HomeMy WebLinkAboutTIMBERLINE CHURCH PROPERTY ODP - ODP210003 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW
244 North College Ave, #130 I Fort Collins, CO 80524
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June 2, 2021
City of Fort Collins
Mr. Jason Holland
281 N College Avenue
Fort Collins, CO 80524
Re: 2908 S. Timberline Rd Multi-Family Dwellings
Dear Jason,
Thank you for providing comments on the 2908 Timberline Rd Multi-Family Dwellings which was received on March
21, 2021. Our team’s comment responses are detailed on the following pages. Please feel free to reach out if you
have any questions by phone, 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
www.norris-design.com
Comment Summary:
Development Review Coordinator Contact: Todd Sullivan, 970 221 6695, tsullivan@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 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: Comment noted, thank you.
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: Comment noted, thank you.
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: Comment noted, thank you.
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: Thank you. We believe we have provided the requested submittal materials. Please
reach out if you believe we have overlooked anything.
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: We believe we have addressed all comments in a detail manner in the following letter.
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: Understood. Thank you. We believe we have provided all fees as required.
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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: Comment noted, thank you.
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: Comment noted, thank you.
Planning Services
Contact: Jason Holland, 970 224 6126, jholland@fcgov.com
1. Several provisions in the code are geared towards an optimal “town like pattern” site plan layout and
because of that – there will be a number of code “Modification” requests needed with this concept plan per
LUC Division 2.8. These are listed in the comments below. I don’t have any major concerns with the site
layout, and the Modifications could be supported through a combination of design refinement and
justification of “important community need” per the goal of providing defined attainable housing. There will
be some challenges with fitting the site details needed (bike parking, trash/recycling, walkways, tree
stocking, etc.)
Response: Comment noted. We worked to revise the site plan to extent possible. This application
does include modification requests as noted.
2. Modification for Park space if counting Stewart Case Park distance measured along street frontage: LUC
3.8.30(C) Access to a Park, Central Feature or Gathering Place. Please refer to this code section for
detailed criteria (a) through (f). “For projects greater than five (5) acres and less than ten (10) acres, the
private park must be a minimum of five thousand (5,000) square feet. For projects greater than ten (10)
acres, the private park must be a minimum of ten thousand (10,000) square feet.”
You have the option to provide this space within the proposed multifamily site per the criteria (a) through (f)
explained in the code or propose a modification. One modification that would need to be addressed is that
Stewart Case Park does not meet the “town like” location criteria:
“At least ninety (90) percent of the dwellings … shall be located within one thousand three hundred twenty
(1,320) feet (one quarter (¼) mile) of either a neighborhood park, a privately owned park or a central feature
or gathering place that is located either within the project or within adjacent development, which distance
shall be measured along street frontage …”
Response: Based on the of this project a minimum 5,000 sf would be required. Because of the site
layout constraints and desire to provide convenient amenities for the residents a modification
request for this this standard is included as part of this application.
3. Modification for Block Size:
3.8.30(D)(2) “All blocks shall be limited to a maximum size of seven (7) acres.” Response: Per subsequent conversations with Staff, it was determined that our plan is in
conformance with block size standards.
4. Modification for Minimum Building Frontage:
3.8.30(D)(2) This would apply to the required street like private drive if the 40% frontage requirement is not
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met. “Forty (40) percent of each block side or fifty (50) percent of the block faces of the total block shall
consist of either building frontage, plazas or other functional open space.”
Response: Due to site constraints and, what we believe, is superior site design, a modification
request for this standard has been requested.
5. Modification for Entrances to the multifamily buildings these standards require that the buildings have
entrances that face the street like private drive, through the use of architectural elements and landscaping,
in order to support a “town like pattern”. An example of meeting this are the recently constructed multifamily
buildings just east of the Mall. Here are the code excerpts:
3.8.30(B)(4) “layout pattern shall be designed to allow buildings to face toward the street.”
3.5.2(D)(2) “Street Facing Facades. Every building containing four (4) or more dwelling units shall have at
least one (1) building entry or doorway facing any adjacent street that is smaller than a full arterial or has on
street parking.”
Response: Due to site constraints and, what we believe, is superior site design, a modification request for this standard has been requested.
6. Modification for Variation Among Buildings:
“For any such development containing more than five (5) buildings (excluding clubhouses/leasing offices),
there shall be at least three (3) distinctly different building designs. For all developments, there shall be no
similar buildings placed next to each other along a street, street like private drive or major walkway spine.
Building designs shall be considered similar unless they vary significantly in footprint size and shape.
Building designs shall be further distinguished by including unique architectural elevations and unique
entrance features within a coordinated overall theme of roof forms, massing proportions and other
characteristics. Such variation among buildings shall not consist solely of different combinations of the same
building features.”
Response: The standard for a project of this size, consisting of 7 independent buildings, is 3 distinct
building designs. As previously stated, the objective of this project is to provide affordable and
attainable units, and with that in mind, controlling development costs are of the utmost importance.
Included in this request is a modification to require 2 distinct building types with this application.
Further detail about this request is provided in the included application request.
