HomeMy WebLinkAboutSNOW RIDGE APARTMENTS - FDP240003 - SUBMITTAL DOCUMENTS - ROUND 2 - Responses
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Community Development and
Neighborhood Services
281 North College Avenuei
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 - fax
fcgov.com/developmentreview
May 08, 2024
Matthew Deault
1425 Pikes Peak Ave.
Fort Collins, CO 805244313
RE: Snow Ridge Apartments, FDP240003, Round Number 1
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/NORTHERN ENGINEERING RESPONSE:
DENGLER RESPONSE:
APS RESPONSE:
MPI 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!
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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
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, thanks Todd!
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?1703783275
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.
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-AutoCAD.html
RIPLEY DESIGN RESPONSE: We will make sure the file naming matches the example above and the files are flattened
and reduced.
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.
RIPLEY DESIGN RESPONSE: Understood, we will let you know.
Comment Number: 6
INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
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.
Comment Number: 8
FOR FINAL APPROVAL:
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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.
RIPLEY DESIGN RESPONSE: Understood, thank you.
Comment Number: 9
INFORMATION:
According to LUC 2.211, the Term of Vested Right allows a maximum of three
(3) years following the approval of a final plan or other site-specific development
plan. During this period, the applicant is required to undertake, install, and
complete all engineering improvements, including water, sewer, streets, curb,
gutter, streetlights, fire hydrants, and storm drainage, in accordance with city codes, rules, and regulations.
This timeframe constitutes the 'term of the vested property right.' Failure to
complete the required engineering improvements within this term will result in
the forfeiture of the vested property right. In such cases, resubmission of all
materials and reapproval will be necessary, following the requirements outlined in the Land Use Code.
It's important to note that all dedications as outlined on the final plat remain valid
unless vacated in accordance with the law.
RIPLEY DESIGN RESPONSE: Understood, thank you.
Department: Planning Services
Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599
Topic: General
Comment Number: 1
04/30/2024: For Information: The water adequacy determination is complete.
The determination letter has been signed by the director and you will receive a
copy with the comment letter.
RIPLEY DESIGN RESPONSE: Thanks Arlo.
Department: Historic Preservation
Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250
Topic: General
Comment Number: 1
04/15/2024: As noted during PDP, if the Planner considers the design
compatibility requirements of 3.5.1 met, Preservation staff considers 3.4.7 met
as well. No significant changes in the design have been made between PDP
and FDP. There are no further Preservation concerns.
RIPLEY DESIGN RESPONSE: Thank you.
Department: Engineering Development Review
Contact: John Gerwel jgerwel@fcgov.com
Topic: General
Comment Number: 1
04/15/2024: INFORMATION:
The development agreement is being drafted. We will reach out when we have
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a draft ready for review.
RIPLEY DESIGN RESPONSE: Understood. We will keep an eye out for a draft DA. Thank you.
Comment Number: 2
04/15/2024: INFORMATION:
Engineering has no comment. This may change depending on subsequent
changes to the plan, but right now, I am ready for recording.
EPS/NORTHERN ENGINEERING RESPONSE: Understood. Thank you.
Department: Traffic Operation
Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175
Topic: General
Comment Number: 1
04/26/2024: INFORMATION: Thank you for providing the final signed and
stamped Traffic Memo. This will need to be included in the final documentation for recording.
EPS/NORTHERN ENGINEERING RESPONSE: Understood. Thank you.
Comment Number: 2
04/26/2024: INFORMATION: Any pavement markings removed in the process
of tying in utilities will need to be replaced accordingly. Please have the Project
Manager contact our Signs and Pavement Markings Manager within Traffic
Operations at 970-221-6630 to coordinate the requirements for replacement when they are needed.
EPS/NORTHERN ENGINEERING RESPONSE: Understood. Thank you.
RIPLEY DESIGN RESPONSE: Understood
Department: Erosion Control
Contact: Andrew Crecca acrecca@fcgov.com
Topic: Erosion Control
Comment Number: 1
04/17/2024: "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 .
This project was evaluated based upon the submittal requirements of FCSCM.
Based upon the provided materials we were able to determine a total disturbed area.
As this project is under an acre and not part of a larger common development
an Erosion Control Report is not necessary in order to meet City Criteria.
EPS/NORTHERN ENGINEERING RESPONSE: Understood. Thank you.
