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HomeMy WebLinkAboutTHE FLATS AT HANSEN FARM - FDP230004 - 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 September 16, 2022 Klara Rossouw Ripley Design Inc 419 Canyon Ave Suite 200 Fort Collins, CO 80521 RE: The Flats at Hansen Farm, PDP220004, Round Number 3 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of The Flats at Hansen Farm. If you have questions about any comments, you may contact the individual commenter or direct your questions t hrough your Development Review Coordinator, Marissa Pomerleau via phone at (970)416-8082 or via email at mpomerleau@fcgov.com. Responses provided for FDP 1/25/2023 Affinity Response Northern Engineering Studio PBA Response MV Consulting Ripley Design Delich Response: Comment Summary: Department: Development Review Coordinator Contact: Marissa Pomerleau, mpomerleau@fcgov.com Topic: General Comment Number: 1 09/13/2022: INFORMATION - UPDATED: Brandy Bethurem Harras and I will be taking over this project from Tenae. We will be your primary points of contact moving forward. Thank you! Ripley Design: Looking forward to working with you. Thanks! 04/12/2022: 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 2 conversations. Thank you! Ripley Design: Acknowledged. Thank you. Comment Number: 10 09/13/2022: INFORMATION: If the Project Development Plan is approved at hearing, please apply for Final Development Plan within three years of the date of approval to avoid the expiration of the PDP Approval. Ripley Design: Acknowledged. Contact: Tenae Beane, 970-224-6119, tbeane@fcgov.com Topic: General Comment Number: 2 04/12/2022: 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: Comment Responses provided with the first round FDP. Comment Number: 3 04/12/2022: 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_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. *Please disregard any references to paper copies, flash drives, or CDs. Ripley Design: Noted. Thank you. Comment Number: 4 04/12/2022: INFORMATION: 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" in the command line and enter "0". Read this article at Autodesk.com for more tips 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 Northern Engineering - Understood. Studio PBA Response: Acknowledged 3 MV Consulting Understood Ripley Design: Understood. Comment Number: 5 09/13/2022: INFORMATION - UPDATED: Please refer to the comment below when the project is ready for Final Development Plan submittal. 04/12/2022: 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 with as much advanced notice as possible. Ripley Design: Noted, thank you. Comment Number: 8 04/12/2022: FOR HEARING: All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff will need to agree the project is ready for Hearing approximately 3 to 5 weeks prior to the hearing. Ripley Design: Acknowledged. Comment Number: 9 04/12/2022 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). Staff will need to agree the project is ready for Hearing approximately 3-5 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing. Ripley Design: Acknowledged. Department: Planning Services Contact: Arlo Schumann, 970-221-6599, aschumann@fcgov.com Topic: General Comment Number: 6 09/13/2022: FOR HEARING - UPDATED: Fixtures SA1, SA1A, SA2 Exceed the glare rating permitted. Should not be greater than G1. For fixture W4 if no BUG rating is available you would need to demonstrate alternative compliance via 3.2.4(L). It would be helpful to see a mounting detail/section demonstrating how the structure mitigates uplight and glare. Studio PBA Response: Acknowledged MV Consulting Per the luminaire schedule none of the fixtures exceed a G1 rating. The bug rating for W4 is shown on the luminaire schedule. The fixtures are surface mounted to the ceiling within the carport and have a Bug rating B1 -U0-G1 so it meets the requirements. 07/25/2022: FOR HEARING: Lighting Plan Based on the new lighting standards the plan needs more information for compliance as follows: 1. Please include the lighting data such as the lighting context area that this falls in and their lumen budget calcs. This is hardscape calc to determine the lumen budget. 4 2. The overall site plan should call out the area that is on the enlarged photometric so we can easily understand where it is on site. 3. The photometric data is only needed to show that the footcandle levels at the property line are ok. (light trespass) Using logic the plan clearly shows there won’t be trespass at the PL unless there are lights they aren’t showing us. 4. Along with the cutsheets we need a table/schedule of the fixtures and it should have a column for color temp and one for BUG rating for each fixture/mounting condition. 5. We also need the total lumens calc’d for the proposed fixtures so we know they are under the budget. Studio PBA Response: Acknowledged MV Consulting The required information is shown on the drawings. For #5 refer to general note 2. Comment Number: 7 09/13/2022: FOR HEARING - UPDATED: We will need a signed draft of the Letter of Intent for the hearing packet. 