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HomeMy WebLinkAboutNORTHFIELD COMMONS - FDP210022 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 11 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 July 16, 2021 Cathy Mathis TB Group 444 Mountain Avenue Berthoud, CO 80513 RE: Northfield Commons, MJA210001, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Northfield Commons. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/14/2021 INFORMATION: I will be your primary point of contact throughout the development review and permitting processes. 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. To best serve you, please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Comment Number: 2 Comment Originated: 07/14/2021 INFORMATION: As part of your Final Plan submittal, you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoiding responses like noted or acknowledged. Page 2 of 11 Comment Number: 3 Comment Originated: 07/14/2021 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. Files are to be named PLAN NAME_PROJECT NAME_REVIEWTYPE_ROUND NO. Example: UTILITY PLANS_MY PROJECT_PDP_RD1.pdf Comment Number: 4 Comment Originated: 07/14/2021 INFORMATION: Submittals 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. Comment Number: 5 Comment Originated: 07/14/2021 INFORMATION: Temporary Service Changes - City of Fort Collins Development Review To best provide thorough reviews and give 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 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 level adjustments. Currently, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Lengths of subsequent rounds of review will be considered after each round of review. Also, Completeness Checks will be performed on all initial and Round 2 submittals during this time. Please reach out with any questions or concerns. Comment Number: 6 Comment Originated: 07/14/2021 FOR HEARING: All "FOR HEARING" comments need to be addressed and resolved prior to moving forward to hearing for this project. Staff has agreed to tentatively place your project on the August Planning & Zoning Commission Hearing Agenda. Kai and Scott have agreed to reviewing responses to their comments without a formal round of review. Please work with them directly to insure comments are addressed sufficiently, and include me on all correspondence. Thank you. Final materials for the hearing are due from the applicant no later than July 27, 2021 for this project to be included on the August Planning & Zoning Commission Agenda. Comment Number: 7 Comment Originated: 07/14/2021 PRIOR TO FINAL PLAN SUBMITTAL: Multi-Family projects are required to have a Pre-submittal Building Code Review Meeting prior to Final Plan submittal. Please reach out to me to schedule this meeting as soon as possible. Thank you. Page 3 of 11 Comment Number: 8 Comment Originated: 07/14/2021 PRIOR TO FINAL PLAN SUBMITTAL: It has been suggested that a focus meeting be held, prior to Final Plan submittal, to collaborate on utility separation conflicts shown on the current plans. Please reach out to me to coordinate this meeting. Thank you. RESPONSE: I believe that utility issues have been resolved but please let us know if we overlooked a certain concern. Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 12 Comment Originated: 07/13/2021 07/13/2021: FOR HEARING Please provide a low screen fence (around 3 ft) for all a/c condensers around the site. Add details to site plan that include an elevation view of fence. RESPONSE: Condenser screen detail is shown on Sheet PLB-01. Comment Number: 13 Comment Originated: 07/13/2021 07/13/2021: FOR HEARING It appears that fencing was added around the basketball court. What will this fencing look like? Is there any way to rotate the court 90 degrees and eliminate the fencing? RESPONSE: The fencing layout and direction is totally flexible. Comment Number: 14 Comment Originated: 07/13/2021 07/13/2021: FOR HEARING Please add a detail sheet that provides standard details and specifications for benches, bike racks, tot-lot equipment, stairs and railings around the site, entry feature for the Major Walkway Spine, signage, picnic structure, tables, street crossing pavement details, and grills. RESPONSE: Detail sheet has been included. Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/17/2021 07/13/2021: DEVELOPMENT AGREEMENT (DA) Thank you for submitting the DA information form. I will work with City review staff to compile the DA language and get a draft prepared. Typically this happens in the FDP process. 