HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 08/30/2024
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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
August 30, 2024
RE: Salud Family Health Center Lot 4, FDP200011, Round Number 5
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Salud Family Health Center Lot 4. 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.
Ripley Responses in Green
EPS Group Responses in Blue
TW Beck Responses in Red
JA Environmental Consulting Responses in Orange
Salud Responses in Purple
ICON Responses in Yellow
Salud_FDP_Rd5
Session ID: 389-105-781
Session URL: https://studio.bluebeam.com/hyperlink.html?link=studio.bluebeam.com/sessions/389-105-781
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695
NOTE: MY COMMENTS HAVE UPDATED.
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
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correspondence with other reviewers and keep me informed of any phone
conversations. Thank you!
Comment Number: 2
RESUBMITTAL:
As part of your resubmittal, a response to the comments provided in this letter
and a response to plan markups is required. The final letter is provided to you in
Microsoft Word format. Please use this letter to insert responses to each
comment for your resubmittal, using a different font color. Please use the
markups to insert responses to each comment on plans. Please do not flatten markup responses.
Provide a detailed response for any comment asking a question or requiring an
action. Any comment requesting a response or requiring action by you with a
response of noted, acknowledged etc. will be considered not addressed. 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
RESUBMITTAL:
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
Comment Number: 5
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.
Comment Number: 10
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
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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.
The project status can be reviewed at any time and, at the City's discretion, the
expiration date can be extended as additional "diligent pursuit" efforts are
made on this project.
Comment Number: 6
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.
Comment Number: 7
INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project.
Comment Number: 8
INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
Please note that this fee has not yet been collected on this project and will be
due with the next resubmittal.
Response: Salud has provided the additional requested fee of $3,000.00 via check.
Comment Number: 9
FOR RECORDING PLAT-, PLANNING SET:
Could you please update all City signature blocks on the Plan and Planning
Set? Instead of using "this _______ day of ______A.D., 20____," could you opt
for "on this day, _____________" for the date? This alternative format
facilitates smoother date input with digital signatures.
Additionally, kindly ensure there is sufficient space between the signature line
and the title line to accommodate the digital signature.
Response: Signature Blocks on planning set have been updated, additional space has been given to the signature line.
Department: Planning Services
Contact: Arlo Schumann aschumann@fcgov.com 970-221-6599
Topic: General
Comment Number: 15
08/27/2024: For Final Approval:
The lighting fixture schedule shows the proposed fixture above the 3000k color
temp allowed. Please revise the schedule to reflect the max color temperature
of 3000k. I would also suggest a not below the schedule stating fixtures may not
exceed 3000k color temperature.
The lighting plan is being reviewed under the previous lighting standards. With
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that in mind the BUG ratings listed would not meet current standards. We would
request the applicant team review the lighting plan for any opportunities to
reduce the glare ratings on the selected fixtures.
Response: Photometric Plans have been updated and notes added that fixtures cannot exceed 3000k color temperature.
Comment Number: 14
08/28/2024: FOR FINAL APPROVAL
We would still like to see a note on the plans that acknowledge the EUR are in
place and apply to the property.
12/12/2023: FOR FINAL APPROVAL
To acknowledge the Environmental Use Restrictions that applies to the property
add the following notes to the site plan cover sheet:
1) No structures intended for human occupancy (including residences, offices,
or other workplaces, etc.) may be built on the Property without a properly
designed and constructed vapor mitigation system approved by the City of Fort
Collins and by CDPHE as required in the Environmental Use Restrictions.
2) All land use approvals and associated permits are subject to the approval of
CDPHE, prior to recordation of the final plans.
Response: Notes have been added to the site plan sheets. For clarity this is a commercial/industrial use, not residences are
proposed. Notes have been added that structures intended for occupancy (e.g., offices) must include vapor mitigation systems
approved by the city and CDPHE. And that land use and associated permits must comply with EUR approved by CDPHE.
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 2
08/26/2024: INFORMATION: Thank you for submitting you preliminary irrigation
plans and water budget. Final irrigation plans are due before building permit is
issued.
