HomeMy WebLinkAboutSNOW RIDGE APARTMENTS - FDP240003 - SUBMITTAL DOCUMENTS - ROUND 1 - Responses
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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
March 19, 2024
Matthew Deault
1425 Pikes Peak Ave.
Fort Collins, CO 805244313
RE: Snow Ridge Apartments, PDP230014, Round Number 3
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Snow Ridge Apartments. 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.
OWNER RESPONSE:
RIPLEY DESIGN RESPONSE:
EPS RESPONSE:
DENGLER RESPONSE:
APS RESPONSE:
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!
RIPLEY DESIGN RESPONSE: Understood, thank you
Comment Number: 4
SUBMITTAL:
As part of your submittal, 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].
RIPLEY DESIGN RESPONSE: Understood.
Comment Number: 5
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.
RIPLEY DESIGN RESPONSE: Understood. We will make sure to follow the naming convention above.
Comment Number: 6
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-AutoCAD.html
RIPLEY DESIGN RESPONSE: We will make sure to flatten and reduce file sizes.
Comment Number: 7
SUBMITTAL:
Submittals 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 submit your
plans, please notify me with an expected submittal date with as much advanced notice as possible.
RIPLEY DESIGN RESPONSE: Understood, thank you.
Comment Number: 8
INFORMATION:
Please submit within 3 years of the approval date to avoid the expiration of your project.
RIPLEY DESIGN RESPONSE: Understood
Department: Planning Services
Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599
Topic: General
Comment Number: 7
12/12/23: FOR FINAL:
Thank you for investigating the drain pan. These pans are shown in gravel mulch
beds and in general the landscape plans do not show any other plantings than
trees and shrubs. We would like to see additional detail in the planting plans during FDP.
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10/27/2023: FOR FINAL:
Concrete drain pans feel out of character for the residential area. If feasible
please consider a more naturalistic solution to the conc drain pans.
RIPLEY DESIGN RESPONSE: We will be planting on either side of the pans with native plantings.
Comment Number: 8
10/27/2023: FOR FINAL:
Mechanical screening is addressed in the general notes please be mindful of
this requirement. Staff would highly recommend incorporating mechanical
equipment locations in the plans.
This comment comes from our building and project compatibility section LUC
3.5.1 (I) specifically items (2) and (3).
(2)Loading docks, truck parking, outdoor storage (including storage
containers), utility meters, HVAC and other mechanical equipment, trash
collection, trash compaction and other service functions shall be incorporated
into the overall design theme of the building and the landscape so that the
architectural design is continuous and uninterrupted by ladders, towers, fences
and equipment, and no attention is attracted to the functions by use of screening
materials that are different from or inferior to the principal materials of the
building and landscape. These areas shall be located and screened so that the
visual and acoustic impacts of these functions are fully contained and out of
view from adjacent properties and public streets.
(3)Conduit, meters, vents and other equipment attached to the building or
protruding from the roof shall be painted to match surrounding building surfaces.
RIPLEY DESIGN RESPONSE: AC condensers will be shown on plans. Screening will be addressed with landscape
or fencing.
DENGLER RESPONSE: We coordinated the desired condenser locations with the landscape design and will call out
for all items listed in comment 3 to be painted to match surrounding area in the construction documents to be used for
permitting.
Comment Number: 9
10/27/2023: FOR FINAL:
The use of well water for landscape irrigation will need review and approval
through the water adequacy program. More details to come.
RIPLEY DESIGN RESPONSE: It is still our intent to irrigate with the well. Please see the included well test.
Comment Number: 10
12/12/2023: FOR FINAL:
Please include material and design details of the landscape wall located along
the front of the building.
RIPLEY DESIGN RESPONSE: Understood, we will include material and details in FDP.
Department: Engineering Development Review
Contact: John Gerwel jgerwel@fcgov.com
Topic: General
Comment Number: 2
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02/01/2024: FOR FINAL APPROVAL - UPDATE:
Per correspondence with applicant, LOI was unable to be obtained, so an
alternate is proposed and seems acceptable. Both applicant and staff acknowledge that fine tuning may be
requiredin final design, and a detail will be needed in the civil plans.
11/29/2023: FOR HEARING - UNRESOLVED:
Leaving comment active until LOI is obtained or sidewalk design changes. Final
comment update it- sounds like a TCE is needed for the neighboring property, so let's include that.
LOI should be an acknowledgement of and consent to the proposed work/easements.
10/18/2023: FOR HEARING:
The sidewalk work on the southern property will require a signed letter of intent
(LOI) from the property owner stating that they are okay with the proposed work
going onto their property. For final approval, we'll need to see some type of
agreement between the developer and the southern property owner for
construction work- usually it's a temporary construction easement (TCE). We
would also need an access easement dedicated outside of the plat for that southern property
with the sidewalk as shown (see templates and process here: https://www.fcgov.com/engineering/devrev).
