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Home My WebLink AboutKECHTER FARM MIXED-USE TOWNHOMES - FDP210021 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS 1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview May 28, 2021 Alex Garvert Ripley Design Inc 419 Canyon Ave Suite 200 Fort Collins, CO 80521 RE: Kechter Farm Mixed-Use Townhomes, PDP210006, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Kechter Farm Mixed -Use Townhomes. If you have questions about any comments, you may contact the individual commenter or direct your quest ions through your Development Review Coordinator, Tenae Beane via phone at 970 -224-6119 or via email at tbeane@fcgov.com. Black Timber: Northern Engineering: Ripley Design: Comment Summary: Department: Development Review Coordinator Contact: Tenae Beane, 970-224-6119, tbeane@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/13/2021 04/13/2021: INFORMATION: 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! Ripley Design: Thank you Tenae. 2 Comment Number: 2 Comment Originated: 04/13/2021 04/13/2021: INFORMATION: As part of your resubmittal 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, avoiding responses like noted or acknowledged. Ripley Design: The responses to these comments will be included in our next submittal with the requirements stated above. Comment Number: 3 Comment Originated: 04/13/2021 04/13/2021: INFORMATION: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_504 S Whitcomb_PDP_Rd2.pdf Ripley Design: We will follow the ESR and file naming req uirements mentioned above. Comment Number: 4 Comment Originated: 04/13/2021 04/13/2021: INFORMATION: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to resubmit your plans, please notify me advanced notice as possible. Ripley Design: We will notify you when we are planning on resubmitting for FDP. Comment Number: 5 Comment Originated: 04/13/2021 04/13/2021: INFORMATION: Temporary Service Changes - City of Fort Collins Development Review In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the quality and timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes. Beginning Monday April 12 May 10th one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Ripley Design: Thank you. 3 Comment Number: 6 Comment Originated: 04/13/2021 04/13/2021: The proposed development project is subject to a Type 1 Review. The decision maker for your project will be an Administrative Hearing Officer at a public hearing. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. Ripley Design: Thank you for the coordination of the Public Hearing. We look forward to presenting to the Administrative hearing officer and neighbors. Comment Number: 7 Comment Originated: 04/13/2021 04/13/2021: FOR HEARING: All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff would need to be in agreement the project is ready for Hearing approximately 3 5 weeks prior to the hearing. Ripley Design: Thank you. Comment Number: 8 Comment Originated: 04/13/2021 04/13/2021: FOR HEARING: I am letting you know that your quasi judicial item will be heard remotely and that there is the option to hold off until an in person hearing can be conducted. Any person or applicant seeking a quasi judicial decision from City Council, a City board or commission or an administrative hearing officer under the City Code or the City's Land Use Code, shall be notified in writing or by email of the intention to conduct a Quasi Judicial Hearing using Remote Technology. Such person or applicant shall be entitled to request that the Quasi Judicial Hearing be delayed until such time as the Hearing can be conducted in person. Ripley Design: Noted, thank you. Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 8 Comment Originated: 05/25/2021 05/25/2021: FOR HEARING: Thank you for the explanation of the mixed use building. Staff confirms that this is not a mixed-use building, but rather is a residence with space for a home occupation. There should not be a door into the dwelling unit and it should have separate utilities. This space should operate independent and be its own separate unit, with its own occupancy and Certificate of Occupancy. The site plan should be updated to include a sidewalk connection. There are probably some building code upgrades to separating the spaces as well, such as fire sprinkler system and fire rating between the spaces. I will share this comment with the building plan reviewer to help you get the complete/accurate answer in that regard. 