HomeMy WebLinkAboutUNION PARK - FDP240004 - SUBMITTAL DOCUMENTS - ROUND 3 - Responses1
Community Development and
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.224.6134 - fax
fcgov.com/developmentreview
Comment Response letter – Round 2 Comments-Union Park FP
RE: Union Park, FDP240004, Round Number 2
Please see the following summary of comments from City staff and outside reviewing agencies for your submittal
of Union Park. 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.
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!
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].
Comment Number: 3
SUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow
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the Electronic Submittal Requirements and File Naming Standards found here:
Comment Number: 4
Comment Number: 5
Comment Number: 6
Comment Number: 7
Comment Number: 8
Comment Number: 9
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applicant must undertake, install and complete all engineering improvements
Department: Planning Services
Contact: Ryan Mounce rmounce@fcgov.com 970-224-6186
Topic: General
Comment Number: 2
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Comment Number: 6
05/06/2024: INFORMATION: Repeat comment from PDP rounds on the vesting
period (3 years + possibility of two one-year extensions) that all infrastructure
must be in place in order for the full build out of the project over multiple phases
to occur. If your construction timeline has changed at all we need to revisit a
phasing plan for the proposal.
Response: Understood
08/12/2024: FOR APPROVAL: The hydrozone and irrigation plan sheets
appear, in part, to be using outdated landscaping and planting details. In
particular, the NW detention pond is using an older version of tree plantings.
Please update the drawings and confirm the hydrozone calculations are also
using the latest landscaping details.
Response: Updated base drawings sent to irrigation. Hydrozone drawings updated to match current
landscape plans.
08/12/2024: INFORMATION: The City's proposed artificial turf prohibitions are
planned to be heard by Council this fall and and anticipated to go into effect in
2025. Staff recommends an alternative ground cover solution for the private
courtyards for the SFA lots.
Response: Understood
08/12/2024: INFORMATION: Are there any updates on the solar planned for
residential structures? If size, location, or architectural details are known it would
be helpful to add notes incorporate onto drawings/elevations. Per the approved
ODP conditions, these items will be checked during Zoning's final review at
time of final inspection for CO.
Response: Discussed during review meeting. We will have a solar company design the locations
later on. Let us know if you need anything else.
08/12/2024: FOR FINAL APPROVAL - UPDATED:
Some ramp slopes still need to be labeled. Please see my redlines.
05/06/2024: FOR FINAL APPROVAL:
Please label all pedestrian ramp slopes to show that the slopes comply with
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ADA standards. See my redlines on the utility plans for more information.
Comment Number: 3
Comment Number: 4
Comment Number: 5
Comment Number: 6
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Department: Traffic Operation
08/08/2024: FOR FINAL APPROVAL UNRESOLVED:
We will need the specific striping color, size, and spacing detailed on the plans.
05/06/2024: FOR FINAL APPROVAL:
The pavement markings/stencils depicted on the plans for internal roadway
should be detailed in the legend for the appropriate size and color. Stencils will
need to be detailed on the Ziegler plans.
Response: Additional detail is provided for the layout and stencil details are included.
08/14/2024: FOR APPROVAL:.
Please address all redlines provided on the Erosion Control Plans.
Response: Redlines addressed.
08/15/2024: FOR FINAL APPROVAL:
There is a small area discrepancy between the report body (32.87 ac), the
appendices (31.83 ac), and the SWMM model (32.09 ac). Please review and
revise for consistency or explain.
Response: There is a narrow strip of landscape area that is unable to be detained along the south
property line. All impervious areas are routed to the Union Park ponds and there is a reduction of
area that currently drains to the south.
08/15/2024: FOR FINAL APPROVAL:
The LIDs are modeled in SWMM and used for 100-yr storage. The 100-yr
detention storage volume should not include any LID volume. Suggest
removing the LIDs from the SWMM model – OR - filling full of water volume at
time=0 of simulation. The detention volumes will need to be reviewed and may
need to be increased.
Response: The LID volumes are removed from the SWMM model.
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Comment Number: 18
08/15/2024: FOR FINAL APPROVAL:
The extended detention is included in the 100-yr storage modeling, however the
WQ volume is not allowed to overlap with 100-yr detention.
