Loading...
HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 04/30/2025 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 April 18, 2025 Carl Szanton The Szanton Company 720 S Colorado Rd Denver, CO 80246 RE: 302 Conifer Multi-Unit, BDR240019, Round Number 3 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of 302 Conifer Multi-Unit. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Marissa Pomerleau via phone at (970) 416-8082 or via email at mpomerleau@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Marissa Pomerleau mpomerleau@fcgov.com (970) 416-8082 Topic: General Comment Number: 1 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! SA RESPONSE: Noted. Comment Number: 2 01/14/2025: SUBMITTAL: 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 2 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]. SA RESPONSE: We have provided comment responses here, as well as to the drawing redlines. Comment Number: 3 01/14/2025: SUBMITTAL: As part of your resubmittal, 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. SA RESPONSE: We have complied with the naming convention standards. 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/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html SA RESPONSE: We have followed the Electronic Submittal Requirements outlined above. 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. 3 SA RESPONSE: The BDR Team for the project understands the procedure for resubmittals. Comment Number: 6 01/14/2025: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. SA RESPONSE: The Design Team acknowledges that the response window to keep project active. Comment Number: 7 04/15/2025: INFORMATION: For the first quick check review, the additional review fee will not be charged. 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. SA RESPONSE: Noted. Comment Number: 8 01/14/2025: NOTICE: A Development Review sign has been 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. SA RESPONSE: Noted. Comment Number: 10 01/14/2025: FOR APPROVAL: The Director shall issue a written decision to approve, approve with conditions, or deny the development application based on compliance with the standards referenced in Step 8 of the Common Development Review Procedures (Section 2.2.8). The written decision shall be mailed to the applicant, to any person who provided comments during the comment period and to the abutting property owners and shall also be posted on the City's website at www.fcgov.com. SA RESPONSE: Noted. Comment Number: 11 01/14/2025: FOR APPROVAL: If the project is approved by the Director, there is a two-week appeal period from the date of the decision. The project is not able to be recorded until it is confirmed there are no appeals. SA RESPONSE: Noted. Comment Number: 12 01/14/2025: FOR APPROVAL: 4 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. SA RESPONSE: Noted. Comment Number: 13 01/14/2025: INFORMATION: When your basic development review gets approved, you have up to three (3) years to finish all the necessary engineering work like water, sewer, streets, and lighting. This time frame is called the 'term of the vested property right.' If you don't finish these improvements within this time, you'll lose your right to develop the property without starting the approval process again. SA RESPONSE: Noted. Also, any land dedications mentioned in the approved plans stay valid unless the law says otherwise. Comment Number: 14 03/11/2025: FOR APPROVAL: Please complete the attached Affordable Housing affidavit. Feel free to send this to me outside a regular round of review. This affidavit is required in order to receive an Affordable Housing Certification Letter as required by the Land Use Code 5.2.1(D). SZANTON RESPONSE: The Affidavit has been completed and has been mailed to Marissa Pomerleau. Department: Planning Services Contact: Kayla Redd kredd@fcgov.com 970-224-6086 Topic: General Comment Number: 14 1/14/2024: FOR INFORMATION - MODIFICATION TO INDUSTRIAL BUFFER City Staff acknowledges the modification request to the industrial buffer requirement and will support the request on the condition of a high quality fence. SA RESPONSE: Noted. Comment Number: 20 03/11/2025: FOR INFORMATION - AFFORDABLE HOUSING: As indicated in the narrative, this project meets the Affordable Housing definitions outlined in Article 7 of the LUC and shall be subject to the Affordable Housing standards found in Division 5.2 of the LUC. SA RESPONSE: This was resolved with the addition of note #21 on the Site Plan, as confirmed in email with Kayla Redd on 4/23/25. Comment Number: 22 04/15/2025: FOR APPROVAL - SITE PLAN Please list modifications of standards in site plan notes. 5 SA RESPONSE: We have revised Site Plan Note 6 to include the Industrial Buffer Modificaiton 5.10.2(C) and Natural Habitat Buffer Modification 5.6.1(E)2(D) along with brief descriptions of the approaches taken. Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com Topic: General Comment Number: 2 04/16/2025: FOR DEVELOPMENT AGREEMENT: The DA was sent to Carl Szanton via email on 4/15/25. SZANTON RESPONSE: The DA has been received and is under review by the developer. 