HomeMy WebLinkAboutCASTLE RIDGE GROUP HOME - FDP220013 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS
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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 18, 2022
Stephanie Hansen
CraftXStudio, LLC
2536 Romeldale Lane
Fort Collins, CO 80526
RE: Castle Ridge Group Home, FDP220013, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Castle Ridge Group Home. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or
via email at bbethuremharras@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com
Topic: General
Comment Number: 1
09/27/2022: 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!
Response: Understood
Comment Number: 2
09/27/2022: SUBMITTAL:
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. Comments requiring action
should NOT have a response such as noted or acknowledged. You will need to
provide references to specific project plans, pages, reports, or explanations of
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why comments have not been addressed [when applicable].
Response: Understood
Comment Number: 3
09/27/2022: SUBMITTAL:
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_PROJECT NAME_PDP_Rd2.pdf
File type acronyms maybe appropriate to avoid extremely long file names.
Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study.
Reach out to me if you would like a list of suggested names.
*Please disregard any references to paper copies, flash drives, or CDs.
Response: Understood
Comment Number: 4
09/27/2022: SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and
remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be
removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html
Response: Understood, “0” is now the setting
Comment Number: 5
09/27/2022: SUBMITTAL:
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 with as much advanced notice as possible.
Response: Understood
Comment Number: 6
09/27/2022: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Response: Understood
Comment Number: 7
09/27/2022: INFORMATION:
ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00.
Response: Understood
Comment Number: 8
09/27/2022: FOR HEARING:
All "For Hearing" comments need to be addressed and resolved prior to
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moving forward with scheduling the Hearing. Staff will need to agree the project
is ready for Hearing approximately 4 to 8 weeks prior to the hearing.
Response: Understood
Comment Number: 9
09/27/2022: FOR HEARING:
This proposed project is processing as a Type 2 Development Plan. The
decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For
the hearing, we will formally notify surrounding property owners within 800 feet
(excluding public right-of-way and publicly owned open space).
Response: Understood
Department: Planning Services
Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com
Topic: General
Comment Number: 1
10/18/2022 FOR HEARING:
Please see staff redlines which include:
Combining sheets into one plan set and organizing and labeling sheets to be
consistent with the sheet index.
Response: Sheet index has been updated. We will combine plans into one set
Updating the Land Use Table
Response: Plans have been updated
Unifying the line work on the utility plan, site plan, and landscape plan.
Response: Plans have been updated
Removing duplicative notes and details.
Response: Plans have been updated
Updating sheet references.
Response: Sheet reference has been updated
Ensuring parking spaces meet dimensional requirements.
Response: Parking spaces have been updated
Reflecting the newly enclosed porch detail on all sheets.
Response: Plans have been updated
Department: Engineering Development Review
Contact: Tim Dinger, , tdinger@fcgov.com
Topic: General
Comment Number: 1
09/26/2022: FOR HEARING:
Please address minor redlines on the utility plans.
Response: Plans have been updated.
Comment Number: 2
09/26/2022: INFORMATION:
All public sidewalk, driveways and ramps, existing or proposed, adjacent or
within the site, need to meet ADA standards. If they currently do not, they will
need to be reconstructed so that they do meet current ADA standards as a part of this project.
Response: Understood.
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Comment Number: 3
09/26/2022: INFORMATION:
This project is responsible for dedicating any easements that are necessary or
required by the City for this project. If required, the applicant will be required to
submit legal descriptions and exhibits to the City to review as part of this
project. The legal descriptions and exhibits will need to be prepared by a
licensed Colorado Land Surveyor. Please coordinate with Engineering
Development Review staff regarding the easement dedication process.
Additional information on the dedication process can be found at:
http://www.fcgov.com/engineering/devrev.php
Response: Understood
Comment Number: 4
10/17/2022: FOR DEVELOPMENT AGREEMENT:
The Development Agreement information form was not fully completed. The
Developer information section (entity type of organization), and Lender
Information section need to be completed.
There is also no name listed for the "ATTEST" section.
Response: Please see updated sheet.
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Topic: General
Comment Number: 1
10/18/2022: INFORMATION:
We have received, reviewed, and accept the Traffic Memo provided by the
applicant. Based on the estimated trip generation provided, this would not meet
the threshold to require a full Traffic Impact Study according to Chapter 4 of the
Larimer County Urban Area Street Standards. All intersections should continue
to meet the minimum acceptable level of service standards with this project.
