed structures on the included application are out of the mapped floodway.
3. FOR HEARING: The previous LOMR Fill included fill in the 0.5 foot floodway. As noted on other previously
approved plans for this site, this violation must be resolved (i.e. removal of all of the fill in the floodway)
before any future structures will be permitted on the fill. This note must be included on the plans.
Response: We have submitted plans through the City of Fort Collins for the removal of this fill and is
currently being removed. A grading certification will be submitted to the City upon completion of an
as-built.
4. INFORMATION ONLY: Only a portion of the site was removed from the floodplain via a LOMR Fill. Another
portion had an approved CLOMR, but a LOMR was never approved. The floodplain requirements will vary
depending on if it is in the approved LOMR Fill section or in other areas.
Response: We have been working with Heidi Hansen and Dan Evans at Fort Collins Utilities
regarding finalizing a LOMR process to remove the approved CLOMR-F area from the floodplain. A
LOMR modeling effort is being conducted concurrent to this PDP/FDP application process.
5. INFORMATION ONLY: Land that was previously removed from the floodplain via the FEMA LOMR Fill
process while in the County is allowed to have residential, but must be protected to the regulatory flood
protection elevation (12 inch freeboard) and any other provisions of the original LOMR Fill. Even with the
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LOMR Fill, since the property is still designated as being in the 500-year floodplain, the prohibition of at risk
population and essential service critical facilities still applies. Residential construction is prohibited in areas
that were not part of the approved LOMR Fill. This includes the CLOMR fill area. All types of critical facilities
are prohibited in the area that was not part of the approved LOMR Fill. An Emergency Response and
Preparedness Plan (ERPP) is required for any areas that are not part of the LOMR fill area. Floatable
materials are prohibited in the area that was not part of the approved LOMR Fill.
Response: We have been working with Heidi Hansen and Dan Evans at Fort Collins Utilities
regarding finalizing a LOMR process to remove the approved CLOMR-F area from the floodplain. A
LOMR modeling effort is being conducted concurrent to this PDP/FDP application process. Because
this will be a full LOMR effort, the City will allow residential construction on the areas that will be
removed from the floodplain through this process.
6. FOR HEARING: Any structures that are permitted will need to comply with the following: Elevator design
and construction must comply with FEMA Technical Bulletin 4 93. The structure and all HVAC, electrical,
mechanical, etc. must be elevated to the regulatory flood protection elevation. Basements are not allowed.
An approved FEMA Elevation Certificate, completed by a licensed surveyor or civil engineer and showing
that the structure is constructed to the required elevation, is required post construction prior to a Certificate
of Occupancy (CO) being issued.
Response: The above criteria will be adhered to, as required, and the necessary FEMA Elevation
Certificate(s) will be provided prior to CO.
7. FOR HEARING: Any work (landscaping, parking, infrastructure, etc.) in the Poudre River floodway must
meet the no rise criteria as outlined in Section 10 45 of City Code.
Response: Comment noted. No-Rise Certificate(s) will be provided, as required.
8. INFORMATION ONLY: FEMA has begun to remap the Poudre River. They are calling this RiskMAP, and it
will be a multi-year project. Property owners near the river need to be aware that the floodplain may be
remapped and may change on their property. We are encouraging you to consider elevating the structure
as much as possible. We are providing you this information to help you plan for possible future changes in
the floodplain mapping.
Response: Comment Noted. Thank you.
8. INFORMATION ONLY: Any construction activities in the flood fringe (e.g. structure, sidewalk or curb &
gutter installation/replacement, utility work, landscaping, etc.) must be preceded by an approved floodplain
use permit, the appropriate permit application fees, and approved plans. The permit form can be obtained at
http://www.fcgov.com/utilities/what we do/stormwater/flooding/forms documents.
Response: Comment Noted. Thank you.
10. INFORMATION ONLY: Development review checklists for floodplain requirements can be obtained at
https://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please utilize these
documents when preparing your plans for submittal.
Response: Comment Noted. Thank you.
10. INFORMATION ONLY: Please show the boundaries of the floodplain and floodway on site drawings as
applicable. Contact Beck Anderson of Stormwater Master Planning at banderson@fcgov.com for floodplain
CAD line work.
Response: Comment Noted. Thank you.
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11. INFORMATION ONLY: Please contact Marsha Hilmes Robinson with any questions about these comments
or to schedule a meeting to discuss any requirements for development in the floodplain.
mhilmesrobinson@fcgov.com, 970 224 6036.
Response: Comment noted. Thank you.
13. MASTER PLAN AND CRITERIA COMPLIANCE (site specific comment):
The design of this site must conform to the drainage basin design of the Cache la Poudre Master Drainage
Plan as well the Fort Collins Stormwater Criteria Manual.
Response: The above criteria will be referenced as we move through design.
14. DOCUMENTATION REQUIREMENTS (site specific comment):
A drainage report and construction plans are required and must be prepared by a Professional Engineer
registered in the State of Colorado. The drainage report must address the four-step process for selecting
structural BMPs.
Response: A drainage report and construction plans are provided with this submittal. The four-step
process has been included.
15. STORMWATER OUTFALL (site specific comment):
The stormwater outfall options for this site appear to be problematic with existing runoff discharging into the
existing gravel pit ponds. The design team will need to investigate and determine an adequate stormwater
outfall.
