HomeMy WebLinkAboutFLATS AT RIGDEN FARM - FDP - FDP140021 - SUBMITTAL DOCUMENTS - ROUND 1 - REVISIONSDepartment: Zoning
Contact: Ali van Deutekom, 970-416❑2743, avandeutekom@fcgov.com
Topic: Site Plan
Comment Number: 1 Comment Originated: 06/10/2014
06/10/2014: LUC 3.2.2(K) Spaces that are located in detached residential garages may be credited
toward the minimum requirements only if such spaces are made available to dwelling unit occupants at no
additional rental or purchase cost (beyond the dwelling unit rental rate or purchase price). If this is the
case please add a note to the site plan.
RESPONSE: Acknowledged
Comment Number: 2 Comment Originated: 06/10/2014
06/10/2014: Please provide garage details to show two bicycles spaces.
RESPONSE: Notes have been added to site plan indicating these will be added
Comment Number: 3 Comment Originated: 06/10/2014
06/10/2014: LUC 3.2.5 All development, to the extent reasonably feasible, shall provide adequately sized
conveniently located, accessible trash and recycling enclosures. Building 2 and 6 do not have a very
convenient location. Elevation drawings of these trash enclosures should be submitted showing
compliance.
RESPONSE: Acknowledged. Trash locations have been relocated
plat. Please include the following language on your subdivision plat: "Permanent Transit Easement is for
public transportation, equipment, infrastructure and/or use, including public access. Let me know if you
have any questions."
RESPONSE: Acknowledged. Now shown on plat.
Department: Water Conservation
Contact: Eric Olson, 970C221 6704, eolson@fcqov.com
Topic: General
Comment Number: 1. Comment Originated: 06/10/2014
Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply
with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning
irrigation requirements to Eric Olson, at 221r6704 or eolson@fcgov.com
RESPONSE: Acknowledged
Department: Water)Wastewater Engineering
Contact: Roger Buffington, 970 221D6854, rbuffington@fcgov.com
Topic: Construction Drawings
Comment Number: 4 Comment Originated: 06/10/2014
07/29/2014: Label curb stops/meter pits on the plans. Adjust the locations so that the curb stops are not
in the edge of the sidewalk.
RESPONSE: Services are labeled and are also shown in the legend. Please let us know what wording you
need if this is not acceptable. Curb stops have been moved beyond the BOW.
06/10/2014: Show and label all curb stops and meter pits on the utility plans.
RESPONSE: Outdated comment.
Comment Number: 8 Comment Originated: 07/29/2014
07/29/2014: Label sewer service clean! —outs in paved areas "trafficurated".
RESPONSE: Added as note 14.
Comment Number: 9 Comment Originated: 07/29/2014
07/29/2014: Will there be conflicts at locations where storm drains/roof drains are crossing
water lines? Lowerings? Pipe deflection? Provide detail.
RESPONSE: Conflicts have been resolved. Details elevations provided in storm profiles and deflection
table.
Topic: Landscape Plans
Comment Number: 2 Comment Originated: 06/10/2014
07/29/2014: Adjust tree/shrub placements to provide required separation from water/sewer
services.
RESPONSE: Acknowledged
06/10/2014: Show water and sewer lines on the landscape plans and adjust trees and shrubs
to meet the required separation distances.
RESPONSE: Acknowledged
Topic: Plat
Comment Number: 10 Comment Originated: 06/09/2014
07/29/2014: Please make changes as marked. If changes are not made or you disagree with comments,
please provide written response of why corrections were not made.
RESPONSE: Acknowledged.
06/09/2014: Please make changes as marked. See redlines. If changes are not made or you
disagree with comments, please provide written response of why corrections were not made.
RESPONSE: Outdated Comment
Topic: Site Plan
Comment Number: 12 Comment Originated: 06/09/2014
07/29/2014: There are still issues. See redlines.
06/09/2014: Please rotate the marked text 180 degrees. See redlines.
RESPONSE: Acknowledged
Comment Number: 13 Comment Originated: 06/09/2014
07/29/2014: There are still issues. See redlines.
06/09/2014: There are line over text issues. See redlines.
