HomeMy WebLinkAboutGATEWAY AT PROSPECT - BDR200010 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 ‑ fax
fcgov.com
April 17, 2020
Kristin Turner
TB Group
444 Mountain's Ave
Berthoud, CO 80513
Re: Gateway at Prospect
Description of project: This is a request to build multi‑family residential project on parcel
J and Parcel K of the Gateway at Prospect Overall Development Plan (parcel #s
8716405003, 8716405004, 8716405005, 8716405002, and 8716400063). The site plan
indicates the construction of 10 multi‑family buildings that contain approximately 276
dwelling units, clubhouse with open space, 11 detached garages, multi‑use trail and public
and private streets. The plan indicates that in any instance where any portion of a building
that faces a street will have a ground unit with individual door entrance and front porch. This
project is located in the Medium Density Mixed‑Use Neighborhood (MMN), zone district
and will be subject to a Planning and Zoning Board (Type II), hearing.
Please see the following summary of comments regarding Gateway at Prospect. The
comments offered informally by staff during the Conceptual Review will assist you in preparing
the detailed components of the project application. Modifications and additions to these
comments may be made at the time of formal review of this project. If you have any questions
regarding these comments or the next steps in the review process, please contact your
Project Planner, Ted Shepard via phone at 970‑221‑6343 or via email at
tshepard@fcgov.com.
Comment Summary
Development Review Coordinator
Contact: , ,
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 you and your
team. Please include me in all email correspondence with other reviewers and keep me
informed of any phone conversations.
Thank you!
RESPONSE: Acknowledged.
2. The proposed development project is subject to a Type 2 (Planning and Zoning Board)
review and public hearing. The applicant for this development request is required to hold a
neighborhood information meeting prior to formal submittal of the proposal. Neighborhood
meetings offer an informal way to get feedback from your surrounding neighbors and
discover any potential hiccups prior to the formal hearing. Please contact me, at
221‑6750, to assist you in setting a date, time, and location. I and possibly other City staff,
would be present to facilitate the meeting.
RESPONSE: Per updated plans and meetings with Staff, we were notified that this project will now require a Type 2 approval.
3. I will provide you a roadmap specific to your development review project, helping to identify
each step of the process. 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: Acknowledged.
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 send an updated copy of the Submittal Checklist to ensure you are submitting the
correct materials.
RESPONSE: Acknowledged.
5. As part of your submittal 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. Provide reference to specific project plans or explanations of why
comments have not been addressed, when applicable.
RESPONSE: Acknowledged.
6. 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 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: Acknowledged.
7. 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, followed by a formal meeting.
RESPONSE: Acknowledged.
8. 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 reach out and I will assist in those arrangements.
RESPONSE: Acknowledged.
Planning Services
Contact: Ted Shepard, 970‑221‑6343, tshepard@fcgov.com
1. The site was recently rezoned, with conditions, to M‑M‑N. The conditions are summarized below.
RESPONSE: Acknowledged.
2. Development on the subject 22.437 acres shall be limited to multi‑family dwellings. The
conceptual plan complies with this condition.
RESPONSE: This submittal will be for the ‘backbone’ infrastructure as well as creating 5 development parcels. Additional, specific
PDP’s will be submitted in the future as each parcel moves forward.
3. Multi‑family development on the subject 22.437 acres (also designated as Parcel J on the
Amended O.D.P.) must include four distinctly different building designs as defined by the
Section 3.8.30(F)(2) – Design Standards for Multi‑Family Dwellings – Variation Among
Buildings. It is too early in the process to evaluate this condition. Please note that
3.8.30(F)(2 ‑ 7) provides further guidance on determining compliance with this condition.
RESPONSE: This submittal will be for the ‘backbone’ infrastructure as well as creating 5 development parcels. Additional, specific
PDP’s will be submitted in the future as each parcel moves forward.
4. Multi‑family development on the 22.437 acres that are the subject of the rezoning, must be
designed with a framework of streets (public or private) and that buildings are oriented to
these streets to the maximum extent feasible. In addition, ground floor units must face
such streets with each unit having an individual entrance. Further, such street‑facing units
must include a front porch or stoop that is connected to the sidewalk through a walkway.
Where it is not possible to orient a building to a street, such buildings must comply with
the pedestrian connectivity standards of Section 3.5.2(D) – Relationship of Dwellings to
Streets and Parking. The applicant is reminded that compliance with this condition
requires modifying prototypical breezeway entrances that serve common hallways and
stairwells that face either the public street or the street‑like private drive.
