No preview available
HomeMy WebLinkAboutTAPESTRY - FDP240016 - SUBMITTAL DOCUMENTS - ROUND 2 - Responses 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 December 13, 2024 Fort Collins Habitat For Humanity LLC 131 Lincoln Ave Suite 200 Fort Collins, CO 80524 RE: Tapestry, FDP240016, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Tapestry. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970-416-2744 or via email at bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744 Topic: General Comment Number: 1 12/10/2024: 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! RVi Response: Thank you. Comment Number: 2 12/10/2024: SUBMITTAL: As part of your submittal, 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 submittal, using a different font color. Please use the markups 2 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]. RVi Response: Thank you, please see comment responses below. Comment Number: 3 12/10/2024: 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. RVi Response: Files named as required. Comment Number: 4 12/10/2024: 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 RVi Response: Files are flattened. Comment Number: 5 12/10/2024: 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. RVi Response: Thank you, we will notify when resubmittal is coming. Comment Number: 6 12/10/2024: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. RVi Response: Thank you. Comment Number: 7 12/10/2024: INFORMATION: ANY project that requires four or more rounds of review would be subject to an 3 additional fee of $3,000.00. RVi Response: Thank you. Comment Number: 8 12/10/2024: 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. RVi Response: Comments are all addressed with responses. Comment Number: 9 12/10/2024: 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 re-approval will be necessary, following the requirements outlined in the Land Use Code. Hartford Response: Thank you. Comment Number: 10 12/10/2024: FOR RECORDING – PLAT: Could you please update the City signature blocks on the Plat? 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. EPS Response: revised signature blocks Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 1 11/19/2024: INFORMATION: Project plans remain consistent with LUC 5.8.1 as reviewed during primary review. No unresolved Preservation concerns for FDP. RVi Response: Thank you. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General 4 Comment Number: 1 12/09/2024: FOR FINAL APPROVAL: Please address some issues with labeling, hatching, and details in the utility plans. See redlines. EPS Response: The issues with labeling, hatching and details have been updated per the redlines. Comment Number: 2 12/10/2024: INFORMATION: Staff are drafting language for the Development Agreement. If all reviewers are ready to provide DA language, my goal is to send the first draft to the City Attorney's Office for review by December 20. RVi Response: Thank you. Please reach out to Jamie Thorpe at Hartford for any issues or delays in the DA. Comment Number: 3 12/10/2024: INFORMATION: This project will require a Development Construction Permit. Information about the DCP is available at https://www.fcgov.com/engineering/devrev#cb-38312-6601. Contact me with any questions. Hartford Response: Thank you. Comment Number: 4 12/10/2024: INFORMATION: Are there any updates on the timing of the beet tailings removal? Hartford Response: Not at this time. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 12/06/2024: FOR FINAL APPROVAL / FOR RECORDING: The final signed and stamped Transportation Impact Study will be required for final recording. The copy provided does not appear to the signed and stamped by your traffic engineer. Please coordinate and include that with each submittal of FDP. RVi Response: Stamped and signed TIS is included in submittal. Comment Number: 2 12/06/2024: INFORMATION: Any signs and pavement markings damaged or removed during the construction of this project are the responsibility of the development. If you need signs removed, please contact Rich Brewbaker, Manager-Signs and Pavement Markings, Traffic Operations, 970-221-6792 or rbrewbaker@fcgov.com. Hartford Response: Thank you. Comment Number: 3 12/06/2024: FOR FINAL APPROVAL: See redlines for signing and striping changes that are needed. Street name signs will be needed above stop signs at all intersections. Buckingham striping will need to transition into existing on the east. Please reach out if you have questions. EPS Response: above the applicable stop signs. Buckingham striping now transitions into existing on the east. Comment Number: 4 5 12/09/2024: FOR FINAL APPROVAL: All ADA accessible parking spots will need signs. These are not detailed on Civil Site plans. Would also recommend the ADA accessible parking spots utilize the 4 inch white, 45 degree angled hashes in the ramp access area between the parking spots. EPS Response: The accessible parking spots have been added to the Civil Site plans. The 4” white, 45 degree angled hashes are included in the ramp access area. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 12/06/2024: INFORMATION: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion . The size and scope of this project require an Erosion Control Plan with individual sequencing sheets, an Erosion Control Report and an Erosion Escrow Calculation. This project was evaluated based upon the submittal requirements of FCSCM. Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required should be pulled before Construction Activities begin. EPS Response: Two additional sheets have been added to the plan set. The utility plans now include a separate plan sheet for initial, interim and final erosion control. State permits for stormwater will be completed and pulled prior to construction activities occurring. Comment Number: 2 12/06/2024: FOR FINAL APPROVAL: Please see the Redlines provided on the Erosion Plans in the SWMP and Utility Plans. Since the Erosion Control Plan did not meet the minimum sequencing requirements not all deficiencies in the plans and report could be identified at this time. A complete and through review will be performed once the required sequencing is provided. Projects grater than 3 acres require a minimum of three individual sequencing sheets (i.e. Initial, Interim, Final). Please refer to the Fort Collins Stormwater Criteria Manual (FCSCM) Chapter 2 Section 6.1.3.2. A copy of this can be found at https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/erosion/ EPS Response: The plans now include separate plans for the minimum three individual sequencing. There has also been an additional plan added to the sheets that include the Fort Collins erosion control notes. The utility plans are ready for a complete and through review. 6 Comment Number: 3 12/06/2024: INFORMATION: Erosion Control Reports are required for all projects over an acre. The SWMP satisfies this requirement but will be reviewed according to the criteria set forth in the “City if Fort Collins Stormwater Criteria Manual” (FCSCM) Chapter 2 Section 6, which varies from the State requirements for a CO400000 Construction Stormwater Discharge Permit. The applicant may choose not to add the requested items to the SWMP but will be required to submit an Erosion Control Report as a "Stand Alone" Document. Otherwise, all required items need to be included per FCSCM Chapter 2 Section 6. A copy of the Erosion Control Submittal Checklist can be found at https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/erosion/ EPS Response: EPS Response: The SWMP is included in the FDP RD2 submittal package. Topic: Fees Comment Number: 4 12/06/2024: FEES: The City Manager’s development review fee schedule under City Code 7.5-2 was updated to include fees for Erosion Control and Stormwater Inspections. As of January 1st, 2021, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; the number of lots, the total site disturbance, the estimated number of years the project will be active. Based on the proposed site construction associated with this project we are assuming 10 lots, 12.09 acres of disturbance, 2 years from demo through build out of construction and an additional 3.00 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $2,512.16 . Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. The Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the plans we identified 0 number of porous pavers, 0 number of bioretention/level spreaders, 1 number of extended detention basins, and 4 number of underground treatments, results in an estimate of the Stormwater LID/WQ Inspection fee to be $ $1,910.00 . Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. " Hartford Response: Thank you. Department: Water Conservation Contact: Eric Olson eolson@fcgov.com 970-221-6704 7 Topic: General Comment Number: 1 12/10/2024: FOR FINAL APPROVAL: Preliminary irrigation plans that include a hydrozone map and water use budget are due at Final Development Plan (FDP). Final irrigation plans are due at building permit application, but we encourage you to submit irrigation plans earlier to improve the process. Direct questions concerning irrigation requirements to irrigationdr@fcgov.com RVi Response: Irrigation were part of planning set. These have been removed and are stand alone drawings now. Department: Stormwater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 1 12/10/2024: FOR FINAL APPROVAL: The offsite drainage easements must be executed and recorded. EPS Response: All drainage easements will be executed and recorded upon approval. Reception numbers will be provided prior to mylar. Comment Number: 2 12/10/2024: FOR FINAL APPROVAL: An agreement with the private drainage system owner will be required for this storm drain connection. (Follow up from PDP) This will need to include the following things: • Private agreement for ownership and maintenance of offsite storm sewer system. • Private agreement or other documentation, with owner of the private pipe system, that you can use the private pipe. • These agreements will be recorded and run with the land. • We would like to see drafts of these agreement to confirm items are in order from the City perceptive, however City will not be party to these agreements. EPS Response: A draft of the agreement has been included in the FDP RD2 submittal package. Comment Number: 3 12/10/2024: FOR FINAL APPROVAL: The drainage report and hydraulic pipe analysis shows that some pipe systems will not have 100-yr capacity and there will be bypass flows. I have several questions related to this: a. Please clarify on the plans or in the report which systems have 100-yr capacity and where the excess flows go. Will all 100-yr flows be captured within the Tapestry development? Will any 100-yr flows leave the apartment site across the public ROW? b. Are all building adequately safe from flooding? Does the design provide 1-ft or greater freeboard in 100-yr storm water surfaces? c. Is there any way to capture the excess flows before they leave the apartment complex? It may be easiest to have a follow up meeting to go over together. EPS Response: EPS met with Matt Simpson on 12/18 to discuss the details of the major storm event 8 onsite. Below is what was discussed. a) All 100-yr flows will be captured and detained onsite for the Tapestry project. Because of the site being significantly flat with minimal cover for storm pipe, portions of the 100-yr runoff will pond up to an allowable depth in certain areas until it spills into 4th Street where it will be captured by inlets. We have added an overtopping exhibit to the drainage report that details where detention in the parking lot will occur and how the runoff makes its way to the detention pond. b) All finished floor elevations/top of foundations are 1’ or more above the water surface elevations in the parking lot during the 100-year event. In a discussion with Matt Simpson on 1/17, we discussed minimum freeboard from the tucked under garage entrances from the ponding elevations. He stated that 6” of freeboard from front of garage pad to the 100-year wsel was acceptable if the buildings foundation/finished floor met the 1’ or more requirement. c) Unfortunately, with the constraints discussed over the phone with Matt, it is not possible to capture 100% of the runoff of the site. There is only 11 cfs of runoff leaving the site and will travel 75’ on 4th Street before it is captured and conveyed to the detention pond. Comment Number: 4 12/10/2024: FOR FINAL APPROVAL: Please review the need for scour protection along the detention overflow path. Provide or explain if this is not necessary Specifically, through the “neck down” area northeast of the Odell building. (see Ch 6 section 3.2 and Ch 8 sections 3.4 and 3.5 of the FCSCM for related criteria). EPS Response: Scour protection has been added to the area in question. Calculations are included in the drainage report. Comment Number: 6 12/10/2024: FOR FINAL APPROVAL: Please confirm that the stormwater inlets along the west side of the site have sufficient capacity. Specifically, the 2 landscape inlets that are receiving flows from 3rd Street. These need to have enough capacity that maintenance problems do not occur here. Please extend a concrete drain pan from these inlets to the sidewalk chases along 3rd Street. This is for maintenance purposes. EPS Response: These inlets originally were sized for the 100-year event with some allowable ponding that would stay onsite. We discussed on 12/18 including a clogging factor. We doubled the 100-year flows (F.O.S. of 2) and upsized the inlets accordingly. You can see these on the Nyloplast basin head charts in the inlet calcs. Concrete pans from the sidewalk culverts to the inlets have been added. Comment Number: 7 12/10/2024: OR FINAL APPROVAL: Change the pipe material from RCP to HP Storm for all storm pipes crossing 4th Street. This is because the water main is lowered below these storm lines. EPS Response: All storm lines crossing 4th Street have been changed to HP Storm. Comment Number: 8 12/10/2024: FOR FINAL APPROVAL: Provide details for custom inlet or junction structures EPS Response: Details are provided on C904 as details 500 and 502. References to the details have been included in the name of the structures. Comment Number: 9 12/10/2024: FOR FINAL APPROVAL: The water quality orifice size at 2/3-inch is too small to be maintained. Please consolidate the 3 water quality orifices into 1. Please see if MHFD has any resources for calculating the size of 1 WQ orifice. 9 EPS Response: The water quality plate has been revised to include just one hole on the very bottom of the plate. Comment Number: 10 12/10/2024: FOR FINAL APPROVAL: See redlines on UT Plan and Drainage Report. EPS Response: The redlines on the utility plans and drainage report have been addressed. Department: Water-Wastewater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 Topic: General Comment Number: 1 12/10/2024: FOR FINAL APPROVAL : Before final FDP approval, offsite easements for the sewer main must be executed and recorded. EPS Response: All sanitary sewer easements will be executed and recorded upon approval. Reception numbers will be provided prior to mylar. Comment Number: 2 12/10/2024: FOR FINAL APPROVAL : Variances – I will get these approved by my manager in the next few weeks and send back to you. A) Water Main and Face of Curb to be 4-ft Minimum along Buckingham Street. (pending approval) B) Water Main and Trees to be 8-ft Minimum along Buckingham Street. (pending approval) C) Water Main and Electric to be 8-ft Minimum along Buckingham Street. (pending approval) D) Water Main and Light Poles to be 7-ft Minimum along Buckingham Street. (pending approval) E) New: Offsite sewer main to have 3.0-feet of cover, under adjacent detention pond. Concrete casing will be required. (Pending