Comment Number: 2
04/17/2024: Thank you for providing the requested erosion control plans, and
escrow calculation. All submitted erosion materials are accepted. You will be
notified via email with instructions to submit fees and escrow along with the
required forms. This email will also have instructions for requesting an initial
erosion control inspection when you are ready you start your project.
If the nature, scope, size or design of this projects deviates from the submitted
materials updated Erosion Control Plans, Report and Escrow calculation may
be requested as well as a recalculation of Erosion Control and Stormwater inspection fees.
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EPS/NORTHERN ENGINEERING RESPONSE: Understood. We will be on the lookout for that email.
Comment Number: 3
04/17/2024: For Final:
A signed and Stamped by Licensed P.E. Copy of the Approved Erosion
Control Plan must be included in the Final Utility Plans.
EPS/NORTHERN ENGINEERING RESPONSE: Understood. This will be included in the Final Utility Plans.
Topic: Fees
Comment Number: 4
04/17/2024: Fees:
The City Manager’s development review fee schedule under City Code 7.5-2
was updated to include fees for Erosion Control and Stormwater Inspections.
As of January 1st, 2021, these fees will be collected on all projects for such
inspections. The Erosion Control fees are based on; the number of lots, the total
site disturbance, the estimated number of years the project will be active.
Based on the proposed site construction associated with this project we are assuming
1 lots, 0.72 acres of disturbance, 1 years from demo through build out of construction and an
additional 1.00 years till full vegetative stabilization due to seeding. Which results in an Erosion Control
Fee estimate of $900.46 . Please note that as the plans and any subsequent review
modifications of the above-mentioned values change the fees may need to be
modified. I have provided a copy of the spreadsheet used to arrive at these
estimates for you to review. Please respond to this comment with any changes
to these assumed estimates and why, so that we may have a final fee estimate
ready for this project. The fee will need to be provided at the time of erosion control escrow.
The Stormwater Inspection Fees are based on the number of LID/WQ Features
that are designed for on this project. Based on the plans we identified 2 number
of porous pavers, 0 number of bioretention/level spreaders, 1 number of
extended detention basins, and 0 number of underground treatments, results in
an estimate of the Stormwater LID/WQ Inspection fee to be $ $980.00 . Please
note that as the plans and any subsequent review modifications of the
above-mentioned values change the fees may need to be modified. I have
provided a copy of the spreadsheet used to arrive at these estimates for you to
review. Please respond to this comment with any changes to these assumed
estimates and why, so that we may have a final fee estimate ready for this
project. The fee will need to be provided at the time of erosion control escrow. "
EPS/NORTHERN ENGINEERING RESPONSE: Understood. Thank you.
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 5
04/30/2024: For Plan Approval:
The perforated underdrain is 12-inches in diameter. Typically, these are 4 or
6-inches. 12-inches is also larger than the aggregate section, typically. Please
revise to a smaller diameter and also label the transition from perforated to solid pipe.
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EPS/NORTHERN ENGINEERING RESPONSE: We have revised the pipe to 6 inches and have labeled the transition.
Comment Number: 6
04/30/2024: For Plan Approval:
Please add a note on the Storm Plan & Profile Sheet that states "All storm drains are Private".
EPS/NORTHERN ENGINEERING RESPONSE: Note has bene added.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 1
04/30/2024: For Plan Approval:
Please label proposed sewer tap "with a rubberized tapping sleeve tee -" on the utility plan.
EPS/NORTHERN ENGINEERING RESPONSE: This has been added to the plans.
Comment Number: 2
04/30/2024: For Plan Approval:
The irrigation meter is not shown on the Utility Plan, but is shown on the Landscape Plan. Please revise
and clarify if this is the existing water service being repurposed as an irrigation service.
EPS/NORTHERN ENGINEERING RESPONSE: The irrigation tap has been removed. We are working with the City on using
the existing well for irrigation purposes.
Comment Number: 3
04/30/2024: For Plan Approval:
On the Demolition Plan, please label water & sewer service to be abandoned at the main.
EPS/NORTHERN ENGINEERING RESPONSE: Note is provided on this sheet.
Comment Number: 4
05/01/2024: For Plan Approval:
The proposed 3/4-inch water meter can not be located within the public utility
easement. Typically, the curb stop is 1 -ft east from the west utility easement
boundary and the meter is 2-ft west of the curb stop.