07/25/2022: FOR HEARING: Site Plan General comment to reduce all plan sheet sets size to 11 x 17 and remove all background layers not needed. Building 1, add sidewalk to major walkway spine sidewalk around proposed trees near building. Building 2 connect north sidewalk to west sidewalk. Can we get a letter of intent from the owner of Hansen Farm to untilize additional landscaping off-site? Please note the tandem parking spaces are not incldued in parking space calculations. Ripley Design: Comment resolved prior to hearing. Department: Engineering Development Review Contact: John Gerwel, jgerwel@fcgov.com Topic: General Comment Number: 11 08/31/2022: FOR HEARING: Leaving this active until a resolution is reached with PFA. 07/06/2022: FOR HEARING: The minimum driveway width for multi-family dwellings is 24 feet. The driveway entrance along Zephyr to the west of Timberline appears to be below that threshold. During the meeting on 7/27, it was discussed whether or not a variance request would be needed. Based on follow-up discussion, this driveway will need a variance request. Northern Engineering – Variance has been approved and is provided again with this submittal. Comment Number: 18 08/31/2022: FOR HEARING There are sidewalk connections outside of the property boundaries on the north and west of the side. I had initially though the owners were the same entity, but checking in Larimer's Assessor records, I'm seeing two different owners. If the 5 owners are not the same, then a Letter of Intent is needed. Work cannot be done on an adjoining property without the owner's consent. Affinity Response: We have executed an easement agreement with the neighboring property owner, Melody Homes, LLC, in ord er to complete this work. Recorded copy included. Ripley Design: Commet Resolved prior to hearing. See above for more info. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 2 07/19/2022: FOR FINAL PLAN: Rain gardens typically utilize a designed soil mixture with a high proportion of sand. The standard Detention Basin seed mix would not perform ideally for those edaphic conditions; a tailored seed mix tailored is more appropriate. There are several options: Mile High Flood District rain garden mix, a mix specific to this site, etc. Although not required by City code, rain gardens are excellent opportunities to plant as pollinator resources with a high diversity of species to promote bloom times across the growing season. There are several rain gardens on site, some could use a seed mix while others are vegetated with perennials. Please coordinate with myself and Stormwater. Northern Engineering - Rain Garden will be vegetated per City specifications. Ripley Design: See civil plan for soil section, rain garden to be seeded with a rain garden specific seed mix. Additional not es regarding installation has been added to the plans. Department: Light And Power Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com Topic: General Comment Number: 3 04/12/2022: FOR FINAL PLAN: A commercial service information form (C-1 form) and a one line diagram for all meters will need to be completed and submitted to Light & Power Engineering for review. A C-1 form can be found here: https://www.fcgov.com/utilities/business/ builders-anddevelopers/-development-forms-guidelines-regulations Studio PBA Response: Acknowledged Comment Number: 4 04/12/2022: INFORMATION: Single phase transformers are limited to a maximum of 8 runs of secondary, not to exceed a wire size of 350KCMIL. Northern Engineering - Acknowledged. Studio PBA Response: Acknowledged Comment Number: 5 04/12/2022: INFORMATION: Streetlights will be placed along public streets. 40 ft separation on both sides of the light is required between canopy trees and streetlights. 15 ft separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement with Light & Power. Please reach out to me before the first round of the Final Development Plan so I can provide a streetlight layout. The City of Fort Collins street lighting requirements 6 can be found at: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf Northern Engineering - Understood. Ripley Design: Tree separations are accounted for. Comment Number: 6 04/12/2022: INFORMATION: During utility infrastructure design, please provide adequate space of all service and main lines internal to the site to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Northern Engineering - Electric routing shown on Utility Plan. Comment Number: 7 04/12/2022: 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-anddevelopers/-plant-investment-development-fees Affinity Response: Acknowledged. Thank you for sharing where to confirm respective charges. Northern Engineering - Acknowledged. Studio PBA Response: Acknowledged Comment Number: 8 04/12/2022: INFORMATION: Any existing electric infrastructure that needs to be relocated as part of this project will be at the expense of the developer. Please coordinate relocations with Light and Power Engineering. Affinity Response: Acknowledged. Northern Engineering - Acknowledged. Studio PBA Response: Acknowledged Comment Number: 9 04/12/2022: 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. Affinity Response: Acknowledged. Thank you for including the link to reference such items. Department: Park Planning Contact: Kyle Lambrecht, 970-416-4340, klambrecht@fcgov.com Topic: General Comment Number: 1 04/12/2022: INFORMATION: The Park Planning & Development Department is available to discuss these comments in more detail. Please contact Kyle Lambrecht, PE at 9704164340, klambrecht@fcgov.com. Ripley Design: Acknowledged. Thank you for the information. Comment Number: 9 04/12/2022: INFORMATION: Park Planning and Development must approve trail alignments and park designs. 