Response: Understood
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
07/01/2020: BUILDING PERMIT:
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
Response: Understood
Department: Engineering Development Review
Contact: John Gerwel jgerwel@fcgov.com
Topic: General
Comment Number: 7
08/12/2024: FOR FINAL APPROVAL - UNRESOLVED:
The detail shown in sheet D8 (bottom left of SK4) is not in the current version
of LCUASS. Figure 11-5 should be used. The height update was not reflected
in other parts of the detail. LCUASS has since been updated to be 48 inches
from the riding surface. See redlines. There are also comments from Jin Wang,
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our Structural Engineer. We're both fine with coordinating the culvert design
outside of the rounds of review. Bear in mind that if standards change, then this
design will need to be updated. Here are the comments from Jin:
Overall - ROW per last comment is not updated. When it is at final round, we will
need design and rating calculations.
Response: Design and rating calculations are completed. M-sheet ratings shall be used.
Sheet SS2 & WT1 - If 2’ sub-ex is needed below the CBC, it will be close
and/or in the way. Geo engineer will need to decide on the needs.
Response: WT1 and SS2 have been updated to get the 2-ft separation from CBC.
Sheet SK1 - GN 3 design date of 12” concrete pavement does not match
Road way pavement. Need skew angle called out from CL road.
Response: Updated notes and called out skew angle.
Sheet SK2 - Is the plan to have phase construction for the CBC? The
construction is not designed for live load, so why have a joint? If joint is the
intent, J bar sign should be called out and make clear that there are to be 6 bars
total in each slab. In this case based on your design, it should be #10.
Response: No phased construction along length of culvert.
Sheet SK3 Wingwall- – Culvert Connection, the angle call out is not all typ. See layout.
Response: Drawing is corrected.
Sheet SK4 – Section cut AL not called out. Detail AL parapet wall dimension
need to be verified with roadway elevation and ditch invert. Sidewalk dim (not
label, right hand side mid page ht) not correct.
Response: Details have been updated, heights updated, invert elevations and elevations are shown.
11/21/2023: FOR FINAL APPROVAL - UNRESOLVED:
The culvert design has been routed to our structural engineer. Comments from
them will be coordinated. The railing shown in the plans does not have the
minimum 54 inches of protection. Please revise.
(Previous comments from Marc Virata)
08/11/2022: FOR FINAL APPROVAL:
The response indicated that new box culvert designs have been included.
These have been route to Jin for his review.
04/27/2021: FOR FINAL APPROVAL:
The revised design with the more standard box culvert is appreciated. The
review of the box culvert design is with Jin Wang and updated comments will be
coordinated and provided. One concern I do see is that there doesn't appear to
be a railing over the bridge. A bicycle railing is required with the roadway having
an adjacent bike lane and would need to be a minimum of 54 inches (11.3.4 of LCUASS).
07/14/2020: FOR FINAL APPROVAL:
The design of the ditch crossing under the new roadway was provided for initial
review to Jin Wang, City Engineering's staff structural engineer and the overall
design is problematic and would need to be redesigned. AAASHTO Load and
Resistance Factor Design should be the design specifications and the use of
an aluminum box culvert would not be allowed as only reinforced concrete and
steel are acceptable per 11.2.3 of LCUASS. A complete design with presumed
structural rebar with a concrete box and wingwalls is needed. Attached
sidewalks are required to be 8 feet. The design engineer should perhaps reach
out to Jin Wang for further details and discussion.
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Comment Number: 18
08/12/2024: FOR FINAL APPROVAL - UNRESOLVED:
Leaving this comment open until the crossing agreement is acceptable to all
parties. Once acceptable to everyone, a the copy signed by the developer and
ditch company will need to be submitted as part of the recording documents.
Response: We are continuing to work with the ditch company on the crossing agreements. We will coordinate any updates with city
staff.
11/29/2023: FOR FINAL APPROVAL:
Has a ditch crossing agreement been established with the ditch company? We
will want to see that that has been executed prior to approving these plans.
Comment Number: 24
08/13/2024: FOR FINAL APPROVAL - UNRESOLVED:
Previously discussed mitigation efforts that might make this water connection
feasible, like gate valves and encasements, were not included in this submittal.
But regardless, CAO is unsure that the City would be able to even agree to an
open ended liability for a water line that primarily benefits this development. If it
is possible, CAO feels that this would not be a precedent that the City would
want to set. Staff would also be unsupportive of taking on the liability as stated
in the dedication language. If there is no alternative, this could potentially be
accepted by a higher level authority, but the language would still need
modifications with some more guardrails, i.e. setting a cap on the amount owed
by the City to the Grantor. Please let me know a window of when a meeting
could be held to discuss acceptable conditions.