EPS/NORTHERN ENGINEERING RESPONSE: Understood. We are working with Wes on the final location.
Department: Light And Power
Contact: Luke Unruh lunruh@fcgov.com 970-416-2724
Topic: General
Comment Number: 1
04/22/2024: INFORMATION ONLY:
The transformer location shown will work. Please note that only single phase
120/240v power is available in this location. Three phase power will be a very
expensive system modification charge if it is later decided to be needed. If
three phase is anticipated please contact me to discuss.
EPS/NORTHERN ENGINEERING RESPONSE: Understood. Thank you.
Comment Number: 2
04/22/2024: 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
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an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-anddevelopers/-plant-investment-development-fees
EPS/NORTHERN ENGINEERING RESPONSE: Understood. Thank you.
Comment Number: 3
04/22/2024: FOR FINAL APPROVAL:
Multi family 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. I will need a one-line diagram
before final approval. 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/developmentformsguidelinesregulations
INTEGRATED MEP RESPONSE: A C1 form and one line diagram will be included in the next submittal.
Comment Number: 4
04/22/2024: INFORMATION ONLY:
Please document the size of the electrical service(s) that feeds the existing
property prior to changing the electric system so a capacity fee can be credited
INTEGRATED MEP RESPONSE: Understood
OWNER RESPONSE: understood
Comment Number: 5
04/22/2024: INFORMATION ONLY:
All units other than single family detached at 200 amps or less are considered
customer owned service; therefore, the applicant is responsible for installing the
secondary service from the transformer to the meter(s) and will be owned and
maintained by the individual unit owner or building owner.
INTEGRATED MEP RESPONSE: Understood
OWNER RESPONSE: understood
Comment Number: 6
04/22/2024: INFORMATION ONLY:
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. 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
INTEGRATED MEP RESPONSE: Undestood
OWNER RESPONSE: understood
Comment Number: 7
04/22/2024: INFORMATION ONLY:
We are experiencing material shortages and long lead times on certain
materials and unfortunately this is an industry wide issue. We typically have
stock of our transformers, and we work on a first come, first service basis with
our inventory stock. I know that this may be a bit unsettling, but we will have to
see what is available when this project gains City approval and progresses to
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construction. I will add that our Standards Engineering group is working hard to
secure materials, including transformers, and orders have been placed with our
manufactures to replenish inventory.
INTEGRATED MEP RESPONSE: Understood
OWNER RESPONSE: understood
Department: Environmental Planning
Contact: Kristie Raymond kraymond@fcgov.com
Topic: General
Comment Number: 1
04/10/2024: FOR FINAL APPROVAL:
Please provide a seed mix table.
This was noted that this would be provided in FDP round 2.
RIPLEY DESIGN RESPONSE: The rain garden seed mix and turf seed mix are both included on sheet 4, landscape notes & schedule.
Comment Number: 2
04/10/2024: INFORMATION:
Be specific about your rock mulch. Please note that 1.5" river rock will cover
ground but will not function as a mulch to deter weeds and retain moisture. If a
rock mulch is desired, then 3-4" of 1/2" screen or smaller would be necessary.
RIPLEY DESIGN RESPONSE: Rock mulch sizes are being called out in the legend for FDP.
Comment Number: 3
04/10/2024: FOR FINAL APPROVAL:
Make sure you have chosen plantings that are compatible with the area. The
Land Use Code says that plant material for Landscape Plans must be selected
from the City of Fort Collins Plant List. Additional plants may be added to the list
upon a determination that the plants are appropriate for inclusion. Ensure
plantings are found at https://www.fcgov.com/vegetation/ and if not, please find
a replacement or communicate with Environmental Planning. In addition,
please plan for native plants and wildlife-friendly (ex: pollinators, butterflies,
songbirds) landscaping and maintenance.
RIPLEY DESIGN RESPONSE: Following correspondence from May 2nd-May 5th, plant material that was not found on the city of Fort
Collins Plant list were brought up to environmental and were either deemed acceptable or were substituted for other material. Plant
material that was planned to be replaced are russian sage, mexican feather grass, and the astilbe.
Comment Number: 4
04/10/2024: FOR FINAL APPROVAL:
Is the rain garden seed mix in a constructed rain garden, or more of a detention
area? If in a constructed rain garden, then trees will not be able to be in the
middle of the rain garden to ensure long term functionality. They can be on the
edges, and non-woody shrubs can be in the middle.