Response: The SWMM model is updated to show an initial depth in reference to the water quality
capture volume.
08/15/2024: FOR FINAL APPROVAL:
In the drainage report body please provide:
a) Summary table of key SWMM results (detention volume, release rate, WSEL);
Response: Repeating critical information that is contained within the report creates exposure to
errors. The key results are highlighted within the SWMM input and output results.
b) Comparison between model results, plans, and requirements.
Response: The Pond 286 hydrographs curves are overlayed in the appendix to show comparison.
c) SWMM inputs table;
Response: SWWM inputs are included in the appendix
And
d) A discussion of how the SWMM results and design meets the drainage
requirements of the site.
Response: Please reference the SWMM discussion “The detention ponds have been
designed to provide the necessary detention for onsite and offsite runoff volumes to limit
the overall release rate to the allowed 20.1 cfs.” Along with all of the references within the
report.
08/15/2024: FOR FINAL APPROVAL:
The modeling of Pond B is confusing. Please explain – OR – remove LIDs from
this model.
Response: LID volumes have been removed from the model.
08/15/2024: FOR FINAL APPROVAL:
The Existing Conditions section in the drainage report is complicated and
confusing. A labeled diagram of the existing drainage, pond, and modeling
situation in the body of the drainage report would help.
Response: The existing conditions section has been revised. Reference the included references and
exhibits.
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Comment Number: 22
08/15/2024: FOR FINAL APPROVAL:
The center detention pond in Tract L is unclear on how it will function with it's
release. Due to the raised outlet pipe from the inlet, this pond will be forced to
released most flows through the underdrain. More discussion is needed.
Response: A WQ outlet structure is utilized with the flow control plate being the 100-yr orifice plate.
Minor storms are directed into LID D.
Comment Number: 23
08/15/2024: FOR FINAL APPROVAL:
Please show and label detention pond depth gages on the detailed grading
plan sheets.
Response: Depth gauges added.
Comment Number: 24
08/15/2024: FOR FINAL APPROVAL:
Please show and label detention pond spillways with spot elevations on the
detailed grading plan sheets.
Response: Spillways shown and labeled.
Comment Number: 25
08/15/2024: FOR FINAL APPROVAL:
Please provide a LID exhibit which will document 70% of the site's impervious
area drains to one of the three Stormtech systems.
Response: LID Exhibit added.
Comment Number: 26
08/15/2024: FOR FINAL APPROVAL:
It appears sub-basins D1 & D2 will not enter the stormtech system LID-D.
Please revise to incorporate flows from these basins will enter the LID device.
Response: D1 does not enter LID D, please reference the basin description. D2 is controlled by a
100-yr orifice plate but low flows are conveyed to the chambers through the 100-yr orifice plate.
Comment Number: 27
08/15/2024: FOR FINAL APPROVAL:
Is there outlet works for the west detention pond? If so, please add detail.
Response: Outlet structures all reference the CoFC Water Quality Outlet Structure Detail. Reference
the included table for specifics
Comment Number: 28
08/15/2024: FOR FINAL APPROVAL:
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For LID-C, please label WQ weir located in SDMH13 on sheet 42 with top of
Comment Number: 29
Comment Number: 30
Comment Number: 31
Department: Water-Wastewater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 3
Comment Number: 9
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the main proposed and replacing it with a main heading east from SSMH-17.
Comment Number: 10
Comment Number: 11
Comment Number: 15
Comment Number: 18
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The watermain lowering at the east end of the site under the 48 x 76 HERCP
Comment Number: 19
Comment Number: 20
Comment Number: 21
Comment Number: 22
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Comment Number: 23
08/16/2024: FOR FINAL APPROVAL:
All fire services need to have 4-inch valves with a 4x2 inch reducer. Please
show and label.
Response: Utility Plan and notes added.
Comment Number: 24
08/16/2024: FOR FINAL APPROVAL:
Please label all irrigation services with tap size. Some were not labeled.
Response: All irrigation service sizes are now shown.
Comment Number: 25
08/16/2024: FOR FINAL APPROVAL:
Where a domestic water and fire service are placed parallel to one another, the
fire service should be placed on the outer bend so thrust blocks will have
undisturbed soil behind them.
