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HomeMy WebLinkAboutNORTHFIELD COMMONS - FDP210022 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 8 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 October 1, 2021 Cathy Mathis TB Group 444 Mountain Avenue Berthoud, CO 80513 RE: Northfield Commons, FDP210022, Round Number 1 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: 09/28/2021 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: 09/28/2021 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. Please follow the Electronic Submittal Requirements and File Naming Page 2 of 8 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_REVIEW TYPE_ROUND NO. Example: UTILITY PLANS_MY PROJECT_PDP_RD1.pdf Comment Number: 3 Comment Originated: 09/28/2021 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: 4 Comment Originated: 09/28/2021 FOR FINAL APPROVAL: All "FOR FINAL APPROVAL / FOR APPROVAL" comments need to be addressed and resolved prior to moving forward with the final documents and recording of this project. I will provide a recording checklist and process information when we are closer to this step. Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/24/2021 09/24/2021 FOR APPROVAL: Can sheet LS1 be updated to include the entry feature for the Major Walkway Spine. RESPONSE: Entry feature landscaping has been added to LS1. Comment Number: 2 Comment Originated: 09/24/2021 09/24/2021 FOR APPROVAL: Regarding the fencing around the basketball court, can the court be rotated to reduce the need for fencing or can landscaping (upright juniper, evergreen, ornamental trees?) be added between the street sidewalk and fence to soften public view into the site? RESPONSE: Basketball court has been rotated and landscaping added. Comment Number: 3 Comment Originated: 09/24/2021 09/24/2021: It appears that the landscape plan and site plan have been combined (which is preferred). At time of recording, please make sure that the duplicate landscape plan is not included in the recording package. RESPONSE: Yes, we will separate these sheets. Page 3 of 8 Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/28/2021 09/28/2021: DEVELOPMENT AGREEMENT (DA) Based on internal discussion with City staff regarding the need for a new DA for this project, I'd like to have a meeting with the applicant team and staff to discuss if we need a DA, or if we need to do an amendment, etc. RESPONSE: DA discussions are occurring. Department: Light And Power Contact: Luke Unruh, 9704162724, lunruh@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/27/2021 FOR FINAL APPROVAL: Please show L&P's electric line on the utility plan. I have the design completed. Reach out to me and I will send it to you RESPONSE: L&P electric layout is now shown on the utility plans Comment Number: 2 Comment Originated: 09/27/2021 09/27/2021: FOR FINAL APPROVAL: Please ensure L&P's electric line and transformers are in a utility easement RESPONSE: The easements are shown on the utility plan. If these are acceptable, they will be transferred to the plat prior. Comment Number: 3 Comment Originated: 09/27/2021 09/27/2021: FOR FINAL APPROVAL Please add a note to the utility plan that says, The electric service conduit and conductor shall be installed, owned and maintained by the owner. RESPONSE: Note is added to the utility plan. Comment Number: 4 Comment Originated: 09/27/2021 09/27/2021: FOR FINAL APPOVAL Meter location will need to be coordinated with Light and Power. Please show proposed meter location on the utility plan. 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 RESPONSE: The proposed electrical meter locations per building are included with the Architectural Site Plan. Comment Number: 5 Comment Originated: 09/27/2021 09/27/2021: FOR FINAL APPROVAL: A commercial service information form (C-1 form) and a one-line diagram will need to be completed and submitted to Light & Power Engineering for review. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations RESPONSE: The completed C-1 form, and final one-line diagram will be submitted at the time of building permit submittal after the final Construction Documents have been completed. Department: Stormwater Engineering Page 4 of 8 Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 3 Comment Originated: 09/28/2021 09/28/2021: FOR FINAL APPROVAL: Please see redlines. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so. RESPONSE: Redlines address. Please see responses. Department: Stormwater Engineering – Erosion and Sediment Control Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 09/23/2021 09/23/2021: For Final: Please address redline associated with the erosion control plans and escrow calculations for next review. RESPONSE: Comments addressed Comment Number: 2 Comment Originated: 09/23/2021 09/23/2021: For Final: 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 11 lots, 6.32 acres of disturbance, 3 years 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 $2914. Based on 0 number of porous pavers, 1 number of bioretention/level spreaders, 1 number of extended detention basins, and 0 number of underground treatments, results in an estimate of the Stormwater LID/WQ Inspection fee to be $565. 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. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. RESPONSE: Your assumptions are correct with exception to the extended detention basin (EDB). The EBD is being constructed with Northfield Phase 1 and should be covered by the associated fees. Page 5 of 8 Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/28/2021 09/28/2021: FOR FINAL APPROVAL: Please see redlines on plat, landscape plans, and utility plans regarding: separate water/sewer services are needed for each use in the -mixed use- clubhouse building - sewer main cover around Steeley Dr, and - showing sewer services and impacts to water main/services. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so. RESPONSE: Comments addressed. Please see responses. Comment Number: 2 Comment Originated: 09/28/2021 09/28/2021: FOR FINAL APPROVAL: The water services and meters for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. RESPONSE: The water meter justification for all of the buildings has been completed and is included with this 2nd FDP Submittal. Comment Number: 3 Comment Originated: 09/28/2021 09/28/2021: INFORMATION: Starting Jan 1, 2022, all non-residential and multifamily developments will be required to have a separate irrigation tap and meet update water supply requirements. Staff encourages developments to take these upcoming requirements into consideration now. Specific information can be found at fcgov.com/wsr-update. For this project, it appears separate irrigation service(s)/meter(s) will be required, and I encourage you to add these to the plans prior to approval. RESPONSE: The number of irrigation taps are still being negotiated with the City. Comment Number: 4 Comment Originated: 09/28/2021 09/28/2021: INFORMATION: Please note that all City construction detail drawings are to be used in their original, unaltered state. ANY modification(s) must be clearly distinguished and all City logos/identifiers must be removed from the modified detail. Detail drawings can be found in both .pdf and .dwg formats through the links to “Construction Drawings” on www.fcgov.com/utility-development. Comment Number: 5 Comment Originated: 09/28/2021 09/28/2021: INFORMATION: Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26-306 Wastewater Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970)221-6900, to discuss these requirements and how they apply to this development. Page 6 of 8 Comment Number: 6 Comment Originated: 09/29/2021 09/29/2021: DEVELOPMENT AGREEMENT: Please include me in the conversation to make updates to the existing, or establish a new, development agreement for the project. RESPONSE: Acknowledged. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 09/24/2021 09/24/2021: FOR FINAL APPROVAL: There are still errors and confusion persisting in the delineation, labelling, and allowable landscaping within the NHBZ. Please contact me to resolve these issues. To resolve: -The line work on the landscape plan indicates that you are seeding within the banks of the ditch; this should not be. -No non-native turf is allowed within the NHBZ; landscape plan indicates that there is. -It still seems that there are sidewalks and similar within the NHBZ. RESPONSE: NHBZ hatch and corresponding legend has been revised. Comment Number: 2 Comment Originated: 09/24/2021 09/24/2021: FOR FINAL APPROVAL: Please remove Native Grass Seed Mix Note #1. Specific seed companies should not be required, the seed mix simply needs to meet the required specifications. RESPONSE: Note #1 has been removed. Comment Number: 3 Comment Originated: 09/24/2021 09/24/2021: FOR FINAL APPROVAL: 'Native Grass Seed Mix' notes and 'Native Seed Mix Notes' need to be combined or simply go with one set. Having two is unnecessary and confusing. RESPONSE: Native Seed Notes have been combined to one set. Comment Number: 4 Comment Originated: 09/24/2021 09/24/2021: FOR FINAL APPROVAL: Replace Tree Protection Note #9 with the following: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." RESPONSE: Tree Note #9 revised. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Page 7 of 8 Topic: General Comment Number: 1 Comment Originated: 09/24/2021 09/24/2021: PFA has no comments for the FDP at this time. Department: Internal Services Contact: Katy Hand, , khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 09/28/2021 09/28/2021: FOR BUILDING PERMIT: 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 (enclosed) per 1023 of IBC. RESPONSE: The exist stair is designed to be a 1-hour enclosure. Comment Number: 2 Comment Originated: 09/28/2021 09/28/2021: FOR BUILDING PERMIT: Please visit our website for current adopted codes, local amendments and submittal requirements. https://www.fcgov.com/building/application.php https://www.fcgov.com/building/codes.php https://www.fcgov.com/building/energycode Comment Number: 3 Comment Originated: 09/28/2021 09/28/2021: INFORMATIONAL: 10% of all parking spaces must be EV ready (conduit in place) including accessible spaces. Coordinate underground work accordingly. Comment Number: 3 Comment Originated: 09/28/2021 09/28/2021: INFORMATIONAL: Accessibility is required per IBC, ICC-A117.1 and state law CRS 9-5 Comment Number: 4 Comment Originated: 09/28/2021 09/28/2021: INFORMATIONAL: A City licensed commercial general contractor is required to construct any new multi-family structure. Comment Number: 5 Comment Originated: 09/28/2021 09/28/2021: INFORMATIONAL: City of Fort Collins amendments to the 2018 IBC require a full NFPA-13 sprinkler system in multifamily buildings. Coordinate fire line/water service accordingly. Comment Number: 6 Comment Originated: 09/28/2021 09/28/2021: Building Permit Pre-Submittal Meeting: Please work with your review coordinator to 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. This should be scheduled when architectural drawings are at least 50% complete. Be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, egress, accessibility and energy compliance. Page 8 of 8 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 2 Comment Originated: 09/27/2021 09/27/2021: FOR FINAL APPROVAL: Please revise the Benchmark Statement as marked. See redlines. RESPONSE: Revised Comment Number: 3 Comment Originated: 09/27/2021 09/27/2021: FOR FINAL APPROVAL: There are line over text issues. See redlines. RESPONSE: Corrected Comment Number: 4 Comment Originated: 09/27/2021 09/27/2021: FOR FINAL APPROVAL: There are sheet numbering issues. See redlines. RESPONSE: Corrected Topic: Plat Comment Number: 1 Comment Originated: 09/27/2021 09/27/2021: 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 RESPONSE: Comments addressed Department: Outside Agencies Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com Topic: General Comment Number: 2 Comment Originated: 09/28/2021 09/28/2021: FOR APPROVAL The plat needs another signature block in addition to DFC Northfield LLC, Please add signatures for NORTHFIELD LAND LLC per a 2021 sale deed. Thank you, Megan Harrity Subdivision Supervisor Larimer County Office of the Assessor 970-498-7065 RESPONSE: Signers added.