Response: Based on recent meetings with City stormwater staff and the recently approved ODP,
stormwater from the proposed project site is to outfall to the existing gravel pit adjacent and south
of the site and will serve as detention water quality treatment for the project.
16. DETENTION REQUIREMENTS (site specific comment):
Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate
and the 2-year historic release rate.
Response: Based on recent meetings with City stormwater staff and the recently approved ODP,
stormwater from the proposed project site is to outfall to the existing gravel pit adjacent and south
of the site and will serve as detention water quality treatment for the project.
17. ONSITE IRRIGATION DITCHES
A lateral from the Boxelder Irrigation Ditch appears to be onsite. Any modifications to the irrigation system
will require the ditch company approval.
Response: Comment noted. No modifications to the irrigation system are proposed at this time.
18. DEVELOPMENT AGREEMENT WITH H23 SITE (site specific comment)
There is a Development Agreement between this property and the H23 development, located immediately
west of Strauss Cabin Rd, to provide LID treatment and quantity detention for a portion of the H23
stormwater on the H25 site. Please see the H23 Final Drainage Report for more information.
Response: LID treatment for the H23 site is proposed to be provided in future phasing of
development within the overall 265-acre, H25 property. This LID treatment is proposed to occur,
more specifically, proximate to the outfall pipe from H23 (Approx. ¼ mile south of the proposed site
associated with this application) when the property develops in that area.
19. DETENTION DRAIN TIMES (standard comment):
Per Colorado Revised Statute §37 92 602 (8) that became effective August 5, 2015, criteria regarding
detention drain time will apply to this project. As part of the drainage design, the engineer will be required to
show compliance with this statute using a standard spreadsheet (available on request) that will need to be
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included in the drainage report. Upon completion of the project, the engineer will also be required to upload
the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume based
stormwater storage, including extended detention basins.
Response: Based on recent meetings with City stormwater staff and the recently approved ODP,
stormwater from the proposed project site is to outfall to the existing gravel pit adjacent and south
of the site and will serve as detention water quality treatment for the project. Based on this, the
referenced State Statute is not anticipated to be applicable to this application.
20. WATER QUALITY AND LOW IMPACT DEVELOPMENT REQUIREMENTS (standard comment):
All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the
use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping
property, including sites required to be brought into compliance with the Land Use Code. There are two (2)
categories of LID requirements; the development will need to meet one of the two following options:
1) LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified
impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be
pervious.
2) LID without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This
typically consists of a rain garden or bioretention system, but other options are allowed. The remainder
of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted
methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7:
http://www.fcgov.com/utilities/business/builders and developers/development forms guidelines
regulations/stormwater criteria
Response: Based on recent meetings with City stormwater staff and the recently approved ODP,
stormwater from the proposed project site is to outfall to the existing gravel pit adjacent and south
of the site and is proposed to provide LID treatment for the project.
21. EROSION CONTROL REQUIREMENTS (standard comment):
The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins
Stormwater Criteria Manual. If you need clarification concerning this section, please contact the Erosion
Control Inspector, Jesse Schlam at 224 6015 or jschlam@fcgov.com.
Response: Comment Noted. Thank you.
22. INSPECTION AND MAINTENANCE (standard comment):
There will be a final site inspection of the stormwater facilities when the project is complete and the
maintenance is handed over to an HOA or another maintenance organization. Standard operating
procedures (SOPs) for ongoing maintenance of all onsite drainage facilities will be included as part of the
Development Agreement. More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-development
Response: Comment Noted. Thank you
23. FEES (standard comment):
The 2019 city wide Stormwater development fee (PIF) is $9,142/acre of new impervious area over 350
square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area.
These fees are to be paid at the time each building permit is issued. Information on fees can be found at:
http://www.fcgov.com/utilities/business/builders and developers/plant investment development fees or
contact our Utility Fee and Rate Specialists at (970) 416 4252 for questions on fees. There is also an
erosion control escrow required before the Development Construction permit is issued. The amount of the
escrow is determined by the design engineer, and is based on the site disturbance area, cost of the
measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual.
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Response: Comment Noted. Thank you.
Department: Water-Wastewater Engineering
Contact: Matt Simpson, 970-416-2754, masimpson@fcgov.com
1. OTHER SERVICE DISTRICT (site specific comment):
This project site is located within the Fort Collins Loveland Water District and the South Fort Collins
Sanitation District for water and sewer service. Please contact them at (970) 226 3104 for development
requirements.
Response: Comment Noted. Thank you.
2. WATER CONSERVATION (standard comment):
The water conservation standards for landscape and irrigation will apply. Information on these requirements
can be found at: http://www.fcgov.com/standards
Response: Comment Noted. Thank you.
Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
1. MULTI FAMILY LAND USE:
- Permitted as a ‘Secondary Use’ in the Basic Industrial Non Retail Employment Activity Center in
accordance with the approved Harmony & I 25 Overall Development Plan Second Amendment, which
designates the required mix of Primary and Secondary uses by designating 41.6 acres for future
development to comprise 100% Primary uses.
Response: Comment noted. We believe this application is in conformation with underlying
zoning.
- Located within the ‘Harmony Gateway Area’ as described in the Harmony Corridor Plan. Included w/in
the 'BINREAC' designation, but the site is also within the Gateway Area which has its own chapter in
the plan emphasizing the river valley landscape setting.
