HomeMy WebLinkAboutAFFINITY AT FORT COLLINS - FDP - FDP150044 - SUBMITTAL DOCUMENTS - ROUND 1 - REVISIONS1
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov.com/developmentreview
December 02, 2015
Brent Cooper
Ripley Design, Inc.
419 Canyon Ave., Suite 200
Fort Collins, CO 80521
RE: Affinity at Fort Collins, PDP150010, 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, Clark Mapes, at 970-221-6225 or cmapes@fcgov.com.
RESPONSES 12/9/15
Civil- JR Engineering
Planning- Ripley Design
Architecture- N+O Architects
Lighting- MEP Engineering
Comment Summary:
Department: Planning Services
Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/19/2015
Add crosswalk and ramp to east as discussed.
Response: This has been updated on the site plan.
Comment Number: 13 Comment Originated: 08/19/2015
1. Addresses will be assigned by the GIS Department after the plans have met
final approval through Development Review and are recorded with the City.
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.
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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.
08/19/2015:
Response: Noted
Comment Number: 14 Comment Originated: 08/26/2015
08/26/2015: From Comcast: Can do joint trench with Light and Power. Owners
will need to sign a ROE for comcast to be on property - please call
1-800-XFinity.
-Don Kapperman, cell # 970-567-0245.
Response: Owner will coordinate with comcast
Topic: Site Plan
Comment Number: 1 Comment Originated: 07/29/2015
Walkways: The walks flanking head in parking should be SEVEN feet wide, not
five. - 6.5'? -discuss at the meeting
Response: This issue was discussed at the meeting. The code requires 6’ when adjacent to parking stalls.
We are providing 6.5’ and feel this is an adequate amount of space.
Department: Engineering Development Review
Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com
Topic: General
Comment Number: 5 Comment Originated: 07/29/2015
08/26/2015: Please extend the concrete apron past the crosswalk. This will
ditinguish this access as a driveway, instead of a street. LCUASS Drawing
707.1 forr a standard Type III Driveway Approach should be used instead of the
Street Intersection detail.
07/29/2015: The access off the culdesac on Corbett Drive needs to be a
driveway approach. This will help distinguish the difference between a public
street and a private drive. Signage, that reads, "Private Drive - Privately
Maintained" will also be required.
Response: Concrete apron has been extended to edge of crosswalk. Requested signage has been added to
utility plans.
Comment Number: 8 Comment Originated: 08/26/2015
08/26/2015: Remove Corbett Drive and Private Drive cross sections from the
Cover Sheet.
Response: Addressed
Comment Number: 9 Comment Originated: 08/26/2015
08/26/2015: Remove the Larimer County signature blocks from the Utility
Plans
Response: Addressed
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Comment Number: 10 Comment Originated: 08/26/2015
08/26/2015: Individual sheets need to match the Sheet Index on the Cover
Sheet.
Response: Addressed
Comment Number: 11 Comment Originated: 08/26/2015
08/26/2015: Individual sheets have inconsistant sheet numbering. Please see
redlines.
Response: Addressed
Comment Number: 12 Comment Originated: 08/26/2015
08/26/2015: Will there be an opening/ramp for the pedestrian/bike access off
of Corbett Drive?
Response: Yes, grading plan shows more detail for bike ramp coming off culdesac.
Comment Number: 13 Comment Originated: 08/26/2015
08/26/2015: Add a sign at the entrance to the driveway that reads: "Private
Maintenance Begins".
Response: Requested signage has been added to utility plans.
Comment Number: 14 Comment Originated: 08/26/2015
08/26/2015: Label all easement widths on the Utility Plan. Also, please ensure
that all easements are shown.
Response: Addressed
Comment Number: 15 Comment Originated: 08/26/2015
08/26/2015: Drainage is shown as flowing to the east side of Corbett
Drive/Private Drive. This end of the street should have catch curb, instead of
spill curb as shown. Will the north end need spill curb instead?
Response: Addressed
Comment Number: 16 Comment Originated: 08/26/2015
08/26/2015: The Pedestrian Easement to be vacated with this plat is shown as
a "Permanant Easement", instead of a Pedestrian Easement. Please adjust the
plat accordingly.
Response: Addressed
Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/16/2015
07/16/2015: Information is needed on the size of the pool building in order to
be able to calculate and determine the TDRF due for the PDP.
Response: The pool building is 4,373 sf. The additional TDR fee for this building was turned in at the
8/12 submittal. The fee was calculated as 4,373 sf X $.25 = $1,093.25.
Department: Environmental Planning
Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com
Topic: Landscape Plans
Comment Number: 3 Comment Originated: 07/28/2015
08/25/2015: I will look for this in the Final Plans.
