HomeMy WebLinkAboutRIDGEWOOD HILLS AMENDMENT TRACT B - MA210028 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS1
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
December 02, 2022 Responses: May 30, 2023
David Kasprzak
TFG Design, LLC (The Fonterra Group)
PO Box 178
Loveland, CO 80539
RE: Ridgewood Hills Amendment Tract B, MA210028, Round Number 2
Please see the following summary of comments from City staff and outside reviewing agencies
for your submittal of Ridgewood Hills Amendment Tract B. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Marissa Pomerleau via phone at (970)416-8082or via email
at mpomerleau@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Marissa Pomerleau,
Topic: General
Comment Number: 1
INFORMATION:
I will be your primary point of contact throughout the rest of the development
review and permitting process. If you have any questions, need additional
meetings with the project reviewers, or need assistance throughout the process,
please let me know and I can assist you and your team. Please include me in all
email correspondence with other reviewers and keep me informed of any phone
conversations. Thank you!
TFG Response: Thank you. We look forward to working with you.
Comment Number: 2
SUBMITTAL:
As part of your resubmittal, you will respond to the comments provided in this
letter. This letter is provided to you in Microsoft Word format. Please use this
document to insert responses to each comment for your submittal, using a
different font color.
When replying to the comment letter please be detailed in your responses, as
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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].
TFG Response: Responses are provided.
Comment Number: 3
SUBMITTAL:
Please follow the Electronic Submittal Requirements and File Naming
Standards found at https://www.fcgov.com/developmentreview/files/electronic
submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888.
File names should begin with the file type, followed by the project information,
and round number.
Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf
File type acronyms maybe appropriate to avoid extremely long file names.
Example: TIS for Traffic Impact Study, ECS for Ecological Characterization
Study.
Reach out to me if you would like a list of suggested names.
*Please disregard any references to paper copies, flash drives, or CDs.
TFG Response: Submittal files are provided with File Naming Standards.
Comment Number: 4
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
TFG Response: All efforts have been made to meet these requirements.
Comment Number: 5
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.
TFG Response: We have contacted the City with our anticipated resubmittal date.
Comment Number: 6
INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
TFG Response: We are submitting within 180 days.
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Comment Number: 7
INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
TFG Response: Acknowledged.
Comment Number: 8
FOR FINAL APPROVAL:
The Director shall issue a written decision to approve, approve with conditions,
or deny the development application based on compliance with the standards
referenced in Step 8 of the Common Development Review Procedures
(Section 2.2.8).
The written decision shall be mailed to the applicant, to any person who
provided comments during the comment period and to the abutting property
owners and shall also be posted on the City's website at www.fcgov.com.
TFG Response: Acknowledged.
Comment Number: 9
FOR FINAL APPROVAL:
If the project is approved by the Director, there is a two-week appeal period
from the date of the decision. The project is not able to be recorded until it is
confirmed there are no appeals.
TFG Response: Acknowledged.
Comment Number: 10
FOR FINAL APPROVAL:
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.
TFG Response: Acknowledged. Please note that we are including a Modification of Standard Request.
See response to the next comment from Planning Services.
Department: Planning Services
Contact: Kai Kleer, 970-416-4284,kkleer@fcgov.com
Topic: General
Comment Number: 1
11/27/2022 FOR APPROVAL:
In order for this amendment to comply with 3.8.30(C), a private park must meet
the location standards which state, "Such parks shall be highly visible, secure
settings formed by the street layout and pattern of lots and easily observed from
streets. Rear facades and rear yards of dwellings shall not abut more than two
(2) sides or more than fifty (50) percent of the perimeter frontage of the park." In
other words, the park space would need to be brought out to and be framed by
the surrounding street layout.
Staff has spoken internally and believe that the applicant may be able to add a
'neighborhood support/recreation facilities', which is defined as a
recreation/pool facilities and/ or meeting rooms intended for the use and
enjoyment of residents and guests of the neighborhood. We suspect that the
meeting room would be the best approach and could be located in the area
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where the proposed pergola/shelter is located. The meeting room should have
a wet bar and bathroom.
