Loading...
HomeMy WebLinkAboutRIDGEWOOD HILLS AMENDMENT TRACT B - MA210028 - SUBMITTAL DOCUMENTS - ROUND 5 - Responses (5) 1 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 January 12, 2024 David Kasprzak TFG Design, LLC (The Fonterra Group) PO Box 178 Loveland, CO 80539 RE: Ridgewood Hills Amendment Tract B, MA210028, Round Number 4 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Ridgewood Hills Amendment Tract B. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Marissa Pomerleau via phone at (970) 416-8082 or via email at mpomerleau@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082 Topic: General Comment Number: 1 INFORMATION: I will be your primary point of contact throughout the rest of 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! NoCo Studios Response: Acknowledged. 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. 2 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]. NoCo Studios Response: Responses provided for written comments and redlined comments. Comment Number: 3 SUBMITTAL: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_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. NoCo Studios Response: Followed Electronic Submittal requirements. 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-Aut oCAD.html NoCo Studios Response: Optimized PDFs provided. 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. NoCo Studios Response: Notified approximately 1 week in advance. Comment Number: 6 INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. NoCo Studios Response: Extension was granted for an extension to November 12, 2024. 3 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. NoCo Studios Response: Understood. Comment Number: 8 FOR FINAL APPROVAL: The Director shall issue a written decision to approve, approve with conditions, or deny the development application based on compliance with the standards referenced in Step 8 of the Common Development Review Procedures (Section 2.2.8). The written decision shall be mailed to the applicant, to any person who provided comments during the comment period and to the abutting property owners and shall also be posted on the City's website at www.fcgov.com. NoCo Studios Response: Understood. Comment Number: 9 FOR FINAL APPROVAL: If the project is approved by the Director, there is a two-week appeal period from the date of the decision. The project is not able to be recorded until it is confirmed there are no appeals. NoCo Studios Response: Understood. Comment Number: 10 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. NoCo Studios Response: We have addressed the most current comments identified as “For Final Approval” and believe only technical corrections may be required prior to recordation. Department: Planning Services Contact: Kai Kleer kkleer@fcgov.com 970-416-4284 Topic: General Comment Number: 1 01/09/2024: FOR APPROVAL: This is a piggy back comment from an earlier conversation on the modification to 3.8.30(C). Private parks are required to be located within a public access easement. Please include walkways between Buildings D&E and A&B, park, and soft path within a public access easement. We do support a modification of standard to 3.8.30(C) which would allow this space not to meet location requirements, however, we do still require that access easements be dedicated. NoCo Studios Response: Public Access Easements are shown on the Site Plan and updated Plat. 4 1/27/2022 FOR APPROVAL: In order for this amendment to comply with 3.8.30(C), a private park must meet the location standards which state, "Such parks shall be highly visible, secure settings formed by the street layout and pattern of lots and easily observed from streets. Rear facades and rear yards of dwellings shall not abut more than two (2) sides or more than fifty (50) percent of the perimeter frontage of the park." In other words, the park space would need to be brought out to and be framed by the surrounding street layout. Staff has spoken internally and believe that the applicant may be able to add a 'neighborhood support/recreation facilities', which is defined as a recreation/pool facilities and/ or meeting rooms intended for the use and enjoyment of residents and guests of the neighborhood. We suspect that the meeting room would be the best approach and could be located in the area where the proposed pergola/shelter is located. The meeting room should have a wet bar and bathroom. Another option may be a modification of standard to the aforementioned park location requirement. This approach would likely require more thought around making a highly visible space. Considerations of an "equal to or better than" approach might include entryway portals from the sidewalk system, soft path along the south perimeter of the site just north of the detention area, scaling back the garages, wayfinding, etc... More conversation is needed on this topic. Comment Number: 5 01/08/2024: FOR APPROVAL: It appears that retaining walls were added from last round of review along Triangle Drive, South of Building F, and along the soft path. Please provide details of what this is anticipated to look like (height, construction design and construction material). Staff also suggests matching the base stone treatment from the buildings to the retaining wall. Please also confirm with engineering that setbacks from sidewalks are appropriate and depicted on the plan. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 12 01/09/2024: INFORMATION - DEVELOPMENT CONSTRUCTION PERMIT: Thank you for submitting the public infrastructure cost estimate. This project will need a Development Construction Permit. When you are ready to begin construction, please apply for the DCP. Information about the DCP application process is available at https://www.fcgov.com/engineering/devrev.php towards the bottom of the webpage. NoCo Studios Response: Acknowledged. Thank you. 06/20/2023: INFORMATION - DEVELOPMENT CONSTRUCTION PERMIT: Please submit a public infrastructure cost estimate so we can determine if the 5 project will need a Development Construction Permit or just an Excavation Permit. A template spreadsheet for the cost estimate is available at https://www.fcgov.com/engineering/devrev.php towards the bottom of the webpage. Comment Number: 13 01/12/2024: FOR APPROVAL - REVISED: One of the new retaining walls along Triangle Drive does not meet the minimum two-foot setback from a public sidewalk. This retaining wall needs to be moved back further from the edge of the sidewalk. Please see my redlines. During the project review meeting, the applicant team mentioned the possibility of replacing the retaining wall with landscape boulders. If there is still a grade break and the landscape walls are serving the same function as the retaining wall, then the two-foot setback still applies. If there is no grade break and the landscape boulders are decorative, then the setback should be at least one foot. Owen Consulting Response: The grading design along the landscaped areas along the Triangle Dr. frontage of the development site has been revised to a) eliminate the need for both retaining walls, and to moderate the slope between the proposed sidewalk and the existing curb along the east side of Triangle Dr. Comment Number: 14 01/09/2024: FOR APPROVAL: Please address the clean-up items I have indicated in the redlines. Owen Consulting Response: The various cleanup items indicated in the redlines have been addressed. Department: Stormwater Engineering – Erosion Control Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Fees Comment Number: 14 06/14/2023: INFORMATION: 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 8 building permits, 5.19 acres of disturbance,2 years from demo through build out of construction and an additional 3 years until full vegetative stabilization is established due to seeding. Which results in an Erosion Control Fee estimate of $2,161.19 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 bioretention/rain gardens which results an estimate of the Stormwater LID/WQ Inspection fee of $ $630.00 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 your review. The fee will need to be paid prior to the issuance of any building permits for this project. 6 Department: Stormwater Engineering – Water Utilities Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 18 01/09/2024: FOR APPROVAL: Please specify the size of the riprap for the perimeter of the rain gardens. This can be smaller rock. Gravel size to river rock size has shown to be effective. Owen Consulting Response: The gravel size for the Forebay Erosion Protection Blanket has been specified in the annotation of the Forebay – Typical Section View detail on Sht. 14. Comment Number: 19 01/09/2024: FOR APPROVAL: On the landscape plan, the rain garden bottom is generally a non-irrigated seed mix. Also, the legend states a sand filter, but no sand filter is proposed on site, just two rain gardens. Please update Landscape Plan. NoCo Studios Response: The sand filter reference on the Landscape Plan is updated to indicate rain gardens. Department: Light And Power Contact: Rob Irish rirish@fcgov.com 970-224-6167 Topic: General Comment Number: 5 01/04/2024: FOR APPROVAL - UPDATED: C-1 Forms submitted are incorrect. Please submit 3 C-1 Forms corresponding with each of the 3 transformers. One for XF1 Bldgs A & B. One for XF2 Bldg C. One for XF3 Bldgs D, E & F. Please reach out to me directly if clarification is needed. NoCo Studios Response: New C-1 Forms are provided from RJ McNutt consultants. 06/15/2023: For Approval - Updated: One-line diagrams have been submitted. Not seeing any C-1 Forms with this submittal. Please provide a C-1 Form for each transformer proposed on the site. 11/18/2022: FOR APPROVAL - UPDATED: C-1 Forms for each transformer and One-line diagrams are needed to determine transformer sizing and number of transformers required for the site. This could affect the site plan. 04/13/2021: For Approval: A Customer Information Form (C-1 form) and a One-line diagram will need to be submitted to Light & Power Engineering for all proposed commercial and/or multi-family buildings. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations Comment Number: 12 01/04/2024: FOR APPROVAL - UPDATED: Please place the transformer labels on the Utility Plan. These are shown on the 7 electric plan but need to be on the Utility Plan. Thanks! NoCo Studios Response: Transformer labels are added to the Utility Plan. 06/15/2023: For Approval: Please label proposed transformers on the plan set. For example, XR1, TR1, etc. This will help in communication and when completing the C-1 Form for each transformer. Thank you. Department: Environmental Planning Contact: Scott Benton sbenton@fcgov.com (970)416-4290 Topic: General Comment Number: 3 01/09/2024: FOR APPROVAL: Language needs to be consistent across the Landscape Plan in terms of seed mix names, irrigation, and rain gardens (see redlines for additional details): -The name of the native seed mix should be consistent in legends and seed mix details. -Some places say there is irrigation for the native seed mix area and some places (in the General Landscape Notes) say there will be irrigation for the native seed area. -The legend labels sand filters, but the diagram labels rain gardens. Stormwater indicates that there are only rain gardens on this site. NoCo Studios Response: Landscape Plans are updated to be consistent and responses to specific redline Comments are provided. Comment Number: 4 01/09/2024: FOR APPROVAL: Since there are rain gardens, please detail the seed mix or planting list appropriate for rain garden soil and moisture conditions. NoCo Studios Response: Rain Garden seed mix is provided on the Landscape Plans. Comment Number: 5 01/09/2024: FOR APPROVAL: Please update the hydrozone table to the current standards (i.e., Very Low category requires 3 gal/sf). NoCo Studios Response: The Very Low category is updated. Comment Number: 6 01/09/2024: FOR APPROVAL: I admire the desire to not irrigate the native seed area as that would be the most sustainable approach. However, there are significant challenges in doing so and still achieving required establishment and aesthetic standards, and I want to ensure that the necessary steps are understood in terms of establishment, weed management, likely appearance, and expected timeline. Finding a competent and knowledgeable contractor will be critical. A note is needed on the landscape plan detailing the unique requirements of establishing and maintaining a native seed area. The note should address soil preparation, any amendments (if needed), seeding practices, timing of seeding, 8 mulching, weed management, mowing, etc. An alternative is to provide temporary irrigation during the first 2-3 years of establishment, although there will still be unique long-term maintenance requirements. NoCo Studios Response: A permanent irrigation system is provided for all seeded areas. These plans are not being resubmitted since there were no comments in the previous round of review. Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 04/02/2021: Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 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 Load Live Load: 30 PSF / Ground Snow Load 30 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 Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: · Multi-family and Condominiums 3 stories max: 2018 IECC residential chapter. · Commercial and Multi-family 4 stories and taller: 2018 IECC commercial chapter. INFORMATIONAL ITEMS: · 10% of all parking spaces must be EV ready (conduit in place) · 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 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. · City of Fort Collins amendments to the 2018 IBC require a full NFPA-13 sprinkler system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 9 dwelling units where the building is divided by a 2 hour fire barrier with no more than 6 dwelling units on each side). · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. · A City licensed commercial general contractor is required to construct any new multi-family structure. Stock Plans: When residential buildings will be built at least three times 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/res-requirements.php. Building Permit Pre-Submittal Meeting: 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 rhovland@fcgov.com to schedule a pre-submittal meeting. Comment Number: 2 06/20/2023: 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 2021 IPC) 2020 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: • 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 10 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. · 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. 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 rhovland@fcgov.com to schedule a pre-submittal meeting. Stock Plans: When the exact same residential building will be built more then 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/res-requirements.php. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Construction Drawings Comment Number: 8 01/09/2024: Your explanation is helpful but not required. If you choose to leave it on the plan set, please provide the following after the explanation. PROJECT DATUM: NGVD29 UNADJUSTED (OLD CITY OF FORT COLLINS DATUM) BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: NOTE: IF NAVD 88 DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NAVD88 = NGVD29 UNADJUSTED (OLD CITY OF FORT COLLINS DATUM) + X.XX’. Owen Consulting Response: Additional information, as suggested by the reviewer, has 11 been added to the “Project Datum” section on Sht. 1 of the project drawings. 06/16/2023: We will allow this project to remain on the NGVD29 Unadjusted Datum, but it must be clearly stated that this project is using NGVD29 Unadjusted Datum in any reference of benchmarks and/or Datums on the plans. 11/29/2022: The City has moved to the NAVD88 vertical datum, and as of January 1, 2015, all projects are required to be on NAVD88 datum. Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’.