07/28/2015: We will need to see details for all plant species and seed mixes
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you are planning to use to ensure that City standards are met.
Response: A landscape plan with more detail has been submitted.
Comment Number: 5 Comment Originated: 07/28/2015
08/25/2015: I will look for this in the Final Plans.
07/28/2015: A seed mix that includes native grasses and flowering plants is
recommended for the detention areas, particularly as they convert from retention
to detention in the longer-term. The use of bluegrass turf should be minimized
as much as possible.
Response: All detention ponds were analyzed individually and designed to maximize their value at each
location. The detention pond east of the poolhouse has some turf and can serve as a multi-use field. Many
of the Stormwater Standards and Guidelines recommended plants are used on the upper edges in a mulched
bed to create a more manicured aesthetic. The detention pond to the east of the main building again
features the Stormwater Standards and Guidelines recommended plants in mulch on the upper edges, and a
seed mix towards the bottom. The detention pond in the adjacent property to the east in an interim
landscape condition and is being seeded and temporarily irrigated.
Comment Number: 9 Comment Originated: 08/25/2015
08/25/2015: For the detention areas, use a more naturalized grading pattern
with varied side slopes, undulations, and additional landscaping per the
Landscape Design Standards and Guidelines for Stormwater and Detention
Facilities:
http://www.fcgov.com/utilities/img/site_specific/uploads/Detention_Pond_Lands
caping_Standards.pdf
Response: Ponds have been redesigned in accordance with the City of Fort Collins Landscape design
standards and guidelines for stormwater and detention facilities.
Topic: Lighting Plan
Comment Number: 8 Comment Originated: 08/25/2015
08/25/2015: At the time of Final Plan, details on the light fixtures to be used will
be needed, including information on lumen values, color temperatures, and
other specifications.
Response: Lighting Fixture Schedule has been revised to provide requested information.
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 07/21/2015
07/21/2015:
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
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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
2014 National Electrical Code (NEC) as amended by the State of Colorado
Fort Collins has amendments to most of the codes listed above. See the
fcgov.com web page to view them.
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 stories max: 2012 IECC residential
chapter.
3. Commercial and Multi-family 4 stories and taller: 2012 IECC commercial
chapter.
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 1st floor require minimum sill height of 24”
4. Building code and State statute CRS 9-5 requires project provide accessible
units.
5. Upgraded insulation is required for buildings using electric heat or cooling.
6. Exterior walls and roof must meet a STC (sound resistance) rating of 40 min.
if building located within 1000ft to train tracks.
7. Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) are
required.
8. Special combustion safety requirements for natural draft gas appliances.
9. Low VOC interior finishes.
City of Fort Collins
Building Services
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Plan Review
416-2341
Response: Noted
Department: Light And Power
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/27/2015
08/25/2015: Please show proposed location of the transformer on the utility plan
so coordination with Light & Power can begin on getting primary to the
transformer. Thank you for revising the plat but now the easement has been
reduced. Light & Power will need to install vaults along the East edge of the
property but it looks like the easement ends at the back of walk. We may have
to be under the sidewalk to meet clearance with the water line but we will need
to be able to set some vaults along that edge.
07/27/2015: Power will have to come from Corbett Dr. to feed this
development. Light & Power may want a utility easement provided from the end
of Corbett Dr. North to Kingsley court to provide an electric tie through the site.
Response: Transformer is shown on utility plans. Owner to coordinate with power provider on
easement/vaults. Owner to coordinate with power provider on easements at Corbett
Comment Number: 3 Comment Originated: 07/27/2015
08/25/2015:
07/27/2015: Developer will need to submit a C-1 Form and One-line diagram
to Light & Power Engineering.
Developer will need to coordinate a transformer location within 10' of a paved
surface accessible by a line truck. Please refer to the following link for Electric
Policies, Practices & Procedures.
http://www.fcgov.com/utilities/img/site_specific/uploads/Electric_Construction_
PoliciesPracticesProcedures.pdf
Response: Owner to coordinate with power provider on easements at Corbett
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 4 Comment Originated: 07/25/2015
08/26/2015: POOL CHEMICALS
A preliminary review of pool chemicals has been completed. MSDS sheets with
chemical make-up (rather than product or chemical name) with concentrations
will be required at time of building permit. Contact Assistant Fire Marshal, Ron
Gonzales at 970-416-2864 with any questions.
07/25/2015: POOL CHEMICALS
Pool chemical quantities are under review. – resolved
Response: Noted
Comment Number: 5 Comment Originated: 08/25/2015
08/25/2015: SECURITY GATES
The gate design connecting the private drive to Kingsley Court shall be
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reviewed and approved by the fire marshal no later than at time of building
permit. Code language and gate specifications provided below:
> IFC 503.6: The installation of security gates across a fire apparatus access
road shall be approved by the fire chief. Where security gates are installed, they
shall have an approved means of emergency operation. The security gates and
the emergency operation shall be maintained operational at all times.