RESPONSE: This submittal will be for the ‘backbone’ infrastructure as well as creating 5 development parcels. Additional, specific
PDP’s will be submitted in the future as each parcel moves forward.
5. Multi‑family development on the subject 22.437 acres (also designated as Parcel J on the
Amended Gateway at Prospect Overall Development Plan), shall be capped at 276 dwelling units.
RESPONSE: This submittal will be for the ‘backbone’ infrastructure as well as creating 5 development parcels. Additional, specific
PDP’s will be submitted in the future as each parcel moves forward.
6. Multi‑family development on the subject 22.437 acres must be designed such that
buildings do not exceed 40 feet in height. Masonry exterior materials must be provided
on the front elevations up to at least the top of the first floor. Off‑street parking must not be
located between buildings and streets (public or private) to the maximum extent feasible.
It is too early in the process to evaluate this condition.
RESPONSE: This submittal will be for the ‘backbone’ infrastructure as well as creating 5 development parcels. Additional, specific
PDP’s will be submitted in the future as each parcel moves forward.
7. A transitional landscape buffer ranging between 9 and 88 feet must be provided between
the rear (east) property lines of the adjoining County parcels and the western edge of the
future north‑south collector road, as well as along the north property line of 3604 E.
Prospect Road. Further, such area shall be densely landscaped, with an emphasis on
northern portion, and overall, must include a mix of Evergreen and Deciduous trees and
other plants, undulating earthen berms, sustainable ground covers and proper irrigation in
order to establish an effective and aesthetically pleasing land use transition. It is too early
in the process to evaluate this condition. The applicant is cautioned that this expected
level of landscaping will require proper irrigation for establishment and long term viability.
RESPONSE: This submittal will be for the ‘backbone’ infrastructure as well as creating 5 development parcels. Additional, specific
PDP’s will be submitted in the future as each parcel moves forward.
8. The multi‑family buildings that are placed along the future north‑south street must be
setback from the property line by no less than 15 feet. The materials provided for
Conceptual Review do not include scaled dimensions. Compliance with this condition will
need to be evaluated in subsequent submittals.
RESPONSE: RESPONSE: This submittal will be for the ‘backbone’ infrastructure as well as creating 5 development parcels.
Additional, specific PDP’s will be submitted in the future as each parcel moves forward.
9. Per Section 3.8.30(B)(1), for multi‑family projects that 16 acres or larger, there must be a
minimum of two housing types. There are eight housing types to choose from. Please
note that for multi‑family, there are three categories of housing types: buildings containing
3 – 4 units; buildings containing 5 – 7 units; and buildings containing more than 7 units.
RESPONSE: RESPONSE: This submittal will be for the ‘backbone’ infrastructure as well as creating 5 development parcels.
Additional, specific PDP’s will be submitted in the future as each parcel moves forward.
10. Per Section 3.8.30(B)(2), lot sizes and dimensions must be varied to accommodate the
housing types in order to avoid monotonous streetscapes.
RESPONSE: RESPONSE: This submittal will be for the ‘backbone’ infrastructure as well as creating 5 development parcels.
Additional, specific PDP’s will be submitted in the future as each parcel moves forward.
11. Per Section 3.5.2(G)(1)(a,b) the rear walls of multi‑family garages that are within 65 feet
of a property line must not exceed 60 feet in length and must be articulated every 30 feet with an
architectural expression. There are four garages located along two public streets that would need to comply.
RESPONSE: RESPONSE: This submittal will be for the ‘backbone’ infrastructure as well as creating 5 development parcels.
Additional, specific PDP’s will be submitted in the future as each parcel moves forward.
12. Per Section 3.8.30(C), at least 90% of the units must be within one‑quarter mile of a
public or private park. For projects that are greater than ten acres, if a private park or
private common amenity facility or area is the basis for compliance, then such facility or
area must be no less than 10,000 square feet.
RESPONSE: RESPONSE: This submittal will be for the ‘backbone’ infrastructure as well as creating 5 development parcels.
Additional, specific PDP’s will be submitted in the future as each parcel moves forward.
13. Staff reminds the applicant and design team that there must be an emphasis on both
external and internal walkability. For external walkability, the three public sidewalks and
the Multi‑Use Trail appear sufficient. For the internal system, be sure that there is a
connecting walkway network that ties all the buildings to the common amenity facility or
area. This network must be as direct as possible. Also this internal walkway network
needs to connect to the Multi‑Use Trail at multiple locations.
RESPONSE: RESPONSE: This submittal will be for the ‘backbone’ infrastructure as well as creating 5 development parcels.
Additional, specific PDP’s will be submitted in the future as each parcel moves forward.
