Loading...
HomeMy WebLinkAboutBLOOM FILING FOUR - FDP240001 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS January 24, 2024 City of Fort Collins Ms. Brandy Bethurem Harras 281 North College Avenue P.O. Box 580 Fort Collins, CO 80012 Re: Bloom Filing 4 Multifamily – PDP Round 3 Response to Comments Dear Ms. Bethurem Harras, Please find below responses to the final PDP review comments which we received on August 23, 2023. Our development team has reviewed all the comments and have addressed them in the following pages. Please feel free to contact me directly should you have any other comments, questions and/or special requests for additional information. We look forward to continuing to work with you and your colleagues at the City of Fort Collins. Sincerely, Norris Design Ryan F. McBreen Principal Comment Summary Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Response: Thank you. We will copy you on all correspondence with the City and will ask questions as needed. We have greatly appreciated your guidance thus far. 2. 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]. Response: Comments responses will be detailed in their language. 3. Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronicsubmittalrequirementsandfile namingstandards_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. Response: The electronic submittal requirements and file naming standards will be followed as indicated. 4. 07/03/2023: SUBMITTAL - UNRESOLVED: This was not done for 4_UTILITY PLAN and one of the Drainage reports. Please ensure for the next round of review, all files are optimized/flattened and have the AutoCAD SHX attributes removed. 07/03/2023: SUBMITTAL UPDATED: It does not look like this was done for the 2_CDS_Bloom F4_PDP_RD2.pdf and the 3_PRELIM PLAT_BLOOM F4_PDP RD2.pdf Please ensure for the next round of review, all files are optimized/flattened and have the AutoCAD SHX attributes removed. 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/sfdcarticles/sfdc articles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Response: Plans have been optimized as requested. 5. 02/06/2023: FOR HEARING: This proposed project is processing as a Type 2 Development Plan. The decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right of way and publicly owned open space). Response: Understood; thank you. 6. All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 8 weeks prior to the hearing. Response: All comments labeled as “For Hearing” were previously addressed during the PDP process, and as approved by the City of Fort Collins Planning and Zoning Commission. 7. If the Project Development Plan is approved at hearing, please apply for Final Development Plan within three years of the date of approval to avoid the expiration of the PDP Approval. Response: Understood; all FDP plan sets and reports are submitted within the timeframe indicated. Planning Services Contact: Kai Kleer, 9704164284, kkleer@fcgov.com 1. 08/22/2023: FOR HEARING - See redlines which include the following: Two fixtures types exceed the BUG rating maximums of the lighting district. Street lights should not be part of the lighting plan. Please work with Light & Power on locating street lighting at time of construction. Horizontal illuminance levels exceed the maximum allowance along several of the property lines. 07/03/2023 UNRESOLVED: FOR HEARING - Lighting Plan Could not locate photometric plan P-01, P-02, or P-03. As a note the design variation chart appears to me missing as well (A-29). 02/20/2023 FOR HEARING - Lighting Plan A complete review of the lighting plan was no able to be achieved. Please indicate backlight, uplight, glare ratings for each fixture. Include 'ideally oriented' setback depiction on the plan. Response: B.U.G. ratings are in the schedule on sheet P-03. Ideally oriented setbacks are depicted on sheets P-01 and P-02. Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com 1. 08/23/2023: FOR FINAL PLAN: Please address the redlines and provide a phasing plan sheet with the first round of FDP. Response: The minor redlines were addressed and a phasing plan is included as part of the FDP. Erosion Control Contact: Andrew Crecca, acrecca@fcgov.com 1. 08/14/2023: INFORMATION: Thank you for your reply to Erosion Control Comments from PDP round 1. We will look for Erosion Control Plan, Report and Escrow Calculation at FDP Round 1. Please refer to the City of Fort Collins Stormwater Criteria Manual Chapter 2 Section 6 for Erosion Submittal Requirements. Response: An updated erosion control plan, report and escrow calculation are included in the submittal. Stormwater Engineering Contact: Wes Lamarque, 970 416 2418, wlamarque@fcgov.com 1. 08/23/2023: FOR FINAL PLAN: There is an error in the percent treated calculations. It should read grater than 75%. The actual number is greater than 75%, just a math error. Please revise. 06/28/2023: FOR HEARING UPDATED: I could not find the exhibit documenting that 75% of the site is being treated by LID. The underground chamber calculations were included. 02/20/2023: FOR HEARING: Please provide a LID exhibit and/or table documenting the development is treating 75% or more of the site's proposed impervious area. Response: An exhibit has been provided as part of the final drainage report showing that we are treating more than 75% of the impervious area. 2. 06/28/2023: FOR FINAL PLAN: Trees can be planted in the bottom of the detention pond, and is encouraged, as long there is 10 feet of separation from any inlets, concrete pans, or low flow swales. Response: Noted, thank you. Trees have been added within the detention area. Department: Water Conservation Contact: Emma Pett epett@fcgov.com 1. 