02/25/2025: FOR DEVELOPMENT AGREEMENT - UNRESOLVED: The "Lender Information" section of your DA info form was left blank. Will you be needing a construction loan for this project, does one already exist, or is no loan needed? This is necessary information for a certain part of the DA. Please resubmit DA info form to Tim Dinger (tdinger@fcgov.com) at your earliest convenience. The DA is being drafted now and will be provided once the City attorneys complete their review and release the DA. Per our conversation today (3/12), please clarify the ownership and developer entities to be included in the DA. 01/06/2025: FOR DEVELOPMENT AGREEMENT: The "Lender Information" section of your DA info form was left blank. Will you be needing a construction loan for this project, does one already exist, or is no loan needed? This is necessary information for a certain part of the DA. The owner name you provided on the DA info form does not match the County assessor records. Will you be purchasing this property prior to recording the plans and other documents? We will begin drafting the DA once you submit final-level design plans with the round 2 BDR submittal. Department: Stormwater Engineering – Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 13 03/03/2025: FOR RECORDING: Please provide a copy of the approved Erosion Control Report signed and stamped by a Professional Engineer for recording. SLS Response: This is a previous comment. The signed report was submitted last round. 6 Comment Number: 22 04/11/2025: FOR FINAL APPROVAL: The ESC Estimate is missing required items and is not acceptable. Please see redlines. The ESC Estimate from Round 2 was accepted and will be what is required prior to DCP or Construction. SLS RESPONSE: The previously approved erosion control security estimate and application are included in this submittal. Topic: Fees Comment Number: 12 03/03/2025: 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 1 lots, 1.20 acres of disturbance, 1.5 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 $1,637.75 . 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 1 number of porous pavers, 0 number of bioretention/level spreaders, 0 number of extended detention basins, and 0 number of underground treatments, results in an estimate of the Stormwater LID/WQ Inspection fee to be $ $365.00 . 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. " SZANTON RESPONSE: The ESC Estimate has been revised and resubmitted per comment 22 above. Department: Stormwater Engineering – Water Utilities Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 18 7 04/10/2025: FOR FINAL APPROVAL: Please update Detention Pond A table on the drainage plan to reflect new detention volumes. SLS RESPONSE: The detention volume has been updated. Comment Number: 19 04/10/2025: FOR FINAL APPROVAL: Some of the Porous Paver outfall details may not be needed and may create some confusion. Please schedule a meeting with me to go over these and to see what is best for the plans. SLS RESPONSE: The outfall details have been revised per our 04/21/2025 Team’s meeting. Comment Number: 20 04/10/2025: FOR FINAL APPROVAL: Please provide on the plans the City's standard porous paver detail. SLS RESPONSE: The city of Fort Collins detail has been added. Comment Number: 21 04/10/2025: FOR FINAL APPROVAL: Please provide documentation for the drainage easement over the porous paver area. SLS RESPONSE: The drainage easement and application is provided with this submittal. Department: Water-Wastewater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418 Topic: General Comment Number: 10 04/10/2025: FOR FINAL APPROVAL - UPDATED: Please remove the two shrubs in front of the irrigation and domestic service meters. 03/12/2025: FOR FINAL APPROVAL: The shrubs behind the two meter pits are too close to the pits. Please provide 4 feet of separation from the center of the pit to the mature edge of the shrub. Also, there is one shrub too close to the hydrant. Please revise. SLS RESPONSE: The shrubs have been removed. STUDIO TERRA RESPONSE: These shrubs have been removed. Comment Number: 11 04/10/2025: FOR FINAL APPROVAL: Please revise hydrant to be 3 feet from sidewalk instead of 2 feet. Sorry for the confusion with this distance. SLS RESPONSE: The hydrant has been relocated. Comment Number: 12 8 04/10/2025: FOR FINAL APPROVAL: The proposed inline 8-inch gate valve needs to be two feet east of the hydrant lateral. Please revise. SLS RESPONSE: The gate valve has been moved to 2’ from the hydrant lateral. Comment Number: 13 04/10/2025: FOR FINAL APPROVAL: The City requires new hydrant laterals to be C900 pipe. Please revise hydrant lateral and fire line to C900. SLS RESPONSE: The fire hydrant lateral pipe is now shown as C900. Department: Light And Power Contact: Austin Kreager akreager@fcgov.com 970-224-6152 Topic: General Comment Number: 5 01/07/2025: 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 an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees SZANTON RESPONSE: Noted. Comment Number: 7 01/07/2025: 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/electricservicestandar ds.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. SLS RESPONSE: This is an old comment. We have coordinated with Austin. 9 Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 2 04/02/2025: FOR FINAL APPROVAL - UNRESOLVED: SLS RESPONSE: The NHBZ is shown and called out on the utility plans. STUDIO TERRA: Landscape drawings show the correct modified NHBZ. STUDIO LIGHTING: SL Response 4/25/25; NHBZ area updated on photometric plan. SA RESPONSE: The Site Plan has been updated to show the correct modified NHBZ. 03/04/2025: FOR FINAL APPROVAL - UPDATED: 12/18/2024: FOR FINAL APPROVAL: The top of bank and the Natural Habitat Buffer Zone needs to be delineated and labeled on the site, grading, utility, photometric, and landscape plan. Only the area by the drainage ditch will be part of the NHBZ. Please note this on all of the plans where the NHBZ is shown. Currently, some of the sheets make it look like the NHBZ includes the parking area also. It should just be the landscaped area next to the ditch. The parking area by the NHBZ is the mitigation area that could not be fulfilled on site, therefore a modification is being proposed. Comment Number: 6 04/02/2025: FOR FINAL APPROVAL - UNRESOLVED: STUDIO TERRA RESPONSE: This has been revised and included on the NHBZ sheet. 