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HomeMy WebLinkAboutSNOW RIDGE APARTMENTS - FDP240003 - SUBMITTAL DOCUMENTS - ROUND 3 - Responses (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 July 17, 2024 Matthew Deault 1425 Pikes Peak Ave. Fort Collins, CO 805244313 RE: Snow Ridge Apartments, FDP240003, Round Number 2 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 phone at 970 -221-6695 or via email at tsullivan@fcgov.com. OWNER RESPONSE: RIPLEY DESIGN RESPONSE:  EPS RESPONSE:   DENGLER RESPONSE:   APS RESPONSE: INTEGRATED 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! RIPLEY DESIGN RESPONSE: Understood, thanks Todd. Comment Number: 2 SUBMITTAL: Page 2 of 8 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 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. RIPLEY DESIGN RESPONSE:  Understood 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:  Understood. All plans will be reduced and flattened PDFs. 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 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. Page 3 of 8 Comment Number: 8 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. RIPLEY DESIGN RESPONSE:  Understood Comment Number: 9 INFORMATION: LUC 2.211 Lapse, Term of Vested Right: Within a maximum of three (3) years following the approval of a final plan or other site-specific development plan, the applicant must undertake, install and complete all engineering improvements (water, sewer, streets, curb, gutter, streetlights, fire hydrants and storm drainage) in accordance with city codes, rules and regulations. The period of time shall constitute the "term of the vested property right." Failure to undertake and complete such engineering improvements within the term of the vested property right shall cause a forfeiture of the vested property right and shall require resubmission of all materials and reapproval of the same to be processed as required by this Code. All dedications as contained on the final plat shall remain valid unless vacated in accordance with law. Comment Number: 10 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. Comment Number: 11 SUBMITTAL: I have highlighted in yellow the remaining comments needing to be addressed. Please review them carefully and reach out with any questions you may have. If reaching out to Staff directly, please remember to copy me on any emails, and if calling, please follow up with me via email to let me know you have been working with a reviewer to help me keep a pulse on the project's progress. Thank you! RIPLEY DESIGN RESPONSE: Thanks for pointing that out! We will let you know of any questions. Comment Number: 12 SUBMITTAL: Staff has agreed to review the next submittal with a "Quick Check" review. The Page 4 of 8 submittals for these reviews are accepted any day of the week and will be routed the next business day following receipt. The review will be a 10 -business day period, and comments will be issued on the day following the end of the review. The one caveat to this is that Wes Lamarque will be out of the office from July 25th through August 10th. Additional time may need to be considered to allow an appropriate amount of time for Wes to perform his review if any of the review time falls during the period he will be away. Thank you. RIPLEY DESIGN RESPONSE: Understood. Department: Planning Services Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599 Topic: General Comment Number: 2 07/16/2024: FOR RECORDING: Please include the lighting sheets in the sitelandscape- set rather than in the utility plans. RIPLEY DESIGN RESPONSE:  We will include the lighting sheets in the site-landscape set. Department: Engineering Development Review Contact: John Gerwel jgerwel@fcgov.com Topic: General Comment Number: 3 07/02/2024: FOR RECORDING: There were a couple of broken links I found with sheet references. Just make sure those are fixed by the time we go to recording. EPS RESPONSE: These links have been fixed. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control 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. EPS RESPONSE: Understood. Comment Number: 3 04/17/2024: FOR APPROVAL: A signed and Stamped by Licensed P.E. Copy of the Approved Erosion Control Plan must be included in the Final Utility Plans. Page 5 of 8 EPS RESPONSE: Understood. A stamped/signed copy of the erosion control plans within the final utility plans will be provided at recording. Department: Stormwater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 7 07/16/2024: FOR APPROVAL: Please revise the transition from perforated to solid underdrain pipe to two feet within the aggregate section. EPS RESPONSE: Transition between perforated and solid underdrain pipes has been revised. Department: Water-Wastewater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 2 07/16/2024: FOR APPROVAL - UPDATED: An irrigation service is required for this development. This includes construction of the tap/service and all fees must be paid before a building permit will be issued. RIPLEY DESIGN RESPONSE: The irrigation pit and tap will be constructed during the construction phase. It is our understanding that an irrigation meter is not required at this time as we are utilizing an existing well for irrigation. The irrigation pit and location will be called on our plans. 04/30/2024: FOR 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. Comment Number: 5 07/16/2024: FOR APPROVAL - UPDATED: An irrigation service is required for this development. This includes construction of the tap/service and all fees must be paid before a building permit will be issued. RIPLEY DESIGN RESPONSE: See above response. 05/15/2024: FOR APPROVAL: A separate irrigation service is required with all applicable fees per City Code. Department: Light And Power Contact: Luke Unruh lunruh@fcgov.com 970-416-2724 Topic: General Comment Number: 3 04/22/2024: FOR BUILDING PERMIT: 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 Page 6 of 8 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/builders -and-developers/development-forms-guidelines-regulations INTEGRATED RESPONSE: C1 form submitted on 4/1/24. 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 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. Comment Number: 8 07/16/2024: FOR FINAL APPROVAL: Will the existing building's meter location remain in the same place? If it will I need you to show the existing meter location on the utility plan . EPS RESPONSE: The existing meter is being removed, shown on the Existing Conditions/Demolition plan. There will be a new electric meter on the proposed building, shown on the overall utility plan. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 5 07/10/2024: FOR FINAL APPROVAL: In the comment responses, it is noted that the rain garden seed mix is in a detention area versus a constructed rain garden. If this is the case, then you should remove sand-obligate species like prairie sandreed, sand dropseed, and Indian Ricegrass. Sand bluestem could be alright. This seed mix has a high seeding rate so these species could be removed without changing anything else . Comment Number: 6 07/10/2024: INFORMATION ONLY: Please note that Canada red chokecherry (Prunus virginiana 'Schubert') is a suckering cultivar. If this is not your intent for this area, please choose a nonsuckering - cultivar. RIPLEY DESIGN RESPONSE: Prairie sandreed, sand dropseed and indian ricegrass have been removed from the seed mix. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Plat Comment Number: 1 07/16/2024: FOR FINAL APPROVAL-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 Page 7 of 8 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 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 RIPLEY DESIGN RESPONSE: Understood Topic: Site Plan Comment Number: 2 07/16/2024: FOR FINAL APPROVAL-UNRESOLVED: Please revise the legal description as marked. See markups. 04/30/2024: FOR FINAL APPROVAL: Please revise the legal description as marked. See markups. RIPLEY DESIGN RESPONSE: The legal description has been updated to reflect markups. Department: Water Conservation Contact: Emma Pett epett@fcgov.com Topic: General Comment Number: 2 07/15/2024: FOR APPROVAL: Please submit a PIP with the correct calculations for yearly water usage. The CO water budget on your PIP has different numbers compared to the water budget pictured above it - both in the sq. footage of the site and in the gallons used per a year. The current water usage is over 15 gallons/sq ft in the CO water budget table. RIPLEY DESIGN RESPONSE: The CO water budget on the PIP and the water use table pictured above are closer now after an update, however they won’t match exactly as Ripley’s is an estimate. The updated annual water usage is now below 15 gallons/ sf in bothe the CO water budget table as well as the table above. 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 Page 8 of 8 single-family-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 and will be addressing these items as we prepare drawings for a building permit.