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HomeMy WebLinkAboutTIMBER LARK RESIDENTIAL SECOND FILING - BDR230011 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS (2) Page 1 of 8 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 15, 2023 Steve Schroyer Schroyer Resources 900 Greenfields Court Fort Collins, CO 80524 RE: Timber Lark Residential Second Filing, BDR230011, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Timber Lark Residential Second Filing. 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 email at tsullivan@fcgov.com. RESPONSES: SCHROYER RESOURCES, NORTHERN ENGINEERING (SURVEY), NORTHERN ENGINEERING (CIVIL) Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695 Topic: General Comment Number: 1 INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! RESPONSE: Glad to be working with you again, Todd! 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 Page 2 of 8 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]. RESPONSE: Comments in this letter will be thoroughly addressed. Comment Number: 3 SUBMITTAL: Correct file naming is required as part of a complete submittal. Please follow the Electronic Submittal Requirements and File Naming Standards found here: https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen ts-and-file-naming-standards_v1_8-1-19.pdf?1680306305. File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 1_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. RESPONSE: Files have been named using these conventions. 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 RESPONSE: Files have been flattened. 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. RESPONSE: Understood. Comment Number: 6 INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. RESPONSE: Understood. Comment Number: 7 INFORMATION: Page 3 of 8 ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Payments can be made by check, debit/credit card or eCheck. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be place in the blue drop box located at the north west side of the building. Please mark it to the attention of your Development Review Coordinator and reference the project it is associated with. If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess, select Planning/Development Review and search by inputting your project's information*. • Debit/Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. • ECheck payments include a convenience fee of $0.50 added to all payments between $0.00 - $99,999.99. *Please advise your Development Review Coordinator as to which payment method will be used. If choosing to pay online, your Development Review Coordinator will provide you with the project information when the fees are available to be paid. RESPONSE: Understood. Comment Number: 8 NOTICE: A Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. RESPONSE: Understood. Comment Number: 9 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 RESPONSE: Understood. Comment Number: 10 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. RESPONSE: Understood. Page 4 of 8 Comment Number: 11 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. RESPONSE: Understood. Comment Number: 12 FOR INFORMATION: The requested exhibit and updated Utility Plans can be submitted and included with this BDR project. When a builder is finalized and there are updates needed for the building design, please submit the changes and we will make a determination of which type of amendment will need to be processed (Micro or Minor). RESPONSE: The Site Plan Exhibit and updated Utility Plans have been included in this submittal. Department: Planning Services Contact: Katelyn Puga kpuga@fcgov.com Topic: General Comment Number: 1 12/11/2023: FOR FINAL APPROVAL: Please provide an exhibit that shows that the lot line adjustments will not affect the position of the building footprint/and or building envelopes provided on the approved site plan. The lot lines appear to be shifting and it is unclear if that will change the position of the units on each lot. Please demonstrate in the exhibit that setbacks are still met with this adjustment. RESPONSE: A Site Plan Exhibit demonstrating setbacks between building envelopes and property lines has been provided. Comment Number: 2 12/11/2023: FOR FINAL APPROVAL: Please refer to the Plat for additional Planning redlines to be addressed. RESPONSE: Responses have been added to the redlines. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 1 12/12/2023: FOR APPROVAL: Please dedicate Tracts A through D as utility easements in addition to drainage easements. RESPONSE: Easement callouts on Tracts A – D have been updated. Comment Number: 2 12/12/2023: FOR APPROVAL - REVISED: With the next submittal, please submit a utility plan revision to depict the updated lot lines and utility service lines. The revision set will need to include Page 5 of 8 every sheet that contains the area in which the lot lines and utility services are being updated. Please add the City's utility plan revision signature block onto the cover sheet, in addition to the signature block from the original approval. If you need a copy of the revision signature block, please email me at sbuckingham@fcgov.com. RESPONSE: The utility plan has been revised to show the updated lot lines and utility services. The revision set includes all sheets that show this revision. The City’s utility plan revision signature block has been added to the cover sheet. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 12/06/2023: Traffic Operations has no comments at this time regarding the adjustment of lot line within this project. RESPONSE: Understood, thank you. Department: Erosion Control Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Erosion Control Comment Number: 1 12/06/2023: INFORMATION: No comments from Erosion and Sediment Control as this change in lot lines does not affect the approved Erosion and Sediment Control plans for this development. RESPONSE: Understood, thank you. Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 2 12/06/2023: FOR APPROVAL: It appears the buildings and the grading around each building will remain the same with this replat. Please verify this is true with this replat. RESPONSE: Lot corners and road grading will remain the same. The rough building footprints have been shifted, but the general grading concept will remain the same. Department: Light And Power Contact: Tyler Siegmund tsiegmund@fcgov.com 970-416-2772 Topic: General Comment Number: 1 12/11/2023: INFORMATION: It is the understanding of Light and Power that the lot line adjustments will not cause a change to the electric capacity needs or the location of electric facilities for Timberlark. If this an incorrect understanding or if plans change, please contact me directly at tsiegmund@fcgov.com or (970) 416 -2772. Thank you. RESPONSE: That is correct, no change is electric capacity needs is required. Thanks, Tyler. Page 6 of 8 Comment Number: 2 12/13/2023: FOR APPROVAL: Please add utility easements on tracts A, B, C, D, J, M. RESPONSE: Easements have been added to tracts A, B, C, D, J, M. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 Topic: General Comment Number: 1 12/11/2023: No comments. RESPONSE: Understood, thank you. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 1 12/04/2023: INFORMATION: Forestry has no comments at this time RESPONSE: Understood, thank you. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 1 12/12/2023: No comments from Parks or Park Planning and Development, thank you. RESPONSE: Understood, thank you. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 12/14/2023: PFA has no comments on the replat to adjust lot lines. RESPONSE: Understood, thank you. Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 12/11/2023: Townhome and duplex construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Residential Code (IRC) with local amendments 2021 International Plumbing Code (IPC) as amended by the State of Colorado 2023 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 Page 7 of 8 Please read the residential permit application submittal checklist for complete requirements. · 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: 2021 IECC residential chapter. INFORMATIONAL ITEMS: · For a fire-sprinkled building, 3ft setback required from property line or provide fire rated walls & openings per chap 3 of the IRC. · Bedroom egress windows (emergency escape openings) required in all bedrooms. · For buildings using electric heat, heat pump equipment is required. · 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. This fire sprinkler system usually requires a ¾” or 1” water line and meter to meet all P2904 requirements. · New homes must provide electric vehicle ready wiring if garages are attached, see local amendment. · Provide site-wide accessibility plan in accordance with CRS 9-5. This requires accessible units per that state standard. · New IRC code amendment R320 requires dwellings with habitable space on the 1st floor must provide a visitable bathroom and path to such. · The roof must be provided with solar-ready zones at outlined in IRC appendix RB. · 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 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. RESPONSE: Plans submitted for permit will comply with current building and energy code standards. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Plat Comment Number: 1 12/07/2023: 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 markups, please contact John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com RESPONSE: Responses have been added to the redlines. Page 8 of 8 Department: Outside Agencies Contact: Donna George, Xcel Energy, 303-571-3306, Donna.L.George@xcelenergy.com Topic: General Comment Number: 1 12/12/2023: Xcel Energy Please see separate document provided by reviewer. RESPONSE: Comment appears to have been resolved. Thanks.