03/10/2025: FOR FINAL APPROVAL - UPDATED: 12/18/2024: FOR FINAL APPROVAL: Include a NHBZ Sheet with the Landscape Plan that maps out the existing NHBZ area, area to be mitigated, and NHBZ mitigation. In addition, include a table with the following: NHBZ to be mitigated, NHBZ mitigation, existing NHBZ, and proposed NHBZ. Please consult with Environmental Planning on details of this sheet. This will need to be revised to only include the NHBZ by the drainage ditch. Comment Number: 11 04/02/2025: FOR FINAL APPROVAL - UNRESOLVED: SA RESPONSE: The NHBZ estimate sheet has been updated. 10 03/04/2025: FOR FINAL APPROVAL: For final approval, the details and specifics of restoration and/or mitigation for the Natural Habitat Buffer Zone must be created. For permitting phase, development agreement language will be created to memorialize the buffer and clarify requirements, and a security will need to be provided prior to the issuance of a Development Construction Permit that accounts for the installation and establishment of the Natural Habitat Buffer Zone. This total is documented in a NHBZ Estimate Sheet. The NHBZ estimate sheet includes wetland restoration costs. Please discuss these details with City of Fort Collins Environmental Planning. Additionally, the shrub numbers do not match with the landscaping sheet. Comment Number: 17 04/10/2025: FOR FINAL APPROVAL: Please add/change the following information to the Restoration Plan and the Restoration Plan Summary (should be included in the Landscape Plan): - Weed management for pre construction, during construction, and post construction. Weed management conducted early is recommended. - Soil prep details other than compaction, and prior to the commencement of grading, the contractor shall be required to show proof of equipment cleaning. The mechanism for showing proof should be agreed upon between the contractor and the City of Fort Collins Environmental Planning before implementation of the grading. Prior to seeding a City of Fort Collins Environmental Planning inspector needs to confirm proper seed bed preparation and seed mix details are appropriate. - Irrigation details. Irrigation is allowed the first two growing seasons, and then should be pulled. - On page 10 of the Restoration Plan it states the following, "The City has also required an overall success rate of 80% for all planted or seeded vegetation on the property." Please change to the following, "The total vegetative ground cover contributed by all desirable plant species (excepting mature trees) is equal to or greater than the desirable vegetative cover of the applicable reference area from that calendar year. No more than five percent (5%) of the species noted on the site may be weedy or noxious species as defined by city code section §20-41 and Colorado Department of Agriculture's Noxious Weed List as defined by the Colorado Noxious Weed Act §35-5.5. The development site shall display no evidence of detrimental erosion due to rills, gullies or excessive bare spots of ground. And the survival rate of all planted shrubs and trees is equal to or greater than eighty percent (80%)." - Please add the following in the reporting section, "The consultant shall notify the City of Fort Collins Environmental Planning prior to each inspection. After each inspection of the NHBZ, the consultant should email a brief narrative summarizing the findings of the site visit and corresponding action items to City of Fort Collins Environmental Planning, the developer, and the landscaping 11 contractor. A brief report containing survey findings and recommendations will be provided to the City by October 31st of each year. This will give the City of Fort Collins Environmental Planning and the applicant ample time to discuss and implement adaptive management to address any underperfoming areas prior to when on-the-ground treatment implementation would be needed, if determined necessary." CTL THOMPSON / STUDIO TERRA RESPONSE: All of these notes have been added to both the report and the landscape plans. Department: Internal 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. For affordable housing these number are reduced. • 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 12 rated walls and openings per chapter 6 and 7 of the IBC. • All multi-famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. • Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. • If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. • A City licensed commercial general contractor is required to construct any new multi-family structure. • Energy code requires short hot water supply lines by showing plumbing compactness. • For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a pre-submittal meeting. Stock Plans: When the exact same residential building will be built more then once with limited variations, a stock plan design or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. SANTULAN RESPONSE: Noted. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Construction Drawings Comment Number: 8 04/14/2025: FOR FINAL APPROVAL: Please make the changes to the Benchmark Statement on all sheets that used. See markups. 03/07/2025: FOR FINAL APPROVAL: 01/13/2025: FOR FINAL APPROVAL: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 13 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM - X.XX’. SLS RESPONSE: The datum revisions have been made throughout the utility plans. Topic: Easements Comment Number: 14 04/14/2025: TECH SERVICES ONLY: We have no comments. SLS RESPONSE: Noted. No comments.