RIPLEY DESIGN RESPONSE: It is intended to be a detention area with an outlet structure.
Department: Forestry
Contact: Christine Holtz choltz@fcgov.com
Topic: General
Comment Number: 1
04/23/2024: FOR APPROVAL
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Due to the fact that we have had a large spruce Ipps outbreak the past couple of
years, please diversify your columnar trees to include other species such as:
Woodward juniper, Taylor juniper, or Arnold sentinel Austrian pine
RIPLEY DESIGN RESPONSE: Understood, thank you for the suggestions. Woodward juniper has been added to increase diversity on
our plan.
Comment Number: 2
04/30/2024: FOR APPROVAL
The ROW along shields is not called out clearly in the landscape plan. There are
two trees proposed in the ROW, and since there is not a detached walk
required with this project, it is clear in talks with engineering that there will be
ROW improvements at the Prospect/Shields intersection in the future. Because
of this, Forestry is requesting that you shift the southern tree west (see Forestry
redlines) and eliminate the north tree since there is no room to shift it. This will
necessitate you paying in lieu for 20 trees instead of 19.
RIPLEY DESIGN RESPONSE: Understood. The southern tree has been shifted west and the northern tree was removed. Cash in lieu
has been updated.
Comment Number: 3
04/30/2024: FOR APPROVAL
If the evergreen trees on your planting schedule are to be used for mitigation trees, they must be 8'.
RIPLEY DESIGN RESPONSE: Evergreen trees being used as mitigation trees have been updated to be 8’.
Comment Number: 4
04/30/2024: FOR APPROVAL
Please make a note on your landscape plan that you will be paying in lieu for 20 trees.
RIPLEY DESIGN RESPONSE: A table showing the tree mitigation summary along with a note stating that the remaining trees that
cannot be located on site will be accounted for via cash-in-lieu. These are located on the tree mitigation plan sheet, sheet 7.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
04/08/2024: INFORMATION: Both Park Planning & Development and Parks
department comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077
Comment Number: 2
04/08/2024: FOR FINAL: Please add comment to General Note section of the final 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 S. Shields Street that abuts the Property as
shown on these Final Development Plan Documents. This obligation may be
assigned to a homeowners association duly constituted pursuant to Colorado
state law, however, should such home owners association be dissolved, the
obligation shall become that of the Developer or its successor(s) in interest.
RIPLEY DESIGN RESPONSE: The above note was added to the general landscape notes.
Comment Number: 3
04/23/2024: Please bolden/clearly define the property line on all plan sets.
Where the right-ofway / private property begins/ends should be obvious. -Thank you!
RIPLEY DESIGN RESPONSE: Property line has been made more clear and right of way line has been thickened.
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Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 1
05/01/2024: Poudre Fire Authority has no comments.
RIPLEY DESIGN RESPONSE: Thank you.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
04/22/2024: The existing dwelling on the site is not a legal duplex, its a
Singlefamily- house-, so when changed to a multi-family building it must fully
comply with current IBC code such as 1-hour dwelling separation, fire sprinkler
system, and separate heating system.
DENGLER RESPONSE: We understand. Thank you for providing more specific information on the zoom call and being
available for more questions as we move through the construction document phase.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 3
04/30/2024: FOR FINAL APPROVAL:
Some of the sheet titles & sheet numbers in the sheet index do not match the
noted sheets. See markups. EPS/NORTHERN ENGINEERING RESPONSE: Understood, this has been revised.
Topic: Plat
Comment Number: 1
04/23/2024: 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
EPS/NORTHERN ENGINEERING RESPONSE: Understood.
Topic: Site Plan
Comment Number: 2
04/30/2024: FOR FINAL APPROVAL:
Please revise the legal description as marked. See markups.
EPS/NORTHERN ENGINEERING RESPONSE: Understood and revised per markups.
RIPLEY DESIGN RESPONSE: Legal Description is revised per markups.
Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
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Topic: General
Comment Number: 1
04/18/2024: INFORMATION: Preliminary irrigation plans that include a
hydrozone map and water use budget are due at Final Development Plan
(FDP). Final irrigation plans are due at building permit application, but we
encourage you to submit irrigation plans earlier to improve the process. Direct
questions concerning irrigation requirements to irrigationdr@fcgov.com
MPI RESPONSE: Hydrozone map is included as part of the landscape/irrigation design package