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HomeMy WebLinkAboutTHE FLATS AT HANSEN FARM - FDP230004 - SUBMITTAL DOCUMENTS - ROUND 3 - 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 April 14, 2023 Brecken Schaefer Hansen MF, LLC 3665 John F. Kennedy Pkwy, Bldg 2, #202 Fort Collins, CO 80525 RE: The Flats at Hansen Farm, FDP230004, Round Number 2 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 thr ough your Development Review Coordinator, Marissa Pomerleau via phone at (970) 416-8082 or via email at mpomerleau@fcgov.com. Affinity Response Northern Engineering Studio PBA Response MV Consulting Ripley Design Delich Response: Comment Summary: Department: Development Review Coordinator Contact: Marissa Pomerleau, (970) 416-8082, mpomerleau@fcgov.com Topic: General Comment Number: 1 02/21/2023: 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. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Ripley Design: Understood, thank you. 2 Comment Number: 2 02/21/2023: SUBMITTAL: As part of your submittal, you will respond to the comments provided in this letter. The final 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]. Northern Engineering: Acknowledged. Studio PBA Response: Acknowledged. Ripley Design: Acknowledged a comment letter has been provided. Comment Number: 3 02/21/2023: 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 may be 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. Northern Engineering: Acknowledged. Ripley Design: Acknowledged. Comment Number: 4 02/21/2023: 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 Northern Engineering: Acknowledged. Ripley Design: Acknowledged. 3 Comment Number: 5 02/21/2023: 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 preparing to resubmit your plans, please notify me with an expected submittal date with as much advanced notice as possible. Ripley Design: Acknowledged. Comment Number: 6 02/21/2023: INFORMATION: Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Ripley Design: Acknowledged. Comment Number: 7 02/21/2023: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Ripley Design: Acknowledged. Comment Number: 8 02/21/2023: INFORMATION: 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. Ripley Design: Acknowledged. Comment Number: 9 02/21/2023: INFORMATION: LUC 2.211 Lapse, Term of Vested Right: Within a maximum of three (3) years following the approval of a final plan or other site specific - development plan, the applicant must undertake, install and complete all engineering improvements (water, sewer, streets, curb, gutter, streetlights, fire hydrants and storm drainage) in accordance with city codes, rules and regulations. The period of time shall constitute the "term of the vested property right." Failure to undertake and complete such engineering improvements within the term of the vested property right shall cause a forfeiture of the vested property right and shall require resubmission of all materials and reapproval of the same to be processed as required by this Code. All dedications as contained on the final plat shall remain valid unless vacated in accordance with law. Affinity Response: Understood. Thank you for the information. Department: Planning Services Contact: Arlo Schumann, 970-221-6599, aschumann@fcgov.com 4 Topic: General Comment Number: 2 04/11/2023: For continuity across the construction of the project and final inspections please include notes on any plans/elevations where meter banks etc. are shown to paint to match the adjacent building materials. 02/22/2023: As discussed in the meeting although mechanical equipment is not shown any mechanical equipment will need to meet the standards of 3.5.1(I) (2) and (3) (2)Loading docks, truck parking, outdoor storage (including storage containers), utility meters, HVAC and other mechanical equipment, trash collection, trash compaction and other service functions shall be incorporated into the overall design theme of the building and the landscape so that the architectural design is continuous and uninterrupted by ladders, towers, fences and equipment, and no attention is attracted to the functions by use of screening materials that are different from or inferior to the principal materials of the building and landscape. These areas shall be located and screened so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. (3)Conduit, meters, vents and other equipment attached to the building or protruding from the roof shall be painted to match surrounding building surfaces. Studio PBA Response - A keynote indicating electric equipment mounted to the building and their requirements for painting have been added to the building elevations on sheets 1, 4, 5, 9, 10, 13, 14, and 16 Ripley Design: Locations are called out on site plans. Comment Number: 4 04/11/2023: Plan labeling and organization on sheet A18 is confusing. Plans appear to be swapped with their corresponding elevations and 3D views. For enclosure type 2? (larger enclosure) the recycling is below the required 50% of the trash capacity. If you are providing 9 yards of trash it will require 4.5+ yards for recycling. Please provide the clear open space dimension for the door and gates. The enclosure needs to include bollards, angle-iron, curbing, metal framing or other effective method to protect the interior walls of the enclosure from being damaged by dumpsters, containers, bins, and other receptacles. To ensure wheeled service dumpsters and other receptacles can be rolled smoothly and to prevent damage to the surfaces they will be wheeled over, enclosures must be situated on a service pad that extends beyond the service gates at their fully open position