Response: Currently into the city for signatures.
11/29/2023: FOR FINAL APPROVAL:
Adding on to Water-Wastewater's comment 7, we will need an offsite utility
easement and an offsite temporary construction easement for that water line.
Both need to be recorded with the County Clerk and need to be depicted on the
plans and plat with reception numbers in the plat.
Comment Number: 25
08/12/2024: FOR FINAL APPROVAL - UNRESOLVED:
Thank you for adding Drawing 2201, but it is out of date. I noticed that the CAD
version of the detail is not the revised 2007 drawing. I apologize if that was the
reason for the error I- have added that as something that needs updating on the website.
Response: The detail has been updated to the 2007 pdf version.
11/29/2023: FOR FINAL APPROVAL:
LCUASS standard detail drawings 1401 and 1411 are not current. Please use
the updated drawings. Additionally, the LCUASS trenching detail (Drawing
2201) is missing from the plans. Please include that as well.
Comment Number: 29
08/14/2024: FOR FINAL APPROVAL - UNRESOLVED:
The City will not assume ROW or the maintenance of any infrastructure until the
CDPHE removes the EUR from the ROW boundary or impacted areas. Please
provide the letter from CDPHE was mentioned in the response to this comment.
Response: Please see the attached letter from CDPHE (dated October 17, 2024) with the JAEC Memorandum regarding the ROW
(dated September 24, 2024). These documents are is included Attachment A.
12/12/2023: FOR FINAL APPROVAL:
The City does not wish to assume responsibility for land that is subject to an
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environmental use restriction. Maple Street should be private. If the EUR is
successfully removed, then the City would consider accepting the street as
public ROW. The street would also need to be designed to LCUASS standards
if the City is to accept the ROW in the future. This can be further solidified in the
development agreement.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Plat
Comment Number: 1
08/23/2024: FOR FINAL APPROVAL-UPDATED:
Please make changes as marked in the Technical Services (TS) markup PDF.
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
Response: Responses have been added to redlines
12/12/2023: 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
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
08/05/2022: 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
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
04/29/2021: 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.
07/10/2020: 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.
Department: Erosion Control
Contact: Jesse Schlam jschlam@fcgov.com 970-218-2932
Topic: Erosion Control
Comment Number: 29
12/11/2023: FOR FINAL APPROVAL: All underground utilities (water,
wastewater, stormwater, electric, etc.), foundations, sump pits, and their
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bedding material should be located outside of the groundwater plume.
(estimated at 7 feet down). This project will need to prevent contaminates from
infiltrating utility pipes (causing groundwater pollutants to be directed off site into
the drainage system or sanitary treatment system) or use the bedding to
redirect flow and "shortcut" the groundwater off site.
8/28/2024: FOR FINAL APPROVAL:
Add Attachment 2 to the Utilities plans. Utilities Plans U1 from Round 4 showed
the contamination map as a background layer, this was removed in Round 5
please add the updated map attachment 2 from the Environmental
Memorandum showing the contamination map location to the Utilities Plan Set
as it is an important map for reference of the Chlorinated Ethanes locations of
concern and will be important for any references in the Development Agreement.
Provide a response for changed contamination areas. It is concerning that the
round 4 map U1 is showing the 'areas of possible groundwater concern' as
much more widespread than the ones in attachment 2 please provide an
understanding as to why the two diagrams are so significantly different when
they are both based upon the same data.
Please provide profiles sheets with groundwater levels identified. On January
23, 2024 and March 13,2024, Northern committed to prepare a figure that
shows the depth to ground water with respect to the utilities. Part of that was to
provide not just the ground water level on the plans (to show the areas of
concern, attachment 2 provided) but was to provide a profile identifying where
the various Storm and Sanitary infrastructure including the bedding was to be
located above the groundwater level to prevent pipe infrastructure from cutting
through the contaminated ground water and redirecting flows to find a
preferential path off site. Profiles used on Utilities plans should be updated to
show groundwater level for Storm Drain 3, Storm Drain 2, and Sanitary Sewer A
where the contamination area is crossed to assure the proper separation of the
pipe and bedding material from being in contact with the groundwater. Please
add these to the Utilities Plans with the Attachment 2 drawings.