RESPONSE: Acknowledged
Department: Traffic Operation
Contact: Martina Wilkinson, 970[�221 l6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 07/29/2014
07/29/2014: No other comments from traffic operations or transportation planning.
RESPONSE: Thank you
Topic: Traffic Impact Study
Comment Number: 1 Comment Originated: 06/11/2014
07/29/2014: Resolved. TIS received, reviewed and accepted.
RESPONSE: Thank you
06/11/2014: The need for an updated TIS was identified and scoped with the developer's traffic engineer.
The memo attached to this submittal only addressed one aspect of the needed submittal. While its noted
that the proposed trip generation is far less than what was originally anticipated, the remaining elements of
the TIS as noted in the scoping dialogue need to be submitted and reviewed.
RESPONSE: Final compliance letter provided
Department: Transportation Planning
Contact: Emma Belmont, 9701'224 :6197, ebelmont@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/24/2014
07/24/2014: Thank you for incorporating the bus stop into the plans. It currently does not appear to be
within the public righEofi way, which necessitates its being within a transit easement on the subdivision
Comment Number: 3 Comment Originated: 06/13/2014
06/13/2014: Please provide 20 feet from any trees to the storm sewers.
RESPONSE: Acknowledged
Comment Number: 4 Comment Originated: 06/13/2014
06/13/2014: Please provide a summary in the drainage report how the development is meeting both LID
requirements. Document the amount of impervious area being treated for LID and how much of the
private drive and parking is porous pavement.
RESPONSE: Outdated comment. We believe this was previously addressed.
Department: Technical Services
Contact: Jeff County, 970—.221 1588,
Topic: Building Elevations
Comment Number: 1
07/29/2014: No comments.
06/09/2014: No comments.
jcounty@fc-gov.com
Comment Originated: 06/09/2014
Topic: Construction Drawings
Comment Number: 2 Comment Originated: 06/09/2014
07/29/2014: The project datum and equation has been added. Please move the project datum statement
up above the Basis Of Bearings statement. The NGVD29 datum needs to be noted as NGVD29
Unadjusted.
RESPONSE: Acknowledged
06/09/2014: The City has moved to the NAVD 1988 vertical datum. Please state the project datum on
sheets CS1 & CS2, and provide an equation to get from NAVD88 to NGVD29 unadjusted, i.e. NAVD88 =
NGVD29 Unadjusted +
RESPONSE: Outdated Comment
Comment Number: 5 Comment Originated: 06/09/2014
07/29/2014: There are still issues. See redlines.
06/09/2014: There are line over text issues. See redlines.
RESPONSE: Acknowledged. We will continue to work through these as we approach final plan
acceptance.
Topic: Landscape Plans
Comment Number: 8
07/29/2014: No comments.
06/09/2014: No comments.
Topic: Lighting Plan
Comment Number: 9
07/29/2014: No comments.
06/09/2014: No comments.
Comment Originated: 06/09/2014
Comment Originated: 06/09/2014
Comment Number: 5 Comment Originated: 07/28/2014
07/28/2014: Meter housings must maintain 2 feet of clearance around all sides and 3 feet of clearance in
front.
RESPONSE: Acknowledged
Comment Number: 6 Comment Originated: 07/28/2014
07/28/2014: Please add the transformer symbol to the legend on the utility plans.
RESPONSE: Acknowledged.
Comment Number: 7 Comment Originated: 07/28/2014
07/28/2014: Add the proposed mid❑block street light on Iowa Drive to the utility and landscape plans and
adjust the street trees accordingly.
RESPONSE: Acknowledged.
Department: Outside Agencies
Contact: Don Kapperman
Topic: General
Comment Number: 1 Comment Originated: 06/10/2014
06/10/2014: COMCAST Don Kapperman: Comcast would like to do joint trenching with Light & Power
due to the tight space on this site.
RESPONSE: Acknowledged. Please note during precon.
Kapperman, Don (Don_Kapperman@cable.comcast.com)
Department: PFA
Contact: Jim Lynxwiler, 9701--416❑2869, jynxwiler@poudre_'fire.org
Topic: General
Comment Number: 10 Comment Originated: 07/23/2014
07/23/2014: The project team has satisfactorily responded to all prior PFA comments. The hydrant
relocation has been noted and is satisfactory. There are no further comments at this time however, as I
am unable to attend the 7/30/14 plan review meeting, please contact me with any questions you may have.