7 Ripley Design: Acknowledged. Thank you for the information. Comment Number: 11 07/26/22: INFORMATION - UPDATED: Thank you for the response and willingness to continue coordination discussions even during a time of price escalation. 04/12/2022: INFORMATION: The construction schedule for the future park has not been determined and typically will not occur until funding becomes available. Partnerships between Park Planning and Development and the Developer may be an option to initiate the park design/development concurrent with site development. Park Planning & Development would be interested in exploring such a partnership. Funding partnerships between Park Planning and Development and the Developer will be based on the timing and availability of city funds. Thank you for your willingness to explore partnership options. The City is looking forward to future discussions with you. Affinity Response: While noting that our apartment community is already under tremendous cost pressure and without making any promises or biasing the balance of the approval process, we are willing to meet and discuss the circumstances with an open mind. Please note that any commitment from us might not be feasible unit we buy -out our construction job. Of course, we are willing to meet and gather information prior to that time. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 4 03/28/2022: FOR FINAL PLAN: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. Code language provided below. - IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that i s plainly legible, visible from the street or road fronting the property, and posted with a minimum of eight-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure and best route. - 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 addressnumbers AND STREET NAME on each side that is accessible from another drive or road. Studio PBA Response: Acknowledged. Addresses will be applied for and numbers will be placed per IFC. Comment Number: 5 03/28/2022: FOR FINAL PLAN: FIRE LANE SIGNS The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign 8 type, placement, and spacing. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided below. - IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. Northern Engineering - Fire Lane signage has been added to plans. Comment Number: 7 03/28/2022: FOR FINAL PLAN: LANDSCAPE PLAN The proposed Landscape Plan indicates that tree canopy diameters may encroach on the fire lane over time. PFA would like to ensure the integrity of the EAE remains intact as trees mature and a canopy develops. The EAE shall be maintained unobstructed to 14' in height. It is recommended that the trees along Burly Tree in areas used for aerial access be ornamental trees or trees of smaller diameter canopy to preserve aerial access. This comment is aimed at preserving both trees and fire apparatus. Please be mindful when selecting tree species. Ripley Design: Additional coordination between Forestry and PFA was had regarding selecting apporpriate species. Please see updated plans for revised tree layouts. The trees are narrower species and spaced to provide maximum spacing for fire truck ladder access. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 04/11/2022: 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. Important: Fort Collins will be adopting the new 2021 Building Codes in April of 2022. 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 9 Colorado 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. INFORMATIONAL ITEMS: · 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. Northern Engineering - Acknowledged. Studio PBA Response: − EV parking spaces have been provided per the IBC and the Fort Collins amendments to the IBC − Acknowledged − The R-2 buildings will be provided with a 13R sprinkler system with attic coverage per the Fort Collins amendments to the IBC. − Acknowledged − Acknowledged − Acknowledged Stock Plans: When the exact same residential building will be built more then once 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. 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 their Development Review Coordinator to schedule a pre-submittal meeting. Studio PBA Response: Acknowledged 10 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 2 09/13/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 07/22/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 04/11/2022: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Northern Engineering - Acknowledged. Ripley Design: Acknowledged. Topic: Plat Comment Number: 1 09/13/2022: 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 Northern Engineering - Acknowledged. 07/22/2022: FOR HEARING_UPDATED: 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 04/11/2022: FOR HEARING: 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 Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 03/22/2022: FOR FINAL PLAN: Preliminary irrigation plans (PIP) are required for review at Final Development Plan (FDP), prior to issuance of building permit. The requirements for the PIP must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to irrigationdr@fcgov.com or Eric Olson eolson@fcgov.com 11 Ripley Design: Per email coordination with the DR Coordinators, the PIP shall be provided with the second round of FDP. Our team would like to have an initial review on the landscape from planning staff to make sure the landscape plan will not r equire significant changes.