HomeMy WebLinkAboutFLATS AT RIGDEN FARM - PDP - PDP140006 - CORRESPONDENCE - (3)Comment Number: 8
Comment Originated: 06/11/2014
06/11/2014: On final plans, include a detail for each water main lowering showing elevations of each
pipe, lengths of pipe between fittings and requirement for restraint on all fittings and joints within the
loweering area.
Topic: Landscape Plans
Comment Number: 2 Comment Originated: 06/10/2014
06110/2014: Show water and sewer lines on the landscape plans and adjust trees and shrubs to meet
the required separation distances.
Topic: Site Plan
Comment Number: 1 Comment Originated: 06/10/2014
06/10/2014: On the site plan, indicate the number of units in each building.
Department: Zoning
Contact: Ali van Deutekom, 970.416.2743, avandeutekom(a)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.
Comment Number: 2 Comment Originated: 06/10/2014
06/10/2014: Please provide garage details to show two bicycles spaces.
Comment Number: 3 Comment Originated: 06/10/2014
O6/10/2014: 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.
Page 11 of 11
Comment Number: 12
Comment Originated: 06/09/2014
06/09/2014: Please rotate the marked text 180 degrees. See redlines.
Comment Number: 13
O6/09/2014: There are line over text issues. See redlines.
Comment Number: 14
O6/09/2014: There is text cut off in the title block. See redlines.
Department: Traffic Operation
Contact: Martina Wilkinson, 970.221.6887, mwilkinsonnafcgov.com
Topic: Traffic Impact Study
Comment Number: 1
Comment Originated: O6/09/2014
Comment Originated: 06/09/2014
Comment Originated: 06/11/2014
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.
Department: Water Conservation
Contact: Eric Olson, 970-221.6704, eolson(afcgov.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 221-6704 or eolson@fcgov.com
Department: Water -Wastewater Engineering
Contact: Roger Buffington, 970-221-6854, rbuffington( fcgov.com
Topic: Construction Drawings
Comment Number: 3 Comment Originated: 06/10/2014
06/1012014: The curb stops and meter pits must be in landscaped areas, and there must be 4 feet
between the meter pit and the building. In some cases, it appears there may not be adequate space
between the sidewalk and building to achieve this. Please schedule and meeting to review these on
a case -by -case basis.
Comment Number: 4 Comment Originated: 06/10/2014
06/10/2014: Show and label all curb stops and meter pits on the utility plans.
Comment Number: 5 Comment Originated: 06/10/2014
06/10/2014: The fire hydrant shown near Garage 4 must be installed as shown on the redlined utility
plans utilizing a swivel tee, etc.
Comment Number: 6
Comment Originated: 06/1012014
06/10/2014: There must be a fire hydrant downstream of the domestic service and fire line to Bldg 5.
Comment Number: 7 Comment Originated: 06/11/2014
06/11/2014: Add a steel casing for the sanitary sewer where it crosses below the 42" storm sewer.
Page 10 of 11
Comment Number: 3 Comment Originated: 06/13/2014
06/13/2014: Please provide 20 feet from any trees to the storm sewers.
Comment Number: 4 Comment Originated: 06/13/2014
06113/2014: 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.
Department: Technical Services
Contact: Jeff County, 970.221.6588, icounty(&fcgov.com
Topic: Building Elevations
Comment Number: 1
06/09/2014: No comments.
Topic: Construction Drawings
Comment Originated: 06/09/2014
Comment Number: 2 Comment Originated: 06/09/2014
06/0912014: 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 +
Comment Number: 3 Comment Originated: 06/09/2014
06/09/2014: Why is the Basis Of Bearings on sheet CS1 different from the Subdivision Plat?
Comment Number: 4
Comment Originated:
06/09/2014
06/09/2014: Please correct the sheet titles noted in the index.
Comment Number: 5
Comment Originated:
06/09/2014
06/09/2014: There are line over text issues. See redlines.
Comment Number: 6
Comment Originated:
06/09/2014
O6/09/2014: Please add coordinates to the property boundary related to the project coordinates on
sheet HC1.
Comment Number: 7
Comment Originated:
06/0912014
06/09/2014: Please mask all text within hatching. See redlines.
Topic: Landscape Plans
Comment Number: 8
06/09/2014: No comments.
Topic: Lighting Plan
Comment Number: 9
O6/09/2014: No comments.
Topic: Plat
Comment Number: 10
Comment Originated: 06109/2014
Comment Originated: 06/09/2014
Comment Originated: 06/09/2014
O6/09/2014: 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.