Another option may be a modification of standard to the aforementioned park
location requirement. This approach would likely require more thought around
making a highly visible space. Considerations of an "equal to or better than"
approach might include entryway portals from the sidewalk system, soft path
along the south perimeter of the site just north of the detention area, scaling
back the garages, wayfinding, etc...
More conversation is needed on this topic.
TFG Response: A Modification of Standard Request Letter with an Exhibit is provided with this resubmittal.
Comment Number: 2
11/27/2022 FOR APPROVAL:
On the title sheet, please add the following note: "Spaces that are located in
detached residential garages (but not including parking structures) or in
attached residential garages, which attached garages do not provide direct
entry into an individual dwelling unit, may be credited toward the minimum
requirements contained herein only if such spaces are made available to
dwelling unit occupants at no additional rental or purchase cost (beyond the dwelling unit
rental rate or purchase price)."
TFG Response: The requested note is added to the Title/Cover Sheet. However, it appears to
unnecessary since more than adequate parking is provided (85 provided vs. 78 required). Therefore, none
of the garage stalls need to be counted to meet the requirements.
Comment Number: 3
11/27/2022 FOR APPROVAL:
The photometric plans do not appear to be updated with the changes to the
clubhouse and private park. Please clarify.
TFG Response: An updated Photometric Plan is provided in this resubmittal.
Department: Engineering Development Review
Contact: Sophie Buckingham,sbuckingham@fcgov.com
Topic: General
Comment Number: 4
11/18/2022: FOR APPROVAL:
The approval block needs to have the header "City of Fort Collins, Colorado
UTILITY PLAN APPROVAL" at the top. This header appears to have been cut
off. Please revisit the link below and add the correct signature block, including
the header.
TFG Response: The new version of the Utility Plan Approval Block has been included on the Title Sheet of
the Final Utility Plans, and the requested title of the approval block has been added, as well.
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
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Comment Number: 5
11/23/2022: FOR APPROVAL:
The index on the cover sheet of the utility plan indicates that there are 31 pages
in the plan set, but there are only 28. Please make sure the index and the actual
pages are in agreement.
TFG Response: Index is updated and coordinated.
Comment Number: 6
11/23/2022: FOR APPROVAL:
Please check that all of the symbols used throughout the plan are included in the
legend. There are some issues with symbols not matching the legend. Please
see my redlines for some specific instances, but be sure to check all of the
symbols and linetypes.
TFG Response: Legend is updated to identify all linetypes and symbols.
Comment Number: 7
11/23/2022: FOR APPROVAL:
The grading plan needs to show existing contours within the site and extended
at least 50 feet beyond the property boundaries. Please clearly indicate how the
proposed contours tie into existing contours at the property boundaries.
Owen Consulting Response: The drawing settings have been checked, and revised as necessary, such
that both existing and proposed contours print on the respective drawings, as appropriate.
Comment Number: 8
11/23/2022: INFORMATION:
Please note that LCUASS Table 7-3 recommends a minimum K-value of 10 for
sag vertical curves. The sag vertical curve in the emergency access drive on
Sheet 16 of the utility plan appears to have a K-value of 8.33. I recommend
increasing the K-value to 10, but the LCUASS minimum will not be enforced
here because it is not a public street.
Owen Consulting Response:The profile geometry of the Emergency Access (Sht. 16) has been revised,
such that the K-value of the vertical curve is now 13.37.
Comment Number: 9
11/23/2022: FOR APPROVAL:
On the drainage plan sheet, there is a legend symbol for overland flow direction,
but this symbol is not actually used throughout the sheet. Please add this arrow
to each drainage basin to show overland flow direction.
Owen Consulting Response: Representative overland flow arrows have been added to the Drainage Plan
(Sht. 5).
Comment Number: 10
11/23/2022: FOR APPROVAL:
On the utility plan set, please show the location of the existing speed bump in
Triangle Drive, northeast of Woodrow Drive. Will there be any conflicts with the
proposed asphalt cut or the emergency access from Triangle Drive?