2012 IFC D103.5: Gates securing fire apparatus access roads shall comply
with all of the following criteria:
1. The minimum gate width for vehicle access shall be 20 feet.
2. Gates shall be of the swinging or sliding type.
3. Construction of gates shall be of materials that allow manual operation by one
person.
4. Gate components shall be maintained in an operative condition at all times
and replaced or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall
be approved by the fire code official.
6. Manual opening gates shall be locked with Knox Padlock or Know Box
containing the key(s) to the lock installed at the gate location.
7. Gate design and locking device specifications shall be submitted for
approval by the fire code official prior to installation.
8. Electric gate operators, where provided, shall be listed in accordance with
UL 325.
9. Gates intended for automatic operation shall be designed, constructed and
installed to comply with the requirements of ASTM F 2200.
Response: Noted
Comment Number: 6 Comment Originated: 08/25/2015
08/26/2015: HYDRANT LOCATION - UPDATED
If the existing hydrant at the north end of the cul-de-sac on Corbett Drive is being
relocated, then the preceding comment dated 08/25/2015 is considered
resolved. Please show relocated hydrant on future plan sets.
08/25/2015: HYDRANT LOCATION
Fire hydrants to be on 600' centers (Max) in commercial areas. In order to meet
the 600' maximum separation requirement along the private drive extending
north from Corbett Drive, the fire proposed hydrant on the SE corner of the
building needs to be move near the corner, approximately 140' to the east.
Response: Existing Corbett culdesac fire hydrant has been relocated in utility plans. On site hydrant has also
been moved to east.
Comment Number: 7 Comment Originated: 08/25/2015
08/25/2015: FIRE PITS
Fire pits fueled by natural gas are allowed. Wood burning or smoke producing
fire pits are prohibited.
Response: The fire pit is gas.
Department: Stormwater Engineering
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
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Topic: Erosion Control
Comment Number: 1 Comment Originated: 07/21/2015
08/24/2015: Saw response waiting for FDP for Material Submittal.
07/21/2015: The site disturbs more than 10,000 sq-ft, therefore Erosion and
Sediment Control Materials need to be submitted for FDP. The erosion control
requirements are in the Stormwater Design Criteria under the Amendments of
Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials
Submitted does not meet requirements. Please submit; Erosion Control Plan,
Erosion Control Report, and an Escrow / Security Calculation. If you need
clarification concerning this section, or if there are any questions please contact
Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com
Response: See Submitted Erosion Control Report
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 07/29/2015
08/26/2015: Repeat
07/29/2015: Please update the LID table per redlines. Grass buffers are not
counted toward 50% of the impervious area treatment.
Also, the porous pavement requirement is for just the vehicular impervious area.
Response: See Drainage Report for updates.
Comment Number: 3 Comment Originated: 07/29/2015
08/26/2015: Also, please provide an ultimate design for the detention ponds in
the plan set. This will be used to estimate the cost for the conversion of the
ponds and to set the escrow amount.
07/29/2015: In order to ensure that the retention ponds will be temporary, an
escrow will be required to ensure that the conversion to a standard detention
pond is completed in the future. This payment would be required at time of
issuance of the Development Construction Permit.
Response: Final detention pond design added to utility plans.
Comment Number: 4 Comment Originated: 07/29/2015
08/26/2015: At Final Compliance
07/29/2015: Hydraulic modeling is required to ensure the detention ponds will
operate per design for the 100-year storm.
Response: See updated drainage report
Comment Number: 5 Comment Originated: 07/29/2015
08/26/2015: At Final Compliance
07/29/2015: The retention/detention ponds need to meet the requirements of
the Detention Pond Landscaping Standards.
Included in these standards is the requirement of maintenance access.
Retaining walls are not allowed around the entire perimeter.
Response: Addressed
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Construction Drawings
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Comment Number: 10 Comment Originated: 07/29/2015
08/24/2015: There is still text that needs to be masked. Mask all text in hatched
areas. See redlines.
07/29/2015: There is text that needs to be masked. Mask all text in hatched
areas. See redlines.
Response: Addressed
Comment Number: 11 Comment Originated: 07/29/2015
08/24/2015: There are still some issues with sheet numbering. See redlines.
07/29/2015: Some sheets are not numbered according to the plan set. See
redlines.
Response: Addressed
Comment Number: 28 Comment Originated: 08/24/2015
08/24/2015: There is a typo in the Basis Of Bearings statement. See redlines.
Response: Addressed
Comment Number: 29 Comment Originated: 08/24/2015
08/24/2015: There are sheets with misnumbered sheet numbers. See redlines.
