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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 01/17/2025 Page 1 of 9 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 January 17, 2025 Brian Bratcher 9555 S Kingston Ct. Englewood, CO 80112 Re: Enclave at Redwood Subdivision(s) Description of project: This is a proposal to subdivide the Enclave Redwood site in 20 lots (parcel #s 9701474001, 9701475001, 9701476001). The applicant is requesting to subdivision of 20 lots. Access can be taken from Suniga Rd south of the properties. The site is approximately 0.65 mi east of N. College Ave. and 0.35 north of E Vine Dr. The property is located in the Low Density Mixed-Use (LMN) zone district and is subject to a Major Amendment (MJA). Please see the following summary of comments regarding Enclave at Redwood Subdivision(s). The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Todd Sullivan via email at tsullivan@fcgov.com. Comment Summary Development Review Coordinator Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695 1. 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. Include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Ripley Design Response: Noted. Thanks, Todd! 4. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide Page 2 of 9 includes links to just about every resource you need during development review. Ripley Design Response: Acknowledged. 5. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with this comment letter and the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. If you have questions regarding items in the checklist, or the applicability of an item to your project, please reach out to me. Ripley Design Response: Thank you! 6. As part of your submittal, a response to the comments provided in this letter is required. The final letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. 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]. Ripley Design Response: We have provided comment responses within this letter. 7. 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-standards_v1_8-1-19.pdf?1736463712 File names should have the corresponding number, followed by the file type prefix, project information, and round number. For example: 2_SITE PLAN_Project Name_FDP_Rd1. A list of numbers and prefixes for each file can be found at the link above. Ripley Design Response: Understood. Thank you! 8. 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/sfdcart icles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Ripley Design Response: Thank you, the PDF files have been flattened. Page 3 of 9 9. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting. Development Review Application Fees will be due at time of the project being submitted for formal review. If you have any questions about fees, please reach out to me. Ripley Design Response: Noted. 10. Payments can be made by check, debit/credit card or eCheck. If paying by check, make payable to “City of Fort Collins”. This is accepted at the Development Review Center, 281 N College Ave, Fort Collins, CO 80524, by mail or can be placed in the blue drop box located at the northwest side of the building. Please mark it to the attention of your Development Review Coordinator and reference the project it is associated with. If paying by debit/credit card or eCheck, please go to fcgov.com/CitizenAccess, select Planning/Development Review and search by inputting your project's information*. • Debit/Credit card payments include a convenience fee of 2% + $0.25 added to all payments under $2,500.00, and 2.75% added to all payments over $2,500.00. • ECheck payments include a convenience fee of $0.50 added to all payments between $0.00 - $99,999.99. *Please advise your Development Review Coordinator as to which payment method will be used. If choosing to pay online, your Development Review Coordinator will provide you with the project information when the fees are available to be paid. Ripley Design Response: Understood. We will turn in the submittal fees with the submittal. 11. Submittals are accepted any day of the week, with Wednesday at noon being the cut -off for routing the same week. Upon initial submittal, your project will be subject to a Completeness Review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with its initial round of review, followed by a formal meeting. Please check with me, your Development Review Coordinator, regarding review timelines. As you are preparing to submit your formal plans, please notify me with an anticipated submittal date. Applications and plans are submitted electronically to me by email or secured file sharing applications. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Ripley Design Response: Understood. Thank you! 12. Upon the scheduling of a Neighborhood Meeting, or initial review of the formal Development Review Application, 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 Page 4 of 9 appropriate time. Ripley Design Response: Noted. 13. Once your project has been formally reviewed by the City and you have received comments, please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Ripley Design Response: Acknowledged. Planning Services Contact: Clark Mapes cmapes@fcgov.com 970-221-6225 1. I just have questions for you. It looks like new side lot lines, and front lot lines that split streets in half across the two sides of the streets. Plus putting some common areas on lots, e.g., lot 8, 10, 13, and 18, and 19. Is that right? Is an HOA already responsible for all aspects of the entire development - is that right? And that would not change? An HOA would own ALL of the lots? If that is right, can you clarify what the difference is with the subdivision into lots, and what would be gained or lost in any consequences whether intended or unintended? Is there any intention regarding selling lots? (I assume not but just seeking to understand.) DHI Response: The intent with this subdivision is to provide flexibility with the future sale of the property. All of the lots will ultimately be sold to a single buyer and controlled by a single entity. There will not be any change in design or constructio n sequencing due to this subdivision. 2. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Ripley Design Response: Understood. This project is a subdivision of lots with no development proposed, so many of the requirements will not apply. 3. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Ripley Design Response: Noted. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com 1. All easements dedicated with the original plat need to be preserved or rededicated with the replat. Page 5 of 9 HKS Response: All easement dedicated with the original plat are to be preserve/rededicated with the replat as requested. 2. Is there any relationship between the replat and the addition of a phasing sheet within the utility plan? Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 1. All development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office if you need up to date Benchmark Statement format and City Vertical Control Network information. HKS Response: Completed as requested. 2. When submitting a Subdivision Plat for this property/project, the title/name may not begin with addresses in numeral form. Address numbers must be spelled out. Please contact our office with any questions. HKS Response: Completed as requested. 3. If a Subdivision Plat is required and aliquot corners are shown, current acceptable Monument Records will be required. These are required with Round 1 submittal. HKS Response: Completed as requested. 4. Closure reports will be required for all Subdivision Plats, Easements, and any other document requiring a legal description & sketch being submitted for review. These are required with Round 1 submittal. HKS Response: Closure reports have been provided. Department: Traffic Operations Contact: Steve Gilchrist sgilchrist@fcgov.com 970-224-6175 1. INFORMATION: The subdivision/replat of this property would not trigger the requirement of a Transportation Impact Study based on the City of Fort Collins guidelines within chapter 4 of the Larimer County Urban Area Street Standards. TIS waived. Ripley Design Response: Thank you. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com 1. No Comment from Erosion Control as this type of subdivision posed no significant change to approved plans. Ripley Design Response: Noted. Thank you. Page 6 of 9 Department: Stormwater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 2. Can the City's tract, at the northwest corner of the site, be removed from the replat? HKS Response: Yes, this has been excluded from the replat. 3. Will Lake Canal need to sign the replat? HKS Response: No, they will not need to sign the replat. 4. Will there be an overall HOA to manage the public areas? Specifically thinking about the stormwater facilities, the site irrigation system, and the sidewalk that extends across the Redwood Pond to the northwest. DHI Response: DHIC – Enclave, LLC will maintain all of the common areas of the site until the full property is sold to another entity. 5. *New comment* Drainage Easements may be necessary if one lot flows onto the adjacent lot. The grading and drainage plan would need to be reviewed against the lot lines to confirm where additional drainage easements would be necessary. HKS Response: Lot-to-lot blanket drainage easements have been added to the replat with a table description showing which lots are dedicating drainage easements to other lots. These easements follow the drainage patterns of the storm sewer, ponds, and overland flows for the development. Department: Water-Wastewater Engineering Contact: Matt Simpson masimpson@fcgov.com (970) 416-2754 1. Will there be an overall HOA to manage the common areas of the site? Specifically thinking about the overall irrigation system. DHI Response: DHIC – Enclave, LLC will maintain all of the common areas of the site until the full property is sold to another entity. 2. Existing easements on the current plat will need to carry forwards onto the new plat. HKS Response: All easement dedicated with the original plat are to be preserved /rededicated with the replat as requested. Department: Electric Engineering Contact: Daniel Paluzzi dpaluzzi@fcgov.com 1. It is the understanding of Light and Power that this subdivision of lots will not cause a change to the electric capacity needs or the location of our proposed facilities for the Enclave at Redwood development. If this an incorrect understanding or if plans change, please contact me directly at dpaluzzi@fcgov.com or (970)221-6799. Thank you. Ripley Design Response: There are no changes to electric capacity needs with this subdivision. Page 7 of 9 Department: Environmental Planning Contact: Clint Anders canders@fcgov.com 1. INFORMATION: The subdivision of the Enclave Redwood site does not appear to impact the construction or management of the natural habitat buffer zones created with the project. Environmental Planning has no comments on the subdivision. Ripley Design Response: There are no impacts or proposed changes to the NHBZ with this subdivision. Department: Forestry Contact: Christine Holtz choltz@fcgov.com 1. If there are not impacts to the landscape plan with the subdivision of lots, Forestry has no comments. Ripley Design Response: There are no impacts to the landscape plan, only the plat. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com 1. INFORMATION: Both Park Planning & Development and Parks department comments will be provided by Missy Nelson | mnelson@fcgov.com | 970.416.8077 2. FOR SUBMITTAL: Lots 18, 19 & 20 need to include Public Access and Trail Easement. Lot 15 as well since it has a connection to the trail. Thank you. HKS Response: All easements dedicated with the original plat are to be preserved/rededicated with the replat as requested. Department: Fire Authority Contact: Erika Seeling erika.seeling@poudre-fire.org 1. Comment: All existing Emergency Access Easements will need to remain. No comments from PFA regarding the subdivide. HKS Response: All easements dedicated with the original plat are to be preserved/rededicated with the replat as requested. 2. Additional information INFORMATION – CODES AND LOCAL AMENDMENTS Poudre Fire Authority has adopted the 2021 International Fire Code (IFC). Development plans and building plan reviews shall be designed according to the adopted version of the fire code as amended. - Copies of our current local amendments can be found here: https://www.poudre-fire.org/programs-services/community-safety-services-fire-preventio n/fire-code-adoption - Free versions of the IFC can be found here: https://codes.iccsafe.org PLAN REVIEW SUBMITTAL When you submit for your building permit though the City of Fort Collins please be advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at https://www.poudre-fire.org/online-services/contractors-plan-reviews-and-permits/new-b uilding-plan-review-application. Page 8 of 9 Ripley Design Response: Thank you for the information. Department: Building Code Review Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 1. 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-family 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. Page 9 of 9 • 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. Ripley Design Response: Thank you for the information, we are not proposing any development with this subdivision. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 1. NO HISTORIC REVIEW REQUIRED: This proposal does not require historic review because there are no designated historic resources on the site and the nature of the project does not impact any historic resources that may lie on the development site or within 200 feet of the site. Ripley Design Response: Noted. Thank you.