05/17/2021: DEVELOPMENT AGREEMENT (DA) A DA will be required for this project. A DA exists for this site, since it was included as a phase of the Northfield project, but the City would like to enter into a separate one that is for this site specifically. Please complete the DA information form (provided with the redlines/comments) and submit to Engineering as soon as possible. I will not be able to complete the draft agreement until I have that information. RESPONSE: Acknowledged. Comment Number: 5 Comment Originated: 07/13/2021 Page 4 of 11 07/13/2021: FOR HEARING Engineering is ready to go to hearing. We do need to continue to coordinate (applicant, Engineering, Utilities and Planning) regarding the steps between Suniga and the site and the proposed waterline(s). I would recommend that we have some discussion prior to submitting your FDP to try and get a solution worked out. RESPONSE: Working w/ Dan Mogen, we adjusted the steps so that they are 10’ one side of the waterline off of Suniga Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/07/2021 07/07/2021: FOR INFORMATION: The Traffic Memo has been received, reviewed and general conclusions are accepted. RESPONSE: Acknowledged, Thank you Department: Stormwater Engineering – Erosion and Sediment Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 07/08/2021 07/08/2021: FOR FINAL: At Final, please provide a revised Erosion and Sediment Control Plan and report and escrow calculations per City stormwater criteria based on the revised plans for this development. INFORMATION ONLY: The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active and the Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the proposed site construction associated with this project we are assuming 1 lots 6.32 acres of disturbance, 1 year from demo through build out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $1,301.44 Based on one bioretention/rain garden and one extended detention basins, the estimate of the Stormwater LID/WQ Inspection fee is $ 565.00 Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. Page 5 of 11 These fees will need to be paid prior to the issuance of a Development Construction Permit for this site. RESPONSE: Acknowledged. EC plan and report is included. Department: Stormwater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 6 Comment Originated: 07/09/2021 07/09/2021: FOR FINAL: There are no comments at this time. Please update plans and drainage report with final level details. RESPONSE: Plans and report have been updated. Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/18/2021 07/02/2021: FOR FINAL - UPDATED: Thank you for the provided updates and improved access and separations. There are more limited concerns that remain. Water - Stairs cannot be allowed in the utility easement for the western water connection crossing Suniga. Additional coordination with Utilities and Planning is needed for this area. Please contact the review coordinator to set up a meeting. Please see redlines for additional information. 05/18/2021: It is important to ensure proper access for maintenance and operations, and there are concerns with two notable locations on this site. For water, the proposed connection to the main at the west end of the site parallels Suniga and creates issues with access as well as landscaping separations. Is it possible to realign the proposed emergency access easement and water main to eliminate this parallel stretch and eliminate this conflicts? For sewer, access is needed to the proposed manhole at the southeast corner of the property. It appears site and landscaping design will need to be coordinated to enable needed access. Please see redlines for additional information. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting to discuss. RESPONSE: The stairs have been adjusted to be 10’ one side of the waterline alignment. Comment Number: 2 Comment Originated: 05/18/2021 07/02/2021: FOR FINAL - UPDATED: Thank you for the updates and improved separations. There are two locations of concern remaining. Please provide additional separation around the hydrant on the western landscape island. Any additional separation from the sewer main at the southeast corner of the site would be appreciated and would help reduce impacts to landscaping during maintenance activities. 05/18/2021: It does not appear adequate landscape separations are proposed in all locations on site. Please review to ensure adequate separation and clear Page 6 of 11 space is provided around hydrants, water meters, and other water appurtenances as well as sewer mains and manholes. It does not appear sewer services are shown currently. Please ensure to preserve space for these services as well. Note: No trees shall be planted within 10’ of water and sewer mains or within 6’ of service lines. No shrubs shall be planted within 4’ of water and sewer mains or service lines. Comment Number: 3 Comment Originated: 07/09/2021 07/09/2021: FOR FINAL: Please update the plat to match the easement widths shown on the utility plans. RESPONSE: Plat has been updated. Comment Number: 4 Comment Originated: 07/09/2021 07/09/2021: FOR FINAL: Please see redlines for additional revisions and final level details. RESPONSE: Comments have been addressed. Department: Light And Power Contact: Luke Unruh, 9704162724, lunruh@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/18/2021 05/18/2021: INFORMATION ONLY: Transformer locations need to be shown on the utility plan. Transformer locations will need to be coordinated with me. Transformers must be shown on the plans on the first round of FDP. Transformers must be placed within 10ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. RESPONSE: Transformers are shown. Comment Number: 2 Comment Originated: 05/18/2021 INFORMATION ONLY: 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 development charges and fees: http://www.fcgov.com/utilities/business/builders-and-developers