HomeMy WebLinkAboutCROWNE AT SUNIGA - FDP230023 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS 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
October 12, 2023
Terence Hoaglund
Vignette Studios
PO Box 1889
Fort Collins, CO 80522
RE: Crowne at Suniga, PDP230007, Round Number 3
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Crowne at Suniga. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at
tsullivan@fcgov.com.
Comment Summary:
Department: Planning Services
Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599
Topic: General
Comment Number: 2
08/25/2023: This is still open to be addressed at FDP
07/11/2023: For Final:
I am assuming that the parking and drive aisles are to be asphalt paving. This is
typically not suitable for repeated use when emptying dumpsters.
04/11/2023: By Hearing:
Please review the trash and recycling standards found in 3.2.5. We will need the
plans to demonstrate that the trash collection system in adequate and functional.
That the hauler has a working pickup route and a serviceable path to the trash
storage areas. We need to know the capacity of the storage areas for both
trash and recycling and that all chutes are properly labeled.
Response: The primary emergency access easement, where the trash trucks will operate is designed to
be heavy duty pavement.
Comment Number: 11
08/25/2023: Thank you for responding. We will keep this comment open as
informational but do not require any further response at this time.
04/14/2023: For Information:
Human scale design and pedestrian friendly connectivity are important to
attractive and compatible development. We would encourage the applicant
team to look for opportunities to enhance these qualities whenever possible.
For example informal paths or stepping stones to ground floor patios would
enhance the feeling of connectivity to the street.
Response: Acknowledged
Comment Number: 13
08/25/2023: Update: Thank you for the response and will look forward to
addressing this in FDP.
07/12/2023: For Final:
See redlines on site plan; The columns for these porches/balconies are too
close to the sidewalk. These need to be adjusted to have 2' clearance from the back of walk.
Columns are not shown on horizontal control plan. Please coordinate.
Response: We have revised the building plans to have all columns clear of sidewalks/ easements. In the
case of the building mentioned above, the entire building was shifted to the north to meet the minimum
2’ clear.
Comment Number: 14
08/25/2023: For Final: See redline corrections on lighting plans.
Response: These comments have been addressed
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 10
08/24/2023: FOR FINAL:
The report that was submitted for the subsurface hydrology report does not
provide all of the information that a subsurface hydrology report should provide.
LCUASS Chapter 5.6.2.A describes all information that should be included in a
subsurface hydrology report (cone of influence, potential sources of GW, future
GW conditions, water rights, GW barriers, direction of GW flow, etc.). A
subsurface hydrology report is more in-depth than just a soil boring report that
shows groundwater depths, and is typically completed by a water engineer and
not a geotechnical engineer. A full subsurface hydrology report that provides all
of the information described in LCUASS Chapter 5.6.2.A will be required with the FDP.
Response:
04/14/2023: FOR FINAL:
The geotechnical report recommends further exploration to establish an
accurate depth to groundwater. Please provide a subsurface hydro report as
soon as possible, but with the first round of FDP at the latest.
Response: Per conversation on 11/6/2023 Subsurface Hydrology report is not needed because proposed
grade is +8’ from top of groundwater. We have also added a Boring Exhibit at the end of the Utility
Plans showing the top of groundwater vs. proposed elevations vs. existing elevations.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 3
08/21/2023: FOR INFORMATION UPDATED: Based on the comment
response provided, the responsibility for the required improvements to
Lindenmeier may need to be outlined and included in the Development
Agreement for this project. The roadway infrastructure for Lindenmeier will
need to be in place prior to any Certificates of Occupancy being granted.
07/11/2023: FOR HEARING: We would like to understand if any coordination
with the Northfield Development has occurred regarding the street
improvements that are necessary on Lindenmeier. It is our understanding that
Northfield will complete the buildout of the roadway? This project will need to
have some of those improvements in place prior to building permits being
issued, i.e. sidewalks with access to the regional trail. This may require further
conversation.
04/10/2023: FOR HEARING: The Bike and Pedestrian Analysis indicates an
adequate level of service to the regional trail to north. We will need to confirm
that the trail improvements are in place for access from the underpass of
Lemay, to the trail that runs along Schlagel Street. Currently there is not a trail
on the east side of 9th/Lindenmeier leading to the trail head at Schlagel. This
may affect the level of service with that gap in the trail, which may be an off site
improvement for this development.
Response: Acknowledged
Department: Stormwater Engineering – Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 1
04/03/2023: Information Only:
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 .
Based upon the area of disturbance or this project is part of a larger common
development, State permits for stormwater will be required should be pulled
before Construction Activities begin.
Response: A stormwater plan is included as part of the submittal. The contractor will be responsible
for updating this SWMP as necessary per Fort Collins Stormwater criteria.
Comment Number: 2
04/03/2023: For Approval or Final Plan:
Applicant has Replied to comments from Conceptual review that Erosion
Control and SWMP Report will be submitted first round of FDP.
Please provide an erosion control plan for 'Final Plan or Approval Submittal'.
