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HomeMy WebLinkAboutRIDGEWOOD HILLS AMENDMENT TRACT B - MA210028 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSPage 1 of 10 April 20, 2021 David Kasprzak TFG Design, LLC (The Fonterra Group) PO Box 178 Loveland, CO 80539 RE: Ridgewood Hills 4th Amendment Tract B, MA210028, Round Number 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 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Ridgewood Hills 4th Amendment Tract B . If you have questions about any comments, you may contact the individual commenter or direct your questions through your Project Planner, Missy Nelson at 970-416-2743 or mnelson@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Marc Virata, 970-221-6567,mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/15/2021 04/15/2021: The Minor Amendment submitted a replat of the property Tract B, Ridgewood Hills Fourth Filing. The title on the plat cannot be Ridgewood Hills Fifth Filing as this coincides with the plat name of the property further south and east of the site. Note also that I do not believe the replat can be processed as a minor amendment and would need additional fees and process (BDR). TFG: Plans have been renamed to reflect sixth filing. BDR application is being submitted for replat. Comment Number: 2 Comment Originated: 04/15/2021 04/15/2021: It will need to be verified that the minor amendment from the original approval does not require any amendment to the development agreement from the other departments. If this is the case the plat should have a note indicating "The Development Agreement for Ridgewood Hills Fourth Filing, between the City of Fort Collins and Milan E. Timm Revocable Living Trust recorded at Reception #20170008868 shall apply to this replat." TFG: Note added to replat. Comment Number: 3 Comment Originated: 04/15/2021 04/15/2021: Please label the sidewalk and parkway with being established on the Page 2 of 10 plans along Avondale Road and Triangle Drive to verify they're in conformance with the collector standard. Owen Consulting: The current (7/01/21) LCUASS Std for a Collector w/ Parking requires an 8.5’ parkway and 5’ sidewalk, adjacent to a 54’ roadway, in an 81’ ROW. The LCUASS Std for a Collector w/o Parking requires an 8.5’ parkway and a 5’ sidewalk adjacent to a 50’ roadway in a 69’ ROW. The Ridgewood Hills Fourth Filing development is, for all intents and purposes, an infill development, in that the bounding rights-of-way have long ago been established and the roads within those rights-of-way have either been previously constructed, or at least their widths have been established. The approved drawings for Ridgewood Hills Fourth Filing Tract “A”, which include the extension of Avondale Rd. (which does provide for parking) call for, and have been constructed to include, an 8.0’ parkway and a 5.0’ sidewalk, adjacent to a 50’ roadway, in a 76’ ROW (a ROW that is 5’ narrower than required by the LCUASS Std.). The components of Triangle Dr. that have been constructed (the street, along with a parkway and a sidewalk on the west side) are substantially narrower than currently required by the LCUASS Std. (a 36’ wide street, with a 5.5’ parkway and a 5.0’ sidewalk), within a 57’ right- of-way. The proposed development of Tract “B” provides for an 8.3’ parkway and a 5.0’ sidewalk along the development perimeter (the east side of Triangle Dr.), with 3 ft of the sidewalk to be located within a new access easement, to be granted by the Developer to the City, to accommodate the wider parkway/sidewalk improvements. Labels and dimensions have been added to site plan. Comment Number: 4 Comment Originated: 04/15/2021 04/15/2021: The City has adopted a newer utility plan approval block that is only required on the cover sheet of the civil plans. Please update to this version through the link: https://www.fcgov.com/engineering/files/utilitysigblock.pdf?1611856399 Owen Consulting: The new Utility Plan Approval Block has been applied to the cover sheet of the current drawing set, and the old approval blocks have been removed from all other drawings. Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175,sgilchrist@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/12/2021 04/12/2021: We are going to need further information in regards to the actual number of dwelling units proposed within this minor amendment, and how this differs from the approved number of units/trips anticipated within the original Traffic Impact Study. An amendment to the TIS may be required. Page 3 of 10 Owen Consulting: The number of multi-family residential buildings (6), and the total number of dwelling units within the proposed development (3 x 8 du’s plus 3 x 6 du’s = 42 du’s) is unchanged from the previously approved development plan. The clubhouse and pool complex has been deleted, and replaced by other