Response: The updated map has been incorporated into the latest plans. The “areas of possible groundwater concern” were added
for the purposes of discussions with the City and CDPHE and for the implementation of the Materials Management Plan (MMP) by
Salud. Once the MMP has been implemented by Salud, there will be no further requirements for the City with respect to the
groundwater (See Attachment for Comment No. 29).
Response: The limits of possible groundwater concern from attachment 2 (TCE=5µ/L & DCE limit = 14-70µ/L) has been added to
utility and grading sheets. Groundwater elevations have been added to all utility profiles.
Comment Number: 30
12/11/2023: FOR FINAL APPROVAL: All LID treatment should either be
relocated outside of the plume footprint or prevent the addition of water into the
groundwater, promoting higher groundwater levels and furthering the spread of contaminants.
Response: LID not in plumes and we have added an impermeable liner.
8/28/2024: FOR FINAL APPROVAL: Repeat. Appreciate the response to Env
Regulatory Compliance, Comment 30. There is not a misunderstanding of the
current Site conditions based upon the information supplied. In hopes to clarify,
it is agreed that Remediation activities have occurred on site and most, but not
all, of the remediation activities have been successfully reduced, but not
eliminated, to below the Colorado Basic Groundwater Standards. As previously
stated from other comments, no further investigation or remediation activities
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are planned by the applicant, as such the last levels for Chlorinated Solvents,
are what all must go off of. Those levels still showed some Chlorinated Solvents
at levels higher than the Groundwater Standard and are still a potential pollutant
of concern on site. It is also agreed that any addition of water to the ground
water will likely dilute the contamination, however long term consistent additional
water will either push the contaminants further away (off site through the current
groundwater pathway) or rise groundwater (to a point that would reach the
separation of pipes and bedding materials). Pushing off site may impact nearby
land owners and (with respects to Env Regulatory Compliance comment 29)
any rise in groundwater decreases the separation between groundwater and
pipe bedding. Which increase the potential that ground water could redirect
preferential pathways off site through the Natural Area or into the Stormwater
Basin which is then directed to the Natural Areas. Would still defer to the
original comment from 12/11/2023 as a better practice to either relocate or
create an impermeable liner in the LID in the contamination area from contributing long term
flows to the groundwater in this location.
Response: Per the limits of possible groundwater concern (see comment 29 response) LID are not located in plume footprints.
Impermeable liners have been added to all LID treatment methods to prevent any possible long term spread of groundwater flow
Comment Number: 31
12/11/2023: FOR FINAL APPROVAL: Per the Materials Management
Plan/Notice of Environmental Use Restrictions and the Fort Collins Drainage
Criteria Manual, any Erosion Control Report needs to be updated to provide
description of the known contaminants on this project and develop a list of
Control Measure or Best Management Practices to address encountering
contamination in soil and how those materials will be handled during demo, site
grading, and construction. Any soil disturbance will require trained oversight and monitoring.
Response: Noted. This appears to be a comment that was previously discussed and addressed. All intrusive work on the Property
will be done in accordance with the CDPHE-approved MMP, the requirements of the EURs, and the requirements of all applicable
permits. The MMP includes oversight and monitoring by a trained Environmental Professional.
Response: SWMP report has been updated. References to the MMP have been added and the potential pollution sources section
updated.
8/28/2024: FOR FINAL APPROVAL: Repeat. Update Reference to the
Materials Management Plan (MMP) and the Potential Chlorinated Ethanes in
the Erosion control Report/SWMP. Upon looking at the section 2.8 Potential
Pollution Sources there was no observed updated to include chlorinated
Ethanes as potential pollutant sources and identify the need for controlling the
sources in accordance with the MMP.
Comment Number: 33
12/11/2023: INFORMATION ONLY: The groundwater on this site would not
meet the State's low risk discharge and could not be land applied on site. That
said, a construction dewatering permit will likely result in a remediation permit
which will require collecting samples getting tests and possible institute
treatment before any discharges off site. This site may require any groundwater
to be collected and properly disposed of rather than dewatering. Any of these
dewatering options will result in higher than typical costs related to construction.
Any sump pumps or foundations would also likely result in a long-term
remediation permit which would require ongoing permitting with CDPHE.
Response: Noted. This appears to be a comment that was previously discussed and addressed. Extracted groundwater will be
managed in a manner that is compliant with CDPHE permits requirements for discharges from the Site.