This project disturbs 5 or more acres so erosion control phasing materials will
need to be provided in the erosion control plans, reports and escrow. Please
ensure that the Erosion Control Plans, Escrows, and Reports include phasing
requirements (FCSCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5)
Response: A stormwater plan, erosion control plan, and erosion control escrow is included as part of
the submittal per Fort Collins Stormwater criteria.
Comment Number: 12
06/26/2023: For Final:
Thank you for addressing previous erosion control comments. We will look for
erosion plans, report and escrow at FDP.
Response: A stormwater plan, erosion control plan, and erosion control escrow is included as part of
the submittal per Fort Collins Stormwater criteria.
Department: Stormwater Engineering
Contact: Stephen Agenbroad sagenbroad@fcgov.com
Topic: General
Comment Number: 1
04/10/2023: FOR FINAL COMPLIANCE:
Please label pipe size and material on the utility and drainage plan.
Response: Pipe sizes and materials are included in the utility plans per the City’s comment.
Comment Number: 2
04/10/2023: FOR FINAL COMPLIANCE:
In the Runoff Summary table, please include the concentration point's flow rate.
Please also make sure to detail which basins contribute flow to each
concentration point.
Response: Design points have been labeled on drainage exhibit.
Comment Number: 8
04/10/2023: FOR FINAL COMPLAINCE
It appears that all the sump inlets have had their overflow areas accounted for
and are adequate. Please provide an excerpt in the drainage report explaining
the overflow paths and how the proposed grading around the outlets prevent the
overflow from impacting buildings.
Response: Overflow paths are now shown on Drainage Exhibit. Critical sump inlets also have callout
talking about overflow path on Drainage Exhibit. Section IV.C.3 of the narrative has been updated to
discuss overflow paths.
Comment Number: 14
07/11/2023: FOR FINAL COMPLIANCE:
Please maintain 10-ft of separation between large trees and the stormtech
system (western parking lot islands). Discussion between ADS and the City
needs to be had in regard to separation between ornamental trees and the
stormtech system. In general, please maintain the following separation
requirements. No trees shall be planted within 10’ of storm mains or within 6’ of
roof lead collectors. No shrubs shall be planted within 4’ of stormwater mains.
Response: The trees that are close to the Stormtech system are smaller ornamental trees.
Comment Number: 17
07/11/2023: FOR FINAL COMPLIANCE:
The stormwater manholes for the ultimate outfall of the system appear to be
located within very steep slopes. Please have the slope around these manholes
softened so that the manholes are easily accessible and maintained.
Response: An 8’ diameter flat area was provided at STMH A1 to help with access and maintenance
around the manhole. Softening the slopes further will require the use of retaining walls within the
NECCO easement and right-of-way requiring an encroachment permit from the City of Fort Collin
Comment Number: 19
08/24/2023: INFORMATION ONLY:
The stormwater for the site is a workable design and can proceed to hearing.
Thank you for your cooperation throughout the review process.
Response: Updated drainage plan and report per City of Fort Collins FDP requirements is provided
with the submittal.
Department: Water-Wastewater Engineering
Contact: Stephen Agenbroad sagenbroad@fcgov.com
Topic: General
Comment Number: 10
08/24/2023: INFORMATION ONLY
As stated in prior discussions, the city is willing to allow the 9-inches of
separation between the sanitary sewer line A and the 24-inch water main to
avoid a water lowering. The 9-inches of vertical separation is the minimum we
are willing to allow in this case due to the steel casing. If the potholes taken
before FDP Rd 1 show less vertical separation than 9-inches, some
redesign/mitigation may be necessary to achieve maximum vertical separation.
Please reach out to discuss best options.
Response: Potholes were completed on 11.01.2023. Waterline information has been updated and 9” or
greater has been achieved at all crossings.
Comment Number: 11
08/24/2023: INFORMATION ONLY:
The wastewater for the site is a workable design and can proceed to hearing.
Thank you for providing profiles of the wastewater crossings before Hearing
and for your cooperation adding the necessary mitigation for the sanitary crossings.
Response: Updated utility plan per City of Fort Collins FDP requirements is provided with the
submittal.
Department: Light And Power
Contact: Luke Unruh lunruh@fcgov.com 970-416-2724
Topic: General
Comment Number: 1
FOR FINAL PLAN UPDATED:
The electric layout needs further refinement. Please contact me to set up a
meeting. I would prefer you give me 3 weeks before submitting for FDP so I we
can work on the electric design.
You may reference Light Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandar
ds.pdf?1645038437 Please reach out to me with questions.
Response: Will coordinate between FDP Round 1 and FDP Round 2.
Comment Number: 2
04/10/2023: INFORMATION ONLY:
Transformers must be placed within 10 ft of a drivable surface for installation
and maintenance purposes. The transformer must also have a front clearance of
10 ft and side/rear clearance of 3 ft minimum. When located close to a building,
please provide required separation from building openings as defined in
Figures ESS4 - ESS7 within the Electric Service Standards. Please show all
proposed transformer locations on the Utility Plans.
Response: Transformers are provided per the City’s comment.
Comment Number: 3
04/10/2023: INFORMATION ONLY:
Any existing and/or proposed Light and Power electric facilities that are within
the limits of the project must be located within a utility easement or public
right-of-way. The utility easement for the transformer shall extent 3 feet past all
sides of the transformer pad. Electric lines need to be in a 6' easement. Please
show utility easements on the plat and a dashed line on the utility plan.