Approval.) EPS Response: Per email from Matt Simpson on 1/16, he provided us direction to remove “Pending Approval” from variances A-D. Variance E is still pending approval due to a structural analysis determining that any additional protection beyond the City standard detail is not warranted. Please review the attached report from Magnum Geoengineering and our proposed solution to provide the section of sewer with shallow cover the City standard trench section. Comment Number: 3 12/10/2024: FOR FINAL APPROVAL : The encasement for the offsite sewer main will need a special structural design. The City standard detail does not apply to this situation. This design should include a steel casing pipe with a concrete encasement surrounding. This will allow for effective maintenance and protect the sewer pipe from damage from Colorado Metal and Iron operations. EPS Response: Magnum Geoengineering did a structural analysis of the area of sewer with shallow cover. They determined that the pipe will be adequately protected from damage with the typical trench section per the City of Fort Collins standard detail. We are proposing to provide this section of sewer with the typical trench section based on Magnum’s analysis. Comment Number: 4 12/10/2024: FOR FINAL APPROVAL : 10 Each water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. Provide a sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows for each water service. *I understand that you do not have all the information you would like to perform this calculation, however we will need some documentation for the selection of water meter sizing, this should include an estimated peak demand rate (gpm). I do not have concerns with the 1.5-inch water services shown on the plans currently. EPS Response: A letter has been provided by ARCXIS certifying the water meter size for the buildings. Comment Number: 5 12/10/2024: FOR FINAL APPROVAL : ** A hydrozone plan and table must be provided with the next submittal. The Landscape Plan includes a prelim irrigation plan but is missing the hydrozone tabulation. For more information, please see this webpage: www.fcgov.com/wsr-update **The PIP and hydrozone plan will need to be reviewed by water conservation once complete. I am wondering if the proposed 1-inch irrigation service will be too small to provide enough flow. RVi Response: Hydrozone plan has been added to the planning set. PIP is included. Irrigation Engineer has confirmed 1” tap is more than adequate for irrigation needs. Comment Number: 6 12/10/2024: FOR FINAL APPROVAL : Please show the water meter lids on the grading sheets. Several concerns: a. Revise the grading near water meters to meet the following requirements around the water meter lids: 2% min and 10% max slope away from the meter lids for 4 feet. In some cases, this may be addressed with a plan note that “a field-fit landscape wall may be required to provide necessary grade adjustments near the water meters.” b. Water meters may not be in a low point or a swale. c. See redlines for specific concerns. EPS Response: The water meters are shown on the grading plans now with revised grading. The new grading provides a high point at the center of the lid and slopes the ground away from the lid for a 4’ radius at no more than 10%. A note about the special grading has been added to the notes section on all grading plans. Comment Number: 7 12/10/2024: FOR FINAL APPROVAL : The existing hydrant at 3rd Street needs to be relocated and replaced. Please see the redlines for more information. EPS Response: The existing hydrant and its associated valves are called out to be removed. A new hydrant is being proposed on the east side of 3rd Street. Comment Number: 8 12/10/2024: FOR FINAL APPROVAL : Have the existing water mains been pothole located at the tie-in locations? This needs to be done, and shown on the plans, for final approval. EPS Response: An assumed depth for all existing water main tie-ins have been noted on the plans. There has also been verbiage added for the tie-ins stating that the depth must be verified by the contractor prior to construction. Comment Number: 9 11 12/10/2024: FOR FINAL APPROVAL : See redlines for comments on the water main profiles. EPS Response: Redlines on the water main profiles have been addressed. Comment Number: 10 12/10/2024: FOR FINAL APPROVAL : Please update to current versions of City water details. Send me an email and I can send you the CAD. There is a problem with our website right now. EPS Response: The City water details have been updated to the most current version Comment Number: 11 12/10/2024: FOR FINAL APPROVAL : Please use pipe restraint and not thrust blocks. The design will need to follow our requirements for restraint calculations and length. Please see the included minimum requirements. EPS Response: Thrust blocks have been removed from the design. The mechanical joint restraints match the calculations and lengths per City of Fort Collins requirements. Comment Number: 12 12/10/2024: FOR FINAL APPROVAL : See redlines on the Utility Plans. EPS Response: The redlines on the Utility Plans have been addressed. Department: Light And Power Contact: Austin Kreager akreager@fcgov.com 970-224-6152 Topic: General Comment Number: 1 12/09/2024: FOR FINAL APPROVAL: Thank you providing