7. Sidewalks:
For the street sidewalk, you may want to consider making these 7 or 8 feet wide since the sidewalk is on
one side only, and this width will help with two way bike/ped traffic along the walkway. I think the sidewalk
will be fairly heavily used by the overall surrounding neighborhood. Also, making the sidewalk wider will
encourage residents to use the walkway and not bike in the vehicle drive lanes where there will be cars
backing out of the angled spaces.
Here is the code provision – LUC 3.2.2(C)(1)(b) that may need to be addressed: “Where pedestrians and
bicyclists share walkways, the pedestrian/bicycle system shall be designed to be wide enough to easily
accommodate the amount of pedestrian and bicycle traffic volumes that are anticipated. A minimum width of
eight (8) feet shall be required and shall meet American Association of State Highway and Transportation
Officials (AASHTO) guidelines, Guide for Development of Bicycle Facilities, August 1991, or any successor
publication.”
Response: Due to site constraints making the walk along the private drive 7-8’ wide is not feasible.
We are proposing to make it as wide as possible to accommodate pedestrians. We are anticipating
that bicycles can utilize the private drive for access, as it will have lower traffic volumes and a safe
bicycle route.
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8. Safety Measures:
Due to the sidewalk being on only one side of the street, and with no bike lanes, you should consider safety
measures at the parking access points due to potential “wrong way” riding on the sidewalk that could occur.
This is explained further in LUC 3.2.2(C)(1).
Signage might be an option. Response: The applicant is continuing to work on this potential issue and would like to continue to
work with Staff on this item as we move through the PDP process.
9. Main sidewalk connection to Rendezvous Trail:
In making this connection – the ideal would be that the connection to the trail does not run along the face of
parking stalls if feasible. If it must do this, I’d recommend adding vehicle overhang in addition to the main
sidewalk width. Response: A connection has been made to Rendezvous Trail. Due to site constraints, it does run
along a row of head-in parking, but extra width has been provided here.
10. Sidewalk System:
Please make sure the walkway layout provides a direct, convenient, and continuous flow when planning the
details of the site. This is explained further in LUC 3.2.2(C)(5) and (6).
Response: We believe the walkway layout provides for direct, convenient and continuous flow.
11. Space between the buildings and the parking lots:
We want to make sure that the space behind the sidewalks between the back of walk to the building is deep
enough to accommodate and screen A/C condensers and other equipment, as well as provide separation
for the unit patios from the parking, and space for tree stocking as necessary. At least 10 12 feet of depth is
recommended where trees are required, and if less, an architectural screen may be needed for the A/C unit
clusters.
Response: The plan provided worked to be as efficient as possible and allow for as much landscape space as possible. Constraints due to fire access rules limit the options in certain areas. We believe
we have created the best possible solution for this area.
12. Parking Requirements:
Minimum parking for multifamily would be calculated based on LUC 3.2.2(K)(1)(a) ratios for bedrooms per
unit/spaces required:
One or less 1.5
Two 1.75
Three 2.0
Four and above 3.0
Response: The parking provided meets City standards.
13. Guest Parking considerations/potential Modification:
Guest parking is typically accommodated by meeting the ratios noted above, however typically,
developments also have a street block network that has additional on street parking for guest overflow. You
could have additional guest parking, and the decision maker could require it (See LUC 3.5.1(J)). However,
we’re not sure whether it’s needed. If guest parking is provided, you may want to make sure it’s evenly
distributed. There is a somewhat obscure code provision that addresses this, and the concept sketch may
not address this:
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“(b)Guest Parking. Off street guest parking spaces in multi family developments shall be distributed
proportionally to the dwelling unit locations that they are intended to serve. Such parking shall not be located
more than two hundred (200) feet from any dwelling unit that is intended to be served.” Response: Parking is provided at the rates required by Fort Collins standards.
14. Building Facades and Walls:
The ends of the buildings appear to be a code issue with meeting the “facades and wall” requirement, see
LUC 3.8.30(E)(6) that discusses “dividing large facades and walls into human scaled proportions and shall
not have repetitive, undifferentiated wall planes… Building facades shall be articulated with horizontal and/or
vertical elements that break up blank walls of forty (40) feet or longer.”
Response: Comment acknowledged. The end elevations have been revised to include human
scaled and vertical elements to add articulation.
Special Height Review:
Per LUC 3.5.1 – if the buildings are taller than 40 feet to the roof peak, special height review criteria are
triggered. See LUC 3.5.1(G).
Response: Comment acknowledged.
15. Site Lighting:
A lighting plan is required. The code is changing for this and is now based on a BUG rating system
(Backlight, Uplight and Glare). We can send you the proposed code ordinance. Keeping the poles low (20
feet is ideal, 30 feet is OK) or providing an extra shroud to reduce glare and go above and beyond the code
could be helpful for the neighbors. Some manufacturers have an add on “Neighborhood Friendly Shield” that
can be specified.
Response: A lighting plan is included as part of this submittal and meets Fort Collins standards.
16. Building Setback along the private street:
I would recommend that this be not less than 9 feet from the back of sidewalk, which is the same as the
setback required for a local street. Easements are typically the same or more.
Response: Noted. Due to site constraints, the buildings are closer than the suggested 9’, however
they are out of the easements.