passive and active recreation amenities, that will have a lesser impact on traffic generation. Thus, the previously submitted and approved TIS is considered to be appropriate, if not conservative. Department: Stormwater Engineering Contact: Chandler Arellano, (970) 420-6963,carellano@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 04/15/2021 04/15/2021: Not a significant change from previously accepted erosion control materials. No comment from erosion control. Contact: Wes Lamarque, 970-416-2418,wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 04/16/2021 04/16/2021: There are some inconsistencies with the City's water quality and LID Criteria and the design proposed in this Minor Amendment. Please contact me for scheduling a virtual meeting where these can be discussed. In general, the site needs to have 100% of the impervious area treated for water quality with 75% of that total being an LID technique. Owen Consulting: The design of the LID components of the project have been redesigned to comply with the City’s criteria, reflecting discussions with Stormwater Engineering staff, and the Addendum to the Final Drainage Report has been updated to reflect the revised design. Comment Number: 3 Comment Originated: 04/16/2021 04/16/2021: The drainage flows that are being treated for water quality by extended detention should not pass through the sand filter as well. There should be a bypass system for this drainage. Owen Consulting: None of the on-site stormwater management facilities are intended to provide extended detention of runoff. The on-site LID facilities have been revised to include two rain gardens, replacing the previously proposed WQCV Detention Basin (upper facility) and Sand Filter (lower facility). Also, the runoff flows that are in excess of the WQCV being treated in the respective facilities will pass through the respective treatment basins, but the facilities are designed such that these excess flows will pass over the top of the WQCV and be directed off- site, via a designated discharge pipeline, to the existing Extended Detention facility serving the site, but located off-site, on the west side of Triangle Dr. The WQCV treated in each of the rain gardens will also be directed into the respective designated discharge pipeline, after permeating, over a period of time, through the bioretention media underlying the respective rain gardens. However, the flows passing into and through each of the rain gardens will not be commingled with the flows passing through the other rain garden system. Comment Number: 4 Comment Originated: 04/16/2021 04/16/2021: All water quality features and any 100-year conveyance element need to be within a drainage easement. Page 4 of 10 Owen Consulting: Drainage easements have been established, surrounding all of the on-site water quality facilities. These drainage easements are shown on the Plat and on the Drainage Plan for the project. Comment Number: 5 Comment Originated: 04/16/2021 04/16/2021: Any water quality or LID features need to be designed using the City's Standard Details. For this project, that would include the extended detention outlet structure and the sand filter, which the City has details for both. Owen Consulting: The designs for the LID water quality facilities reflect the City’s Standard Details for such facilities. Department: Light And Power Contact: Rob Irish, 970-224-6167,rirish@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/13/2021 04/13/2021: For Approval: Please show the previously approved electrical routing and transformer locations on the plan set. These were coordinated with the developer and will allow all parties to see if they have any conflicts or separation issues. Owen Consulting: The electrical routing and transformer locations have been added to the project drawings. Comment Number: 2 Comment Originated: 04/13/2021 04/13/2021: For Approval: Will these dwelling units have gas heat? The original plans showed gas service to the units? If the units will be electric heat it is likely more transformer locations will be necessary and the electrical routing may need to change. Please confirm? Owen Consulting: Gas heat is not proposed for these dwellings. Heat and appliances will all be electric. Comment Number: 3 Comment Originated: 04/13/2021 04/13/2021: For Approval: All residential secondary services, other than single- family detached, will be installed, owned, and maintained by the owner. All dwelling units are required to be individually metered. Owen Consulting: All residential secondary services will be installed, owned and maintained by the Owner, and all dwelling units will be individually metered. Comment Number: 4 Comment Originated: 04/13/2021 04/13/2021:For Approval: The clubhouse originally was proposed to need only single-phase power? This was being accomplished with a single-phase transformer feeding two other buildings. Please confirm? Owen Consulting: The Clubhouse complex has been eliminated from the project, and so will Page 5 of 10 not require power. Comment Number: 5 Comment Originated: 04/13/2021 04/13/2021: For Approval: A Customer Information Form (C-1 form) and a One-line diagram will need to be submitted to Light & Power Engineering for all proposed commercial and/or multi-family buildings. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms -guidelines-regulations Owen Consulting: A Customer Information Form (Form C-1) and a One-line diagram are being prepared and will be submitted to Light and Power in the near future. Comment Number: 6 Comment Originated: 04/14/2021 04/14/2021: For Approval: Transformer and meter locations must be coordinated with Light & Power Engineering and shown on the plan set. Transformers must be located within 10 feet of an all-weather surface accessible by a line truck. Please adhere to all clearance requirements in the Electric Service Standards at the following link. http://www.fcgov.com/utilities/business/builders-and- developers/development-forms -guidelines-regulations TFG: Transformer and meter locations have been coordinated with light and power and shown on plans. Comment Number: 7 Comment Originated: 04/14/2021 04/14/2021: For Approval:This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. 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/ElectricServiceStandards_ FINAL_18November2016_Amendment.pdf TFG: Transformer and meter locations are shown on the plans for coordination with Light & Power Engineering.. Comment Number: 8 Comment Originated: 04/14/2021 04/14/2021: For Approval: Please provide adequate space along the private drives to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 feet separation is required between water, sewer and storm water facilities, and a minimum of 3 feet separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. TFG: Project is not using natural gas. Proposed location of electrical lines adheres to clearance requirements. Comment Number: 9 Comment Originated: 04/14/2021 04/14/2021: Information Only: Relocations or modifications to existing electric facilities will be at the expense of the owner/developer. Any existing and/or proposed Light & Power electric facilities that will remain within the limits of the project will need to be located within a dedicated easement or the public right-of-way. Please Page 6 of 10 coordinate relocations with Light & Power Engineering. TFG: Acknowledged. Comment Number: 10 Comment Originated: 04/14/2021 04/14/2021:Information Only: Electric Capacity Fee, Building Site charges, and any system modification charges necessary will apply to this development. Please contact Light & Power Engineering at ElectricProjectEngineering@fcgov.com. Please reference our Electric Service Standards, development charges and fee estimator at the following link: http://www.fcgov.com/utilities/business/builders-and- developers/plant-investment-de velopment-fees TFG: Acknowledged. Comment Number: 11 Comment Originated: 04/14/2021 04/14/2021: Information Only: “The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact Julianna Potts with Fort Collins Connexion at 970-207-7890 or jpotts@fcgov.com for commercial grade account support, RFPs and bulk agreements.” TFG: Acknowledged. Department: Environmental Planning Contact: Scott Benton, (970)416-4290,sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/14/2021 04/14/2021: No comments. Department: Forestry Contact: Molly Roche, 224-616-1992,mroche@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/12/2021 NO COMMENTS FROM FORESTRY Department: PFA Contact: Andrew Rosen, 970-416-2599,arosen@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 04/09/2021 04/09/2021: FOR APPROVAL ACCESS >An approved turnaround is usually at least 50ft deep. >The new hammerhead turnaround area is noted on the provided site plan and is approximately 37ft deep. An Autoturn type exhibit shall be provided to verify this will provide adequate area for the 52ft PFA truck to turn around or this turn area will be extended. Page 7 of 10 TFG: Hammerhead depth was increased to 50 feet. Comment Number: 2 Comment Originated: 04/09/2021 04/09/2021: FOR APPROVAL ADDRESSING/WAYFINDING >To facilitate prompt emergency response an overall addressing and wayfinding signage plan for the new building layouts is required for final approval. TFG: Address plan is provided with this resubmittal. Comment Number: 3 Comment Originated: 04/09/2021 04/09/2021: FOR INFORMATION >The hydrants shown on the utility plan are appropriately located for this project TFG: Acknowledged. Department: Internal Services Contact: Russell Hovland, 970-416-2341,rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 04/02/2021 04/02/2021: Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) 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. TFG: Understood. 