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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 02/19/2025 February 19, 2025 City of Fort Collins Planning & Development Services 281 N. College Ave. Fort Collins, CO 80524 Re: SWC Drake College, ODP240002, Round Number 1 Dear Ms. Bethurem-Harras, Thank you for your coordinated review of the SWC Drake/College ODP submittal, the comments for which we received on January 17, 2025. The comments have been addressed in the resubmittal materials attached, please see our team’s written responses to staff and referral agency comments in the following pages. Sincerely, Norris Design Ryan McBreen Principal Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744 Topic: General Comment Number: 1 01/14/2025: 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! Response: Thank you for your review, and help coordinating, we’ll be sure to include you in correspondence moving forward. Comment Number: 2 01/14/2025: 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 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]. Response: Noted, thank you for this reference information. Comment Number: 3 01/14/2025: 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-requirements-and-file-naming-standa rds_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. Response: Noted, thank you for this reference information. Comment Number: 4 01/14/2025: 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/sfdcarticles/sfdcarticles/Drawing-t ext-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Response: Noted, thank you for this reference information. Comment Number: 5 01/14/2025: 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. Response: Noted, thank you for this reference information. Comment Number: 6 01/14/2025: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Response: Noted, thank you for this reference information. Comment Number: 7 01/14/2025: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Response: Noted, thank you for this reference information. Comment Number: 8 01/14/2025: NOTICE: A Development Review sign will be posted on the property. This sign will be posted through the final decision and appeal process. A request for the removal of signs will be made by your Development Review Coordinator at the appropriate time. Response: Noted, thank you for this information. Please let us know if any assistance is needed. Comment Number: 9 01/14/2025: FOR RECORDING – ODP PLAN SET: Could you please update the City signature block Plan Set? Instead of using "this _______ day of ______, 20____," could you opt for "on this day, ____________" for the date? This alternative format facilitates smoother date input with digital signatures. Please update the Signature Line, from "Secretary of the Planning and Zoning Board" to Director or CDNS Director or Director of Community Development and Neighborhood Services. Additionally, kindly ensure there is sufficient space between the signature line and the title line to accommodate the digital signature. Response: The City signature block has been updated on the plan set for resubmittal. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 12/06/2024: NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources, or resources that are at least 50 years old and would require evaluation, on the development site or within 200 feet of the development site. Response: Thank you for your review. Comment Number: 1 12/06/2024: INFORMATION ONLY: All properties on the development site over fifty years of age have been surveyed and determined Not Eligible, either by staff review (December 2023) or by appeal to City Council (2601 S College determined Not Eligible by Council, June 3, 2024). Response: Thank you for your review. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 1 01/14/2025: Engineering has no comments on the Overall Development Plan. However, if there are any discussions with Traffic Operations or Planning about access to the site from public streets, please include a representative from Engineering. Response: KH: Thank you for your review. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 Topic: General Comment Number: 1 01/13/2025: FOR APPROVAL: The Transportation Impact Study has been received and is being reviewed. See subsequent comments. Response: Thank you. Please see responses to comments below. Comment Number: 2 01/13/2025: FOR APPROVAL: The TIS details the existing southbound through movement on College at Drake fails the required level of service standards with an F, but is mitigated in the 2028 Totals through signal timing optimization in order to meet the level of service standards. We will need further discussion on the proposed timing changes and the potential impacts. Response: KH: The TIS has been updated per our discussions with staff. Comment Number: 3 01/14/2025: The TIS details and recommends a dedicated right turn lane into the site at the mid-block Drake access. The feasibility of this has come into question with the location of the PRPA power pole. We will need to explore this further, given the amount of traffic that will be utilizing this access. A variance might be necessary. Response: KH: The TIS has been updated per our discussions with staff and now shows that the access meets warrants for a right turn lane but that the intersection meets LOS requirements without it. Comment Number: 4 01/13/2025: FOR APPROVAL: The City of Fort Collins Capital Improvement project has plans to eliminate the westbound/northbound left turn from the Drake access with the addition of a median. Taking into consideration the Capital Project is not funded and moving forward, we will need to discuss how to restrict this access point. In addition, we may need to further discuss adjacent frontage improvements that might be required, such as ADA accessibility and the dedicated right turn lane that was partially funded with the King Soopers Project at College and Drake. Response: KH: Based on discussion with City Staff on January 30th, 2025 – it was determined that flexible delineators would be installed to prevent the left turn movement from drake to the proposed access. Comment Number: 5 01/14/2025: FOR APPROVAL: The Overall Development Plan does not detail or give any indication of a proposed access onto McClelland, but evaluates a potential right in/right-out access point within the TIS. This should be detailed on the ODP Site Plan as an access point. It can be noted as a potential access with exact location to be determined upon development of the adjacent lot. Response: A potential access point from McClelland has been identified with the ODP, as requested. Comment Number: 6 01/14/2025: FOR APPROVAL: This project will need to be routed to the Colorado Department of Transportation CDOT for review and necessary access permits. We would also like confirmation that they will not require dedicated right turn lanes at the College/Site Access, and at College and Thunderbird. Please contact Tim Bilobran and Allison Young, Region 4 Access Management. Tim Bilobran <timothy.bilobran@state.co.us> Young - CDOT, Allyson <allyson.young@state.co.us> Response: KH: The update TIS and plans will be routed to CDOT as a part of this submittal as well as the access permit application. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 1 01/09/2025: This area is within the City of Fort Collins MS4 Jurisdiction and subject to criteria set forth in Chapter 2. Section 6 of the City of Fort Collins Stormwater Criteria Manual Municipal Code § 26-500. Please include required Erosion Control Submittals with future Development Plans. These requirements can be found at https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulatio ns/erosion/ Response: KH: The Erosion and Sediment Control Report and Escrow were included as a part of the submittal. Department: Stormwater Engineering Contact: Derek Lutz dlutz@fcgov.com 970-221-6339 Topic: General Comment Number: 1 01/14/2025: FOR APPROVAL: There is a requirement for an ODP drainage report. It is acceptable if the BDR drainage report will apply to the ODP, but please add narrative explaining that the one drainage report will cover both development review processes for this project. Response: KH: Narrative section was added to the drainage report explaining the same report covers both development review processes. Comment Number: 2 01/14/2025: INFORMATION ONLY: All drainage report comments are included in the BDR portion of this project. Response: Noted. Thank you. Those comments are addressed within the RTC Letter for that application, as appropriate. Comment Number: 4 01/14/2025: FOR APPROVAL: There is a buried stormwater manhole in the westernmost southbound lane of College Ave. This buried manhole is the preferred connection point of the storm outfall pipe. Please investigate the location, and analyze the feasibility of connecting there. Response: KH: The project team coordinated with City Staff to obtain further information of the buried manhole. Based on discussion with City Staff, proposed combination inlets are to be installed at the location of the buried manhole. Department: Water-Wastewater Engineering Contact: Derek Lutz dlutz@fcgov.com 970-221-6339 Topic: General Comment Number: 1 01/14/2025: FOR APPROVAL: The minimum easement width for a combination water/wastewater easement is 35 feet. Response: KH: Noted, the easement was updated within the Final Utility Plans. Comment Number: 2 01/14/2025: FOR APPROVAL: Please place the water main in Local Access B west of the wastewater main to avoid a crossing of the utility mains at the intersection of Local Access A. Or provide rationale for the proposed configuration. Response: KH: The watermain was updated to connect to the existing main along S College Ave. No crossing is required as a result. Comment Number: 3 01/14/2025: INFORMATION ONLY: Have you considered extending the water main through Local Access A? We could consider abandoning the existing 12-IN water main along the College Ave. frontage of this project. Response: KH: The watermain was updated to connect to the existing main along S College Ave. The existing water main north of this connection is shown to be abandoned in the updated Utility Plans. Department: Light And Power Contact: Luke Unruh lunruh@fcgov.com 970-416-2724 Topic: General Comment Number: 1 01/16/2025: INFORMATION: L&P's comments will be site specific that I will comment on the BDR for now. As far as the ODP I have no comments. Response: Noted. Thank you. Those comments are addressed within the RTC Letter for that application, as appropriate. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 1 01/14/2025: No comments. Response: Thank you. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 1 01/14/2025: FOR APPROVAL Forestry would prefer to see limited or no use of tree grates in the public ROW on this site for tree health and maintenance reasons. An 8 foot parkway is the required parkway layout. Response: Noted, open planting areas are now proposed in place of tree grates. An 8 foot parkway is not feasible on this site per discussion with City staff. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: General Comment Number: 1 01/14/2025: INFORMATION ONLY: We have no comments, but would like to see any future submittals. Response: Understood. Thank you. Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre-fire.org 970-416-2869 Topic: General Comment Number: 1 01/14/2025: TURNING RADII - IFC 503.2.4 and Local Amendments The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. The proposed corners of the local roads do not meet the minimum turning requirements. The corners will need to be adjusted or as an alternative, a turning exhibit showing no body or wheel overhang can be submitted for review. Response: KH: A PFA Truck turn exhibit was submitted as a part of the submittal to show the movement throughout the site. Comment Number: 2 01/14/2025: OBSTRUCTION OF FIRE APPARATUS ACCESS ROADS - IFC503.4 Fire apparatus access roads shall not be obstructed in any manner, including the parking of vehicles. The minimum widths and clearances established in Section 503.2.1 shall be maintained at all times. The local access roads proposed are wide enough for fire lane requirements but parking on either side of the street would obstruct the fire lane. No parking fire lane signage would be required on both sides of the these streets. Response: KH: Noted, thank you for your review. Comment Number: 3 01/14/2025: FIRE LANE SIGNS The limits of the fire lane shall be fully defined and fire lane sign locations should be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided below. - IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. - IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as specified in Section D103.6 shall be posted on both sides of fire apparatus access roads that are 20 to 26 feet wide. - IFC D103.6.1; ROADS MORE THAN 26 FEET IN WIDTH: Fire lane signs as specified in Section D103.6 shall be posted on one side of fire apparatus access roads more than 26 feet wide and less than 32 feet wide. Response: KH: Noted, thank you for your review Department: Building Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 01/06/2025: 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 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 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. Response: Thank you for this information. The Applicant will address these items at the appropriate stage of the development process. Comment Number: 2 01/06/2025: BUILDING PERMIT: 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) 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. The new 2024 buildings 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. INFORMATIONAL ITEMS: · Commercial 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 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. Response: Thank you for this information. The Applicant will address these items at the appropriate stage of the development process.