17. Bicycle Parking:
For Multi Family Residential one bicycle space is required per bedroom and 60% must be
enclosed(covered) and 40% may be fixed (uncovered). Please refer to the definitions for “Bicycle parking,
enclosed” and “fixed” in Article 5 of the LUC for options and metrics. This code section includes an
Alternative Compliance provision – see LUC 3.2.2(C)(4). More covered than 60% is OK and would be
considered better.
Response: Bicycle parking has been provided at required rates.
18. Trash and Recycling Enclosures:
Location of these will likely be a neighborhood concern. Backing vehicles and “beeping” should also be
avoided. These enclosures will also take up a fair amount of room and need to be evenly distributed. Both
trash and at least equivalent recycling container space must be provided. Walk in access must be provided
(doorless is recommended). Durable materials are required. Plan and elevation details are required. Plans
should indicate that there is adequate maneuvering room inside the enclosure to maneuver to access all of
the containers. Please see LUC 3.2.5 more code detail.
Response: Comment acknowledged. Plans and elevations of the trash enclosures have been included with this submittal.
244 North College Ave, #130 I Fort Collins, CO 80524
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19. Parking Lot Screening:
I’d recommend something more than just landscaping for these areas such as a low cedar fence to block
headlights. This could be presented at the neighborhood meeting. Response: At this time landscaping is proposed to provide the appropriate screening. We believe
this is sufficient.
20. Parking lot/drive aisle metrics:
This is all explained in LUC 3.2.2 – also FYI you can have smaller stalls for “long term parking”, and also
40% compact spaces are allowed if that seems marketable.
Response: Noted. At this time, adequate parking has been provided using standard dimensions.
21. Parking Easement:
If the main parking lot is used to meet minimum code requirements – we’d need a parking easement
recorded for that tract prior to final approval. This is explained in the parking location standard in LUC
3.2.2(D)(3). Response: Understood. The agreement is currently being prepared and will provided during the
PDP review process.
22. Landscape Islands/Parking lot landscaping:
Islands need to be at least 8’ wide if they are needed to satisfy the parking lot interior landscape standards.
Please see LUC 3.2.1(E)(4) and (5) for more information.
Response: Understood. This dimension is being used to satisfy the interior parking requirements for
landscape.
23. Residential Density Calculations:
This is explained in LUC 3.8.18, and also the Master Development Requirements document explains the
information to be shown in the Land Use Table. The residential net area can include or exclude the private
street – no staff concern neither way. Response: The required information has been provided within the PDP plan set.
24. Suggestions Just to rattle off a few:
Can you use more of the church parking lot? This might allow more courtyard space between the buildings.
40 feet minimum btw. buildings would be better. Landmark Apartments at the SE corner of Prospect and
Shields comes to mind.
Response: We believe we have balanced the need for parking with our approach for the amenity
spaces and will not need to share the parking lot.
Retaining walls – If there are walls needed at the grade transitions – it would be nice to terrace these walls if
they are over 4’ if you have room to do that. Also, an ashlar type pattern can look a bit nicer and more
residential, or just something other than the ubiquitous running bond split face keystone wall.
Response: Noted. Retaining walls are not being proposed at this time.
Stepped foundations – this might be nice and maybe it could step the roofline as well which could look nice. Response: Noted. The foundations will be stepped as needed; Currently the only stepped
foundation will be for building 7.
Rock mulch – If you need to use it, I’d suggest a smaller diameter mix where smaller plant material is used
and a native river rock color. Plants have a hard time fighting their way out of the larger rock and the larger
rocks pummel the plants.
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Response: Noted. Given the space constraints with fire requirements, 3 different types of
mulches/fines are being proposed around the buildings to add interest and texture and this will
include some larger diameter stone. We will make sure that smaller diameter material will be used
where small plant material is being used.
Bike shelters – this could be a nice way add a feature to the street facing ends of the buildings.
Response: Noted. The covered bike parking areas are located on the ends of the building using a
roof overhang. See architectural drawings.
Siting of an amenity area – is there a nice quiet spot where a picnic shelter can be located.
Response: The required amenity area for this site is 5,000 sf. Due to site constraints, the proposed
amenity square footage is divided between the 3 interior spaces between the building groups
totaling ~6,500 s.f.
25. 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 we have met standards, except as noted and have included
modification requests.
26. 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: Modification requests are required and are included as part of this submittal.
Department: Engineering Development Review
Contact: Marc Virata, 970 221 6567, mvirata@fcgov.com
1. The project is not proposing the introduction of a new public street and as a result comments are minimal
overall. It should be noted that it is the applicant’s responsibility to ensure accessibility to the site for ADA
compliance and how that is accomplished through the existing drive aisle that is being converted to a street
like private drive/private street.
Response: Comment noted. We believe we meet required standards.
2. The road connection to Timberline Road depicted on the plans may need to be designed with access control
and limited to right in, right out (such as a pork chop at the drive approach, or a raised median in the center
of Timberline Road). There is a general concern that there is no southbound left turn lane for this access
and an uncontrolled movement out to Timberline is of concern. Response: Understood. A new connection to Timberline Road is not proposed with this application
and will be shown on the future ODP application.
3. There may be a need to potentially name the street like private drive/private street for the development
(which could potentially be an extension of Iowa Drive from the north). If that is the case, this would require
a replat to include the drive aisle to establish the street name. Note also, the change in direction may require
a split in the street names, similar to how Iowa Drive becomes Katahdin Drive further north. The
determination of need for street name(s) would coordinate with PFA and City GIS.