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Comment Number: 34
12/11/2023: INFORMATION ONLY: Based upon the complication to this unique
site and the amount of permits and environmental remediation the City
recommends that a dedicated and knowledgeable environmental compliance
staff be employed for this sites' design, development, and construction.
Comment Number: 36
08/28/2024: FOR FINAL APPROVAL: Provide Letter from CDPHE providing
written assurance. Repeated discussions from both meetings (January 23,
2024 and March 13,2024) promised that a letter was going to be provided to
justify that there was no concern with the Chlorinated Solvents and that these
plans are in compliance with the EUR as long as the MMP is followed. Please
have Mr. Fonda Apostopoulos from CDPHE's Hazardous Materials and Waste
Management Division, provide a letter describe that these conditions and that
the planned depths to be disturbed do not represent a health issue for future
maintenance of the road and utility within the ROW will no longer be a part of the
EUR and will be removed.
Response: Please see the attached letter from CDPHE (dated October 17, 2024) with the JAEC Memorandum regarding the ROW
(dated September 24, 2024). These documents are/is included Attachment A.
Department: Floodplain
Contact: Kevin Meyer kmeyer@fcgov.com
Topic: Floodplain
Comment Number: 1
08/27/2024: FOR APPROVAL:
CLOMR must be approved prior to FDP approval. Please continue working with
City staff on CLOMR approval.
Response: In an email dated 11.06.2024 from Taryn Tigges with the City of Fort Collins, our team was informed that no further
comment remains on the CLOMR, and the City will, “issue an approved letter”. Our team has provided the FUP as requested.
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 35
08/27/2024: FOR FINAL APPROVAL:
A final determination needs to be agreed upon regarding the plume and the
contamination levels and if the City will accept the additional liability with the
contamination. This could drastically affect the drainage design.
Response: Please see the attached letter from CDPHE (dated October 17, 2024) with the JAEC Memorandum regarding the ROW
(dated September 24, 2024). These documents are is included Attachment A.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 7
08/27/2024: FOR FINAL APPROVAL - UPDATED:
Easement information received. City is discussing internally the specific language.
Response: Easement document is currently in CAO for signatures.
12/07/2023: FOR FINAL APPROVAL - UNRESOLVED:
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11/16/2021: FOR FINAL APPROVAL:
04/28/2021: FOR APPROVAL:
Please submit utility easement documents once completed and these will be
required before signing of mylars.
07/10/2020: Have locates and survey been completed for the water main to the
east? The connection point shown does not appear to line up with the existing
water main and it does not appear the existing water main has been stubbed to
the property line. An easement may be needed to connect across the adjacent
parcel in order to make the connection to the existing water main.
Comment Number: 17
08/26/2024: FOR FINAL APPROVAL - UPDATED:
On Sheet D7, please specify on Detail 807 that road needs to support HS-20 loading.
Response: Detail has been updated to include additional note
12/07/2023: FOR FINAL APPROVAL - UPDATED:
Please provide specs for maintenance road. Road needs to be able to support
HS20 loading. Also, we need to revisit the offsite access to the manhole on the
City property to the north. It has been a while and I am not sure the City's stance on this.
11/16/2021: FOR FINAL APPROVAL - UPDATED:
The comment response indicated a maintenance road is being provided.
Please provide documentation within the Utility Plan Set.
04/28/2021: FOR APPROVAL:
City Utilities will get back with the Applicant regarding if any maintenance
access will be required for the new offsite public sanitary main.
Comment Number: 21
08/26/2024: FOR FINAL APPROVAL:
Please label riprap to be planted on the grading plan and the erosion control plan.
Response: Riprap labels have been updated to call out planted riprap.
Comment Number: 22
08/27/2024: FOR FINAL APPROVAL:
A final determination needs to be agreed upon regarding the plume and the
contamination levels and if the City will accept the additional liability with the
contamination. This could drastically affect the utility design.
Response: The CDPHE-Approved Environmental Covenant, the Environmental Use Restrictions, and the Materials Management
Plan have been provided to the City and are available on the CDPHE website. In addition, please see the attached letter from
CDPHE (dated October 17, 2024) with the JAEC Memorandum regarding the ROW (dated September 24, 2024). These documents
are included Attachment A.