4 This was a very early, specific direction in the initial staff findings that enabled a townhome development to be considered in this Kechter Farm Neighborhood Center location. Ripley Design: Modification has been updated for Hearing presentation. Comment Number: 9 Comment Originated: 05/28/2021 05/28/2021: FOR HEARING: Thank you for the modification request for the placement of the southern units along a walkway that crosses the driveway. A staff report will clarify that the modification semantics actually are that the units are not located along a 'major walkway spine' as defined. Very minor semantic point and you don't need to revise the request unless you would like to get the semantics correct. I will follow up and ask whether the walkway material can cross the driveway material, and whether the walkway can be at continuous grade across the drive, maybe with chases at the gutters. Ripley Design: Modification has been updated for Hearing Presentation. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 04/09/2021 05/19/2021: FOR FINAL - UPDATED: There is still concerns with the constructability with this storm sewer without affecting the property to the south. If this alignment were to be used, an of f-site temporary construction easement would most likely be required. Northern Engineering: 6’ of separation has been provided between the storm lines centerline and the property boundary 04/09/2021: FOR HEARING: The storm sewer along the southern property boundary is too close to the property line for construction and maintenance reasons. Please provide at least 6 feet of separation from the center of pipe to property line. Northern Engineering: 6’ of separation has been provided between the storm lines centerline and the property boundary Comment Number: 3 Comment Originated: 04/09/2021 05/19/2021: FOR FINAL - UPDATED: Please also edit paragraph G. Northern Engineering: the paragraph has been edited to reflect that the water quality treatment has been provided at Fossil Creek Reservoir 04/09/2021: FOR HEARING: Please edit the text in the drainage Report to read this site will receive 100% 5 LID treatment with the rain gardens that currently exit, not the level spreaders. Northern Engineering: the paragraph has been edited Comment Number: 4 Comment Originated: 04/09/2021 05/19/2021: FOR HEARING - UPDATED: The southern storm sewer's location would still need to be in a Tract. Northern Engineering: The Southern Storm line has been added to Tract A 04/09/2021: FOR HEARING: The storm sewers and any other drainage conveyance elements need to be located in Tracts, not on individual lots. Northern Engineering: Tract and lot lines have been updated around the private storm lines where possible. Comment Number: 5 Comment Originated: 04/09/2021 05/19/2021: FOR FINAL - UPDATED: The proposed far western parkway tree along Trilby Road is too close to the existing storm sewer. Ripley Design: The proposed tree referred to above has been moved at least 10’ off the existing storm sewer. 04/09/2021: FOR HEARING: There a a couple locations where trees are too close to storm sewers. Please provide 10 feet separation for shade trees and 6 feet of separation for ornamental trees from any storm sewer. Ripley Design: Trees have been adjusted to provide the required 10’ separation to s torm sewer utilities. Department: Light And Power Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com Topic: General Comment Number: 4 Comment Originated: 04/13/2021 05/25/2021: FOR HEARING: Please see redlines for a conflict between the private streetlight and storm sewer at the eastern entrance. Northern Engineering: We have met with Cody and resolved his for hearing concerns to his satisfaction. 04/13/2021: FOR HEARING: Thank you for providing the private alley lighting. Please see redlines for some utility conflicts and please coordinate with the Landscape Plans to avoid planting conflicts. Ripley Design: We have coordinated with Northern Engineering with lighting placement to avoid utility conflicts with the landscape. Comment Number: 5 Comment Originated: 04/13/2021 05/25/2021: FOR HEARING: 6 Due to the median within East Trilby Road, one streetlight will need to be added on the south side of Trilby Road to fully illuminate the travel lane. Please see redlines for this location Ripley Design: We have added a street light to the south side of Trilby and have it called out on the Site and Landscape plans. . 04/13/2021: FOR HEARING: Streetlights will need to be installed along Ziegler Road. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement with Light & Power. A link to the City of Fort Collins street lighting requirements can be found below: https://www.larimer.org/sites/default/files/ch15_2007.pdf Please show these locations of the Utility and Landscape Plans. Ripley Design: We have added the street light to the location called out on L & P redlines to Ziegler road and are called out on the Site and Landscape plans with the required 40’ street tree separation. Northern Engineering: Streetlights have been added along Zeigler Road and are called out in the Overall utility plan. Comment Number: 6 Comment Originated: 04/13/2021 05/25/2021: FOR HEARING: Please see redlines for the electrical primary routing and work w ith me directly to place all of the transformer pads and electric vaults. Northern Engineering: We have meet with Cody and resolved his for hearing concerns to his satisfaction. 