Response: Comment noted. This street will named as needed. We will continue to work with Staff on this item as we progress through the PDP process.
4. The remaining comments are considered standard comments that are applicable to the project. Feel free to
contact me with any questions on the site specific comments above, or general comments below.
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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. Response: Comment noted. Thank you.
6. 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: The TDR fee has been included with this application.
7. 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. No public improvements are proposed.
8. 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: Proposed Access, Utility, and Emergency Easements indicated on plans.
9. Utility plans will be required and a Development Agreement will be recorded once the project is finalized.
Response: Comment noted. The required information will be provided at the appropriate design.
10. Depending on whether public improvements are required, a Development Construction Permit (DCP) would
need to be obtained prior to starting any work on the site. Response: Comment noted.
11. LCUASS parking setbacks (Figure 19 6) apply and will need to be followed depending on parking design. Response: Setbacks meet required standards.
12. All fences, barriers, posts or other encroachments within the public right of way are only permitted upon
approval of an encroachment permit. Applications for encroachment permits shall be made to the
Engineering Department for review and approval prior to installation. Encroachment items shall not be
shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is
revoked then the site/ landscape plan is in non compliance.
Response: Comment noted. No encroachments anticipated at this time.
13. 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: Steve Gilchrist, 970 224 6175, sgilchrist@fcgov.com
1. TRAFFIC IMPACT STUDY: A Traffic Impact Study will need to be included with the submittal of this project
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according to Chapter 4 of the Larimer County Urban Area Street Standards. Please contact Traffic
Operations to scope the study.
Response: A traffic impact study has been included as part of this application.
2. SITE PLAN: Further information will be needed in regard to the roadway connection and access to
Timberline. This will more than likely be required to be a right in/right out only. We would prefer the
alignment of this roadway with Sagebrush across Timberline. Response: No additional connections to Timberline are proposed as part of this PDP application.
This will be addressed during the ODP.
3. SITE PLAN: Strong bicycle and pedestrian connections will be needed to surrounding shopping, trails, and
access to roadways and transit.
Response: Trails and walks are provided to address connectivity both internal and externally.
Department: Fire Authority
Contact: Marcus Glasgow, 970 416 2338, mglasgow@fcgov.com
1. FIRE ACCESS
Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as
measured by an approved route around the perimeter. For the purposes of this section, fire access cannot
be measured from an arterial road. Any private alley, private road, 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. Code language and fire lane specifications provided below.
Response: Aerial Access routes have been provided to all buildings.
2. AERIAL FIRE APPARATUS ACCESS ROADS
Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the logistical
needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue operations and roof
access via ladder trucks when ground ladders cannot reach upper floors. Aerial fire apparatus access roads
shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the
building or portion thereof. 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 side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official. Response: This is noted; the layout meets this standard.
3. 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.
- Additional fire lane requirements are triggered for buildings greater than 30' in height. Refer to Appendix
D105 of the International Fire Code.
- 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.
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- Dead end roads shall not exceed 660 feet 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 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.
- Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times.
- Fire lane 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.
- In remote rural applications, fire lane standards may be modified with the approval of the fire marshal;
examples might include reduction in road width or road surface. International Fire Code 503.2.3,
503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC
Response: All access lanes and radii have been designed to the cited standards. There are two
roads that are 6” longer than the maximum 150’ threshold requiring turnarounds. Please
confirm that its acceptable to not include turnarounds.
4. 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: Comment noted. Thank you
WATER SUPPLY
Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant
capable of providing 1500 (1000) gpm at 20 psi residual pressure is required within 300 feet of any
commercial building as measured along an approved path of vehicle travel. For the purposes of this code,
hydrants on the opposite side of arterial roadways are not considered accessible to the site.
An exception to this rule pertains to buildings equipped with a standpipe system which require a hydrant
within 100 feet of any Fire Department Connection (FDC). The nearest hydrants are located in landscape
islands in center portion of the church parking lot. One is located on the North side of the property and the
other is on the Southeast parking area. This site would require additional hydrants to meet the requirements.
Response: A fire hydrant has been provided for each building.
5. FIRE DEPARTMENT HOSE CONNECTION
Fire Department Connections shall be installed in accordance with NFPA standards. Fire department
connections shall be located on the street side of buildings, fully visible and recognizable from the street or
nearest point of fire department vehicle access. The location of fire service lines and FDC(s) shall be
approved by the fire department and the location labeled on Utility Plans.
Response: Building FDC Locations indicated on the Utility Plans
6. GROUP R SPRINKLER SYSTEMS LOCAL AMENDMENT
New multi family buildings over 12 units shall be provided with NFPA13 (full protection) fire suppression
systems.
Response: Comment noted. Buildings shall meet these standards.
7. FIRE PITS & GRILLS
Fire pits & grills fueled by natural gas may be allowed in association with multi family buildings with prior
approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire
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pits & grills shall be located in a permanent/fixed location, such as a built in kitchen or fireplace with UL
fixtures as appropriate; or as otherwise limited by manufacturer's installation guidelines. Connections shall
have hard pipe, not flex pipe and be equipped with an emergency shut off. Fire pits and grills fueled by
natural gas shall have a 10-foot separation to combustible construction and/or vegetation. This distance is
measured both horizontally and vertically from the fire source.