RESPONSE: Thank you
Department: Stormwater Engineering
Contact: Wes Lamarque, 970 AHL 12418, wlamargue@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/13/2014
O6/13/2014: Please provide drainage easements for the porous pavement and underground storage
areas.
RESPONSE: Outdated Comment. We assume that the blanket drainage easement is acceptable.
Comment Number: 2 Comment Originated: 06/13/2014
06/13/2014: Please provide a drainage easement for the existing main storm sewer on the west end of
the property. The easement needs to be 20 feet wide.
RESPONSE: Outdated Comment. We assume that the blanket drainage easement is acceptable.
c. LowDflow Watersense plumbing fixtures (toilet, faucets, shower heads) are required.
d. Special combustion safety requirements for natural draft gas appliances.
e. Low VOC interior finishes.
RESPONSE: Acknowledged.
City of Fort Collins
Building Services
Plan Review
416 2341
Contact: Todd Reidenbach, ,
Topic: General
Comment Number: 2 Comment Originated: 06/10/2014
06/10/2014: Addresses will be assigned by the GIS Department after the plans have met final approval
through Development Review and are recorded with the City.
RESPONSE: Understood
Comment Number: 3 Comment Originated: 06/10/2014
06/10/2014: 2. Projects with three or more tenant units require the Unit Level Addressing form to be
completed and submitted to the GIS Department once plans have met final approval through Development
Review and are recorded with the City. This can occur anytime during construction, but before any utilities
or address signs are installed. All addressing will be determined by the GIS Department and submitted to
Poudre Fire Authority, USPS, Building Services, and Fort Collins Utilities. Failure to contact GIS and
determining addresses through other means may result in address changes.
RESPONSE: Understood
The Unit Level Addressing form can be obtained by contacting the GIS office at gis@fcgov.com or (970)
416E2483.
Department: Light And Power
Contact: Justin Fields, 970-224: 6150, ifields@fcaov.com
Topic: General
Comment Number: 2 Comment Originated: 06/06/2014
06/06/2014: Shade trees will need to maintain 40 feet of clearance with street lights and ornamental trees
will need to maintain 15 feet of clearance.
RESPONSE: Acknowledged
Comment Number: 3 Comment Originated: 07/28/2014
07/28/2014: Since three phase service is proposed for the residential buildings, the developer will be
responsible for building the electric service from the transformer to the buildings.
RESPONSE: Understood
Comment Number: 4 Comment Originated: 07/28/2014
07/28/2014: The maximum number of secondary cables per leg is 12, and the maximum cable size is 500
kcmil. This may be a difficult constraint to meet given the site is proposed to be served by two
transformers.
RESPONSE: Understood
Comment Number: 1 Comment Originated: 06/10/2014
06/10/2014:
Building Permit Pre. --Submittal Meeting
Pre' iSubmittal meetings are offered to assist the designer/builder by assuring, early on in the design, that
the new commercial or multi❑family projects are on track to complying with all of the adopted City codes
and Standards listed below. The proposed project should be in the early to micludesign stage for this
meeting to be effective and is typically scheduled after the Current Planning conceptual review meeting.
Applicants of new commercial or multiEfamily projects are advised to call 416C,'2341 to schedule a
preEsubmittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations
and be able to discuss code issues of occupancy, square footage and type of construction being proposed.
Construction shall comply with the following adopted codes as amended:
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2011 National Electrical Code (NEC) as amended by the State of Colorado
RESPONSE: Acknowledged.
Accessibility: State Law CRS 9L5 & ICC/ANSI A117.1_,2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100[:' MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC.
2. MultiElfamily and Condominiums 3 stories max: 2012 IECC residential chapter.
3. Commercial and MultiEfamily 4 stories and taller: 2012 IECC commercial chapter.
Fort Collins Green Code Amendments effective starting 1 ❑1 Ji2012. A copy of these requirements can be
obtained at the Building Office or contact the above phone number.
RESPONSE: Acknowledged.
Flats at Rigden — project specific concerns:
1. Fire --sprinkler systems are required. A new code amendment effective in 2014 will require a full
NFPA�113 sprinkler system and not allow a 13❑R system.