14. The Multi‑Use Trail should be no less than eight feet in width to accommodate multiple users.
RESPONSE: RESPONSE: This submittal will be for the ‘backbone’ infrastructure as well as creating 5 development parcels.
Additional, specific PDP’s will be submitted in the future as each parcel moves forward.
15. Per Section 3.4.1(E), the buffer along Boxelder Creek is a minimum of 100 feet as
measured from the top of the bank. Be sure that lighting does not spill over into the buffer.
RESPONSE: RESPONSE: This submittal will be for the ‘backbone’ infrastructure as well as creating 5 development parcels.
Additional, specific PDP’s will be submitted in the future as each parcel moves forward.
16. Will there be any units that feature more than three bedrooms? If so, please note the
requirements of Section 3.8.16.
RESPONSE: Not applicable with this PDP submittal.
17. Please note the requirements of Section 3.2.1(E)(4) and (5) which requires both parking
lot perimeter and internal landscaping. The landscape plan must be coordinated with the
lighting plan so that trees planted in parking lot islands do not end up blocking illumination at maturity.
RESPONSE: Not applicable with this PDP submittal.
18. As you know, trash and recycling containers must be provided in sufficient quantity and
properly distributed around the site. For information regarding the number and sizes of
the various containers, please contact Caroline Mitchell, Environmental Planner, at 221‑6288.
RESPONSE: Not applicable with this PDP submittal.
19. Trash enclosures must be constructed out of the predominant materials as found on most
of the buildings. In addition to a solid swing gate, walk‑in access must also be provided.
RESPONSE: Not applicable with this PDP submittal.
20. The Lighting Plan must demonstrate that all building and pole‑mounted fixtures be fully
shielded and down‑directional Kelvin temperatures must not exceed 3,000 degrees. In
addition, per the Department of Energy Lighting Facts, all fixtures must be rated for
Backlight 1, Uplight 0, and Glare 1 (B‑1 U‑0 G‑1). The applicant is encouraged to take
advantage of available technology that allows illumination to be dimmed after certain hours.
RESPONSE: Not applicable with this PDP submittal.
21. Regarding lighting, Staff has recently encountered problems with large buildings that
feature breezeway‑type entrances that lead to exterior hallways and stairwells. Lighting in
these areas has found to be excessive and unshielded. The applicant is encouraged to
have the lighting designer contact the Planning Department to discuss options to
minimize the glare associated with multi‑family stairwell lighting.
RESPONSE: Not applicable with this PDP submittal.
22. Where buildings are located at the corner of two streets (public or private), there must be
connecting walkways out to both streets.
RESPONSE: Not applicable with this PDP submittal.
23. 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: Acknowledged.
24. 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: Not applicable with this PDP submittal.
Department: Environmental Planning
Contact: Kelly Smith, KSmith@fcgov.com
1. An Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use
Code (LUC) Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat
(Boxelder Creek and wetland areas). Please note the project will need to be designed in
a way that is sensitive to these natural features, and the buffer zone standards range
from 50‑100' for these features, as identified in Section 3.4.1(E) of the Land Use Code.
This may affect the site layout that is currently proposed.
The Ecological Characterization Study should include a delineation of all wetlands and
detailed recommendations for protecting and enhancing the features that are on or
adjacent to the site. The buffer for the Boxelder Creek will be measured from the top of
bank line, so please delineate this as part of the ECS.
Please contact me to discuss the scope and requirements of the ECS further and to
arrange an on‑site meeting. The ECS is due a minimum of 10 days prior to the PDP submittal.
RESPONSE: The ECS was submitted 10 days prior to this PDP submittal.
2. This site, and Boxelder Creek in particular, has been identified by the Nature in the City
program as a potential habitat corridor for 4 of the City's 5 key indicator species:
Red‑Winged Blackbird, Western Kingbird, Painted Lady butterfly, and Orange Sulphur
butterfly. Please consider native landscaping that supports habitat for these and other
bird and butterfly species. We can assist with plant selection, if needed.
RESPONSE: Not applicable with this PDP submittal (landscape/site plans have been deferred).
3. What type of landscaping and recreation experience are envisioned for the
neighborhood open space area? Is there an opportunity to relate this are to Boxelder
Creek corridor and trail to the east?
RESPONSE: Not applicable with this PDP submittal (landscape/site plans have been deferred).
4. Projects in the vicinity of Boxelder Creek must also 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."
RESPONSE: Not applicable with this PDP submittal (landscape/site plans have been deferred).
5. 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) 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: Not applicable with this PDP submittal (landscape/site plans have been deferred).