04/13/2021: FOR HEARING: Some of the transformers shown on the plans are located within landscape areas that is not accessible by our service vehicles. Transformers must b e placed within 10 ft 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. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Northern Engineering: Transformer locations have been updated to meet thee 10 ft, and 3 ft requirements Comment Number: 7 Comment Originated: 04/13/2021 04/13/2021: FOR FINAL: Please shows the meter location(s) for the private alley lighting. Northern Engineering: A meter for the private alley lighting has been added an is called out in the Overall Utility Plan Comment Number: 8 Comment Originated: 04/13/2021 04/13/2021: FOR FINAL: This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Residential units will need to be individually metered. Please gang the electric 7 meters on one side of the building, opposite of the gas meters. 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/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Northern Engineering: Meter locations have been added to the overall utility plan and are clustered opposite the gas meters. Comment Number: 9 Comment Originated: 04/13/2021 04/13/2021: FOR FINAL: A Customer Owned Service Information Form (C-1 Form) will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 Form is below: https://www.fcgov.com/utilities/img/site_specific/uploads/c -1_form.pdf?159767 7310 Northern Engineering: Will coordinate with owner to insure completion of form C1. Comment Number: 12 Comment Originated: 04/13/2021 04/13/2021: FOR INFORMATION: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Black Timber: Understood, thank you. Department: Forestry Contact: Nils Saha, nsaha@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/13/2021 5/24/2021: FOR HEARING - UPDATED Please see the following notes: 1. Tree #39 is shown as to be transplanted in the tree mitigation table. The symbol on page #9 shows it to be a removal. Please update. 2. Tree #13: It does not appear there are any utility conflicts, and the tree can be protected in place. Please indicate as such in the inventory table. Ripley Design: The tree mitigation sheet has been updated and the “tree to be removed” symbol has been removed from tree #39 and a note has been added to the sheet and table indicating tree #13 is to be protected in place. 04/13/2021: FOR HEARING Thanks for completing the tree inventory. Pertaining to the tree mitigation plan, please address the following: 1. Please clearly label the trees that are being protected as “to be protected.” 8 Currently, the trees are being protected and transplanted are grouped together. Ripley Design: We’ve added a “tree to be protected” label to the legend and corresponding trees to be protected in place on the plan. 2. For the trees that are under various contingency plans (i.e. potential utility conflict, monitoring condition etc.), we would prefer making a determination prior to hearing whether these should be protected in place, transplanted etc. Depending on the timeline of review and project start date, we recommend having all the trees that are to be transplanted reviewed by Forestry prior to transplanting. Ripley Design: We will coordinate a time with Nils about when we can inspect the trees again before the hearing date. Comment Number: 6 Comment Originated: 05/24/2021 05/24/2021: FOR FINAL Please provide at least 10’ between electric vaults and street trees (please see redlines – two trees along Ziegler are placed 4-6’ from vaults). Ripley Design: Proposed trees have been moved at least 10’ from proposed and existing electric vaults. Comment Number: 7 Comment Originated: 05/24/2021 05/24/2021: FOR FINAL Final tree counts and tree/utility separation to be verified at FDP. Ripley Design: Understood, thank you. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 04/09/2021 04/09/2021: NOT REQUIRED FOR HEARING FOR FDP APPROVAL: FIRE LANE SIGNAGE - Fire lanes to be identified by red curb and/or signage. - Fire lane sign locations or red curbing should be labeled and detailed on final plans. Northern Engineering: Fire Lane signage has been called out in the Paving Plan. Comment Number: 2 Comment Originated: 05/20/2021 05/20/2021: FOR FINAL PLAN Add note to Paving Plan indicating that fire lane is heavy duty and will support 40T loading. Northern Engineering: The notes section of the paving plan has been updated to reflect the need for the pavement sections to support the 40T loading. Department: Engineering Development Review 9 Contact: Dave Betley, 970-221-6573, dbetley@fcgov.com Topic: General Comment Number: 11 Comment Originated: 04/13/2021 04/13/2021: FOR APPROVAL: Please include the site distance triangles on the plan and profile sheet specifically at the driveway intersections at Trilby and Ziegler. Ripley Design: Site triangles have been added to the Landscape and Site plan. Northern