Response: Comment noted. This application took these requirements into consideration during
its development.
2. A FRAMEWORK OF PUBLIC SPACE AS THE BASIS OF DEVELOPMENT:
- Buildings must be placed in direct relation to streets, either facing or sideways to the street with no
intervening vehicle use area. This may require a certain street layout in conjunction with building
layout. (Land Use Code Section 3.5.2)
Response: The plan included as part of this application meets this standard.
- A standard limits block size to 7 acres. (Land Use Code Section 3.8.30 for all multi-family
development)
Response: The plan included as part of this application meets this standard.
- At least one street stub to the south would be required.
Response: The plan included as part of this application provides this connection.
- A park, central feature or gathering place at least 10,000 square feet in size is required.
Response: The plan includes a centralized gathering space approximately 16,000 square feet in
size.
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Visibility from a street(s) may be required, rather than being in an internal location bounded by buildings and
parking lots. (LUC subsection 4.26 D6)
- A future trail corridor is planned from Harmony Road southward. It would cross at the signalized
intersection to the east of the subject property and the alignment is not yet known, but connections to a
future trail should be kept in mind as a framework is developed.
Response: Comment noted. Connectivity was considered and kept in mind as the concept was
developed.
- Development of a landscape is a determining part of development in this gateway area. Landscape
development must relate to existing landscapes at other corners of intersection. Naturalistic berms are
required to shape a detached walkway alignment. Cottonwood trees, including multiple tree sizes, must
be used to reinforce the river valley setting of the gateway area. (Harmony Corridor Standards and
Guidelines)
Response: To the extent possible berming and naturalistic plantings are included in the plan.
Berms are included south of existing easements and utilities. This site has existing constraints
which make implementation of some of these criteria challenging. Portions of site are in the
floodway which prevents berming. Directly adjacent to the south side of Harmony Road, there
are multiple easements for utilities, pipelines and irrigation which prevent berming. The
existing open lateral irrigation ditch is also a topographic constraint which cannot be filled or
modified. The existing sidewalk is newly installed as detached, working within the constraints
noted above and is planned to remain. A meandering sidewalk with berms between the walk
and curb line is not possible due to the constraints noted above. Crossing the channel with a
sidewalk could facilitate the need for walls or railings, creating safety concerns and a less
functional sidewalk.
3. BUILDING DESIGN:
- 3 distinct building designs are required; some roof form variations would be required. (Land Use Code
Section 3.8.30 for all multi-family development)
Response: The required variations are provided as part of this application.
4. SITE DESIGN:
- A basic consideration in site layout would be trash and recycling enclosures.
Response: Trash and recycling locations have been identified on the included plan.
5. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code
(LUC), including Article 3 General Development Standards. The entire LUC is available for your review on
the web at http://www.colocode.com/ftcollins/landuse/begin.htm.
Response: Comment noted. We believe this application meets these standards.
6. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard
Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the
LUC for more information on criteria to apply for a Modification of Standard.
Response: Comment noted. At this time, we do not believe a Modification of Standard Request will
be necessary.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
1. PRIOR TO PDP Rd1 SUBMITTAL. An Ecological Characterization Study (ECS) is required by City of Fort
Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats and
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features (wetlands, aquatic areas, Great Blue Heron rookery). A memo update to the ECS on file for
Harmony and I 25 NORTH and dated October 1, 2014, is needed. The ECS is due a minimum of 10 days
prior to a PDP submittal.
Response: An update to the previously prepared ECS was provided to Kelly Smith in Environmental
Planning on 1/31/20.
2. PRIOR TO PDP Rd1 SUBMITTAL. The ECS must address all items (a) (l) of LUC 3.4.1(D)(1) available for
view online. In addition, ensure that the study identifies feature(s) size, the "top of bank" of any stream or
ditch, the edge(s) of wetlands, and whether jurisdictional wetlands may be impacted by the proposed
project. If prairie dogs are onsite or within 500ft, the ECS should specifically address the presence of active
prairie dogs including estimate of number of individuals and entire size of the colony within the project area.
The ECS should address all items (a) (l) of LUC 3.4.1(D)(1) available for view online and include prairie dog
mitigation options. Online LUC link: https://library.municode.com/co/fort_collins/codes/land_use. The ECS is
due a minimum of 10 days prior to a PDP submittal.
Response: The ECS has been updated as requested and addresses all items as required. An update
to the previously prepared ECS was provided to Kelly Smith in Environmental Planning on 1/31/20.
3. PRIOR TO PDP Rd1 SUBMITTAL. Note the LUC 3.4.1 natural habitat and feature buffer standards for:
wetlands greater than one third acre in size is 100 ft, wetlands greater than one third acre in size with
significant use by waterfowl and/or shorebirds is 300 ft, and Great blue heron colonial nest sites is 825 ft.
This will affect site layout and building setbacks from existing and adjacent LUC defined natural habitats and
features if the project is to move forward. The ECS is due a minimum of 10 days prior to a PDP submittal.
Response: Comment noted. As noted above.
4. PRIOR TO PDP Rd1 SUBMITTAL. Federal regulated floodplain and floodway exists in this area. See
comments from Fort Collins Utilities Water Engineering Division staff to meet setbacks, permitting, CLOMR
and LOMR requirements any project in this area must comply with the safety regulations of Chapter 10 of
City Municipal Code. This will impact site design and project approval timing if the project is to move forward
and enter the City development review process through submittal of a PDP.