Response: Comment noted. All applicable amenities will meet these requirements.
8. ADDRESS POSTING M F LOCAL AMENDMENT
Address shall be clearly visible on approach from any street, drive or fire lane that accesses the site.
Buildings, either individually or part of a multi building complex, that have fire lanes on sides other than the
addressed street side, shall have address numbers on the side of the building fronting the roadway from
which it is addressed. Buildings that are addressed on one street, but are accessible from other drives or
roads, shall have the address numbers AND STREET NAME on each side that is accessible from another
drive or road. Response: Addressing will meet PFA standards.
9. EMERGENCY RESPONDER RADIO COMMUNICATION AMPLIFICATION SYSTEM TEST 2018 IFC 510
& 1103.2. New and existing 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 Poudre Fire Authority. The installation of required ERRC systems shall be reviewed and
approved under a separate permit process through PFA.
Response: Comment noted. This will be addressed and approved by PFA at the appropriate time.
LOCAL EXCEPTION: PFA will waive the testing requirement and system installation in all buildings less
than 10,000 sq. ft. and any Type V construction building less than 15,000 sq. ft. PFA policy P15 510.1
Response: Comment noted.
Department: Stormwater Engineering – Erosion and Sediment Control
Contact: Chandler Arellano, (970) 420 6963, carellano@fcgov.com
1. INFORMATION ONLY:
The site disturbs more than 10,000 sq. ft. and/or meets the criteria for a need for Erosion and Sediment
Control Materials to be submitted.
The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a
copy of the requirements can be found at www.fcgov.com/erosion
Response: Comment noted. Thank you
2. FOR FINAL:
Please submit an Erosion Control Plans to meet City Criteria.
Response: Erosion Control Plans will be submitted as part of the Final Submission.
3. FOR FINAL:
Please submit an Erosion Control Report to meet City Criteria.
Response: An Erosion Control Report will be submitted as part of the Final Submission.
4. FOR FINAL:
Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control
Plans to meet City Criteria.
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Response: Calculations will be submitted as part of the Final Submission.
5. INFORMATION ONLY:
Based upon the area of disturbance, State permits for stormwater will be required since the site is over an
acre and should be pulled before Construction Activities begin.
Response: This requirement will be noted on the plans.
6. FOR FINAL:
City Manager’s development review fee schedule under City Code 7.5 2 was updated to include fees for
Erosion Control and Stormwater Inspections. As of January 1st, 2021, fees will be collected on projects for
these inspections.
The Erosion Control fees are based off; the number of lots, the total site disturbance, the estimated number
of years the project will be active and the Stormwater Inspection Fees are based off the number of LID/WQ
Features that are designed for on this project.
Based upon the materials submitted we are assuming 7 lots,9 acres of disturbance, 2 years from demo
through build out of construction and an additional 3 years till full vegetative stabilization due to seeding.
Which roughly estimates an Erosion Control Fee of $2,134.45.
We could not make any assumptions at this time for the number of LID and WQ features, each porous
pavers will be $365.00, each bioretention $315.00, each extended detention basins $250.00, and each
underground treatment will be $415.00. Stormwater LID/WQ Inspections to be $TBD.
Please respond to this comment with any changes to these assumed estimates and why, so that we may
have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control
escrow. Response: Comment noted. The fees will be paid at the appropriate time. As the plan gets refined
through this process those numbers can be dialed in.
Department: Stormwater Engineering
Contact: Matt Simpson, (970)416 2754, masimpson@fcgov.com
7. Master plan and criteria compliance (site specific comment):
The design of this site must conform to the drainage basin design of the ‘Foothills Basin’ Master Drainage
Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is
available on our website here:
https://www.fcgov.com/utilities/business/builders and developers/development forms guidelines
regulations/stormwater criteria
AND
This site is part of the Timberline Church PUD development and must conform to the drainage design of the
approved development plans.
Response: Design referencing the 2007 Final Drainage Study for Timberline Church
8. 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: Comment noted. Thank you
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9. Stormwater outfall (site specific comment):
The stormwater outfall options for this site appear to be outfall to the Foothills Channel.
Response: Comment noted. Thank you
10. Detention requirements (site specific comment):
**The design team will need to review the approved Drainage Reports and Utility Plans for the Timberline
Church PUD. If this development can stay below the assumed impervious amounts from the original site
design, then no additional quantity detention is needed.
If these impervious levels cannot be maintained, then you will need to provide additional onsite detention.
The detention requirement in this basin is the runoff volume difference between the 100 year developed
inflow rate and the 2 year historic release rate.
Response: The current design yields an overall site imperviousness less than outlined in the 2007
Final Drainage and Erosion Control Study. The analysis of the current design utilized the surface
runoff coefficients referenced in the 2007 design report.
**Note, any modifications to the existing stormwater ponds will require these facilities to be recertified after
construction. Response: Comment noted. Thank you
Please note that the City has landscaping requirements for stormwater detention ponds. These
requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in
Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities).
Response: The landscape in these areas has been developed to meet Fort Collins standards.