2. Bedroom egress windows required below 4th floor regardless of fire❑sprinkler.
3. All windows above the 1 st floor require minimum sill height of 24"
4. Building code and State statute CRS 9E5 requires project provide accessible units.
5. New Green Code requires:
a. Upgraded insulation is required for buildings using electric heat or cooling.
b. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min. if building located within
1000 ft to train tracks.
Department: Environmental Planning
Contact: Lindsay Ex, 970C224-6143, Iex@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/12/2014
06/12/2014: No comments.
Department: Forestry
Contact: Tim Buchanan, 970-1221--6361, tbuchanan@fcgov.com
Topic: Landscape Plans
Comment Number: 3 Comment Originated: 06/11/2014
06/11 /2014:
Show any proposed or existing street lights and provide street tree locations to these spacing standards.
RESPONSE: Acknowledged
Canopy Shade Trees 40 feet from lights.
RESPONSE: Acknowledged
Ornamental Trees 15 feet from lights.
RESPONSE: Acknowledged
Comment Number: 4 Comment Originated: 07/30/2014
07/30/2014:
If not already provided please show the street light and stop sign locations and provide street trees at the
standard separation from these features.
RESPONSE: Acknowledged
Comment Number: 5 Comment Originated: 07/30/2014
07/30/2014:
Place landscape notes number 13, 24.28 and 29 to a separate heading labeled street tree notes.
RESPONSE: Acknowledged
Comment Number: 6 Comment Originated: 07/30/2014
07/30/2014:
Place the following note with large print and a bold outline on the landscape plan.
A free permit must be obtained from the City Forester before any street trees are planted in parkways
between the sidewalk and curb and in street medians. Street tree locations and numbers may change to
meet actual utility/tree separation standards. Landscape contractor must obtain approval of street tree
locations after utility locates. Street trees must be inspected and approved before planting. Failure to
obtain this permit is a violation of the code of the City of Fort Collins.
RESPONSE: Acknowledged
Department: Internal Services
Contact: Russell Hovland, 97041672341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Contact: Tyler Siegmund, 970-221-6501, tsiegmund@fcgov.com
Topic: General
Comment Number: 5 Comment Originated: 06/13/2014
06/13/2014: Please add labels on sheet U1 (Overall Utility Plan Sheet). See redlines.
RESPONSE: Acknowledged (Comment outdated)
Comment Number: 6 Comment Originated: 06/13/2014
07/29/2014: Terminate the 6 inch drain pipe into a concrete channel on private property prior to the
sidewalk chase in front of building 7. Typically pipe does not daylight thru the chase wall as identified on
sheet RF1.
RESPONSE: Acknowledged (Comment outdated)
06/13/2014: Show and label all proposed sidewalk chase locations.
RESPONSE: Acknowledged (Comment outdated)
Comment Number: 13 Comment Originated: 07/29/2014
07/29/2014: Please label the (5) handicap ramp details on sheet D7 as private. The correct LCUASS
pedestrian ramp details (1606, 1606(a) and 1607) have been added.
RESPONSE: Acknowledged
Comment Number: 14 Comment Originated: 07/29/2014
07/29/2014: Add the following details to sheet D7:
LCUASS drawing 707. Standard Drive Approach
LCUASS drawing 701:- Curb and gutter
Sidewalk Chase detail D10C!B
RESPONSE: Acknowledged
Topic: Plat
Comment Number: 2 Comment Originated: 06/13/2014
07/29/2014: If you are depicting the emergency access easement on the plat with hatching does note 6
apply or is it intended that the entire lot, except for the building envelope exclusions, is an emergency
access easement?
RESPONSE: Note 6 Removed
06/13/2014: The limits of the blanket easements that are being dedicated on the plat are not clear.
Please label or add hatching to depict the easements.
RESPONSE: Acknowledged (Comment outdated)
Comment Number: 3 Comment Originated: 06/13/2014
06/13/2014: Note # 4 on the Plat cover sheet 'Private utilities are hereby restricted from use and
enjoyment of this easement"� What is the purpose of this? Please define "Private Utilities" or remove this
part of the note.
RESPONSE: Note changed to "unfranchised private utilities" Let us know what changes are needed if any.