6. Please note LUC Section 3.2.1(C) requiring 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.¿ Note that a significant tree is defined as a tree having DBH
(Diameter at Breast Height) of six inches or more. If any of the trees within this site have
a DBH of greater than six inches, a review of the trees shall be conducted with Tim
Buchanan, City Forester (970‑221‑6361 or tbuchanan@fcgov.com) to determine the
status of the existing trees and any mitigation requirements that could result from the proposed development.
RESPONSE: Not applicable with this PDP submittal (landscape/site plans have been deferred).
7. If tree removal is necessary, please include the following note on the tree mitigation plan
and/or 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: Not applicable with this PDP submittal (landscape/site plans have been deferred).
8. In regard to lighting, especially LED light fixtures, cooler color temperatures are harsher
at night and cause more disruption to circadian (biological) rhythms for both humans and
wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures
is preferred. Please also consider fixtures with dimming capabilities so that light levels
can be adjusted as needed. Site light sources shall be fully shielded and
down‑directional to minimize up‑light, light spillage and glare [see LUC 3.2.4(D)(3)]. For
further information regarding health effects please see:
http://darksky.org/ama‑report‑affirms‑human‑health‑impacts‑from‑leds/
RESPONSE: Not applicable with this PDP submittal (landscape/site plans have been deferred).
9. Our city has an established identity as a forward‑thinking community that cares about the
quality of life it offers its citizens 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: fcgov.com/climatewise/
2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program
(WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact
Caroline Mitchell at 970‑221‑6288 or cmtichell@fcgov.com
3) Green Building Program: fcgov.com/enviro/green‑building.php, contact Tony Raeker
at 970‑416‑4238 or traeker@fcgov.com
4) Solar Energy: www.fcgov.com/solar
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://www.fcgov.com/natureinthecity/, contact Justin
Scharton at 970‑221‑6213 or jscharton@fcgov.com
7) Urban Agriculture: http://www.fcgov.com/urbanagriculture, contact Spencer Branson
at 970‑224‑6086 or sbranson@fcgov.com. In addition, the Northern Colorado Food
Cluster is sponsored and supported by the City of Fort Collins. The executive Director,
Brad Christensen, can be reached at director@nocofoodcluster.org.
Please consider City sustainability goals and ways this development can engage with
these efforts. Let me know if I can help connect you to these programs.
RESPONSE: Acknowledged.
Department: Fire Authority
Contact:
1. 1: 2015 IFC CODE ADOPTION
The Poudre Fire Authority and the City of Fort Collins are in the process of adopting the
2015 International Fire Code. Building plan reviews shall be subject to the adopted
version of the fire code in place at the time of plan review submittal and permit application.
RESPONSE: Acknowledged.
2. 2: FIRE LANES
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 (Prospect Road). Any Auto Court
or private drive serving as a fire lane shall be dedicated as an Emergency Access
Easement (EAE) and be designed to standard fire lane specifications. In addition,
aerial apparatus access requirements are triggered for buildings in excess of 30' in
height. The three 3‑story buildings proposed would prompt these additional
requirements if they exceed 30' in height (see comment 3 for more specifics). Code
language and fire lane specifications provided below.
RESPONSE: Acknowledged.
> IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or
portion of a building hereafter constructed or moved into or within the jurisdiction. The
fire apparatus access road shall comply with the requirements of this section and shall
extend to within 150 feet of all portions of the facility and all portions of the exterior walls
of the first story of the building as measured by an approved route around the exterior of
the building or facility. When any portion of the facility or any portion of an exterior wall of
the first story of the building is located more than 150 feet from fire apparatus access,
the fire code official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire‑sprinkler system.
RESPONSE: Acknowledged.
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:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance.
> 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 area for turning around fire apparatus.
> 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.
> Be visible by painting and/or signage, and maintained unobstructed at all times. Sign
locations or red curbing should be labeled and detailed on final plans.
> Additional access requirements exist for buildings greater than 30' in height. Refer to
Appendix D of the 2012 IFC or contact PFA for details.
International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D;
FCLUC 3.6.2(B)2006 and Local Amendments.
RESPONSE: Acknowledged.
3. 3: STRUCTURES EXCEEDING 30' IN HEIGHT
> IFC Appendix D; Poudre Fire Authority Administrative Policy 85‑5: In order to
accommodate the access requirements for aerial fire apparatus (ladder trucks),
required fire lanes shall be 26 foot wide minimum on at least one long side of the
building. At least one of the required access routes meeting this condition shall be
located within a minimum of 15 feet and a maximum of 30 feet from the building, and
shall be positioned parallel to one entire side of the building. The 30' is measured from
the ground level of the buildings to the eave of a pitched roof, intersection of roof and
exterior wall or top of a parapet wall, whichever is greater.