Owen Consulting Response:The location and extent of the existing speed hump has been shown on the
Grading Plan (Sht. 6). This location will present a conflict with both the Emergency Access and the tie-ins
for the sanitary sewer and water improvements. As the existing speed hump will be largely destroyed in
the course of making the utility tie-ins, it is proposed that the speed hump be removed in it’s entirety and
reconstructed at a new location, approximately 50 feet east (down Triangle Drive) from it’s current location.
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Comment Number: 11
11/30/2022: FOR APPROVAL:
LCUASS Figure 19-6 requires a minimum off-street parking setback of 50 feet
from a collector street such as Avondale Road. Please remove or relocate the
parking space that I have crossed out on Sheet 8 of the utility plan set. If you are
not able to achieve the 50-foot setback, please submit a variance request that
meets the criteria outlined in LCUASS Section 1.9.4.A.
Owen Consulting Response: The parking stall in question is an enclosed garage stall. As set out in Section
3.5.2 (E)(2) of the City of Fort Collins Land Use Code, “The minimum setback of every residential building
and of every detached accessory building that is incidental to the residential building shall be fifteen (15)
feet from any public street right-of-way other than an arterial street right-of-way”. The garage building that
is the subject of this comment is set back from the adjacent site property line / non-arterial road right-of-way
boundary by a distance of 19.5 ft. Thus, it is our contention that the parking stall in question is in
compliance with the applicable setback requirements.However, the surface parking stall on the opposite
(west) side of the drive aisle from the one addressed in the review comment, is not in compliance with
Figure 19-6. Therefore, the Site Plan has been modified to remove this non-compliant surface parking stall,
and the Site Data Table has been adjusted accordingly.
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175,sgilchrist@fcgov.com
Topic: General
Comment Number: 2
11/26/2022: Thank you for providing the details regarding the change, (or lack
of change) in the overall trip generation with this amendment. No further traffic
evaluation is required.
Owen Consulting Response: Acknowledged.
Department: Stormwater Engineering – Erosion Control
Contact: Andrew Crecca,acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 6
11/08/2022: Not a significant change from previously accepted erosion control
materials. No comment from erosion control.
Owen Consulting Response: Acknowledged.
Department: Stormwater Engineering – Water Utilities
Contact: Wes Lamarque, 970-416-2418,wlamarque@fcgov.com
Topic: General
Comment Number: 7
11/30/2022: FOR APPROVAL:
Please redesign the forebays to have a 12-inch depth instead of 6-inches.
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Also, these should just be a concrete bottom for easier maintenance and
cleaning. The energy dissipation is typically a concrete wall or a boulder around
a foot behind the flared-end section. There should also be roughly 18-inches of
riprap or a concrete ribbon around the outside of the forebay to prevent erosion
when larger flows overtop the forebay.
Owen Consulting Response: The forebays in the two rain gardens have been redesigned per the reviewer’s
suggestions. The revisions are shown in plan and profile views on Shts. 12 and 13, and in the detail on
Sht. 13.
Comment Number: 8
11/30/2022: FOR APPROVAL:
The Rain Garden Outlet Control Structure needs to have a flat grate rather than
an angled one for these outlets. Please revise.
Owen Consulting Response:The outlet structures for the rain gardens have been revised to show a flat
grate, rather than a sloping grate. See detail on Sht. 13.
Comment Number: 9
11/30/2022: FOR APPROVAL:
It appears the Upper Rain Garden table of elevations has a typo. The water
surface is lower than the floor elevation. Please revise.
Owen Consulting Response: The data in the table has been revised to reflect the three-layer configuration
of the rain gardens, and the elevation data for the Upper Rain Garden has been corrected. See Sht. 13.
Comment Number: 10
11/30/2022: FOR APPROVAL:
The City does not require an orifice for rain garden underdrains. Please
remove.
Owen Consulting Response: The orifice has been removed.
Comment Number: 11
11/30/2022: FOR APPROVAL:
The City has a standard Bioretention growth media specifications that needs to
be used.