at least the width of the widest proposed dumpster, container, bin and other receptacles plus an additional two (2) feet. If the truck access point is separated from the storage location, a serviceable route that is free of obstructions must be provided and shall not exceed a maximum grade of five (5) percent in the direction of travel and two (2) percent cross slope. Areas for the collection and storage of trash, waste cooking oil, and compostable, recyclable and other materials, service pads and serviceable 5 routes must be constructed of cement concrete. Please show service pad with dimensions on the enlarges enclosure plans. It appears on the site plan all enclosures are bordered by curb and gutter at the gate area. Plans need to show how this is functional. It should not be expected that a person will lift a dumpster over a curb. 02/22/2023: Please show plan views of the trash enclosures and include critical dimensions including the openings, circulation path and concrete pad. Plans should include trash and recycling container sizes and note the pad as concrete. Studio PBA Response Sheets 18 and 19: The site building sheets have been reorganized, plans have been updated to show the enclosure protection as well as the service pads. We have also adjusted the number of trash and recycle bins to get a 50/50 r atio. Department: Engineering Development Review Contact: John Gerwel, jgerwel@fcgov.com Topic: General Comment Number: 4 04/06/2023: FOR FINAL APPROVAL - UNRESOLVED: Note #5 was not updated. Northern Engineering: Our apologies for the oversight. Note #5 has been updated. 02/21/2023: FOR FINAL APPROVAL: Note #5 of the Traffic Signing and Pavement Marking construction notes should read "All lane lines shall be latex paint.", and Note #8 should be Latex instead of Epoxy. Please see LCUASS Appendix E and double that the current standard notes are being used. Department: Stormwater Engineering – Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 2 04/05/2023: INFORMATION: Thanks for addressing comments. No additional redlines. Please provide a copy of updated erosion control security cost estimate. Northern Engineering: Escrow will be provided with next submittal. 02/16/2023: FOR FINAL APPROVAL: Please address all the redline comments provided on the plans. Topic: Fees Comment Number: 1 04/05/2023: INFORMATION: 02/16/2023: 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 Inspection Fee is based on; the number of building permits, the total site disturbance and the estimated number of years the project 6 will be active. Based on the proposed site construction associated with this project we are assuming 8 building permits, 10.40 acres of disturbance, 3 years from demo through build out of construction and an additional 3 years until full vegetative stabilization due to seeding. Which results in an Erosion Control Inspection Fee estimate of $3,243.42 The Stormwater Quality Inspection Fee is based on the number of LID/Wate r Quality Features that are designed for on this project. Based on the plans we identified 5 bioretention/rain gardens which results in an estimate of the Stormwater LID/Water Quality Inspection Fee of $1,575. Please note that as the plans and any subsequent review modifications of the above-mentioned values change, these fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for your review. These fees will need to be paid prior to the issuance of any building permit for this project. Affinity Response: Acknowledged. Thank you for providing an estimated fee amount. Northern Engineering Thank you, acknowledged Department: Stormwater Engineering – Water Utilities Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 14 04/12/2023: FOR FINAL APPROVAL: Please move the rain garden inlets just inside the media cross s-ection so the transition from perforated to solid pipe can happen within the media. Northern Engineering: Inlet locations have been updated. Comment Number: 15 04/12/2023: FOR FINAL APPROVAL: Rain Garden B should have a pipe outfall for larger flows. Northern Engineering: Inlet has been added. Comment Number: 15 04/12/2023: FOR FINAL APPROVAL: The text of the drainage report states the site is treating 77% for LID, where the table on the drainage plan states 84.5%. Please revise. Northern Engineering: Text has been updated. Department: Light And Power Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com Topic: General Comment Number: 2 04/11/2023: FOR IMFORMATION: In placing the transformers for Building 7 & 8 to the north, it will require either an additional vault within the parkway or these building to be on a radial feed. Northern Engineering: Understood. Transformers for Buildings 7 & 8 have been relocated to Zephyr as recommended. Studio PBA Response: Understood per Northern Engineering response above 7 02/21/2023: FOR APPROVAL: Please set up meeting to discuss some alternative transformer locations within Block 2 and a pathway to provide a looped feed within Block 1. The alternative transformer locations within Block 2 could help to reduce installation cost of our primary cable and required flowfill. Comment Number: 6 04/11/2023: FOR APPROVAL: Thank you for providing the C-1 Forms for the project. Light & Power has a maximum cable size of 500 kcmil for 3-phase transformers. Please revise the C-1 Forms accordingly. MV Consulting: C1 forms have been revised and provided with this submittal. 02/21/2023: FOR APPROVAL: 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. A link to the C-1 Form is below: https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?159767 7310 Comment Number: 7 04/11/2023: Light & Power has a maximum cable size of 500 kcmil for 3-phase transformers. Please revise the one-line diagrams accordingly. MV Consulting: Oneline diagrams have been revised. 