Engineering: Site Triangles have been added and are called out in the Paving Plan 5/25/21: For Approval: Information to be added and complaint at FDP. The Engineer needs to be sure that this criteria is met for approval. Northern Engineering: Sight triangles have been added to the Paving Plan and have been verified to be correct. Comment Number: 13 Comment Originated: 04/13/2021 04/13/2021: FOR INFORMATION: Does there need to be a access Easement covering the combined driveways of Lot 1, Block 3, and Lot 5, Block 2 to insure access for Lot 1 Block 3? Northern Engineering: An access easement has been added to the plat and the Site plan 5/25/21: For Approval: The Access easement will need to be added to the plat for approval. Northern Engineering: An access easement has been added to the plat and the Site plan Comment Number: 14 Comment Originated: 04/13/2021 04/13/2021: FOR APPROVAL: Please carry the line work out to the centerline of the adjacent roadways of Trilby and Kechter Lane. Additional right of way may not be needed at this time but the staff still needs to verify. Please establish the line work showing the centerline of the Trilby and Ziegler, and dimension the existing right of way. Northern Engineering: Centerline information has been carried out to the centerlines of Trilby and Kechter 5/25/21: For Approval: Comment does not have compliance and has not been added to the plan. Northern Engineering: Centerline information has been carried out to the centerlines of Trilby and Kechter Comment Number: 17 Comment Originated: 05/25/2021 05/25/2021: For Approval: A public access easement should be added to the plat to encompass the sidewalk that was added at the southern portion of the site. The sidewalk crosses numerous lots and should be included for approval. Northern Engineering: A Public access easement has been added to the plat and encompasses the southern sidewalk 10 Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 2 Comment Originated: 05/19/2021 04/12/2021: FOR FINAL: The recommended right in/right out access onto Trilby will need to be signed as such with a No Left Turn sign in the median for WB, and a Right Turn Only sign below the Stop sign for NB. Northern Engineering: Signage has been added to the paving plan and is called out. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 2 Comment Originated: 05/24/2021 05/24/2021: INFORMATION ONLY: The upland seed mix proposed is acceptable. However, it is different from the prairie mix that was used previously on the site that has proven to be successful. No change is required but it's worth considering. Ripley Design: We will incorporate the prarie seed mix as discussed over email and update the landscape plan to show “Prairie Seed Mix.” Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 04/12/2021 04/12/2021: Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Residential Code (IRC) 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. Please read the residential permit application submittal checklist for complete requirements. 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 11 Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: 2018 IRC chapter 11. INFORMATIONAL ITEMS: · 3ft setback required from property line or provide fire rated walls & openings per chap 3 of the IRC. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. · Attached single-family townhomes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. This fire sprinkler system usually requires a ¾” or 1” water line and meter to meet all P2904 requirements. · New homes must provide EV/PV ready conduit, see local amendment if garages are attached. · Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. 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. Black Timber: Understood, thank you. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 Comment Originated: 04/12/2021 05/24/2021: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Ripley Design: Noted, and thank you. 04/12/2021: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Ripley Design: Noted, and thank you. Topic: Plat 12 Comment Number: 1 Comment Originated: 04/12/2021 05/24/2021: FOR FINAL APPROVAL-UNRESOLVED: The 4/13/21 redlines were not addressed & are included with the redlines again. Please see those redlines & make changes. Northern Engineering: Red lines have been addressed and are attached to submittal 04/12/2021: FOR FINAL APPROVAL: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of w hy corrections were not made. Please provide any responses on redlined sheets and/or in response letter. Northern Engineering: Red lines have been addressed and are attached to submittal Department: Outside Agencies Contact: Nate Ensley, 970-226-3104, developmentreview@fclwd.com, Topic: General Comment Number: 1 Comment Originated: 04/12/2021 05/25/2021: See Attached comments. 04/12/2021: See attached redlines for comments. Northern Engineering: Red lines noted and addressed