Owen Consulting Response: The City’s standard specification for Bioremediation growth media has been
inserted into the specifications.
Comment Number: 12
11/30/2022: FOR APPROVAL:
Please utilize the City's standard rain garden detail and include in the plans.
Please remove rain garden detail currently in the plan set.
Owen Consulting Response: The City’s standard rain garden detail has been incorporated into the drawing
set, with appropriate modifications to suit this project.
Comment Number: 13
11/30/2022: FOR APPROVAL:
Please designate the bottom of the rain gardens where the bioretention soil
media will be placed with hatching. It appears the existing hatching includes the
side-slopes all the way to the WQ elevation which is not needed for soil media.
Owen Consulting Response: The Plan views of the respective rain gardens have been revised, such that
the hatching delineates only the flat floor area of the rain garden beneath which the bioretention soil media
will be placed.
Department: Light And Power
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Contact: Rob Irish, 970-224-6167,rirish@fcgov.com
Topic: General
Comment Number: 1
11/21/2022: FOR APPROVAL - UPDATED:
Original electric routing and transformer locations are shown on the Site plan,
but a new routing and transformer locations are shown on the Utility plan. These
plans should match so all reviewers can see any conflicts.
Owen Consulting Response: The electric routing and transformer locations have been shown on the project
drawings, based upon our latest and best information. It is understood that some refinement of these
routes and locations as further information becomes available from the Owner, the electrical consultant,
and the City Light & Power Department.
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.
Comment Number: 2
11/18/2022: FOR APPROVAL - UPDATED:
Applicant has stated no gas will be installed on the site. All units will be electric heat.
Owen Consulting Response: This is to reconfirm that the Owner intends that all the dwelling units will be
fully electric, and that no gas will be installed throughout the project.
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?
Comment Number: 5
11/18/2022: FOR APPROVAL - UPDATED:
C-1 Forms for each transformer and One-line diagrams are needed to
determine transformer sizing and number of transformers required for the site.
This could affect the site plan.
Owen Consulting Response: C-1 Forms and One-line diagrams have been prepared for each transformer
location and each residential building and are included with this submittal.
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-fo
rms-guidelines-regulations
Comment Number: 6
11/21/2022: FOR APPROVAL - UPDATED:
Applicant has shown new transformer locations on the plan set. Some of these
locations may need to change or shift depending on the load requirements on
the C-1 Forms and One-line diagrams.
Owen Consulting Response: The possible need to refine the routing of electrical cable and the locations of
transformers is understood. Please see response to Comment No. 1, above.
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
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Electric Service Standards at the following link.
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
Comment Number: 7
11/21/2022: FOR APPROVAL - UPDATED:
Depending on the C-1 and One-line information provided, some of the
proposed meter locations may need to switch to the opposite side of the
building. Please coordinate this with Light & Power.
Owen Consulting Response: Please see response to Comment No. 1, above.
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/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
Comment Number: 8
11/21/2022: FOR APPROVAL - UPDATED:
Keeping this active until the electrical routing and transformer locations have
been fleshed out.
Owen Consulting Response: Comment understood.
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.
Comment Number: 9
11/18/2022: FOR APPROVAL - UPDATED:
Light & Power facilities must be located in a utility easement. It doesn't appear
the proposed U,D,A,EAE is wide enough to incorporate the electric primary and
transformers.
Owen Consulting Response: The easement plan has been revised to ensure that adequate space is made
available for the installation of electrical infrastructure within a dedicated area.
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 coordinate relocations with Light & Power Engineering.
Department: Environmental Planning
Contact: Scott Benton, (970)416-4290,sbenton@fcgov.com
Topic: General
Comment Number: 2
11/29/2022: No comments.
TFG Response: Acknowledged.
