HomeMy WebLinkAboutSEVEN GENERATIONS MULTIFAMILY - FDP230008 - SUBMITTAL DOCUMENTS - ROUND 1 - 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
January 04, 2023
Joel Weikert
Ripley Design Inc.
419 Canyon Ave Suite 200
Fort Collins, CO 80521
RE: Seven Generations Multifamily, MJA220002, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Seven Generations Multifamily. If you have questions about
any comments, you may contact the individual commenter or direct your question s through
your Development Review Coordinator, Todd Sullivan via phone at 970 -221-6695 or via
email at tsullivan@fcgov.com.
BLACK TIMBER RESPONSE:
RIPLEY DESIGN RESPONSE:
HIGHLAND DEVELOPMENT SERVICES RESPONSE:
ALM2S RESPONSE:
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com
Topic: General
Comment Number: 1
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. Include me in all email correspondence with
other reviewers and keep me informed of any phone conversations. Thank you!
Comment Number: 3
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.
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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 sug gested names.
*Please disregard any references to paper copies, flash drives, or CDs.
RIPLEY DESIGN RESPONSE: Acknowledged and understood.
Comment Number: 4
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
RIPLEY DESIGN RESPONSE: Acknowledged and understood.
Comment Number: 7
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
RIPLEY DESIGN RESPONSE: Acknowledged and understood.
Comment Number: 10
FOR FINAL:
As part of your 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. 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
why comments have not been addressed [when applicable].
RIPLEY DESIGN RESPONSE: Acknowledged and understood.
Comment Number: 11
FOR FINAL
Submittals are accepted any day of the week, with Wednesday at noon being
the cut-off for routing the same week. When you are preparing to resubmit your
plans, please notify me with an expected submittal date with as much advanced
notice as possible.
RIPLEY DESIGN RESPONSE: Acknowledged and understood.
Comment Number: 12
FOR FINAL
Please submit for Final Development Review within 3 years to avoid the
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expiration of your project.
RIPLEY DESIGN RESPONSE: FDP submittal completed within 3-year mark.
Department: Engineering Development Review
Contact: Sophie Buckingham, , sbuckingham@fcgov.com
Topic: General
Comment Number: 1
10/10/2022: FOR FINAL PLAN:
Sheet C3.00 of the Utility Plan shows a new 5-foot detached sidewalk to
replace the existing attached sidewalk. On Sheet C0.03 of the Utility Plan,
please show the demolition of roughly 200 feet of existing sidewalk, and remove
this section of existing sidewalk from Sheet C2.00. Will curb and gu tter also be
demolished and reconstructed, or will the existing curb and gutter remain?
HIGHLAND DEVELOPMENT SERVICES RESPONSE: Curb & gutter is anticipated to remain with exception to the curb cut for
emergency access.
Comment Number: 2
10/10/2022: FOR FINAL PLAN:
There is an existing sidewalk chase near the southeast corner of the property.
Will this sidewalk chase be reconstructed to run all the way across the new
detached sidewalk?
HIGHLAND DEVELOPMENT SERVICES RESPONSE: It is anticipated that the sidewalk chase be protected in place.
Comment Number: 3
10/10/2022: FOR FINAL PLAN:
Sheet C0.03 shows a 6-inch water service to be abandoned at the main. If a
Development Construction Permit (DCP) is not required for this project, then an
excavation permit will be required.
HIGHLAND DEVELOPMENT SERVICES RESPONSE: Acknowledged.
Comment Number: 4
10/10/2022: FOR FINAL PLAN:
This project will be responsible for dedicating an access easement for the
detached sidewalk, emergency access easements for the existing drive aisle
and the proposed pedestrian plaza, and any other easements required by other
City departments or utility providers. Easement documents should be submitted
with the first round of FDP. More information about the easement dedication
process is available at https://www.fcgov.com/engineering/devrev. Based on the
number of easements you may be dedicating, please let me know as soon as
possible if you would prefer to replat the property rather than dedicating each
easement by separate document.
HIGHLAND DEVELOPMENT SERVICES RESPONSE: Access easement will be dedicated by separate document
Comment Number: 6
10/11/2022: FOR FINAL PLAN:
There are existing islands in the parking lot just west of the existing office
building, with a path leading to the Vermont Trail north of this property. Please
construct pedestrian ramps in these islands to facilitate access to the Vermont Trail.