Response: We have been working with Heidi Hansen and Dan Evans at Fort Collins Utilities
regarding finalizing a LOMR process to remove the remaining portion of the project site that is
outside of the approved LOMR area from the floodplain. A LOMR modeling effort is currently being
completed concurrent to this PDP/FDP application process.
5. PRIOR TO HEARING. Projects in the vicinity of the Cache la Poudre River must comply with Section
3.4.1(I)(1) of the Land Use Code, which states the following: "Projects in the vicinity of large natural habitats
and/or natural habitat corridors, including, but not limited to, the Poudre River Corridor and the Spring Creek
Corridor, shall be designed to complement the visual context of the natural habitat. Techniques such as
architectural design, site design, the use of native landscaping and choice of colors and building materials
shall be utilized in such manner that scenic views across or through the site are protected, and manmade
facilities are screened from off-site observers and blend with the natural visual character of the area. These
requirements shall apply to all elements of a project, including any aboveground utility installations." This will
affect building architecture and design in addition to landscape design if the project is to move forward.
Response: The overall design of this H-25 Multi Family project took into account all these design
recommendations as can be seen on the included submittal documents.
6. PRIOR TO HEARING. Information from the ECS informs design of a "natural habitat buffer zone" or
"NHBZ". This feature and requirement will impact site and landscape design including buildings footprints
and layout if the project is to move forward.
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Response: All environmental considerations were taken in account in the development of this
project and appropriate buffers are provided.
7. PRIOR TO HEARING. Within any Natural Habitat Buffer Zone(s) that may be designated on this site, the
City has the ability to determine if existing landscaping within the zone is incompatible with the purposes
and intent of the buffer zone [LUC 3.4.1(E)(1)(g)]. Please ensure the ECS discusses existing vegetation on
site and identifies potential restoration options. If existing vegetation is determined to be insufficient, then
restoration and mitigation measures will be required. NHBZ design must be included in Hearing packet if the
project proceeds.
Response: Comment noted. We believe we have adequately addressed the requirements and look
forward to working with the City to ensure the intent of the standards are met.
8. PRIOR TO HEARING. With respect to lighting, the City of Fort Collins Land Use Code, Section 3.2.4(D)(6),
requires that "natural areas and natural features shall be protected from light spillage from off-site sources."
Thus, lighting from parking areas or other site amenities shall not spill over into any natural features or
natural habitat buffer areas.
Response: A lighting plan is provided within the submittal documents that demonstrates that al
lighting standards are being followed.
9. PRIOR TO PDP Rd1 SUBMITTAL. Contact the assigned Development Review Coordinator (DRC) prior to
PDP submittal for the project if trees may be impacted. A review of trees shall be conducted by City Forestry
staff to determine the status of existing trees and any mitigation requirements that could result from the
proposed development. LUC Section 3.2.1(C) requires developments to submit a landscape and tree
protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4) protects significant
trees, natural systems, and habitat, and (5) enhances the pedestrian environment. " A significant tree is
defined as one having DBH (Diameter at Breast Height) of six inches or more. Please contact assigned
Development Review Coordinator directly at 970 221 6689 or email DRCoord@fcgov.com to schedule a
tree inventory site visit. Please plan for at least two weeks to get an onsite meeting scheduled, especially
during April – October.
Response: A tree inventory walk was completed with City staff on November 21, 2019. Tree
inventory and mitigation information is included in the submitted drawings.
10. PRIOR TO HEARING. If tree removal is necessary, please include the following note on the tree mitigation
plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD
NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL
ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE
NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY
ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH
RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL
RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY."
Response: Notes are included in submitted drawings.
11. PRIOR TO HEARING. If any raptor nests are present on the site, consultation with Colorado Parks &
Wildlife and additional protection standards may be necessary.
Response: Per the ECS no raptor nests are present on this property proposed for development.
12. PRIOR TO HEARING. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent
reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This
includes use of low water use plants and grasses in landscaping or re landscaping and reducing bluegrass
lawns as much as possible. Native plants and wildlife friendly (ex: pollinators, butterflies, songbirds)
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landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document
available online and published by the City of Fort Collins Natural Areas Department for guidance on native
plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of Fort Collins Plant
List : https://www.fcgov.com/forestry/plant_list.pdf.
Response: The submitted landscape plan includes many native, water conscious and wildlife
friendly plants.
13. PRIOR TO HEARING. Site light sources shall be fully shielded and down directional to minimize up light,
spill light, glare and unnecessary diffusion on adjacent property [see LUC 3.2.4(D)(3)]. Please submit a site
photometric plan and luminaire schedule.
Response: All lighting meet Fort Collins LUC requirements. Please see included lighting plans.
14. PRIOR TO HEARING. Submit a site photometric plan and luminaire schedule. All lighting shall have a
nominal correlated color temperature (CCT) of no greater than three thousand (3,000) degrees Kelvin [see
LUC 3.2.4(D)(11)]. Please also consider fixtures with motion sensing or dimming capabilities so that light
levels can be adjusted as needed. Regarding outdoor lighting, cooler color temperatures are harsher at
night and cause more disruption to biological rhythms for humans and wildlife. The American Medical
Association (AMA) and International Dark Sky Association (IDA) both recommend using lighting that has a
CCT of no more than 3000K to limit the amount of blue light in the night environment. Thank you in advance
for supporting City of Fort Collins Night Sky Objectives. For further information regarding health effects
please see: http://darksky.org/ama report affirms human health impacts from leds.