RESPONSE: Acknowledged. Please let us know if any additional information is needed beyond what has been provided. Comment Number: 3 Comment Originated: 05/18/2021 FOR FINAL APPROVAL: Please provide a C-1 form and a one-line diagram for each building so I can determine the transformers needed for the development. You can find the C-1 form at: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf RESPONSE: I believe these were provided but please let us know if any additional info is needed. Comment Number: 4 Comment Originated: 05/18/2021 05/18/2021: INFORMATION ONLY: Since the electric infrastructure will be installed in a few weeks along Suniga, I recommend early coordination of power requirements. This could save the development from system modification charges. Please contact me at your earliest convenience to discuss. Page 7 of 11 RESPONSE: I believe this has all been coordinated but please let us know if any additional info is needed. Comment Number: 7 Comment Originated: 07/12/2021 FOR FINAL APPROVAL: Please see the redlines and show all electric infrastructure - Electric lines, transformers, vaults, services and meter locations on the utility plan. Please add a note on the utility plan that states: All electric services shall be owned, installed and maintained by the owner. The transformers symbol shown is not to scale. Actual transformer pad size is 55" x 48". Please draw actual transformer pad size and show transformer on the site plan & utility plan. Please offset pad two feet from sidewalk. Please verify all electric facilities are in a utility easement RESPONSE: Elec infrastructure is shown. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/17/2021 05/17/2021: (REPEAT) FOR APPROVAL: Please keep me abreast of what commitments are worked out between this project and the Northfield project regarding the NHBZ and the regional trail. Environmental Planning's comments and requirements will vary greatly depending on whether or not this project is responsible for establishing the NHBZ and trail. If this project is responsible for the NHBZ then requirements will include a restoration and weed management plan, natural resources language in the development agreement, a security deposit, etc. Comment Number: 7 Comment Originated: 07/13/2021 07/13/2021: FOR APPROVAL: There seems to be some confusion regarding the NHBZ. No hatching differentiation is needed between the 'Existing NHBZ Area That is Permanently Disturbed' (orange hatching) and 'Proposed Mitigated and Enhanced NHBZ Area' (purple hatching). It is all one Natural Habitat Buffer Zone. If part of the original NHBZ as delineated by a 50-ft buffer from the ditch top of bank is impacted, then that square footage can be made up elsewhere on site, as the purple hatching appears to be doing. RESPONSE: As discussed, the linework now reads better and has been cleaned up. Comment Number: 8 Comment Originated: 07/13/2021 07/13/2021: FOR APPROVAL: Please adjust the NHBZ hatching to exclude all developed areas. No buildings, hardscape, or non-native turf is permitted in NHBZs. RESPONSE: NHBZ hatch has been revised. Comment Number: 9 Comment Originated: 07/13/2021 07/13/2021: FOR APPROVAL: NHBZ calculations need to be amended once the NHBZ perimeter is properly delineated. 1) The square footage needs to be updated, and 2) minimum buffer distance needs to be corrected since there is some intrusion by the northwestern-most building, sidewalk, and landscaping. RESPONSE: As discussed, the linework now reads better and has been cleaned up. Comment Number: 10 Comment Originated: 07/13/2021 Page 8 of 11 07/13/2021: FOR APPROVAL: There are at least two more non-native tree species indicated for planting on the landscape plan - American linden (Tilia americana) and bur oak (Quercus macrocarpa). Please ensure that all species, trees or otherwise, planted in the NHBZ are native. The City's new vegetation database (fcgov.com/vegetation) can assist with this task. RESPONSE: Tree species have been revised to native. Comment Number: 11 Comment Originated: 07/13/2021 07/13/2021: FOR APPROVAL: The photometrics will need further adjusting to exclude all light spillage to the NHBZ if the southwestern portion of the site is included as NHBZ. RESPONSE: Photometrics plan has been adjusted. Light does not currently encroach into the NHBZ. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com Topic: General Comment Number: 10 Comment Originated: 05/17/2021 6/28/2021: INFORMATION ONLY Forestry accepts the design layout of shade trees roughly 8-ft from the main line. I will coordinate with Dan Mogen, Stormwater, Water, Wastewater, to see if he has any concerns. I think it is important to keep canopy shade trees along this boundary to improve canopy cover and landscape buffering. RESPONSE: Acknowledged. 