RIPLEY DESIGN RESPONSE: Ramps added with FDP submittal.
Department: Stormwater Engineering – Erosion Control
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Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1
10/05/2022: INFORMATION:
This project is located within the City's MS4 boundaries and is subject to the
erosion control requirements located in the Fort Collins Stormwater Criteria
Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be
found at www.fcgov.com/erosion .
This project was evaluated based upon the submittal requirements of FCSCM.
Based upon the area of disturbance, State permits for stormwater will be
required should be obtained before construction activities can begin.
Comment Number: 4
10/05/2022: FOR FINAL:
Please submit erosion and Sediment Control plans and repor t per the
requirements of the Fort Collins Stormwater Criteria Manual, (FCSCM),
Chapter 2, Section 6.0. Those requirements can be found at
www.fcgov.com/erosion.
HIGHLAND DEVELOPMENT SERVICES RESPONSE: Please see erosion control plan, report and escrow calculation included in
the submittal.
Topic: Fees
Comment Number: 2
10/05/2022: INFORMATION:
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.
Based on the proposed site construction associated with this project we are
assuming 1 building permit, 2.90 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 . 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 es timate
ready for this project. The fee will need to be provided at the time of erosion
control escrow.
The Stormwater Inspection Fees are based on the number of LID/WQ Features
that are designed for on this project. Based on the plans we identified 1
underground treatment system, which results in an estimate of the Stormwater
LID/WQ Inspection fee of $ $415. 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. The fee will need to be provided at
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the time of erosion control escrow.
RIPLEY DESIGN RESPONSE: Acknowledged and understood.
Department: Stormwater Engineering
Contact: Matt Simpson, (970) 416-2754, masimpson@fcgov.com
Topic: General
Comment Number: 9
11/16/2022: FOR FINAL PLAN – UPDATED:
Easement documents will need to be provided for City review with FDP round 1.
10/11/2022: FOR HEARING: (comment addressed for Hearing)
Please review and update easements as follows:
a)The stormtech water quality system will need to be in a drainage easement.
b)Any storm pipes conveying offsite flows will need to be in a drainage easement.
c) Any offsite surface flows that are conveyed across this site (if any) also
need to be in a drainage easement.
HIGHLAND DEVELOPMENT SERVICES RESPONSE: Post this submittal, easements proposed to be dedicated by separate
document will be provided for review.
Comment Number: 10
11/16/2022: FOR FINAL PLAN – UPDATED:
Please contact Claudia Quezada (cquezada@fcgov.com) for City Floodplain linework.
10/12/2022: FOR HEARING: (comment addressed for Hearing)
Show City Floodplain on the plans. Email floodplainadministration@fcgov.com
for linework requests.
RIPLEY DESIGN RESPONSE: Floodplain is now shown and labeled
Comment Number: 11
11/16/2022: FOR FINAL PLAN:
See redlines of utility plan and landscape plan for minor comments.
HIGHLAND DEVELOPMENT SERVICES RESPONSE: All outstanding comments should be addressed.
RIPLEY DESIGN RESPONSE: Redlines addressed.
Department: Water-Wastewater Engineering
Contact: Matt Simpson, (970) 416-2754, masimpson@fcgov.com
Topic: General
Comment Number: 1
11/16/2022: FOR FINAL PLAN:
10/07/2022: FOR FINAL PLAN:
Provide a water service sizing memo and calculations with the FDP round 1 submittal.
HIGHLAND DEVELOPMENT SERVICES RESPONSE: This should be provided by the project’s MEP.
Comment Number: 2
11/16/2022: FOR FINAL APPROVAL:
10/07/2022: FOR FINAL APPROVAL:
Please note that for 3-inch and larger water services the following are required
for calculation of fees and are required for final approval:
a)Annual peak day estimate (gpd).
b)Estimate of BOD and TSS discharge to sewer (“domestic strength”
assumption is an option).
HIGHLAND DEVELOPMENT SERVICES RESPONSE: This should be provided by the project’s MEP .