But I'm wondering if an encroachment onto that property is necessary. I was looking at LCUASS drawing
707.2 for a Type IV driveway. That might be worth looking into.
EPS RESPONSE: Design has been revised so that the LOI is not needed. We will provide additional details of this
area for final submittal.
Comment Number: 6
02/01/2024: FOR FINAL APPROVAL:
In the driveway callout on the utility sheet, it says "driveways". That should
probably be singular just to be clear.
EPS RESPONSE: Callout has been updated.
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 8
12/01/2023: FOR FINAL:
Thank you for addressing comments from PDP round 1. There are two
additional comments that need to be addressed in accordance with Fort Collins
Stormwater Criteria Manual. Please see redlines provided in notes section and
Erosion Control Plan submitted with Round 2.
EPS RESPONSE: Redlines have been addressed on both the Notes Section and on the Erosion Control Plan sheet.
Comment Number: 9
12/01/2023: FOR FINAL:
Based upon the supplied materials, an Erosion Control Escrow Calculation will
need to be provided. Please submit an Erosion Control Escrow / Security
Calculation based upon the accepted Erosion Control Plans to meet City
Criteria (FCDCM Ch 2 Section 6.1.5) at time of Final Plan or Approval Submittal
EPS RESPONSE: Erosion Control Escrow Calculation has been included in this submittal.
Department: Stormwater Engineering
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Contact: Stephen Agenbroad sagenbroad@fcgov.com
Topic: General
Comment Number: 5
12/08/2023: UPDATED -- FOR FINAL APPROVAL
Please maintain 6 feet of separation between the tree and the underdrain for
the permeable pavement system. This is to protect the permeable pavement
system and the tree.
10/23/2023: FOR HEARING
Please maintain 10 ft of horizontal separation between trees and the pervious
pavement system. This is to prevent any damage that the tree's roots could
cause on the system. To still meet the tree count, the city allows trees within the detention pond.
RIPLEY DESIGN RESPONSE: We will make sure to keep a 6 foot separation between the tree and underdrain.
Comment Number: 6
12/08/2023: FOR FINAL APPROVAL
See Redlines.
10/23/2023: FOR HEARING
Please see redlines.
EPS RESPONSE: Redlines have been addressed.
Comment Number: 7
10/25/2023: FOR FINAL
Due to the lack of space and elevation on site, it would be difficult to implement
the City’s Detention Pond Landscaping Standards of an undulating bottom and
varying side slopes. Therefore, please compensate for these factors by creating
a more robust landscaping plan. Show shrubs on the plants.
RIPLEY DESIGN RESPONSE: Understood. We are providing a full landscape plan for FDP.
Comment Number: 11
02/07/2024: INFORMATION ONLY
Thank you for the cooperation during PDP and making the necessary changes.
This project has a solid stormwater design and Water Utilities has no conditions
of approval for Hearing.
EPS RESPONSE: Thank you! We will continue to work with city engineers on details.
Department: Water-Wastewater Engineering
Contact: Stephen Agenbroad sagenbroad@fcgov.com
Topic: General
Comment Number: 7
12/08/2023: INFORMATION -- UPDATE
The process for the Water Adequacy is currently under development. Please
refer to the Planner assigned to this project for more information on the
progress of the Water Adequacy Policy.
10/24/2023: INFORMATION
The new Water Adequacy Policy has been approved, but it is still in the process
of being implemented. The City needs to research the necessary information
that needs to be provided and the approval process. In the meantime please
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plan to install a separate irrigation tap.
EPS RESPONSE: Understood, we will continue to work with the planner.
Comment Number: 8
02/07/2024: INFORMATION ONLY
Thank you for the cooperation during PDP and making the necessary changes.
This project has a solid water/wastewater design and Water Utilities has no
conditions of approval for Hearing.
EPS RESPONSE: Thank you! We will continue to work with city engineers on details.
Department: Light And Power
Contact: Luke Unruh lunruh@fcgov.com 970-416-2724
Topic: General
Comment Number: 5
10/18/2023: FOR FDP:
As far as the transformer:
The transformer text / callout needs to be changed, to proposed above ground
transformer. The transformer will be a pad-mount transformer that sits above
ground. Also please double check that there are no other utilities that are exist
underneath the transformer location. L&P cannot set a transform on top of other
utilities. It seems to sit outside of ROW please confirm, as it cannot sit in ROW
EPS RESPONSE: Text has been revised and it has been checked that no other existing/proposed utilities will be
under the transformer.
Comment Number: 9
10/18/2023: INFORMATION ONLY:
You may contact Luke Unruh with project engineering if you have questions.