11. 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 storm water 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. Response: Comment noted. Thank you
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: Comment noted. Thank you
12. Imperviousness documentation (standard comment):
It is important to document the existing impervious area since drainage requirements and fees are based on
new impervious area. An exhibit showing the existing and proposed impervious areas with a table
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summarizing the areas is required prior to the time fees are calculated for each building permit.
Response: Comment noted. Thank you
13. 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
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: Comment noted. Thank you
14. Erosion control requirements (standard comment):
The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins Stormwater Criteria
Manual (December 2018, www.fcgov.com/erosion). If you need clarification concerning this section, please
contact the Erosion Control Inspector, Jesse Schlam at 224 6015 or jschlam@fcgov.com. Response: An Erosion Control Report will be submitted as part of the Final Submission
15. 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
16. Fees (standard comment):
The 2021 city wide Stormwater development fee (PIF) is $9,730/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.
Response: Comment noted. Thank you
17. Offsite Stormwater Flows (standard comment):
The development will need to accept and pass any existing offsite flows.
Response: Comment noted. Thank you
18. Joint Stormwater Facilities (site specific comment):
It appears that this development plan may create a situation where multiple developments are being served
by a joint stormwater detention and water quality facility. Details and requirements for this situation can be
worked out during the PDP and FDP phases of the design project, however this will require coordination
with the Timberline Church property owner and may include the need for additional drainage easements,
maintenance agreements, and covenants between the properties.
Response: Comment noted. Thank you
19. Floodplain (site specific comment):
244 North College Ave, #130 I Fort Collins, CO 80524
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**For your information, the Foothills Channel, just southeast of your site is mapped as City floodplain and
floodway. Any work inside this area will require a floodplain use permit. Please show the floodplain and
floodway on your design plans. You can contact Beck Anderson to obtain the line work for the floodplain
boundaries. Beck L. Anderson, banderson@fcgov.com. Response: Comment noted. Linework Requested. Thank you
Department: Water Wastewater Engineering Contact: Matt Simpson, (970)416 2754, masimpson@fcgov.com
1. Existing Water Infrastructure (site specific comment):
There is an existing 8 inch water main in the drive aisle west of this site.
Response: Comment noted. Currently working with City to get City Owned Utilities located and
marked.
2. Existing Sewer Infrastructure (site specific comment):
There is an existing 8 inch sanitary sewer main in the parking lot west of this site.
Response: Comment noted. Currently working with City to get City Owned Utilities verified and/or scoped.
3. Service separation (standard comment):
Separate water and sewer services will be required to service the residential and commercial uses of any
mixed use buildings. Response: Design will be in accordance Ft. Collins Water-Wastewater Criteria Manual
4. Service abandonment (standard comment):
Any existing water and sewer services that are not planned to be reused with this project will be required to
be abandoned at the main. Response: Comment noted. Thank you
5. Service sizing (standard comment):
The water service and meter for this project site will need to be sized based on the AWWA M22 manual
design procedure. A sizing justification letter that includes demand calculations for maximum flows and
estimated continuous flows will need to be provided as a part of the final submittal package for this project.
Response: Comment noted. Thank you. This information will be provided at the appropriate time.
1. Sewer discharge (standard comment):
Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for
wastewater. These requirements include Section 26 306 Wastewater Discharge Permit Requirements and
Section 26 332 Prohibitive Discharge Standards. A permit may be required depending on activities on the
site; however, discharge standards apply to every customer, both large and small, regardless of what
activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com
or (970) 221 6900, to discuss these requirements and how they apply to this development.
Response: Comment noted. Thank you. This information will be provided at the appropriate time.
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. This information will be provided at the appropriate time.
3. Fees (standard comment):
Development fees and water rights will be due at building permit. These fees are to be paid at the time the
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building permit is issued. Please contact our Utility Fee and Rate Specialists at (970) 416 4252 or
UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at:
http://www.fcgov.com/utilities/business/builders and developers/plant investment development fees
Response: Comment noted. Thank you
4. Proposed Sewer Infrastructure (site specific comment):
The location of the proposed sewer main may not work very well. Sewer mains must be located within a 30
ft easement, have 10 ft separation to trees, 15 ft separation to buildings, and be located next to a hard
drivable surface for maintenance access. Please refer to the City’s Water and Wastewater Criteria Manual
for more information on water/ wastewater requirements: https://www.fcgov.com/utilities/business/builders
and developers/development forms guidelines regulations/
Response: Design will be in accordance Ft. Collins Water-Wastewater Criteria Manual
Department: Electric Engineering
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
1. Three phase electric facilities are not readily accessible to this site. Please contact me offline to discuss
options and the cost associated to serve the site.
Response: The applicant will continue to work with Staff to address this.
2. Electric Capacity Fee, Building Site charges, and any necessary system modification charges will apply at
owners’ expense. Please see the Electric Estimating Calculator and Electric Construction Policies, Practices
& Procedures at the following link: http://www.fcgov.com/utilities/business/builders and developers Response: Comment noted. We will review this information. Thank you.