RESPONSE: Acknowledged.
4. 4: FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be
indicated on future plan sets. Refer to LUCASS detail #1418 and #1419 for sign type.
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.
RESPONSE: Acknowledged.
5. 5: WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. A hydrant is required within 300' of any Commercial Building as measured
along an approved path of vehicle travel. PFA considers Multi‑Family products to be
commercial buildings. The developer shall observe hydrant requirements within the
development as well as the portions of the development along Prospect and the Future 'Public' Roads.
COMMERCIAL REQUIREMENTS
> IFC 507.5 and PFA Policy: Hydrants to provide 1,500 gpm at 20 psi residual
pressure, spaced not further than 300 feet to the building, on 600‑foot centers thereafter
RESPONSE: Acknowledged.
6. 6: AUTOMATIC SPRINKLER REQUIREMENTS
Buildings over 5000' square feet require fire containment or automatic sprinkler
systems. The three 3 story multi‑family units will require full NFPA 13 sprinkler systems.
Contact Assistant Fire Marshal Joe Jaramillo at 970.416.2868 for sprinkler related
questions. There are other options for smaller multi unit products, see the exceptions listed below:
GROUP R SPRINKLER SYSTEMS ‑ LOCAL AMENDMENT
> IFC 903.3.1.2: New multi‑family buildings shall be provided with NFPA13 (full
protection) fire suppression systems.
Exception 1: M‑F units with six (6) or fewer dwelling units per building will be allowed to
install 13‑R fire suppression systems provided the units are separated by one‑hour
construction (walls & floors).
Exception 2: M‑F units with seven to twelve (7 ‑ 12) units per building will be allowed to
install 13‑R fire suppression systems provided the units are separated by two‑hour
construction (walls & floors).
BALCONIES AND DECKS
> IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies, decks,
and ground floor patios of dwelling units where the building is of Type V construction.
RESPONSE: Acknowledged.
7. 7: PREMISE IDENTIFICATION & WAYFINDING
Addresses shall be posted on each structure and where otherwise needed to aid in
wayfinding. Where possible, the naming of private drives is usually recommended to aid
in wayfinding. This will be an ongoing discussion with PFA to achieve an effective and
acceptable wayfinding plan in response to the assigned addressing from the city (GIS
department). 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
six‑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.
RESPONSE: Not applicable for this submittal.
8. 8: HAZARDOUS MATERIALS ‑ GENERAL STANDARD
HAZMAT related to the pool (storage and use) may require an additional permit and
trigger storage and use requirements.
> FCLU 3.4.5(B): If any use on the development site may entail the use or storage of
hazardous materials (including hazardous wastes) on‑site, the project shall be designed
to comply with all safety, fire and building codes for the use and storage of the
hazardous materials involved. Adequate precautions shall be taken to protect against
negative off‑site impacts of a hazardous materials release, using the best available technology.
RESPONSE: Acknowledged.
Department: Technical Services
Contact: Jeff County, 970‑221‑6588, jcounty@fcgov.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.
RESPONSE: Acknowledged.
2. Some of this property is not platted. If submitting a Subdivision Plat for this
property/project, addresses are not acceptable in the Plat title/name.
RESPONSE: Acknowledged.
Department: Zoning
Contact: Marcus Glasgow, 970‑416‑2338, mglasgow@fcgov.com
1. Bicycle parking will need to be provided for all multi‑family and commercial properties
according to 3.2.2 (C)(4)(b).
RESPONSE: Not applicable for this submittal.
2. The minimum setbacks for multi‑family along the right‑of‑way along an arterial street
shall be 15' and a non‑arterial street shall be 9'.
RESPONSE: Not applicable for this submittal.
3. Off street parking shall be provided for all developments and will be required to meet the
standards set in 3.2.2(K)(1)(a) for residential parking and 3.2.2(K)(2)(a) for all non
residential parking needs. Handicap parking will need to be provided for all parking lots as per 3.2.2(K)(5).
RESPONSE: Not applicable for this submittal.
4. Site lighting shall be provided as per 3.2.4 (C). A lighting plan is required, including
photometrics and fixture cut sheets. Use of warmer color temperatures (3000 Kelvin) in
site light fixtures is preferred.
RESPONSE: Not applicable for this submittal.
5. All developments shall provide adequately sized, conveniently located, accessible trash
and recycling enclosures each in an enclosure and screened from public view. Each
enclosed area shall be designed to have a separate walk‑in access as per 3.2.5.
RESPONSE: Not applicable for this submittal.