Comment Number: 3
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11/16/2022: FOR INITIAL FDP SUBMITTAL:
10/07/2022: FOR INITIAL FDP SUBMITTAL:
The initial FDP submittal will need to include separate irrigation service(s) for
the site. Separate irrigation service is required due to recent changes to Fort
Collins Utilities Water Supply Requirements (WSR) and Plant Investment Fees (PIF).
Please ensure the project submittal includes:
- Preliminary Irrigation Plan (PIP) – plan requirements can be found at:
www.fcgov.com/WCS.
Please contact Irrigation Development Review (irrigation@fcgov.com) with
questions regarding the required PIP.
- Water budget (annual usage) and peak flow (gallons per minute) for each
irrigation service. Note: this information should be included on the PIP.
- Landscape Plan including hydrozone table updated with 2022 values – 3, 8,
14, and 18 gallons/square foot/year for very low, low, medium, and high zones,
respectively.
- Water Need Form – form is available at: www.fcgov.com/WFF
Please contact Utility Fee and Rate Specialists (UtilityFees@fcgov.com or
970-416-4252) with questions regarding the Water Need Form.
- Irrigation service(s), including curb stop and meter location, shown on the
Utility and Site Plans. Irrigation service location(s) must match information on
the PIP.
On Oct. 5, 2021 Council adopted changes to Fort Collins Utilities Water Supply
Requirements and Plant Investment Fees. In general developments that use
more water may pay more and developments that use less water may pay less.
These changes were implemented 1/1/2022; more information can be found at:
www.fcgov.com/wsr-update.
RIPLEY DESIGN RESPONSE: Separate irrigation services are being used and water use table is included. Water meter and
controller have been called out.
Department: Light And Power
Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com
Topic: General
Comment Number: 8
10/10/2022: FOR FINAL:
This project will need to comply with our electric metering standards. Electric
meter locations will need to be coordinated with Light and Power Engineering.
Residential units will need to be individually metered. Please gang the electric
meters on one side of the building, opposite of the gas meters. Please show the
meter locations 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
ALM2S RESPONSE: The electric meters are located at the inside corner of the apartment, off of the covered courtyard entry.
Comment Number: 9
10/10/2022: FOR FINAL:
A Customer Owned Service Information Form (C-1 Form) and a one-line
diagram for all commercial meters will need to be completed and submitted to
Light & Power Engineering for review prior to Final Plan. A link to the C-1 Form is below:
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https://www.fcgov.com/utilities/img/site_specific/uploads/c -1_form.pdf?1597677310
ALM2S RESPONSE:A one-line diagram has been submitted with the FDP. A C-1 form will be completed prior to submitting the
project for building permit as the electrical design is still in progress.
Comment Number: 10
10/10/2022: FOR FINAL:
On the one-line diagram, please show the main disconnect size and meter
sequencing. A copy of our meter sequencing can be found in our electric
policies practices and procedures below.
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
ALM2S RESPONSE: A one-line diagram has been submitted with the FDP.
Comment Number: 11
10/10/2022: FOR INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone
service. Contact Brad Ward with Fort Collins Connexion at (970) 224 -6003 or
bward@fcgov.com for commercial grade account support, RFPs and bulk agreements.
Comment Number: 12
10/10/2022: FOR INFORMATION:
For additional information on our renewal energy programs please visit the
website below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/go-renewable
Comment Number: 13
10/10/2022: FOR FINAL:
Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and
Landscape Plans prior approval of the Entitlement Documents.
RIPLEY DESIGN RESPONSE: AutoCAD files of our site and landscape plans will be provided after first round of FDP and before
recording.
Comment Number: 14
10/10/2022: FOR INFORMATION:
Please reference our policies, construction practices, developme nt charge
processes, electric services standards, and fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Department: Environmental Planning
Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com
Topic: General
Comment Number: 2
11/18/2022: (UPDATED) FOR FINAL APPROVAL: No turf-conversion or total
restoration is needed. Restoration will consist of weed management and
possibly supplemental shrub plantings.
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A restoration plan, security cost estimate will be needed for final approval, and
amended DA language might be needed as well.
RIPLEY DESIGN RESPONSE: Restoration plan and security cost estimate are being developed. Further information to be
provided at second FDP submittal.