08/07/2023: FOR FINAL PLAN: Preliminary irrigation plans that include a hydrozone map and water use budget are due at FDP. Final irrigation plans are due at building permit application but we encourage you to submit them earlier in case changes need to be made. Response: Noted, thank you. Preliminary irrigation plans are included within the FDP submittal. 2. 08/07/2023: FOR FINAL PLAN: Preliminary irrigation plans for FDP should include a landscape plan, a water budget and hydrozone map. Your water budget must be under 15 gallons/square foot for the property annually. Response: Noted, this information is included in the FDP submittal. Department: Light and Power Contact: Tyler Siegmund tsiegmund@fcgov.com 970 416 2772 1. 02/22/2023: INFORMATION: Light and Power will extend primary electric facilities from the surrounding Bloom filings to feed Bloom Filing Four. Response: It is understood that light and power will extend electric facilities to Bloom Filing 4 from the surrounding sites. 2. 02/22/2023: FOR FINAL PLAN: Multifamily buildings and duplexes are treated as customer owned services. therefore, a C 1 form and one line diagram must be filled out and submitted to Light & Power Engineering for each building. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. A C 1 form can be found here: https://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguide linesregulations Response: The C-1 form will be included in the final plan round 2, once final design has progressed. 3. 02/22/2023: 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 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/buildersanddevelopers/plantinvestmentdevelop mentfees Response: Understood. Thank you. The team will reach out at the appropriate time to get final fee calculations. 4. 02/22/2023: INFORMATION: Any existing electric infrastructure that needs to be relocated as part of this project will be at the expense of the developer. Please coordinate relocations with Light and Power Engineering. Response: The developer understands that they are responsible for utility relocations for this project. 5. 02/22/2023: INFORMATION: 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. Response: It is understood that proposed electric facilities need to be located in either the right-of-way and/or easement and easements are provided as part of the FDP as the layout of the transformers and electric lines are refined. 6. 08/22/2023: FOR FINAL PLAN: Please contact me for the streetlight layout along the public roads. Add proposed streetlight locations at FDP. 07/05/2023: FOR FINAL PLAN: Please refer to Bloom Filing 1 utility plans for streetlight locations for the public roads adjacent to this project. Please add streetlights to the utility plans, site plans, landscape plans. 02/22/2023: INFORMATION: Streetlights will be placed along public streets. 40 ft separation on both sides of the light is required between canopy trees and streetlights. 15 ft separation on both sides of the light is required between ornamental trees and streetlights. Please coordinate the light placement. Please reach out to me before the first round of the Final Development Plan so I can provide a streetlight layout. The City of Fort Collins street lighting requirements can be found at: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf Response: Streetlights were placed during Bloom Filing 1. They are reflected in this plan set as well. 7. 02/22/2023: INFORMATION: Please contact Tyler Siegmund with electric project engineering if you have any questions at (970) 416-2772. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1 645038437 Reference our policies, development charge processes, and use our fee estimator at: http://www.fcgov.com/utilities/business/builders-and-developers . Response: Thank you for your review. We will contact you if we have questions. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre fire.org 970 416 2869 1. 02/22/2023: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. Response: Understood – we will provide a complete signage package as a deferred submittal at the permitting stage for review and approval. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416 4290 1. 07/03/2023: INFORMATION ONLY: Thank for addressing all of Environmental Planning's For Hearing comments. I look forward to addressing the seed mixes, pollinator plantings, and compatibility with trees in the FDP phase. Response: Thank you for your review. As requested, additional pollinator information will be provided at FDP. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com 1. 08/22/2023: FOR FINAL PLAN – UPDATED: Please look at the storm sewer spacing along Donella Drive. We require at least 10 feet of spacing between storm sewer and street trees. We require at least 10' of spacing. Response: Trees have been adjusted to meet clearance requirement. 2. 08/22/2023: FOR FINAL PLAN - UPDATED: Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1). Response: Landscape islands meet the minimum 8’ requirement where trees are included. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com 1. 06/27/2023: FOR FINAL PLAN: Thank you for confirming. Please add the following note to the FDP landscape plan: "The Developer, or its successor(s) in interest, shall be responsible for the ongoing irrigation and maintenance of the landscaping located within the public right of way along the portion of the arterial streets International Blvd. and Greenfields Ave. Should the Metro District be dissolved, the obligation shall become that of the developer or its successor(s) in interest. 