(970) 4162724. -You may reference Light & Power’s Electric Service Standards at:
https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.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.
EPSRESPONSE: Understood. Thank you.
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 3
12/01/2023: UPDATED:
10/04/2023: FOR FINAL APPROVAL:
Please clarify specific turf species on the Landscape Plan and the blend
percentages to ensure the project water budget chart gets adequately calculated.
This is noted that this will be shown in the final plans.
RIPLEY DESIGN RESPONSE: The turf species and company are included in the General Landscape Notes, Line 14
on sheet 4. A seed mix table will be provided at FDP 2.
Comment Number: 5
10/25/2023: FOR FINAL APPROVAL:
The Fort Collins Stormwater Criteria Manual states, "No concrete trickle
channels shall be used where free draining soils are present (Soil Group A, B).
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Limit their use to areas with clayey soils (Soil Group C, D) if necessary."
In the interest of keeping with a natural design, promoting habitat, and allowing
proper groundwater recharge, this project should consider the following options
for the concrete trickle channels and concrete structures on the north leading to
the east side of the property:
1) Please remove the concrete drainage pans and concrete curbs and gutters
on the project. Please minimize impervious surfaces. From a better site design
perspective vegetated swales, constructed wetland channels, and rain gardens
are preferable to concrete as a conveyance system, where development
density, topography, soils and slopes permit their use.
2) Plant a pollinator garden on the northeast empty shrub bed, and carry this
around to the east so the concrete trickle channel looks and acts like edging for
the shrub bed. The idea would be these shrub beds would provide habitat by
creating pollinator gardens, and/or
3) Provide a landscaping plan on the east detention area with native
landscaping in mind. Plan for native plants and wildlife-friendly (ex: pollinators,
butterflies, songbirds) landscaping and maintenance. Please refer to the City of
Fort Collins Vegetation Database (https://www.fcgov.com/vegetation/).
Please coordinate with City Stormwater and Environmental Planning.
RIPLEY DESIGN RESPONSE: We are providing a more robust planting plan to help disguise the trickle channel.
EPS RESPONSE: Trickle channel is needed due to the minimum slopes on this site. Landscaping will help disguise.
Comment Number: 6
10/25/2023: INFORMATION ONLY:
A great opportunity to include a pollinator garden exists in the northeast and
north empty shrub bed of the project. Currently these shrub beds appear empty,
whereas a pollinator garden has many benefits and deters unwanted weeds as
well. A pollinator garden can provide habitat for pollinators, reduce the heat
island effect in a city, and improve air quality. These gardens can also provide
corridors for pollinators as they move to an area. This is a great opportunity to
maximize bloom times and colors in this section of your plan. Included is a
resource for design ideas supporting Nature in the City program efforts when
considering a pollinator garden: Attracting Native Pollinators, The Xerces Society, 2011.
RIPLEY DESIGN RESPONSE: Shrub beds are now being shown with plant species.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 1
12/11/2023: FOR FINAL APPROVAL
Final separation requirements will happen at FDP. Please adhere to the
underdrain separation requirements.
RIPLEY DESIGN RESPONSE: Understood. We will maintain separations from underdrains.
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Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 2
10/23/2023: FOR FINAL PLAN
FIRE LANE LOADING - IFC Appendix D102.1 amendment
Fire lanes shall be designed as a flat, hard, all-weather driving surface capable
of supporting 80,000 pounds. Private drives incorporating pavers as surface for
fire lanes shall provide geotech information confirming the paver design can
handle fire truck loading. A note shall be added to the civil plans indicating all
areas dedicated as EAE are capable of supporting 80,000 pounds.
EPS RESPONSE: Understood. Fire lanes have been called out and a note has been added to the grading plan that the
permeable pavers and other pavement will be capable of supporting 80,000lbs.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
10/23/2023: The new and existing building must meet current code since the
existing building will be changing occupancy and the 2nd dwelling in the house
was never approved, so the entire structure must meet current code including
being fire sprinkled and dwelling separations.
DENGLER RESPONSE: We understand and still may have questions regarding this as we move into the
construction document phase.
Comment Number: 2
10/23/2023: Multi-family 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 2021 IPC)
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
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:
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• 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 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.
DENGLER RESPONSE: Thank you, understood.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Plat
Comment Number: 1
02/06/2024: 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
12/12/2023: FOR HEARING-UPDATED:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
10/23/2023: FOR HEARING:
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
EPS RESPONSE: Redlines haves been addressed.
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Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
10/17/2023: Irrigation plans are required no later than at the time of building
permit. The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Eric Olson, at 221-6704 or eolson@fcgov.com
RIPLEY DESIGN RESPONSE: Irrigation is being included with this submittal.