Given the neighborhood concerns regarding the first submittal of this project, we
will continue to work with the applicant regarding any other mitigation that might
be needed to address those concerns, or questions regarding the operational plan.
Response: Understood, thank you.
Department: Erosion Control
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 1
09/28/2022: No comment from erosion control as this is still under the threshold.
Please review comments from CDR for pollutant prevention comments otherwise we are good.
INFORMATION ONLY:
No Comment from Erosion Control. Based upon the submitted Planning
Materials it has been determined that this project; will disturb less than 10,000
5
sq. ft., is not proposed to be in a sensitive area, has no steep slopes (greater
than 3H:1V) within or adjacent to the project, and is not part of a larger common
development that will or is under construction. Therefore, no Erosion Control
Material submittal is needed. If this project substantially changes in size or
design where the above criteria now apply, erosion control materials should be
submitted. Though the project at this time requires no erosion control material
submittal, the project still must be swept and maintained to prevent dirt, saw
cuttings, concrete wash, trash debris, landscape materials and other pollutants
from the potential of leaving the site and entering the storm sewer at all times
during the project in accordance with City Code 26-498. If complaint driven or
site observation of the project seem not to prevent the pollutant discharge the
City may require the project to install erosion and sediment control measures.
Nearby inlets that may be impacted by the pollutants, in particular dirt, should be
protected as a good preventative practice and individual lots should be
protected from material escaping onto the sidewalk. If at building permit
issuance any issues arise please email erosion@fcgov.com to help facilitate
getting these permits signed off.
Response: Understood, thank you.
Department: Stormwater Engineering
Contact: Matt Simpson, (970) 416-2754, masimpson@fcgov.com
Topic: General
Comment Number: 2
10/17/2022: FOR INFORMATION ONLY:
I understand that there will be about +144-SF of new impervious area. Please
note that above 350-sf of new impervious area a grading plan will be required.
Above +1000-sf of new impervious area stormwater detention and water quality requirements will apply.
Please contact me or waterutilitieseng@fcgov.com if you anticipate more impervious area.
Response: Understood
Department: Water-Wastewater Engineering
Contact: Matt Simpson, (970) 416-2754, masimpson@fcgov.com
Topic: General
Comment Number: 1
10/17/2022: INFORMATION - Other service district:
This project site is located within the Fort Collins Loveland Water District and
the South Fort Collins Sanitation District for water and sewer service. Please
contact them at (970) 226-3104 for development requirements.
Response: Understood
Department: Light And Power
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
Topic: General
Comment Number: 1
10/18/2022: INFORMATION:
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Thank you for providing the C-1 form stating that you need a 400 amp service to
the building. A 400 amp service will be a customer owned service wire and a
commercial capacity fee for the difference between the existing service and the new service size.
Response: Understood
Comment Number: 2
10/18/2022: INFORMATION:
Please ensure that your new electric gear meets all separation requirements
from the existing gas line, and please check to make sure your CT cabinet and
meter housing will fit in your proposed location.
Response: Understood
Comment Number: 3
10/18/2022: INFORMATION:
Light and Power will need to do some design work to figure out how to provide
a 400 amp service to this project. All system modifications necessary to
accommodate this larger service will be charged to your project.
Response: Understood
Comment Number: 4
10/18/2022: INFORMATION:
All units other than single family detached at 200 amps or less are considered
customer owned service; therefore, the applicant is responsible for installing the
secondary service from the transformer to the meter(s) and will be owned and
maintained by the individual unit owner or building owner.
Response: Understood
Comment Number: 5
10/18/2022: INFORMATION:
You may contact Austin Kreager with project engineering if you have questions.
(970) 224-6152. You may reference Light & Power’s Electric Service
Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar
ds.pdf?1645038437
You may reference our policies, development charge processes, and use our
fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Response: Thank you
Comment Number: 6
10/18/2022: 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 to discuss development fees 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-investment-development-fees
Response: Understood
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
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Comment Number: 1
10/18/2022: FOR PERMIT:
To prevent obstruction of access to the fire hydrant, fire lane signage or red
curb-striping shall installed to prevent parking within 15' of hydrants along
access drives or roadways.
Response: Understood, please see note on plans.