5/17/2021: FOR FINAL APPROVAL Please review Forestry redlines – several tree/utility conflicts are noted. Please revise for next round. Utility/Tree Separation: 10’ between trees and electric utilities, transformers, public water, sanitary, and storm sewer main lines 4’ between trees and gas lines Comment Number: 11 Comment Originated: 06/28/2021 6/28/2021: FOR FINAL APPROVAL Please do not propose Prairiefire Crabapple on the plans as they are highly susceptible to fire blight. Please use another Crabapple or ornamental tree variety, such as Thunderchild Crabapple or Hotwings Maple. RESPONSE: Tree species have been changed. Comment Number: 12 Comment Originated: 06/28/2021 6/28/2021: FOR FINAL APPROVAL Please do not propose Lindens as parking lot island trees or along Suniga Road. RESPONSE: Tree species have been changed. Comment Number: 13 Comment Originated: 06/28/2021 6/28/2021: FOR FINAL APPROVAL Please include street names on the landscape plans. RESPONSE: Street names added. Comment Number: 14 Comment Originated: 06/28/2021 6/28/2021: FOR FINAL APPROVAL Page 9 of 11 For reference, please cloud in approximate locations of off-site trees and label them as off-site and to remain. This information should be shown on both the site/landscape and utility plans. In addition, please include the Tree Protection Notes on the Landscape and Utility Plans. RESPONSE: Tree Protection Notes have been added. Comment Number: 15 Comment Originated: 06/28/2021 6/28/2021: FOR FINAL APPROVAL There are a few locations where additional trees can be added. Please review Forestry redlines and let me know if there are concerns/conflicts with these locations. RESPONSE: Trees have been added per Forestry comments. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 3 Comment Originated: 05/17/2021 05/17/2021: FOR FINAL ADDRESS POSTING - M-F - LOCAL AMENDMENT - IFC 505.1.7: Address shall be clearly visible on approach from any street, drive or fire lane that accesses the site. Buildings, either individually or part of a multi-building complex, that have fire lanes on sides other than the addressed street side, shall have address numbers on the side of the building fronting the roadway from which it is addressed. Buildings that are addressed on one street, but are accessible from other drives or roads, shall have the address numbers AND STREET NAME on each side that is accessible from another drive or road. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 05/17/2021 05/17/2021: Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) with local amendments 2018 International Residential Code (IRC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): Page 10 of 11 · 140mph (Ultimate) exposure B or Front Range Gust Map published by SEAC. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: · Single family: IRC chapter 11. · Multi-family and Condominiums 3 stories max: 2018 IECC residential chapter. · Commercial and Multi-family 4 stories and taller: 2018 IECC commercial chapter. INFORMATIONAL ITEMS: · 10% of all parking spaces must be EV ready (conduit in place) · Multi-family Residential located within 1000ft of rail tracks, 500 of highway, or 250ft of a 4-lane road must provide exterior wall composite sound transmission of 39 STC min. · R-2 occupancies apartment/condo must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · City of Fort Collins amendments to the 2018 IBC require a full NFPA-13 sprinkler system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where the building is divided by a 2-hour fire barrier with no more than 6 dwelling units on each side). · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. · A City licensed commercial general contractor is required to construct any new multi-family structure. · Attached single-family provide 3ft setback to property line or provide fire rated walls & openings per chap 3 of the IRC. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · Attached single-family townhomes and duplexes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. Determine what water line size will be provided to dwellings so the fire-sprinkler system can be designed. · New homes must provide EV/PV ready conduit, see local amendment. · Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. This requirement includes single family attached homes and accessible path must be provided into the dwelling entrance (no step). Building Permit Pre-Submittal Meeting: Please schedule a pre-submittal meeting for any new commercial or multi-family building with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards. Comment Number: 2 Comment Originated: 07/09/2021 07/09/2021: The third-floor units must meet 125 ft max exit travel distance. This may require the exit stair be a 1-hour rated interior exit stair per 1023 of IBC. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Page 11 of 11 Topic: General Comment Number: 2 Comment Originated: 05/18/2021 07/13/2021: INFORMATION ONLY: Unless required during MJA, a complete review of all plans will be done at FDP. 05/18/2021: INFORMATION ONLY: Unless required during MJA, a complete review of all plans will be done at FDP. Topic: Plat Comment Number: 1 Comment Originated: 05/18/2021 07/13/2021: FOR FINAL APPROVAL: 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. Please provide any responses on redlined sheets and/or in response letter. If you have any specific questions about the redlines, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com 05/18/2021: FOR FINAL APPROVAL: 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. Please provide any responses on redlined sheets and/or in response letter.