Topic: Site Plan
Page 9 of 11
Comment Number: 7
Comment Originated: 06/10/2014
06/1012014: KEY BOXES REQUIRED
2012 IFC 506.1 and Poudre Fire Authority Bureau Policy 88-20: Poudre Fire Authority requires at least
one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every
new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be
positioned 3 to 7 feet above finished floor and within 10 feet of the front door, or closest door to the fire
alarm panel. Exception can be made by the PFA if it is more logical to have the box located
somewhere else on the structure.
All new or existing Knox Boxes must contain the following keys as they apply to the building:
> Exterior Master
> Riser room
> Fire panel
> Elevator key if equipped with an elevator
The number of floors determines the number of sets of keys needed. Each set will be placed on their
own key ring.
> Single story buildings must have 1 of each key
> 2-3 story buildings must have 2 of each key
> 4+ story buildings must have 3 of each key
For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority
Division of Community Safety Services.
Comment Number: 8
06110/2014: FDC
Comment Originated: 06/10/2014
06IFC 912.2: 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 the FDC shall be
approved by the fire department.
Comment Number: 9 Comment Originated: 06/10/2014
O6/10/2014: PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM
New buildings require a fire department, emergency communication system evaluation after the
core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to
define separate buildings. Where adequate radio coverage cannot be established within a building,
public -safety radio amplification systems shall be designed and installed in accordance with criteria
established by the Poudre Fire Authority. Poudre Fire Authority Bureau Admin Policy #07-01
Department: Stormwater Engineering
Contact: Wes Lamarque, 970.416.2418, wlamargue(a fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/13/2014
06/13/2014: Please provide drainage easements for the porous pavement and underground storage
areas.
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.
Page 8 of 11
Comment Number: 1
Comment Originated: 06/10/2014
06/10/2014: 2012 IFC CODE ADOPTION
Be advised, the Poudre Fire Authority and the City of Fort Collins have adopted the 2012 International
Fire Code. Building plan reviews shall be subject to the adopted version of the fire code in place at
the time of plan review submittal and permit application.
Comment Number: 2
Comment Originated: 06/10/2014
06/10/2014: EMERGENCY ACCESS EASEMENT
Fire lanes shall be dedicated Emergency Access Easements. The proposed EAE shown on the Site
Plan does not appear to fully meet fire code criteria in the following ways:
1) EAE's shall be continuous and connect to the public way. The fire lane north of Building 5 is offset
from the curb cut connection at Iowa Drive and does not appear to uniformly connect to the public way.
2) The required 30' wide EAE on the south side of Building 6 is not labeled conclusively. As detailed
on the plan, it appears the EAE is offset from portions of the drive aisle.
a) The 30' width should be maintained unobstructed at all times. Currently, a portion of the pad, curb
and landscaping provided with Garage #6 encroaches on the proposed EAE.
b) While the EAE is labeled as 30', the actual limits of the EAE are shown at only 15' in width.
c) The EAE will need to fully align with the southern curb cut on Iowa Drive.
3) The EAE shown on the Site Plan does not match the information shown on the Plat.
Comment Number: 3
O6/10/2014: AERIAL FIRE APPARATUS ACCESS
Comment Originated: 06/10/2014
The 30' wide fire lane requirement has not been met at Buildings 1,2,& 3. This plan was previously
reviewed and I gave tentative approval of the site design prior to receiving building elevations.
Building designs, such as they are, do not adequately provide for occupant access and rescue from
the side of the building facing the position of ladder truck access. As directed by the Fire Marshal,
further discussion is required.
IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to accommodate the
access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 30 foot wide
minimum on at least one long side of the building. At least one of the required access routes meeting
this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building,
and shall be positioned parallel to one entire side of the building.
Comment Number: 4
06/10/2014: PARKING & SIGNAGE
Comment Originated: 06/10/2014
Fire lanes are to be maintained unobstructed at all times. Fire Lanes shall be posted as NO PARKING
- FIRE LANE per code. No tandem parking will be allowed in front of garage doors of residential units
(Bldgs. 1-7) if parked vehicles encroach upon the fire lane.
Comment Number: 5
06/10/2014: PAVERS
Comment Originated: 06/10/2014
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons.
Private drives incorporating pavers to surface fire lanes shall be designed to support 40 ton. This note
shall be added to the civil plans.
Comment Number: 6
06/10/2014: BALCONIES AND DECKS
Comment Originated: 06/10/2014
IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies, decks, and ground floor
patios of dwelling units where the building is of Type V construction.