02/21/2023: FOR APPROVAL: 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 Comment Number: 10 02/21/2023: FOR INFORMATION: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. Northern Engineering: CAD will be provided with submittal. Ripley Design: CAD will be provided with next submittal. Comment Number: 11 02/21/2023: FOR 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 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-investmen t-development-fees 8 Department: Environmental Planning Contact: Kristie Raymond, kraymond@fcgov.com Topic: General Comment Number: 2 04/03/2023: FOR APPROVAL: Please change #7 of your Native Seed Mix Notes in your landscaping plan to the following: "7. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS. PLASTIC-BASED EROSION CONTROL MATERIALS (I.E., PLASTIC-WELDED BLANKETS) SHALL NOT BE USED WITHOUT EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT ISSUES." Ripley Design: Note has been updated. Comment Number: 3 04/03/2023: FOR APPROVAL: The City of Fort Collins is designated as a bird sanctuary for the refuge of wild birds (Municipal Code Chapter 4, Division 8 - Wild Birds: https://library.municode.com/co/fort_collins/codes/municipal_code? nodeId=CH4ANIN_ARTIIAN_DIV8WIBI) and in order to satisfy the federal Migratory Bird Treaty Act requirements, it is prohibited for any person at any time in the City to abuse or injure any wild bird or damage a nest with eggs or injure the young of any such bird. A professional ecologist or wildlife biologist is required to complete the nesting survey linked below 5 -7 days before conducting tree removal or trimming. If tree removal or trimming is planned, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "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 5-7 DAYS BEFORE TREE REMOVAL OR TRIMMING 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." The Songbird Nesting Survey document will be provided with the comment letter for you to fill out. Ripley Design: No tree removal or trimming is planned for this project. Comment Number: 4 04/03/2023: FOR APPROVAL: There is a Natural Habitat Buffer Zone directly to the north of the project. The 9 City of Fort Collins Land Use Code, Section 3.2.4(C)(3), requires projects to "demonstrate no light trespass onto Natural Areas, Natural Habitat Buffer Zones or River Landscape Buffers as defined in Section 4.16(E)(5)(b)(1)(a)." Please include all necessary information, including photometric plans, to demonstrate compliance. Studio PBA Response: See electrical response and drawings for compliance MV Consulting: Updated lighting plan is submitted. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Residential Code (IRC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code (Currently the 2018 International Plumbing Code adopted by 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. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Ground Snow Load 35 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or Front Range Gust Map published by SEAC. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: 2021 IECC and local amendments. INFORMATIONAL ITEMS: · Electric vehicle charging parking spaces are required, see local amendment. · 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. · All multi-famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. · If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. · A City licensed commercial general contractor is required to construct any new multi-family structure. 10 · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. · City of Fort Collins amendments to the 2021 IFC 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). · A City licensed commercial general contractor is required to construct any new multi-family structure. · Attached single-family provide 3ft setback to property line or provide fire rated walls & openings per chap 3 of the IRC. · Attached single-family townhomes and duplexes are required to be fire sprinkled per local amendment and must provide a P2904 system min and provide fire rated wall per R302. · New homes must provide EV/PV ready conduit, see local amendment. · Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. This requirement includes single family attached homes if more than 6 units. Stock Plans: When the same 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 permit issued from that master. Building Permit Pre-Submittal Meeting: Please 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. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 6 04/10/2023: FOR FINAL APPROVAL-UPDATED: There are text over text issues. See redlines. Northern Engineering: Redlines have been addressed. 02/20/2023: FOR FINAL APPROVAL: There are text over text issues. See redlines. Comment Number: 7 04/10/2023: FOR FINAL APPROVAL: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Northern Engineering: Sheet labels have been updated. 11 Topic: Plat Comment Number: 1 04/10/2023: FOR FINAL APPROVAL-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 Northern Engineering: Acknowledged. Redlines have been addressed. 02/20/2023: 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 Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 2 04/11/2023: The submitted irrigation plans are preliminary and listed not for bidding or construction. Please submit final irrigation plans prior to issuance of building permit(s). Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Ripley Design: Final irrigation plans will be provided with permit set.