Response: Updated accordingly.
Comment Number: 26
08/16/2024: FOR FINAL APPROVAL:
On the waterline lowering table, lowerings A-D were not included. Please revise.
Response: The table has been corrected.
Comment Number: 27
08/16/2024: FOR FINAL APPROVAL:
No services can run at a 45 degree angle over another main. Lot C2, at the
northeast corner of the site, has water services crossing the sewer main at this
angle.
Response: The services have been adjusted.
Comment Number: 28
08/16/2024: FOR FINAL APPROVAL:
Please see redlined Sheet LS 7 for tree placement along Ziegler road.
Response:
Response: Ornamental trees have been placed along Ziegler to meet the 6-ft separation
requirement. All other trees that don’t meet the separation requirement have been removed.
Coordination with Forestry and Stormwater was done via email on 08/28/24.
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Department: Light And Power
Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306
Topic: General
Comment Number: 1
05/07/2024: FOR APPROVAL:
The overall electric layout looks good and looks like it will work with the overall
phasing plan. Also, thank you for providing the One-Line Diagrams and C-1
Forms. I would like to setup an offline meeting to go over each building and
ensure I am matching them with the right C-1 Form to finalize the design.
Response: We met after this comment in May. Let us know if anything else is required.
Comment Number: 2
05/07/2024: FOR INFORMATION:
Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and
Landscape Plans prior to the DCP Meeting.
Response: Acknowledged and will be provided.
Comment Number: 3
05/07/2024: FOR 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 or visit the following website for an estimate of charges and
fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees
Response: Acknowledged.
Comment Number: 4
05/07/2024: FOR INFORMATION:
Please reference our policies, construction practices, development charge
processes, electric services standards, and fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers.
Response: Understood
Contact: Luke Unruh lunruh@fcgov.com 970-416-2724
Topic: General
Comment Number: 5
08/13/2024: FOR FINAL APPROVAL:
I submitted a redline during our coordination latest meeting. Please ensure the
existing streetlights and one primary vault along Ziegler Rd are shown on the
utility and landscape plan and the trees are adjusted accordingly
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Response: Relocated street lights now shown. Thank you for your electrical layout that included the
relocated vault.
Department: Environmental Planning
Contact: Scott Benton sbenton@fcgov.com (970)416-4290
Topic: General
Comment Number: 5
08/13/2024:
No further comments.
Response: Thank you.
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 4
08/13/2024: FOR APPROVAL
Please verify that tree protection notes and removal plan appear on the utility,
demolition, irrigation, and grading plans to limit opportunities for damage to
trees during construction.
Response: There is not enough space to include this list of notes on each sheet. The tree protection
notes are added to the general notes sheets that encompass all of the utility plan sheets.
Response: Tree protection notes and tree removal plan will be included with civil and irrigation set.
Department: Park Planning
Contact: Missy Nelson mnelson@fcgov.com
Topic: General
Comment Number: 1
05/07/2024: INFORMATION:
Both Park Planning & Development and Parks department comments will be
provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077
Response; Understood. Thank you
Comment Number: 2
05/07/2024: FOR FINAL APPROVAL:
Please add PUBLIC access to Tract A's description in order to provide public
access through the development to English Ranch park, located just to the
northwest.
Response: Old comment. Added in previous submittal
Comment Number: 3
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05/07/2024: FOR FINAL APPROVAL:
Department: PFA
Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869
Topic: General
Comment Number: 4
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
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Comment Number: 1
04/30/2024: 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
Response: Understood
New 2024 building codes will be adopted in 2025.
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
Response: Understood
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.
Response: Understood
INFORMATIONAL ITEMS:
• Electric vehicle charging parking spaces are required per local IBC
amendment 3604, which requires 70% of parking spaces provide 3 types of EV charging.
• 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-famliy 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.
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• A City licensed commercial general contractor is required to construct any
Comment Number: 2
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sprinkled per local amendment and must provide a P2904 system min and
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 2
Topic: Plat
Comment Number: 1
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with comments, please provide written response of why corrections were not
Topic: Site Plan
Comment Number: 3
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 1