Page 7 of 11
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.
Comment Number: 3 Comment Originated: 06/10/2014
O6/10/2014: 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.
The Unit Level Addressing form can be obtained by contacting the GIs office at gis@fcgov.com or
(970) 416-2483.
Department: Light And Power
Contact: Justin Fields, 970-224-6150, jfields(a fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/06/2014
06/06/2014: The meter and transformer locations will need to be coordinated with Light and Power
Engineering.
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.
Department: Outside Agencies
Contact: Don Kapperman, ,
Topic: General
Comment Number: 1 Comment Originated: 06/10/2014
06110/2014: COMCAST Don Kapperman: Comcast would like to do joint trenching with Light & Power
due to the tight space on this site.
Kapperman, Don (Don_Kapperman@cable.comcast.com)
Department: PFA
Contact: Jim Lynxwiler, 970.416-2869, ilynxwilerotoudre-fire.orn
Topic: General
Page 6 of 11
Comment Number: 1
Comment Originated: 06/10/2014
06/10/2014:
Building Permit Pre -Submittal Meeting
Pre -Submittal 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 mid -design stage
for this meeting to be effective and is typically scheduled after the Current Planning conceptual review
meeting. Applicants of new commercial or multi -family projects are advised to call 416-2341 to
schedule a pre -submittal 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
Accessibility: State Law CRS 9-5 & 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. Multi -family and Condominiums 3 stones max: 2012 IECC residential chapter.
3. Commercial and Multi -family 4 stories and taller: 2012 IECC commercial chapter.
Fort Collins Green Code Amendments effective starting 1-1-2012. A copy of these requirements can
be obtained at the Building Office or contact the above phone number,
Flats at Rigden — project specific concerns:
1. Fire -sprinkler systems are required. A new code amendment effective in 2014 will require a full
NFPA-13 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 9-5 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 1000ft to train tracks.
c. Low -flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required.
d. Special combustion safety requirements for natural draft gas appliances.
e. Low VOC interior finishes.
Page 5 of 11
Comment Number: 1
Comment Originated: 06/11/2014
06/1112014:
Contact the City Forester for to setup an on -site meeting to inventory the existing street trees along
Custer. Identify all of these existing trees to be retained and protected.
Comment Number: 2
06/11/2014:
Comment Originated: 06/11/2014
For this project City Forestry is requesting that Greenspire Linden be used in place of Redmond
Linden used as a street tree. Please make this change.
Comment Number:
06/11/2014:
Comment Number: 3
06/1112014:
Comment Originated: 06/11/2014
Comment Originated: 06/11/2014
Show any proposed or existing street lights and provide street tree locations to these spacing
standards.
Canopy Shade Trees 40 feet from lights.
Ornamental Trees 15 feet from lights.
Department: Internal Services
Contact: Russell Hovland, 970.416.2341, rhovland()fcgov.com
Topic: Building Insp Plan Review
Page 4 of 11
Comment Number: 4
Comment Originated: 06/13/2014
06/13/2014: The frontage improvements (sidewalk, street trees) along Illinois Dr. need to match the
approved street section for Illinois Dr. as identified in the utility plan set for Rigden Farm, 8th Filing, The
Shops at Rigden Farm- dated 01-15-04. This street section identifies attached sidewalk with street
trees in tree wells. Please contact me if you need a copy of the approved street section.
Comment Number: 5 Comment Originated: 06/13/2014
06/13/2014: Please add labels on sheet U1 (Overall Utility Plan Sheet). See redlines.
Comment Number: 6 Comment Originated: 06/13/2014
06/1312014: Show approximate asphalt patching limits on all sheets where you are showing street
cuts. See redlines
Comment Number: 7 Comment Originated: 06/13/2014
06/13/2014: Please add the standard sidewalk repair note to the utility plan and the site plan:
"Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks,
curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be
replaced or restored to City of Fort Collins standards at the Developers expense prior to the
acceptance of completed improvements and/or prior to the issuance of the first Certificate of
Occupancy."
Comment Number: 8 Comment Originated: 06/13/2014
06/13/2014: Show and label all proposed sidewalk chase locations.
Comment Number: 9 Comment Originated: 06/13/2014
06/1312014: The existing handicap ramp at Custer and Iowa Dr does not meet current ADA standards
for warning detection. Please update these directional ramps with truncated domes.