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Department: PFA
Contact: Andrew Rosen, 970-416-2599,arosen@poudre-fire.org
Topic: General
Comment Number: 2
11/22/2022: FOR APPROVAL - UPDATED:
To provide more clarity, addressing/signage/wayfinding should be compliant
with Section 505.1.1 (in particular 505.1.5 through 505.1.8) as amended in the
2021 International Fire Code (IFC). Refer to page 8 and 9 of the amendment
and adoption documentation of the 2021 IFC (Ordinance No. 060, 2022) at the
following link:
https://www.poudre-fire.org/home/showpublisheddocument/8186/63791323444
3370000
Provide more detail on future construction documents.
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 Response: An updated address plan is provided.
Contact: Kerry Koppes,kkoppes@poudre-fire.org
Topic: General
Comment Number: 4
11/22/2022: FIRE LANE SIGNAGE/HYDRANT STRIPING
Any private alley, private road, or private drive serving as a fire lane shall be
dedicated as an Emergency Access Easement (EAE) and be signed as a fire
lane. Preliminary Replat (Sheet 2 of 2) shows appropriate EAE throughout the
site. The entirety of this EAE must be signed as a fire lane as outlined below
and in the 2021 IFC.
Fire lanes shall be marked with permanent NO PARKING-FIRE LANE signs
complying with sign type, placement and spacing as outlined in Figure D103.6
of the International Fire Code and the Larimer County Urban Area Street
Standards, Appendix A, detail #1418 & #1419. Appropriate directional arrows
are required on all signs.
Fire lanes 20’ to 26’ in width shall be posted as a fire lane on both sides of the
roadway with a maximum spacing of 75’. Fire lanes more than 26’ and less
than 32’ in width shall be posted as a fire lane on one side of the roadway with a
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maximum spacing of 75’. This would include the partially gated 'Emergency
Access Only' drive in the southeast corner of the development. Additionally,
there should be 'Emergency Access Only' signage on the gate that faces
Triangle Drive.
Fire Hydrants must be provided with fire lane signage or red, curb-striping to
prevent parking within 15 feet of hydrants.
Provide additional details on future signage and striping plans.
References Section 503.3, 503.5, 503.6 (amended), Appendix D - Section
D103.5 and Section D103.6
TFG Response: All fire lanes have been provided with appropriate signage and/or red curb-striping in
compliance with LCUASS and the IFC. Details #1418 & #1419 are added to sheet 26.
Department: Internal Services
Contact: Russell Hovland, 970-416-2341,rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
04/02/2021: Construction shall comply with adopted codes as amended.
TFG Response: Acknowledged.
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.
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.
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.
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· 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.
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.
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.
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Department: Technical Services
Contact: Jeff County, 970-221-6588,jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 4
11/29/2022: There are line over text issues. See redlines.
TFG Response: line over text is corrected.
04/15/2021: There are line over text issues. See redlines.
Comment Number: 5
11/29/2022: There is text that needs to be masked. Mask all text in hatched
areas. See redlines.
TFG Response: Text in hatched areas is masked.
04/15/2021: There is text that needs to be masked. Mask all text in hatched
areas. See redlines.
Comment Number: 8
11/29/2022: The City has moved to the NAVD88 vertical datum, and as of
January 1, 2015, all projects are required to be on NAVD88 datum. Please
provide the following information for the Benchmark Statement in the EXACT
format shown below.
TFG Response: Benchmark Statement format is updated with a reference. Due to the history of the project
design. It is not verbatim because we would need to change every contour.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS
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DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION
SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF
FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’.
Topic: General
Comment Number: 2
11/29/2022: All plans now need to reflect the Ridgewood Hills Fifth Filing
replat.
TFG Response: The plans are updated to reflect Ridgewood Hills Fifth Filing.
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.
Topic: Landscape Plans
Comment Number: 3
11/29/2022: There are still line over text issues. See redlines.
TFG Response: line over text is corrected.
04/15/2021: There are line over text issues. See redlines.
Topic: Plat
Comment Number: 1
11/29/2022: Since the previous Ridgewood Hills Fifth Filing project has
expired, the Plat name will need to be changed to Fifth Filing.
TFG Response: The plat is updated to reflect Ridgewood Hills Fifth Filing.
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.