a C-1 form. It is unclear to me which building that C-1 form is in reference to. I will need matching one-line diagrams and C-1 forms for each building or service. Thank you Hartford Response: C-1 Forms have been included in submittal. Comment Number: 2 12/09/2024: FOR FINAL APPROVAL: Three phase transformers are limited to a maximum of 12 runs of secondary, not to exceed a wire size of 500KCMIL. EPS Response: Acknowledged. Comment Number: 3 12/09/2024: INFORMATION: Light & Power will need AutoCAD files of the site plan, utility plans, and landscape drawings once plans are approved. EPS Response: Civil files have been sent to Light & Power. There has been coordination with Austin on making the electric design more efficient. Final cad files will be sent again following approval. RVi Response: Landscape files will be sent after final approval. Comment Number: 4 12/09/2024: 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 to discuss development fees or visit the following website for 12 an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees Hartford Response: Noted. Comment Number: 5 12/09/2024: INFORMATION: You may contact Austin Kreager with project engineering if you have questions. (970) 224-6152. You may reference Light & Power’s Electric Service Standards at: https://www.fcgov.com/utilities/img/site_specific/uploads/electricservicestandards.pdf?1645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Hartford Response: Noted. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 1 12/10/2024: FOR FINAL APPROVAL: Please add the planting permit note to all pages of the landscape plan. RVi Response: Note has been added to all landscape plan sheets. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 12/10/2024: INFORMATION: PFA has no comments on the FDP. RVi Response: Thank you. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 1 11/26/2024: FOR FINAL APPROVAL: Please replace #7 of the Native Seed Mix Notes with: 7. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS. PLASTIC-BASED EROSION CONTROL MATERIALS (I.E., PLASTIC-WELDED BLANKETS) SHALL NOT BE USED WITHOUT EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT ISSUES. RVi Response: Note has been replaced with the above note. Comment Number: 2 11/26/2024: INFORMATION / SUGGESTION: With an affordable housing project, the following topic is strongly encouraged, but not required. 13 From a better site design perspective for detention basins, grass channels are preferable to curb and gutters as a conveyance system, where development density, topography, soils and slopes support their use. If the elevation change stays low and concrete pans are required, please add trees and shrubs to the detention area surrounding the concrete channel to provide additional habitat and boost ecological resilience. There is no set number for this, but is encouraged when designing this area. Trees and shrubs are allowed within detention basins, but must be 10 feet away from the low-flow path. RVi Response: With this being an affordable project no additional plantings will be added. Concrete drain pan is needed from an engineering perspective. Comment Number: 3 11/26/2024: INFORMATION / SUGGESTION: There are many downsides of using weed fabric, and it doesn’t necessarily prevent weeds over time. Weed fabric can prevent organic matter from breaking down and enriching the soil, which can impact soil health over time. Weeds can still grow in the debris that accumulates on top of the rocks, even with fabric underneath. Additionally, some weed fabrics may reduce the ability of water to reach the roots of plants, depending on the quality of the fabric. Consider using a smaller rock size or a thicker layer to suppress weed growth on its own. RVi Response: Weed fabric is only being used under dry cobble channel features that do not have any plantings. Larger rocks are needed to create the channel design look. Department: Building Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 11/25/2024: BUILDING PERMIT: 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 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 14 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 per local IBC amendment 3604, which requires 70% of parking spaces provide 3 types of EV charging. If the project is affordable housing then EV requirements are reduced to 1 type 2 charger, 15% of spaces ev ready, and 20% spaces are ev capable. • If the 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. • 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. 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. DTJ Response: Noted. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 2 12/11/2024: FOR FINAL APPROVAL: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: 15 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’. EPS Response: The information and statements requested above are on the cover sheet of the utility plans in the requested format. Comment Number: 3 12/11/2024: FOR FINAL APPROVAL: Please make sure all matchline references are correct. EPS Response: All matchline references were reviewed and corrected if needed. Topic: Plat Comment Number: 1 12/11/2024: FOR FINAL APPROVAL: 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 EPS Response: Plat revised per TS markup PDF.