3. Please show one transformer location for each Bldg. cluster. 1 for 1&2, 1 for 3&4, 1 for 5&6 and 1 for Bldg.
7. Transformer locations will need to be coordinated with Light & Power. Transformers must be placed
within 10ft of a drivable surface for installation and maintenance purposes. The transformer must also have
a front clearance of 10 ft and side/rear clearance of 3 ft minimum. Please contact me to get a location on the
plan early. Response: Transformer pad locations shall be indicated on the Electrical Utilities Site Plans and are
arranged as noted above. Transformer locations are located within 10ft of a drivable surface and
shall meet the clearance requirements of the City of Fort Collins Electric Utilities. Dan Wroblewski
C&E.
4. Meter locations will need to be coordinated with Light and Power. Please show proposed meter location on
the utility plan. Reference Section 8 of our Electric Service Standards for electric metering standards. A link
has been provided below.
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November201
6_Amendment.pdf
Response : Electrical meter locations shall be indicated on the Electrical Utilities Site Plans.
5. Please provide adequate space along the private drives to ensure proper utility installation and to meet
minimum utility spacing requirements. A minimum of 10 feet separation is required between all water,
sewer and storm water facilities. A minimum of 3 feet is required between all-natural gas. Please show all
internal electrical routing on the Utility Plans. Response: Proposed underground electrical service feeder and it’s required 10’ easement shall be
detailed on the Detailed Grading Plans, Overall Utility Plan, and the Electrical Utilities Site Plans for
your reference.
244 North College Ave, #130 I Fort Collins, CO 80524
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Department: Environmental Planning
Contact: Kelly Smith, ksmith@fcgov.com
1. FOR INFORMATION
The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of
particular interest may be:
1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides
communication materials and on site assessments to support recycling program. Also provides rebates
for new compost programs: http://fcgov.com/recycling/wrap.php
2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the
installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970 416 2312 or
rgatzke@fcgov.com
3) Integrated Design Assistance Program offers financial incentives and technical support for new
construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap,
contact David Suckling at 970 416 4251 or dsuckling@fcgov.com
Response: Thank you for this information. We will review and see if there are opportunities
associated with this project.
2. PRIOR TO PDP 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 features (ditch). Note the
buffer standard of 50ft for ditches as you proceed with your site design process. A memo based ECS can be
submitted for this proposed project. The ECS should address LUC 3.4.1(D)(1) available for view online and
identify "top of bank" and edge of wetlands of the ditch. It should also identify riparian forests if applicable.
Please contact me to discuss the scope and requirements of the ECS further and/or to schedule an onsite
meeting. The ECS is due a minimum of 10 working days prior to PDP submittal Online LUC link:
https://library.municode.com/co/fort_collins/codes/land_use
Response: The ECS study has been provided to Staff ahead of this submittal.
3. FOR INFORMATION
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 may be required. Response: Comment noted. We worked with Staff to ensure that the ECS report fully addressed all
requirements.
4. FOR PDP APPROVAL
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 offsite 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 photometrics plan has been included that shows conformance with this standard.
5. FOR INFORMATION
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
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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 landscaping has been designed to be water conscious.
6. PRIOR TO PDP SUBMITTAL
Contact the assigned Development Review Coordinator (DRC) prior to PDP submittal if trees will be
impacted. A review of trees shall be conducted by City Environmental staff to determine the status of
existing trees and any mitigation requirements that could result from the proposed development. The site
visit can be conducted in tandem with Forestry’s site visit. 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: The applicant’s team met with the Staff to determine if there were issues on site, per
those discussions we don’t believe there are any issues.
7. FOR PDP
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: The appropriate notes have been included as part of the tree mitigation plan included
with this application.
8. FOR INFORMATION
The City is updating Site Lighting Standards (Section 3.2.4 of the City’s Land Use Code) and anticipates
new standards being adopted in the coming months. Please be sure to review standards and submittal
requirements carefully prior to submitting a Project Development Plan to ensure Lighting Plans meet the
most current regulations.
Response: Comment noted. Lighting shall meet the applicable standards.
Department: Forestry
Contact: Molly Roche, 224 616 1992, mroche@fcgov.com
1. 3/11/2021: RE SUBMITTAL: Forestry Tree Inventory
If there are any existing trees on site, please schedule an onsite meeting with City Forestry
(mroche@fcgov.com) to obtain tree inventory and mitigation information. Please note that existing
significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to first
round of formal submittal. Forestry recommends scheduling the onsite tree inventory as early in the design
process as possible.
Response: A meeting was previously held with Staff to review the site. The materials presented as
part of this application reflect this meeting and the discussed outcome.
2. 3/11/2021: 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
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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: This letter has been provided with the submittal.
3. 3/11/2021: INFORMATION ONLY FOR PDP
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 by following the link below and clicking on Standard Plan
Set Notes:
https://www.fcgov.com/developmentreview/applications.php
Required tree sizes and method of transplant:
Canopy Shade Tree: 1.0” caliper container or equivalent
Evergreen tree: 4.0’ height container or equivalent
Ornamental tree: 1.0 caliper container or equivalent
Canopy Shade Tree as a street tree on a Local or Collector street only: 1.25" caliper container or equivalent
Required mitigation tree sizes:
Canopy Shade Tree: 2.0” caliper balled and burlapped
Evergreen tree: 8.0’ height balled and burlapped
Ornamental tree: 2.0” caliper balled and burlapped
Response: This information has been noted and will be included as part of the landscape plan.