Comment Number: 2
10/18/2022: FOR PERMIT:
FIRE ALARM AND DETECTION SYSTEMS
Fire alarm systems and smoke detection shall be installed as required by IFC
Section 907.2.1 through 907.2.23. and provide occupant notification in
accordance with IFC Section 907.5
GROUP R SPRINKLER SYSTEMS
New Group R buildings above 4 stories or with floor levels 30 feet above fire
department vehicle access shall be provided with NFPA13 fire suppression
systems.
New Group R buildings 4 stories or less or with floor levels 30 feet and below
fire department vehicle access shall be provided with minimum NFPA13R fire
suppression systems and Attic Protection as amended in 903.3.1.2.3
-Exception 1: M-F units with six (6) or fewer dwelling units per building provided
the units are separated by one-hour construction (walls & floors).
-Exception 2: M-F units with seven to twelve (7 - 12) units per building provided
the units are separated by two-hour construction (walls & floors).
FIRE DEPARTMENT HOSE CONNECTION
- IFC 912.2: Fire Department Connections shall be installed in accordance with
NFPA standards. Fire department connections shall be located on the street
side of buildings, fully visible and recognizable from the street or nearest point
of fire department vehicle access. The location of the FDC will be reviewed at
construction and the sprinkler system permit.
An underground fire line permit is required by the Poudre Fire Authority. As per
Colorado state law (8 CRR 1507-11), individuals or companies installing
underground supply lines from public water supplies to fire sprinkler system
risers, standpipes, and other fire protection systems must be registered with the
State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE
SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”.
Permit applications should include a current business name and registration number.
As per DFPC records, currently registered individuals and companies can be found here:
https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor%20Registrations.pdf
Additional information regarding requirements of Colorado state law can be found here:
https://dfpc.colorado.gov/fire-suppression-system-contractors
Response: Understood. Fire sprinklers are proposed.
Comment Number: 3
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10/18/2022: FOR PERMIT:
KEY BOXES REQUIRED
- IFC 506.1 and Poudre Fire Authority Bureau Policy P-13-8.11: Poudre Fire
Authority requires at least one key box ("Knox Box") to be mounted in an
approved, exterior location (or locations) on every new or existing building
equipped with a required fire sprinkler or fire alarm system. The box shall be
positioned 3 to 6 feet above finished floor and within 10 feet of the front door, or
closest door to the fire alarm panel. Exception can be made by the PFA if it is
more logical to have the box located somewhere else on the structure. Knox
Box size, number, and location(s) to be determined at building permit and/or by time of final CO.
All new or existing Knox Boxes must contain the following keys as they apply to the building:
- Exterior Master
- Riser room
- Fire panel
- Elevator key if equipped with an elevator
The number of floors determines the number of sets of keys needed.
Each set will be placed on their own key ring.
- Single story buildings must have 1 of each key
- 2-3 story buildings must have 2 of each key
For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority.
Response: Refer to Knox Box called out on the Site Plan – New on Sheet A-0.1.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 4
10/11/2022: FOR FINAL APPROVAL:
There are text over text issues. See redlines.
Response: Text overlaps have been corrected
Comment Number: 5
10/11/2022: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
Response: Line over text has been corrected
Topic: Construction Drawings
Comment Number: 6
10/11/2022: FOR FINAL APPROVAL:
Please provide the following information for the Benchmark Statement in the
EXACT format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
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BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS
DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION
SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF
FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’.
Response: Plans have been updated
Comment Number: 7
10/11/2022: FOR FINAL APPROVAL:
Sheet 3 is missing from the sheet index. See redlines.
Response: Plans have been updated
Comment Number: 8
10/11/2022: FOR FINAL APPROVAL:
All Benchmark Statements must match on all sheets.
Response: Plans have been updated
Topic: General
Comment Number: 1
10/11/2022: FOR FINAL APPROVAL:
Please separate the Utility Plans set from the Planning set.
Response: Planning department suggested we collate the entire package into one set
Topic: Landscape Plans
Comment Number: 3
10/11/2022: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
Response: Plans have been updated
Topic: Site Plan
Comment Number: 2
10/11/2022: FOR FINAL APPROVAL:
Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines.
Response: Plans have been updated
Department: Outside Agencies
Contact: Trevor Crane, FCLWDSFCSD, TCrane@FCLWD.com, (970) 226-3104 Ext 113,
Topic: General
Comment Number: 1
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10/18/2022: FOR HEARING:
Please see redlines.
Response: Redlines have been addressed