02/21/2023: Please confirm the metro district will be watering and maintaining the landscaping in the public rights of way along International and Greenfields. Response: Note #14 has been added to sheet LP001 with narrative above. Department: Building Services Contact: Russell Hovland rhovland@fcgov.com 970 416 2341 1. 02/20/2023: 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 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 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 family 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 amendments. · 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 than 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/resrequirements.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 email your Coordinator to schedule a pre submittal meeting. Response: Applicable building codes will be followed as indicated. A pre- submittal meeting has already been completed as of Oct 13, 2023. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970 221 6588 1. 06/30/2023: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Response: Thank you for your review. 2. 08/22/2023: FOR FINAL APPROVAL: (Plat) 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: The redlines have been addressed on the updated plat. Department: Outside Agencies Contact: Daniel Richardson, District Engineer, Boxelder Sanitation 1. Standalone easement will be required for all sewers that are not located in the public R.O.W. and in alley tracts. The easements are necessary to address access and maintenance issues that are not included on the plat. Standard easement width for Boxelder is 30-feet. District Easement template is attached. Response: Per previous discussion we are working through the possibility of a shared easement, as we need an emergency access easement over the sanitary sewer, with boxelder sanitation and will be updating plat accordingly once resolved. 2. Add distances from curb to sanitary sewer lines on the utility plan. Response: Distances to the curb and gutter have been added as requested. 3. Will the Clubhouse have a restaurant or kitchen? If so, it may be necessary to provide sand/oil separator to prevent unauthorized discharges to the sewer. Response: The clubhouse will only have a sink/fridge area, but no commercial aspects that would require a sand/oil Separator. 4. Does the site include a swimming pool? If so, it will be necessary to show how pool drains and mechanical systems connect to the sewer. Response: The site does include a swimming pool, but ongoing coordination will continue to occur as the site progresses in order to accurately size the pool drains. This information will be provided as it is updated. 5. Buildings 7, 8, 10 & 11 do not have sanitary sewer service lines reflected in the utility plan. Add service lines or verify that the buildings will not receive sanitary sewer service. Response: Buildings 7, 8, 10 & 11 are serviced through the main off of Aria that are being constructed as part of the Filing 1 addendum. Contact: Melissa Buick, Lake Canal Company, melissahbuick@gmail.com 1. 02/22/2023: FOR FINAL APPROVAL: Lake Canal has a prescriptive easement for the delivery of irrigation water to its shareholders through the Lake Canal ditch system and its structures. The easement is typically 100 feet in total, 50 feet on each side of the ditch being measured from the centerline of the ditch. Access to the ditch must remain unobstructed for maintenance, repair and replacement of the ditch or its structures. Maintenance may include burning, spraying and require access by heavy equipment. Lake Canal has the right to remove trees, brush and debris obstructing the flow of water for delivery to its shareholders, but is not the landowner and is not responsible for maintaining the property, that responsibility falls to the landowner. Requests for ditch crossings, any encroachment to the ditch and/or the ditch easement or for historical discharge into the ditch are subject to plan review and Board approval, requires a legal agreement be in place prior to any work being done and may be subject to an engineering review. Lake Canal requests a list of ditch crossings, encroachments, requests for variances or historical discharge necessary or proposed as part of this development to complete them in a timely manner and not to delay construction or any approvals necessary. Lake Canal prefers the ditch and or ditch easement to be crossed via directional bore. Installation via an open cut of the ditch will be reviewed on a case by case basis and the fees will be adjusted accordingly. Directional bores are requested to be a minimum of 10 feet below the bottom of the ditch. Installations less than 10 feet below the bottom of the ditch will require a steel casing and/or a concrete cap. Access to the ditch must remain unobstructed and may require curb cuts for access off the public streets onto the ditch access road and limits landscaping within the ditch easement to ensure continued access for vehicles and heavy equipment when necessary. Please contact this office with any specific requests for encroachment or variances within the ditch or ditch easement requiring approval from the Board of Directors and the completion of an agreement with the Company. Response: Understood. Bloom Filing Four is not adversely impacting Lake Canal or its access. All standards/requirements outlined above are being followed.