Department: Forestry
Contact: Carrie Tomlinson, , ctomlinson@fcgov.com
Topic: General
Comment Number: 1
10/11/2022: FOR INFORMATION
Thank you for including your mitigation table and forestry inventory as part of
your submittal. Due to the influx of spruce ips beetle in the area please
coordinate with your property management company and owner to remove the
identified spruce ips beetle trees as soon as possible. City Code requires
coordination of the removal of any ips spruce beetle tree within 14 days of
notification by City Forestry. Please contact ctomlinson@fcgov.com for more information.
RIPLEY DESIGN RESPONSE: Comment acknowledged; The applicant will handle the tree removal during construction. If the tree
need to be removed sooner, please notify the existing landowner of the need to remove. The existing owner is Sustainable Real
Estate LLC and a person to contact would be David Sitzman at 3500 John F Kennedy Pkwy, Suite 220 Fort Collins, CO.
Comment Number: 2
10/11/2022: FOR APPROVAL
Please refer to redlines for separation of trees from underground utilities.
Please adjust tree locations to provide for proper tree/utility separation.
Utility/Tree Separation:
10’ between trees and public water, sanitary, and storm sewer main lines
6’ between trees and water or sewer service lines
4’ between trees and gas lines
10’ between trees and electric vaults
RIPLEY DESIGN RESPONSE: Utility/ tree separations have been resolved.
Department: PFA
Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org
Topic: General
Comment Number: 2
10/10/2022: FOR FINAL
FIRE APPRATUS ACCESS ROADS
All fire apparatus access roads shall be dedicated as emergency access easements.
HIGHLAND DEVELOPMENT SERVICES RESPONSE: Post this submittal, easements proposed to be dedicated by separate
document will be provided for review.
Comment Number: 3
10/10/2022: FOR FINAL
LOADING
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable
of supporting 40 tons. A note shall be added to the civil plans indicating compliance.
11/18/2022: Pavers included in the fire lane shall provide geotech information
confirming the paver design can handle fire truck loading and a note shall be
added to the civil plans.
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HIGHLAND DEVELOPMENT SERVICES RESPONSE: Concrete pavement is proposed in reference to the geotechnical
engineer’s pavement recommendations
RIPLEY DESIGN RESPONSE: Pavers will be specified to meet compliance.
Comment Number: 4
10/10/2022: FOR FINAL
TRASH COLLECTION
How is trash collection provided? Several Multi -Family developments have
proposed valet trash and recycling services where residents set their trash and
recycling outside their unit for building maintenance or janitorial staff to collect
and deposit in a centralized location. Please be aware that while not specifically
prohibited, valet collection service requires careful planning and approval from
the City and Poudre Fire Authority. In general, no valet collection service will be
approved that allows residents to place combustible materials within an
emergency exit corridor. Any proposal to provide valet collection services must
be approved by the fire marshal and thoroughly documented on the Planning Set.
ALM2S RESPONSE: Trash will be the resident’s responsibility and no trash valet collection is anticipated a t this time.
Comment Number: 5
10/11/2022: FOR FINAL
PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING
Where possible, the naming of private drives is usually recommended to aid in
wayfinding. New and existing buildings shall be provided with approved
address identification. The address identification shall be legible and placed in
a position that is visible from the street or road fronting the property. Address
identification characters shall contrast with their background. Address numbers
shall be arabic numbers or alphabetical letters. Numbers shall not be spelled
out. The address numerals for any commercial or industrial buildings shall be
placed at a height to be clearly visible from the street. They shall be a minimum
of 8 inches in height unless distance from the street or other factors dictate
larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze
or brass numerals are used, they shall only be posted on a black background for
visibility. Monument signs may be used in lieu of address numerals on the
building as approved by the fire code official. Buildings, either individually or
part of a multi- building complex, that have emergency access lanes on sides
other than on the addressed street side, shall have the address numbers and
street name on each side that fronts the fire lane.
ALM2S RESPONSE: Building will include street name and address numbers on elevations that front the fire lane.
Comment Number: 6
10/11/2022: FOR FINAL
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
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
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road as required by Section D103.6.1 or D103.6.2.
- IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on both sides of fire apparatus
access roads that are 20 to 26 feet wide.
- IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as
specified in Section D103.6 shall be posted on one side of fire apparatus
access roads more than 26 feet wide and less than 32 feet wide.
HIGHLAND DEVELOPMENT SERVICES RESPONSE: Fire lane signage needs to be coordinated.