Response: Addressed
Topic: Landscape Plans
Comment Number: 15 Comment Originated: 07/29/2015
08/24/2015: There are still line over text issues. See redlines.
07/29/2015: There are line over text issues. See redlines.
Response: Addressed.
Topic: Plat
Comment Number: 19 Comment Originated: 07/29/2015
08/25/2015: Please correct the spelling of Lienholder. Also, add "name" &
"title" where shown. See redlines.
07/29/2015: Are there any Lienholders for this property? If so, please add a
signature block. If not, please add a note stating there are none, and include
response in written comments.
Response: Updated spelling and added Name and Title
Comment Number: 20 Comment Originated: 07/29/2015
08/25/2015: Please add new title commitment information as available.
07/29/2015: Please add new title commitment information as available.
Response: Updated Title not available at this time.
Comment Number: 21 Comment Originated: 07/29/2015
08/25/2015: All reception numbers for documents recorded by separate
document, must be added prior to producing mylars.
07/29/2015: All reception numbers for documents recorded by separate
document, must be added prior to producing mylars.
Response: Document for Access, Drainage, Emergency Access, Pedestrian & Utility Easement not recorded
with the County at this time.
Comment Number: 24 Comment Originated: 07/29/2015
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08/25/2015: This has not been added.
07/29/2015: Please note who the 10' Permanent Easement (Rec.
#20070043894) is dedicated to. If the grantee is not the CIty, they will need to
sign the Plat. See redlines.
Response: Easement is dedicated to the City and plat text has been clarified.
Comment Number: 30 Comment Originated: 08/25/2015
08/25/2015: Please add "name" & "title" to the Owner signature block where
shown. See redlines.
Response: Updated text Block
Comment Number: 31 Comment Originated: 08/25/2015
08/25/2015: Please revise the Basis Of Bearings statement as shown. See
redlines.
Response: Updated statement to reflect found monumentation and reference to plat.
Comment Number: 32 Comment Originated: 08/25/2015
08/25/2015: Please label found monuments as shown. See redlines.
Response: Corrected
Comment Number: 33 Comment Originated: 08/25/2015
08/25/2015: Reception numbers are not necessary for surrounding
developments, but please revise as shown if you choose to leave on. See
redlines.
Response: Updated text to reflect Rec. numbers for surrounding developments where available.
Comment Number: 34 Comment Originated: 08/25/2015
08/25/2015: If you are accepting the found monument for the northeast corner,
please show measured and record courses for the north & east lines of the
subdivision. If not, you will need to set another monument and explain why you
chose to reject the found monument. See redlines.
Response: Did not accept monument found due to surrounding evidence suggesting said monument not
being in the correct position. Set new monument in calculated position.
Comment Number: 35 Comment Originated: 08/25/2015
08/25/2015: Please make other changes as marked. If changes are not made
or you disagree, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter.
Response: Updated as marked
Topic: Site Plan
Comment Number: 25 Comment Originated: 07/29/2015
08/24/2015: The main title still needs to be changed. See redlines.
07/29/2015: Please change the title to Affinity Subdivision as marked. See
redlines.
Response: Addressed.
Comment Number: 26 Comment Originated: 07/29/2015
08/24/2015: There are still line over text issues. See redlines.
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07/29/2015: There are line over text issues. See redlines.
Response: Addressed.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com
Topic: General
Comment Number: 3 Comment Originated: 08/25/2015
08/25/2015: What is the purpose of the 4 ft half circle walk on the north end?
Response: Since the grade gets a little steep on the fire lane in this area, the half circle walk provides an
accessible route that doesn’t require a railing.
Comment Number: 4 Comment Originated: 08/25/2015
08/25/2015: Is there a ramp from the Cul-de-Sac onto the trail? I can't quite tell
from the plans.
Response: Yes, see grading plan for clarification.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 07/20/2015
07/20/2015: 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
Response: Noted.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 08/26/2015
08/26/2015: Please label all thrust blocks, bends, meter, etc. on the Utility Plan.
Response: Addressed
Comment Number: 3 Comment Originated: 08/26/2015
08/26/2015: Please relocate the water meter to the landscape area north of the
sidewalk. The curb stop can still be located in the parkway, even though this is
not per the detail.
Response: Addressed
Comment Number: 4 Comment Originated: 08/26/2015
08/26/2015: The north-south sewer extension will be a public main, not a
service.
Response: Addressed
Comment Number: 5 Comment Originated: 08/26/2015
08/26/2015: At the service location into the building, there could be several
utility conflicts. Profiles may be required to verify proper clearances. This would
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include the sanitary sewer, the storm sewer and the water main.
Response: Addressed