Response: A lighting plan has been included as part of this submittal.
15. PRIOR TO HEARING. There are many ways this project could align with the Fort Collins Nature in the City
(NIC) Strategic Plan and it would be most appropriate for the project to align with NIC especially within this
Harmony Corridor Gateway area and Poudre River Corridor. See the Nature in the City Executive Summary
for reference. https://www.fcgov.com/natureinthecity/pdf/nature in the city executive summary.pdf
Response: The site and landscape plan include diverse plant species and massing in support of the
NIC Strategic Plan.
16. INFORMATION ONLY. Included here are a few resources for design ideas supporting Nature in the City
program efforts.
a. Making Urban Nature / Stads Natuur Maken , J. Vink, P. Vollaard, N. de Swarte
b. Planting in a Post Wild World, T. Rainer and C. West
c. Habitat Network, Bat Houses, TNC/Cornell
d. Toward an Urban Ecology, SCAPE, 2018
e. Attracting Native Pollinators, The Xerces Society, 2011
f. Restorative Commons: Creating Health and Well being through Urban Landscapes, USDA, USFS,
Northern Research Station, Meristem, 2009
Response: The site and landscape plan include diverse plant species and massing in support of
the NIC Strategic Plan.
17. PRIOR TO PDP Rd1 SUBMITTAL. Contact the assigned Development Review Coordinator prior to
submittal for the project to discuss trail connections, easements and parks. This project is within 0.25 0.5mi
of a future park and/or trail as shown on the City of Fort Collins Trails Master Plan and as such the project
must comply with LUC Section 3.4.8(C): development plans shall provide for, accommodate or otherwise
connect to, either on site or off site, the parks and trails identified in the Trails Master Plan. Please contact
assigned Development Review Coordinator directly at 970 221 6689 or email DRCoord@fcgov.com to be
connected with appropriate Parks Planning staff prior to submittal.
Response: Efforts have been made to assure connectivity both within the site to offsite amenities.
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
18. PRIOR TO PDP Rd1 SUBMITTAL. Reach out sooner than later to discuss adequate waste and recycling
management on site. Several avoidable issues have arisen on other multifamily sites in town. Contact
Jonathon Nagel at 970 416 2701 or jnagel@fcgov.com to discuss trash and recycling enclosures and overall
waste management for the site.
Response: We believe that we are adequately addressing trash and recycling issues and look
forward to discussing with the City should there be any concerns.
19. INFORMATION ONLY. Our city has an established identity as a forward-thinking community that cares
about the quality of life it offers its residents now and generations from now. Thus, the City of Fort Collins
has many sustainability programs and goals that may benefit this project. Of particular interest may be:
1) ClimateWise Program: http://fcgov.com/climatewise, contact climatewise@fcgov.com or Kelsey Doan at
KDoan@fcgov.com, 970 416 2410
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP):
http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970 416 2701 or jnagel@fcgov.com
3) Utilities Building Energy Scoring: https://www.fcgov.com/utilities/business/building energy scoring,
contact Kirk Longstein at 970 416 4325 or klongstein@fcgov.com
4) Solar Rebate Program: www.fcgov.com/solar, contact Rhonda Gatzke at 970 416 2312 or
rgatzke@fcgov.com
5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970 224 6003
or gschroeder@fcgov.com
6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Julia Feder at jfeder@fcgov.com
7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort Collins at
stacy@bikefortcollins.org or 970 481 5577
Response: Comment noted. We believe this project programming is in line with the goals of the
City.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
1. PRE-SUBMITTAL: Forestry Tree Inventory
If there are existing trees on the property, what are the anticipated impacts on these trees? Regardless if
trees are planned to be preserved, please schedule an onsite tree inventory with City Forestry to obtain
existing tree inventory and mitigation information. Due to the volume of projects submitted, a tree inventory
may take up to two weeks to schedule but should occur prior to submitting an application for first round
PDP. Existing significant trees should be retained to the extent reasonably feasible.
Response: A tree inventory walk was completed with City staff on November 21, 2019. Tree
inventory and mitigation information is included in the submitted drawings.
2. INFORMATION ONLY FOR PDP
If applicable, please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This
should include the existing tree inventory, any proposed tree removals with their locations clearly noted and
any proposed tree plantings (including species, size, quantity and method of transplant). The plans should
also include the following City of Fort Collins notes:
General Landscape Notes
Tree Protection Notes
Street Tree Permit Note, when applicable.
These notes are available from the city planner or Nils Saha at City Forestry (nsaha@fcgov.com).
Response: City standard notes are included in the submitted plans.
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Required tree sizes and method of transplant:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 6.0’ height balled and burlapped
Ornamental tree: 1.5” caliper balled and burlapped
Response: City standard plant sizes are noted in the submitted plans.
3. INFORMATION ONLY FOR PDP
If applicable, please include locations of any water or sewer lines on the landscape plan.
Please adjust tree locations to provide for proper tree/utility separation.