Topic: Plat
Comment Number: 1
Comment Originated: 06/13/2014
06/13/2014: The acreage identified on the statement of ownership on the cover sheet of the plat
(2.229) does not match with the acreage identified on the plat (4.078). Please revise.
Comment Number: 2
Comment Originated: 06/13/2014
O6/1312014: 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.
Comment Number: 3 Comment Originated: 06/13/2014
06/13/2014: Note # 4 on the Plat cover sheet 4"Private utilities are hereby restricted from use and
enjoyment of this easement"� What is the purpose of this? Please define 6"Private Utilities"4 or
remove this part of the note.
Department: Environmental Planning
Contact: Lindsay Ex, 970.224.6143, lex(a)fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 06/12/2014
06/12/2014: No comments.
Department: Forestry
Contact: Tim Buchanan, 970-221-6361, tbuchananno.fcgov.com
Topic: Landscape Plans
Page 3 of 11
Comment Number: 6 Comment Originated: 06/06/2014
06/06/2014: Sheet number 1 of landscape plan details note number 4, the note mentions a warranty
after final acceptance. Who is providing warranty and who is accepting?
Remove note number 28 on this same sheet. If time of year prevents installation of landscaping then a
financial guarantee will be required to obtain a TCO or CO.
Comment Number: 7 Comment Originated: 06/06/2014
06/06/2014: Show a detail how a garage can accomadate the addition of two bike spaces.
Show a detail of the fixed bike rack and how it can accomadate six spaces.
Comment Number: 6
Comment Originated: 06/06/2014
06/06/2014: Besides the pedestrian crossings already mentioned that should be raised crossings,
other crossings of the private driveway should include some type of treatment to provided an increase
of visual cues increasing safety.
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.
Comment Number: 10
Comment Originated: 06/0612014
O6/06/2014: 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.
Comment Number: 11 Comment Originated: 06/06/2014
06/06/2014: Where is the variation of repeating buildings? Projects with more than 5 buildings need at
least three distinctive building types.
Also projects with more than 56 units need to provide at least 3 distinct color schemes.
Comment Number: 12 Comment Originated: 06/06/2014
06/06/2014: To help mitigate the concern that commercial land is being used for residential purposes
and to comply with the code standard that block faces should mirror similar uses and the code
standard that to have three distinct building types, can the buildings that front on to Illinois can the
ground units be designed and constructed to have the potential to convert to other uses beside
residential?
Comment Number: 13 Comment Originated: 06/06/2014
06/06/2014: Parking spaces in the public right of way can not be reserved for the residential private
parking, it is all still public parking. The modification request should only acknowledge that there is a
surplus of spaces than that typically found in the ROW along a multi -family dwelling.
Comment Number: 14 Comment Originated: 06/06/2014
06/06/2014: The site plan will need to include a sheet index or the plan set will need a cover sheet
with a sheet with the signature blocks and sheet index.
Comment Number: 15 Comment Originated: 06/10/2014
06/10/2014: Elevations need to include the garage elevations.
Department: Engineering Development Review
Contact: Tyler Siegmund, 970.221.6501, tsiegmund(a.fcaov.com
Topic: General
Page 2 of 11
Fort Collins
June 13, 2014
Cathy Mathis
The Birdsall Group
444 Mountain Ave.
Berthoud, CO 80513
RE: Flats at Rigden Farm, PDP140006, Round Number 1
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6760
970.224.6134 - fax
fcgov.com/developmentreview
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 970-416-2313 or
nbeals@fcgov.com.
Comment Summary:
Department: Planning Services
Contact: Noah Beals, 970.416.2313, nbeals(a)fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 05/27/2014
05/27/2014: The sidewalks along building 5 & 6, when they cross the interemal drive aisle these
should be on raised cross walk. Also they need to align closer to the sidewalk on the other side.
Comment Number: 2
Comment Originated: 05/27/2014
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.
Comment Number: 3 Comment Originated: 05/27/2014
05/27/2014: Increase the landscape screening around the transformers by building 7 & 3. This could
include more Feather Reed grass and Taller evergreen shurbs
Also the landscape plan has some missing information plese fill this information.
Comment Number: 4 Comment Originated: 06/0512014
06/0512014: LUC section 4.23(E)(1)(b) The community area needs to include at least some type of
seating.
Will there be any public art in this area?
Comment Number: 5
Comment Originated: 0610512014
06/05/2014: LUC 3.5.1(G) Buildings over40ft in height require special height review. This consists of
a shadow analysis and visual analysis.
Page 1 of 11