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): · 140mph (Ultimate) exposure B or · Front Range Gust Map published by The Structural Engineer's Association of Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: · Multi-family and Condominiums 3 stories max: 2018 IECC residential chapter. · Commercial and Multi-family 4 stories and taller: 2018 IECC commercial chapter. TFG: Understood. INFORMATIONAL ITEMS: Page 8 of 10 · 10% of all parking spaces must be EV ready (conduit in place) · This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. · R-2 occupancies 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). · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. · 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. TFG: Understood. 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. TFG: Understood. Building Permit Pre-Submittal Meeting: Please schedule a pre-submittal meeting 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 listed above. The proposed project should be in the early to mid- design stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a pre-submittal meeting. TFG: Understood. Topic: General Comment Number:Comment Originated: 04/02/2021 Department: Technical Services Contact: Jeff County, 970-221-6588,jcounty@fcgov.com Topic: Construction Drawings Comment Number: 4 Comment Originated: 04/15/2021 04/15/2021: There are line over text issues. See redlines. Page 9 of 10 TFG: Corrected. Comment Number: 5 Comment Originated: 04/15/2021 04/15/2021: There is text that needs to be masked. Mask all text in hatched areas. See redlines. TFG: Corrected. Comment Number: 6 Comment Originated: 04/15/2021 04/15/2021: There are text over text issues. See redlines. TFG: Corrected. Comment Number: 7 Comment Originated: 04/15/2021 04/15/2021: There are spelling issues. See redlines. TFG: Corrected. Topic: General Comment Number: 2 Comment Originated: 04/15/2021 04/15/2021: If Tract B of Ridgewood Hills Fourth Filing is going to be replatted & recorded prior to this Minor Amendment's approval, all of the plans will need to be renamed to reflect the replat. TFG: All plans have been renamed to match the replat. Topic: Landscape Plans Comment Number: 3 Comment Originated: 04/15/2021 04/15/2021: There are line over text issues. See redlines. TFG: Corrected. Topic: Plat Comment Number: 1 Comment Originated: 04/15/2021 04/15/2021: If the provided Plat is being submitted for review, the Plat name is already taken. It will need to be renamed Ridgewood Hills Sixth Filing. TFG: All plans have been renamed to match the replat. Department: Zoning Contact: Missy Nelson, 970-416-2743,mnelson@fcgov.com Topic: General Page 10 of 10 Comment Number: 1 Comment Originated: 04/20/2021 04/20/2021: The documents are not clouded to show the changes so I don't know what I'm reviewing. Are there changes to every document that was submitted for this first round of review? You also submitted a plat. You cannot replat with a minor amendment, it would need to be a Basic Development Review. For the next round of review, submit ONLY the documents from the original approved plans that are proposed to be changed and make sure they clouded showing what parts of the drawings are being changed. Then, if a new page is to take the place of the original page then submit that as well. TFG: We’ve resubmitted the original cover letter, March 30, 2021, outlining the proposed changes. Since the proposed changes were site wide and impacted all of the sheets, we’ve resubmitting all sheets. Also, one of the purposes for the original Minor Amendment application was to separate the north side from the south for a plan set that would stand alone. Please note that since our last submittal we have inquired about the removal of the clubhouse and in its place adding outdoor amenities to be shared by both the north and south tenants. We received approval to move forward with the clubhouse substitutions in an email correspondence, July 26, 2021, with Kai Kleer. He has requested details of the newly proposed amenities (tot-lot, picnic shelter, dog park, and sport court for pickleball with a basketball hoop, which are provided in our resubmittal. Regarding the replat, we are submitting a BDR with this resubmittal. The replat is to adjust the following easements. 1.Extended hammerhead turnaround to 50ft and associated access easement. 2.LID rain gardens sizes and locations were modified and therefore required the drainage easement to be updated. I'm guessing that you're not trying to replat since it wasn't mentioned in your description of the project, so there's no need to submit that page for the MA. Same with all the others, if they don't have changes, don't submit them. Please let me know if that doesn't make sense still. TFG: See responses above.