Department: Light And Power
Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306
Topic: General
Comment Number: 4
12/12/2023: FOR APPROVAL:
On the C1 Form, please add the meter/service required- for the stormwater outfall pump.
The pump will need to be a metered service until the time that the regional outfall is constructed.
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Please also provide a oneline- diagram showing this service for review.
Response: This appears to be an outdated comment. An additional meter and service are shown for the outfall pump. Refer to sheet
U1. An updated C1 form was provided.
07/13/2020: FOR APPROVAL:
A commercial service information form (C-1 form) and a one-line diagram for all
commercial meters will need to be completed and submitted to Light & Power
Engineering for review prior to Final Plan. A link to the C-1 form is below:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
Comment Number: 9
07/13/2020: 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-anddevelopers/-plant-investment-development-fees
Department: Environmental Planning
Contact: Kirk Longstein klongstein@fcgov.com 970-416-4325
Topic: General
Comment Number: 5
12/11/2023: INFORMATION ONLY
A development agreement will be required prior to issuance of a DCP. The DA
will likely include language regarding the environmental contamination issues,
which will be determined when all the requested information is available
Comment Number: 6
12/11/2023: FOR FINAL APPROVAL:
The current plans do not show the contaminated groundwater plume as it
related to the designed structure. Please add a sheet to the plans delineating
the extent of the plume and the proposed improvements.
Response: Plume data now shown on sheet U1 and utility plan and profile sheets.
Comment Number: 7
12/11/2023: FOR FINAL APPROVAL:
Written approval from CDPHE that the Notice of Environmental Use
Restrictions and the accompanying Material Maintenance Plan for this property
have been reviewed and meet the State's Criteria for all work in and around the
contaminated groundwater plume along with the vapor mitigation system.
Response: This appears to be a comment that was previously discussed and addressed. The CDPHE-Approved Environmental
Covenant, the Environmental Use Restrictions, and the Materials Management Plan have been provided to the City and are
available on the CDPHE website. In addition, please see the attached letter from CDPHE (dated October 17, 2024) with the JAEC
Memorandum regarding the ROW (dated September 24, 2024). These documents are included Attachment A.
Comment Number: 8
12/11/2023: FOR FINAL APPROVAL:
Please provide a Remediation and monitoring Plan including specific actions to treat groundwater
contaminates: TCE, cisDCE-, and Vinyl Chloride to meet Colorado groundwater standards.
Planning staff would like the most recent data from the remediation monitoring
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wells to see how the site has been progressing over the last 3 years. In addition,
we would like an environmental remediation professional to provide a written
estimate of how long following natural attenuation verses active remediation
would take for all the contaminates to meet the groundwater standards.
Response: This appears to be a comment that was previously discussed and addressed. All available data has been provided to the
City and there are no plans to collect additional groundwater data at this time. CDPHE has provided Salud with a No Action
Determination (NAD) under the Colorado Voluntary Cleanup Program (VCP) that indicates that additional monitoring is not required
for the Property. The CDPHE-approved MMP for the Site will be implemented by Salud and any groundwater that is encountered will
be addressed in accordance with the MMP, as well as any applicable discharge permits needed for the project. With respect to the
timeframe for groundwater to achieve the groundwater standards, one of the criteria used by CDPHE to approve the NAD for the
site with the Environmental Covenant was that CDPHE understands that the natural attenuation of the contaminants will allow for
the achievement of the standards in a reasonable period of time. That timeframe varies for each site, but CDPHE has determined
through their closure process that the Property is protective of human health and the environment as long as the Environmental Use
Restrictions are followed.
Comment Number: 9
12/11/2023: FOR FINAL APPROVAL:
Provide progressive monitoring reports that show groundwater contamination of TCE, cisDCE-,
and Vinyl Chloride levels meet CDPHE groundwater standards for four (4) consecutive quarters.
Response: This appears to be an old comment that has been responded to and addressed. The Voluntary Cleanup of the Site has
been completed, closed, and approved by CDPHE with the Environmental Covenant and Environmental Use Restrictions. The site
is approved by CDPHE for Commercial/Industrial Use with the implementation of the EURs.
Comment Number: 10
12/11/2023: INFORMATION ONLY:
The City recommends that the property owner work with the State to lift the Environmental Use
Restrictions once groundwater contamination of TCE, cisDCE-, and Vinyl Chloride levels meet
CDPHE groundwater standards for four (4) consecutive quarters.