10 ft between trees and public water, sanitary, and storm sewer main lines
6 ft between trees and water, sanitary, and storm service lines
4 ft between trees and gas lines.
40 ft between canopy shade trees and street lights
15 ft between ornamental trees and street lights
If feasible, 50 ft between street trees and stop signs
Response: Existing and proposed utilities are indicated on the submitted landscape plans.
4. INFORMATION ONLY FOR PDP
If applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review.
Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree
removal. This is required for all development projects proposing significant tree removal regardless of the
scale of the project. The purpose of this letter is to provide a document of record with the project’s approval
and for the City to maintain a record of all proposed significant tree removals and justifications. Existing
significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall
be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to
minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the
circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of
compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed
project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts
resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant
existing tree(s) or to transplant them to another on site location, the applicant shall replace such tree(s)
according to City mitigation requirements.
Response: An Existing Tree Removal Feasibility Letter is included with submitted documents.
Department: Engineering Development Review
Contact: Katie Andrews, 970-221-6501
1. SITE SPECIFIC: Please note that the public roadway will require a temporary turnaround until such a time
that the road connects to the property to the east.
Response: Thee road network has been revised such that a turnaround is no longer required.
2. SITE SPECIFIC: Access spacing will be evaluated against LCUASS standards and the approved ODP.
Response: Commented noted. We believe this application meets LCUASS standards.
3. SITE SPECIFIC: A repay will be due to the City for the Harmony Road frontage improvements in
accordance with City Code Section 24 95 C). The Strauss Cabin Road frontage will also need to be finished
adjacent to the property being developed.
Response: Comment noted. We will work with the City to ensure all development requirements are
met.
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
4. Any public improvements must be designed and built in accordance with the Larimer County Urban Area
Street Standards (LCUASS). They are available online at: https://www.larimer.org/engineering/streets
Response: Comment Noted. Thank you.
5. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building
permit. Please contact Kyle Lambrecht at 221 6566 if you have any questions. The City's Transportation
Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees,
please see: http://www.fcgov.com/engineering/dev review.php
Response: Comment noted. Thank you.
6. Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs
and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or
restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed
improvements and/or prior to the issuance of the first Certificate of Occupancy. All public sidewalk,
driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. If they
currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of
this project.
Response: Comment noted. Thank you.
7. This project is responsible for dedicating any right of way and easements that are necessary or required by
the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility
easements that are to be provided behind the right of way (15 foot along an arterial, 8 foot along an alley,
and 9 foot along all other street classifications). Information on the dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php
Response: The required easements will be dedicated.
8. Utility plans will be required, and a Development Agreement will be recorded once the project is finalized.
Response: Comment noted. Thank you.
9. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please
make your consultants aware of this, prior to any surveying and/or design work.
Response: The plans will be on the referenced vertical datum.
10. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.
Response: Comment noted. Thank you.
11. LCUASS parking setbacks (Figure 19 6) apply and will need to be followed depending on parking design.
Response: Parking meets all LCUASS setback requirements.
12. The development/site cannot use the right of way for any Low Impact Development to treat the site’s storm
runoff. We can look at the use of some LID methods to treat street flows – the design standards for these
are still in development.
Response: No LID treatment within rights-of-way is proposed.
13. Bike parking required for the project cannot be placed within the right of way and if placed just behind the
right of way need to be placed so that when bikes are parked, they do not extend into the right of way.
Response: Comment noted. This does not occur within this project.
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
14. In regard to construction of this site, the public right of way shall not be used for staging or storage of
materials or equipment associated with the Development, nor shall it be used for parking by any contractors,
subcontractors, or other personnel working for or hired by the Developer to construct the Development. The
Developer will need to find a location(s) on private property to accommodate any necessary staging and/or
parking needs associated with the completion of the Development. Information on the location(s) of these
areas will be required to be provided to the City as a part of the Development Construction Permit
application.
Response: Comment noted. Thank you,
Department: Traffic Operations
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.org
1. The anticipated change in traffic volume is expected to meet the threshold of requiring a Traffic Impact
Study. Based on section 4.2.2.B of the Larimer County Urban Area Street Standards (LCUASS), a full
Traffic Impact Study will be required. Please have your traffic engineer contact me to scope the study.
Response: A traffic study is included as part of this application.
2. We'll need to clearly understand how this proposal is different from the approved ODP.
Response: This proposal is generally consistent with the approved ODP.
3. We'll need to work with you to ensure that the proposed access locations and types are consistent with
those previously identified, and/or are acceptable.
Response: Comment noted. We believe access points are consistent with previous conversations
and we look forward to discussing further.
4. Work with Engineering on required frontage improvements.
Response: Comment noted. We will continue to work with engineering to ensure requirements are
met.
Department: Electric Engineering
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
1. INFORMATION ONLY:
Fort Collins Light & Power has existing conduit stubbed into the site, across Straus Cabin Rd., in multiple
locations from the Harmony 23 site. There is also a large duct bank stubbed at the NW corner of this site
that will need to be extended, with this development, South along Straus Cabin Rd. and East along
Harmony Rd.
Response: Comment noted. We will work with FCL&P to extend the referenced duct bank, as
required.
2. INFORMATION ONLY:
Any existing and/or proposed Light & Power electric facilities that will remain within the limits of the project
must be located within a utility easement.