4. 3/11/2021: INFORMATION ONLY FOR PDP
LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and
eventual uniform senescence on a development site or in the adjacent area or the district, species diversity
is required and extensive monocultures are prohibited. The following minimum requirements shall apply to
any development plan:
Number of trees on site Maximum percentage of any one species
10 19 50%
20 39 33%
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40 59 25%
60 or more 15%
The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash
(Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus
macrocarpa), and Chanticleer Pear (Pyrus calleryana).
Please note that additional species might join this list as we work through the review process.
Response: The landscape plans meet these standards.
5. 3/11/2021: INFORMATION ONLY FOR PDP
Please provide a typical right of way detail per transects that includes locations of utilities (gas, water,
electric, communication, cable, fiber option, sewer etc.), street lights, driveways (if applicable) and street
trees. Standard tree utility separation distances currently used per Land Use Code standards are preferred
and are as followed:
Street Light/Tree Separation:
Canopy shade tree: 40 feet
Ornamental tree: 15 feet
Response: The landscape plans meet these standards.
Stop Sign/Tree Separation:
Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the
nearest stop sign in order to minimize conflicts with regulatory traffic signs. While the 50 feet of separation is
not officially codified yet, Traffic Operations has indicated that the current standard of 20 feet does not
provide adequate stop sign clearance.
Response: The landscape plans meet these standards.
Driveway/Tree Separation:
At least 8’ from edges of driveways and alleys
Response: The landscape plans meet these standards.
Utility/Tree Separation:
10’ between trees and electric utilities, public water, sanitary, and storm sewer main lines
4’ between trees and gas lines
Response: The landscape plans meet these standards.
6. 3/11/2021: INFORMATION ONLY FOR PDP:
Tree Planting Standards. All developments shall establish groves and belts of trees along all city streets, in
and around parking lots, and in all landscape areas that are located within fifty (50) feet of any building or
structure in order to establish at least a partial urban tree canopy. Full tree stocking shall mean formal or
informal groupings of trees planted according to the following spacing dimensions:
Tree Type Minimum/Maximum Spacing
Canopy shade Trees 30' 40'
Coniferous evergreens 20' 30'
Ornamental trees 20' 30'
Exact locations and spacings may be adjusted at the option of the applicant to support patterns of use,
views and circulation as long as the minimum tree planting requirement is met.
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Response: The landscape plans meet these standards.
7. 3/11/2021: INFORMATION ONLY FOR PDP
Per LUC 3.2.1 (D) (c), canopy shade trees shall constitute at least fifty (50) percent of all tree plantings.
Response: The landscape plans meet these standards.
Department: Building Code Review
Contact: Russell Hovland, 970 416 2341, rhovland@fcgov.com
1. Construction shall comply with adopted codes as amended. Current adopted codes are:
2018 International Building Code (IBC) 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
2018 International Plumbing Code (IPC) as amended by the State of Colorado
2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort
Collins code amendments can be found at fcgov.com/building.
Response: Comment noted. The project will meet these standards as applicable.
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 II (most structures):
- 140mph (Ultimate) exposure B or
- Front Range Gust Map published by The Structural Engineer's Association of Seismic Design: Category
B.
Climate Zone: Zone 5
Energy Code:
- Multifamily and Condominiums 3 stories max: 2018 IECC residential chapter.
- Commercial and Multifamily 4 stories and taller: 2018 IECC commercial chapter.
Response: Comment noted. The project will meet these standards as applicable.
INFORMATIONAL ITEMS:
- 10% of all parking spaces must be EV ready (conduit in place)
- This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior
composite sound transmission of 39 STC min.
- R 2 occupancies must provide 10ft setback from property line and 20 feet between other buildings or
provide fire rated walls and openings per chapter 6 and 7 of the IBC.
- City of Fort Collins amendments to the 2018 IBC require a full NFPA 13 sprinkler system in multifamily
units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or
no more than 12 dwelling units where the building is divided by a 2-hour fire barrier with no more than 6
dwelling units on each side).
- Bedroom egress windows required below 4th floor regardless of fire sprinkler. All egress windows
above the 1st floor require minimum sill height of 24”.
- Prescriptive energy compliance with increased insulation values is required for buildings using electric
heat.
- A City licensed commercial general contractor is required to construct any new multi family structure.
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
Response: Comment noted. The project will meet these standards as applicable.
Stock Plans:
When residential buildings will be built at least three times with limited variations, a stock plan design or master
plan can be submitted for a single review and then built multiple times with site specific permits. More
information can be found in our Stock Plan Guide at fcgov.com/building/res requirements.php.
Response: Comment noted.
Building Permit Pre Submittal Meeting:
Please schedule a pre submittal meeting with Building Services for this project. Pre Submittal meetings assist
the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all
of the adopted City codes and Standards listed above. The proposed project should be in the early to mid design
stage for this meeting to be effective. Applicants of new projects should work with the DRC to schedule a pre
submittal meeting.
Response: This meeting will be schedule at the appropriate time.
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. Please contact our office for
up-to-date Benchmark Statement format and City Vertical Control Network information.
Response: Comment noted. Thank you
2. If submitting a replat is required for this property/project, addresses are not acceptable in the Subdivision
Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any
questions.
Response: Comment noted. Thank you