Department: Forestry
Contact: Freddie Haberecht fhaberecht@fcgov.com
Topic: General
Comment Number: 21
08/09/2022: FOR FINAL APPROVAL- UPDATED
Redlines from last round have not been resolved. See comment below.
Response: Mr. Haberecht confirmed that all redlines have been addressed via email on October 25th, 2024. No remaining
comments.
11/16/2021: FOR FINAL APPROVAL – UPDATED
Continued:
Thank you for adjusting tree and utilities. Forestry identified a few more conflicts
which are highlighted on an updated redlined set.
12/11/2023: FOR FINAL APPROVAL UPDATED
Please review Forestry’s redlines. There are a handful of tree-utility conflicts that
need to be resolved either by shifting utilities or slightly shifting tree locations.
Comment Number: 25
12/11/2023: FOR FINAL APPROVAL
This project does not currently meet City of Fort Collins streetscape standards
in that it only provides a 5.5' parkway strip as opposed to the current standard of
8'. This width of parkway leads to conflicts with the trees in the future.
Response: Ripley staff met with Mr. Haberecht to discuss parkway strip width. The Site plan was entitled at the Planning and Zoning
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Board with a parkway strip at 5.5’ wide. To ensure the survival of trees in the parkway, notes have been added to the Landscape
plan that state the following. “Utilizing a trencher, excavator, or similar equipment (rototiller not acceptable) the landscape contractor
is to provide decompaction for the top 12” (inches) of soil. City Forester (forestry@fcgov.com) and Landscape Architect to review
compaction prior to any planting of trees in the parkway.
Department: Internal Services
Contact: Lauren Wade lwade@fcgov.com 970-302-5962
Topic: GIS
Comment Number: 3
11/16/2021: FOR FINAL APPROVAL:
Maple St will continue to W Laporte Ave per the Master Street Plans. Salud Dr will be Maple St.
Contact: Todd Reidenbach treidenbach@fcgov.com 970-416-2483
Topic: GIS
Comment Number: 2
07/24/2020: This street is Maple St, per the Master Street Plan's future Maple St extension.
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
07/13/2020: A change of occupancy for these existing buildings will require a
building permit and full review by Building Services.
Comment Number: 4
12/11/2023: Commercial 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 & state amendments (currently 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
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
Energy Code: 2021 IECC commercial chapter.
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INFORMATIONAL ITEMS:
Commercial occupancies must provide 10ft to 30ft of fire separation (setback)
from property lines 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 adopted International Fire Code (IFC) and amendments to
the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or
when building exceeds 5000 sq.ft. (or meet fire containment requirements).
Buildings using electric heat, must use heat pump equipment.
A City licensed commercial general contractor is required to construct any new
commercial structure.
Plans must be signed and stamped by a Colorado licensed architect or
engineer and must be included in the permit application.
Electric vehicle parking spaces are now required per local amendment to the
IBC. See section 3604.
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 for any new
commercial or multi-family building 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.
Department: Outside Agencies
Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695
Topic: General
Comment Number: 1
07/17/2020: LARIMER COUNTY CANAL NO. 2 - Melissa Buick
melissahbuick@gmail.com 970.686.7126
FOR APPROVAL:
Larimer County Canal No. 2 Irrigating Company requests the plans show the
ditch easement as being 25 feet from the top of the bank on both sides of the
ditch for the continued ongoing cleaning, maintenance, and repair and/or
replacement of the ditch. Additional comments are that the developer will need
to have crossing agreements in place for the construction/installation of the
vehicular bridge, utility or other crossings of the ditch an/or any historical
discharge into the ditch. The Company requests additional plans showing the
detail for each of the proposed ditch crossings for review and approval.
Comment Number: 2
11/19/2021: LARIMER COUNTY CANAL NO. 2 - Melissa Buick
melissahbuick@gmail.com 970.686.7126
FOR APPROVAL:
Larimer County Canal No. 2 Irrigating Company will require agreements to be
completed for any crossing of, or discharge into the ditch prior to work
beginning and requests the developer provide a list of items impacting the ditch
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and ditch easement, including plans for each individual crossing. The ditch
easement should be shown on the plat and access to the ditch and ditch
easement throughout the property may not be obstructed.
Response: EPS currently coordinating with Larimer County Canal No. 2