Response: Transformers and primary electric mains are in easements per the City’s comment.
Comment Number: 4
04/10/2023: INFORMATION ONLY:
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-and-developers/plant-investmen t-development-fees
This project will require at least two directional bores.
Response: Acknowledged
Comment Number: 5
04/10/2023: FOR FINAL PLAN:
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. Reference
Section 8 of our Electric Service Standards for electric metering standards. A
link has been provided here:
https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda
rds_FINAL_18November2016_Amendment.pdf
I would like to see the secondary line from transformer to building at least by the first round of FDP
Response: Electric meters and secondary line from transformer are shown on the FDP plans.
Comment Number: 5
04/10/2023:INFORMATION ONLY:
Single phase transformers are limited to a maximum of 8 runs of secondary, not
to exceed a wire size of 350KCMIL.
Three phase transformers are limited to a maximum of 12 runs of secondary,
not to exceed a wire size of 500KCMIL.
Response: Acknowledged
Comment Number: 6
FOR FINAL PLAN:
The electric design provided is assuming three phase power to each building. I
will need to know the phase demand before FDP, as it could change the electric design.
Response: Three phase power will be supplying each building. Demand loads will be provided once
design is complete.
Comment Number: 7
FOR FINAL PLAN:
A commercial 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 C-1 form can be found here:
https://www.fcgov.com/utilities/business/builders-and-developers/development-f
orms-guidelines-regulations
Response: C-1 form and riser diagrams will be provided to Light & Power Engineering once design is
complete.
Comment Number: 8
04/10/2023: INFORMATION ONLY:
The electric service is considered commercial, therefore it must be installed,
owned and maintained by the owner.
Response: Acknowledged.
Comment Number: 9
04/11/2023: INFORMATION ONLY:
11) You may contact Luke Unruh with project engineering if you have
questions. (970) 416-2724. 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.
Response: Acknowledged.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
04/11/2023: INFORMATION: Both Park Planning & Development and Parks
department comments will be provided by Missy Nelson | mnelson@fcgov.com
Response: Acknowledged
Comment Number: 4
07/10/2023: FOR FINAL APPROVAL - UPDATED: Thanks for requesting the
irrigation plans and working with Parks on integrating the development
landscaping with the right-of-way landscaping. More coordination is needed
prior to FDP drawing approval.
04/11/2023: FOR FINAL APPROVAL: Please add the following note to all Site and Landscape Plans:
City of Fort Collins Parks Department has active irrigation in areas that might
encroach the property line of this development (parkways along N Lemay Ave,
E Suniga Rd, and adjacent to regional trail). Any irrigation lines, infrastructure,
or related equipment that is disturbed, destroyed, or moved shall be promptly
replaced and/or repaired at no cost to the City. Irrigation plans for this area are
available upon request, please contact Missy Nelson regarding the Parks’ Department’s interest.
Response: This note has been added to the site and landscape plans.
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 7
04/11/2023: 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
road as required by Section D103.6.1 or D103.6.2.
SIGN PLACEMENT
- 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.
07/11/2023: Fire lane locations will be required at final plan.
Response: Fire signs are shown on the Horizontal Control Plan.
Comment Number: 8
04/11/2023: FOR FINAL
PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC
section 505.1.1 amendment
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. The
address numbers for one- and two-family dwellings shall be a minimum of 4” in
height with a minimum ½” stroke and shall be posted on a contrasting
background. 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.
General address locations shall be added to the elevation plans
Response: Acknowledged
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
04/10/2023: Construction shall comply with adopted codes as amended.
Current adopted codes are:
2021 International Building Code (IBC) 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 on the 2018 IPC)
2020 National Electrical Code (NEC) as amended by the State of Colorado
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Live Load: 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 The
Structural Engineer's Association of Colorado
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
• Multi-family and Condominiums 3 stories max: 2021 IECC residential chapter.
• Commercial and Multi-family 4 stories and taller: 2021 IECC commercial chapter.
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 to 30ft of fire separation distance
(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.
· Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
· 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.
· Energy code requires short hot water supply lines by showing plumbing compactness.
· 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.
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:
For new buildings, 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 work with their Development Review
Coordinator to schedule a pre-submittal meeting.
Response: A pre-submittal meeting was held on November 2, 2023.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: General
Comment Number: 2
07/07/2023: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
04/06/2023: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
Response: acknowledged
Topic: Plat
Comment Number: 1
07/07/2023: 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
Response:
04/06/2023: 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
Response: Comment for addressing redlines was a holdover comment from PDP Round 2 and was
addressed at PDP Round 3.
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 1
07/10/2023: INFORMATION: Preliminary irrigation plans are due at FDP and
final irrigation plans are due at building permit application. Please provide a
landscape plan that includes a water use budget and hydrozone map for FDP.
Your water budget must be under 15 gallons/square foot for the property annually.
Response: The preliminary irrigation plan is included with this submittal. The hydros zone map has
been included on the landscape plan the entire time.