Comment Number: 12 Comment Originated: 07/29/2014
07/29/2014: Please provide a transit easement on the plat for the bus stop pad.
RESPONSE: Acknowledged.
Show a detail of the fixed bike rack and how it can accommodate six spaces.
RESPONSE: Details is shown on site plan
Comment Number: 9 Comment Originated: 06/06/2014
06/06/2014: Elevations will need to show mechanical/utility (vents, flues, meters, conduit, boxes...)
equipment locations with details on how such equipment is screened.
RESPONSE: Elevations have been revised to include the information requested.
Comment Number: 10 Comment Originated: 06/06/2014
07/29/2014: All the fixtures need to be provided. Two fixtures are labeled "BB" if it is not the same fixture
can this be labeled something else.
RESPONSE: Acknowledged; confirmed with Light and Power that site lighting shall be privately
owned/provided. Plans updated.
The average foot candle needs for the parking areas need to be 1 foot❑candle. The average on the plan
shows .67. Please provide an alternative compliance request for why 1 foot candle can not be met.
RESPONSE: Adjustment made to comply with 1 FC requirement.
06/06/2014: The photometric site plan in addition will need to call out the parking area and calculate the
average foot candle to ensure it meets the average minimum 1 foot candle.
RESPONSE: Alternate symbol shown for parking area calculations (#) and border outline added to
delineate area meeting the required average minimum 1 FC.
Comment Number: 16 Comment Originated: 07/29/2014
07/29/2014: The commercial building analysis does not match the label on the building,
RESPONSE: Tables and labels have been revised
Comment Number: 17 Comment Originated: 07/29/2014
07/29/2014: Note number 14 on the building elevations will need delete the wording "or pre -cast
concrete sill'.
RESPONSE: Note revised as requested.
Comment Number: 18 Comment Originated: 07/29/2014
07/29/2014: The rear elevation of the garages will need increase to the articulation of the structure.
RESPONSE: See sheet A-2. Rear elevations have been revised to include more frequent wall material
variation and to include new shed roof elements to add greater interest to the roof and wall planes.
Department: Engineering Development Review
Contact: Sheri Langenberger, 9700221J6573, slangenberger@fcgov.com
Topic: General
Comment Number: 10 Comment Originated: 07/29/2014
07/29/2014: Due to the changes in the project and site plan. The project owes an additional $1,810 for
TDRF for the PDP. This can be paid at the time of final submittal. So the total TDRF due at final for the
PDP and FDP fees will be $2,810.00
RESPONSE: Acknowledged
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 fax
fcgov. corn/developmentreview
August 05, 2014
Cathy Mathis
The Birdsall Group
444 Mountain Ave.
Berthoud, CO 80513
RE: Flats at Rigden Farm, PDP140006, Round Number 2
Please see the following summary of comments from City staff and outside reviewing agencies for your
submittal of the above referenced project. If you have questions about any comments, you may contact
the individual commenter or direct your questions through the Project Planner, Noah Beals, at
97011416❑2313 or nbeals@fcgov.com.
Comment Summary:
Department: Planning Services
Contact: Noah Beals, 970❑416❑2313, nbeals@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 05/27/2014
07/29/2014: The transformer locations seem to be in conflict with trees, please revise landscape plan.
RESPONSE: Landscape Plan has been revised
05/27/2014: The transformer location on the north side of garage 1 & 2, can this be located to the south
side of the garages next to the dumpster enclosure. This will help to screen it from the public right of way.
RESPONSE: Acknowledged
Comment Number: 5 Comment Originated: 06/05/2014
07/29/2014: On Sheet A6 (the shadow analysis) please indicate which buildings are over 40ft in height.
RESPONSE: Sheet A-6 has been revised to indicate buildings 4 — 7 as over 40' in height.
06/05/2014: LUC 3.5.1(G) Buildings over 40ft in height require special height review. This consists of a
shadow analysis and visual analysis.
RESPONSE: Acknowledged. See sheets A-6 & A-7.
Comment Number: 7 Comment Originated: 06/06/2014
06/06/2014: Show a detail how a garage can accommodate the addition of two bike spaces.
RESPONSE: Added notes indicating that mounting brackets will be installed.