Response: All proposed electric facilities will be located within a utility easement.
3. INFORMATION ONLY:
Transformer and meter locations must be coordinated with Light & Power Engineering and shown on the
plan set. Transformers must be located within 10’ of an all-weather surface accessible by a line truck.
Please adhere to all clearance requirements in the Electric Service Standards at the following link.
http://www.fcgov.com/utilities/business/builders and developers/development forms guidelines regulations
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Response: We will coordinate with FCL&P in locating the meters and transformers. The referenced
clearances and requirements will be adhered to.
4. INFORMATION ONLY:
A commercial service information form (C 1 form) and a One-line diagram will need to be submitted to Light
& Power Engineering for all proposed commercial buildings and multifamily (commercial) buildings. A link to
the C 1 form is below: http://www.fcgov.com/utilities/business/builders and developers/development forms
guidelines regulations
Response: Comment noted. Thank you.
5. POTENTIAL FEES:
Any relocation or modification to existing electric facilities will be at the expense of the owner/developer.
Response: Comment noted. Thank you.
6. POTENTIAL FEES:
If any crossing agreements will be required for Light & Power to install electric facilities for this development,
it will be the responsibility of the developer to acquire the appropriate agreements.
Response: Comment noted. Thank you.
7. POTENTIAL FEES:
Electric Capacity Fee, Building Site charges, and any system modification charges necessary will apply to
this development. Please contact Light & Power Engineering at ElectricProjectEngineering@fcgov.com.
Please reference our Electric Service Standards, development charges and fee estimator at the following
link: http://www.fcgov.com/utilities/business/builders and developers
Response: Comment noted. Thank you.
Department: Fire Authority
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
1. FIRE APPARATUS ACCESS
Fire access is required to within 150' of all exterior portions of any building, or facility as measured by an
approved route around the perimeter. For the purposes of this section, fire access cannot be measured from
an arterial road (Harmony or Strauss Cabin) and a network of fire lanes will be required on the property. Any
private drive serving as a fire lane shall be designed and constructed to standard fire lane specifications. In
addition, buildings greater than 30' in height prompt AERIAL APPARATUS ACCESS requirements. Refer to
next comment.
Response: The above access criteria is met with the proposed plan. Please refer to the Fire Lane
Plan provided with this submittal.
2. FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already
contained in relevant standards and policies, any new fire lane must meet the following general
requirements:
- Fire lanes established on private property shall be dedicated by plat or separate document as an
Emergency Access Easement.
- Maintain the required 20-foot minimum unobstructed width & 14-foot minimum overhead clearance.
Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved
by the AHJ.
- Be designed as a flat, hard, all weather driving surface capable of supporting 40 tons.
- Dead end fire access roads in excess of 150 feet in length shall be provided with an approved
turnaround area for fire apparatus.
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
- Dead end roads shall not exceed 660' in length without providing for a second point of access. Dead
end access roads in excess of 1320 feet in length require a third point of access. Dead end access
roads in excess of 2640 feet in length require a fourth point of access. The submitted site plan currently
proposes a dead-end road at or over 1300' in length. A possible solution would be to add a fire access
connection to Strauss Cabin Rd.
- The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50
feet outside. Turning radii shall be detailed on submitted plans.
- Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ.
- Be visible by red curb and/or signage and maintained unobstructed at all times. Sign locations or red
curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign
type, placement, and spacing. Appropriate directional arrows required on all signs.
- Additional access requirements are triggered for buildings greater than 30' in height.
Refer to Appendix D of the 2015 IFC or contact PFA for details.
Response: The above fire lane specifications have been met with the proposed plan. Please
refer to the Fire Lane Plan and Preliminary Plat provided with this submittal.
3. MULTIPLE FAMILY RESIDENTIAL DEVELOPMENTS
In addition to fire access comments above:
- IFC D106.2: Multiple family residential projects having more than 200 dwelling units shall be provided
with two separate and approved fire apparatus access roads regardless of whether they are equipped
with an approved automatic sprinkler system.
Response: Two access points are provided as part of this application.
4. IFC D106.3 M F RESIDENTIAL DEVELOPMENTS REMOTENESS
Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less
than one half of the length of the maximum overall diagonal dimension of the property or area to be served,
measured in a straight line between accesses.
Response: This distance requirement is met with the proposed plan.
5. WATER SUPPLY
- A fire hydrant capable of providing 1,500 gpm at 20 psi residual pressure is required within 300' of any
building (and on 600-foot centers thereafter).
- EXCEPTION: In buildings equipped with standpipe systems, a hydrant is required within 100' of the Fire
Department Connection.
- Fire hydrant infill along Harmony Rd and Strauss Cabin Rd may also be required.
Response: The above hydrant requirements will be referenced placing proposed fire hydrants.
6. AUTOMATIC FIRE SPRINKLER SYSTEMS
- IFC 903.2.8: An full NFPA13 automatic sprinkler system installed in occupancies in accordance with
Section 903.3 shall be provided throughout all buildings with a Group R 2 (Residential) fire area.
- 13 R systems are not allowed in R 2 Group occupancies except in buildings containing 6 units or less
with 1 hour fire separation, OR 12 units or less with 2 hour fire separation. Contact the building
department for details.
The Amenity Center will require a fire sprinkler system if:
- any fire area exceeds 5,000 square feet
- there is an A 2 occupant load of more than 99 persons
Response: Comment noted. Thank you. As building design progresses, we will make sure this
requirement is considered.
7. PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING
244 North College Ave, #130 I Fort Collins, CO 80524
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Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. Code
language provided below.
- IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or
approved building identification placed in a position that is plainly legible, visible from the street or road
fronting the property, and posted with a minimum of eight inch numerals on a contrasting background.
Where access is by means of a private road and the building cannot be viewed from the public way, a
monument, pole or other sign or means shall be used to identify the structure. A plan for address
posting shall be submitted to PFA for review and approval prior to Final Development Plan approval.
Response: Comment noted. Thank you. As building design progresses, we will make sure this
requirement is considered.
8. EMERGENCY RESPONDER RADIO COMMUNICATION AMPLIFICATION SYSTEM TEST
- IFC 510: New buildings require a fire department, emergency communication system evaluation after
the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to
define separate buildings. Where adequate radio coverage cannot be established within a building,
public safety radio amplification systems shall be designed and installed in accordance with criteria
established by the Poudre Fire Authority. The installation of required ERRC systems shall be reviewed
and approved under a separate permit process through PFA.
Response: Comment noted. Thank you. As building design progresses, we will make sure this
requirement is considered.
9. MULTIPLE BUILDINGS SERVED BY ONE FIRE PUMP
Should it be determined that a fire pump is required to support the fire sprinkler systems, a single fire
line/fire pump may be proposed to serve multiple buildings. The configuration will need to be shown on the
Utility Plans and the plan shall be approved by Water Utilities Engineering and a covenant agreement will be
required. The applicant shall coordinate fire line locations with Water Utilities. Please contact Water Utilities
Engineering for further details at (970)221 6700 or WaterUtilitiesEng@fcgov.com.
Response: Comment noted. Thank you. As building design progresses, we will coordinate with FC
Water Utilities Engineering on the configuration of any fire pumps that may be required.
Department: Building Inspection
Contact: Katy Hand, khand@fcgov.com
1. INFORMATIONAL: Please visit our website for a list of current adopted building codes and local
amendments: https://www.fcgov.com/building/codes.php
Response: Thank you, we will review documents.
2. INFORMATIONAL: 5% of all parking spaces must be EV ready (conduit in place) Local amendment
Response: This requirement will be met with the proposed plan.
3. Buildings with exterior walls located within 250ft of a 4-lane road must be designed to have an exterior
composite sound transmission rating of 39 STC min. (local amendment)
Response: Comment noted. Thank you. As building design progresses, we will make sure this
requirement is considered.
4. Commissioning is required for scope of work areas greater than 15,000 sf. (local amendment)
Response: Comment noted. Thank you.
5. Buildings but be fire sprinkled to NFPA 13 (local amendment)
Response: Proposed buildings are proposed to be sprinkled per NFPA 13.
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Pre-Submittal Meetings for Building Permits
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early in the design, that new
commercial or multifamily projects are on track to complying with all of the adopted City codes and Standards listed
below. The proposed project should be in the early to mid-design stage for this meeting to be effective and is typically
scheduled after the Current Planning PDP submittal. Applicants should be prepared to present site plans, floor plans,
and elevations and be able to discuss code issues of occupancy, square footage, type of construction, and energy
compliance method being proposed. Applicants of new commercial or multifamily projects should contact their
Development Review Coordinator to schedule a pre submittal meeting.
Response: Comment noted. Thank you. We will consider this as we move through the process.
Construction shall comply with the following adopted codes and standards as amended:
2018 International Building Code (IBC) with local amendments
2018 International Residential Code (IRC) with local amendments
2018 International Existing Building Code (IEBC) with local amendments
2018 International Energy Conservation Code (IECC) with local amendments
2018 International Mechanical Code (IMC) with local amendments
2018 International Fuel Gas Code (IFGC) with local amendments
2018 International Swimming Pool and Spa Code (ISPSC) with local amendments
2015 International Plumbing Code (IPC) as amended by the State of Colorado
2017 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9 5 & ICC/ANSI A117.1 2017.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Loads:
Risk Category ll (most structures):
* 140mph (Ultimate) exposure B or
* Front Range Gust Map published by The Structural Engineer's Association of Colorado
Risk Category l: 130mph (Ultimate) exposure B
Risk Category lll & lV: 150mph (Ultimate) exposure B
Seismic Design: Category B.
Climate Zone: Zone 5.
Energy Code Use:
1. Single Family; Duplex; Townhomes: 2018 IRC Chapter 11 or 2018 IECC Chapter 4 Residential Provisions.
2. Multifamily and Condominiums 3 stories max: 2018 015 IECC Chapter 4 Residential Provisions.
3. Commercial and Multifamily 4 stories and taller: 2018 IECC Chapter 4 Commercial Provisions.
Current codes and amendments are effective as of January 12, 2019. Copies of the code amendments can be
obtained at www.fcgov.com/building/codes.php or at the Building Services office.
Response: Comment noted. Thank you.
Department Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
1. As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please
make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for
up to date Benchmark Statement format and City Vertical Control Network information.
Response: Plans will be on the referenced datum.
2. This property is not platted. If submitting a Subdivision Plat for this property/project, addresses are not
acceptable in the Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our
office with any questions.
Response: Comment noted. All plat documents are consistent with submittal requirements.