HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 12/20/2024
Page 1 of 10
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 20, 2024
RE: Salud Family Health Center Lot 4, FDP200011, Round Number 6
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Salud Family Health Center Lot 4. If you have questions
about any comments, you may contact the individual commenter or direct your questions
through your Development Review Coordinator, Todd Sullivan via email at tsullivan@fcgov.com.
Salud Family Health Center_FDP_RD6
Session ID: 739-704-975
Session URL: https://studio.bluebeam.com/hyperlink.html?link=studio.bluebeam.com/sessions/739 -704-975
Ripley Responses in Green
EPS Group Responses in Blue
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695
Topic: General
Comment Number: 1
INFORMATION:
I will be your primary point of contact throughout the development review and
permitting process. If you have any questions, need additional meetings with the
project reviewers, or need assistance throughout the process, please let me
know and I can assist you and your team. Please include me in all email correspondence
with other reviewers and keep me informed of any phone conversations. Thank you!
Comment Number: 2
RESUBMITTAL:
As part of your resubmittal, a response to the comments provided in this letter
and a response to plan markups is required. The final letter is provided to you in
Microsoft Word format. Please use this letter to insert responses to each
comment for your resubmittal, using a different font color. Please use the
Page 2 of 10
markups to insert responses to each comment on plans. Please do not flatten markup responses.
Provide a detailed response for any comment asking a question or requiring an
action. Any comment requesting a response or requiring action by you with a
response of noted, acknowledged etc. will be considered not addressed. You
will need to provide references to specific project plans, pages, reports, or
explanations of why comments have not been addressed [when applicable].
Comment Number: 3
RESUBMITTAL:
Correct file naming is required as part of a complete submittal. Please follow
the Electronic Submittal Requirements and File Naming Standards found here:
https://www.fcgov.com/developmentreview/files/electronic-submittal-requiremen
ts-and-file-naming-standards_v1_8-1-19.pdf?1703783275
File names should have the corresponding number, followed by the file type
prefix, project information, and round number.
For example: 1_SITE PLAN_Project Name_FDP_Rd1.
A list of numbers and prefixes for each file can be found at the link above.
Comment Number: 4
SUBMITTAL:
All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers.
Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be
removed from the PDF’s.
AutoCAD turns drawing text into comments that appear in the PDF plan set,
and these must be removed prior to submittal as they can cause issues with the PDF file.
The default setting is "1" ("on") in AutoCAD. To change the setting and remove
this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and
newer) in the command line and enter "0".
Read this article at Autodesk.com for more on this topic:
https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti
cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-Aut oCAD.html
Comment Number: 5
FOR FINAL APPROVAL:
All "For Final Approval / For Approval" comments need to be addressed and
resolved prior to moving forward with the final documents and recording of this
project. I will provide a recording checklist and process information when we are closer to this step.
Comment Number: 10
INFORMATION:
LUC 2.211 Lapse, Term of Vested Right: Within a maximum of three (3) years
following the approval of a final plan or other site-specific development plan, the
applicant must undertake, install and complete all engineering improvements
(water, sewer, streets, curb, gutter, streetlights, fire hydrants and storm
drainage) in accordance with city codes, rules and regulations. The period of
time shall constitute the "term of the vested property right." Failure to undertake
and complete such engineering improvements within the term of the vested
property right shall cause a forfeiture of the vested property right and shall
require resubmission of all materials and reapproval of the same to be
processed as required by this Code. All dedications as contained on the final
plat shall remain valid unless vacated in accordance with law.
Page 3 of 10
The project status can be reviewed at any time and, at the City's discretion, the
expiration date can be extended as additional "diligent pursuit" efforts are
made on this project.
Comment Number: 6
RESUBMITTAL UPDATED:
Remaining comments to address are relatively minor. Staff has agreed to
assess the review time needed at the time of resubmittal is made. Generally
speaking, we will plan for a 2-week Quick Check as long as the required Staff
needing to review will be available (not out of the office on leave), which in that
case, the review time would be adjusted to be completed to the shortest amount of time possible.
Ripley Response: Understood and thank you for considering a Quick Review for this submittal. Plans have been submitted on
05/14/2025.
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.
Comment Number: 7
INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
Department: Engineering Development Review
Contact: Tim Dinger tdinger@fcgov.com
Topic: General
Comment Number: 7
12/13/2024: FOR FINAL APPROVAL - UNRESOLVED:
This comment was not addressed fully. You are still showing Figure 11-8 on the bottom left of
sheet SK4. This detail is no longer a part of LCUASS, and should be replaced or removed.
EPS Response: Detail has been removed and Sheet SK4 has been updated.
08/12/2024: FOR FINAL APPROVAL - UNRESOLVED:
The detail shown in sheet D8 (bottom left of SK4) is not in the current version
of LCUASS. Figure 11-5 should be used. The height update was not reflected
in other parts of the detail. LCUASS has since been updated to be 48 inches
from the riding surface. See redlines. There are also comments from Jin Wang,
our Structural Engineer. We're both fine with coordinating the culvert design
outside of the rounds of review. Bear in mind that if standards change, then this
design will need to be updated. Here are the comments from Jin:
Overall - ROW per last comment is not updated. When it is at final round, we will
need design and rating calculations.
Sheet SS2 & WT1 - If 2’ sub-ex is needed below the CBC, it will be close
and/or in the way. Geo engineer will need to decide on the needs.
Sheet SK1 - GN 3 design date of 12” concrete pavement does not match
Page 4 of 10
roadway pavement. Need skew angle called out from CL road.
Sheet SK2 - Is the plan to have phase construction for the CBC? The
construction is not designed for live load, so why have a joint? If joint is the
intent, J bar sign should be called out and make clear that there are to be 6 bars
total in each slab. In this case based on your design, it should be #10.
Sheet SK3 - Wingwall – Culvert Connection, the angle call out is not all typ. See layout.
Sheet SK4 – Section cut AL not called out. Detail AL parapet wall dimension
need to be verified with roadway elevation and ditch invert. Sidewalk dim (not
label, right hand side mid page ht) not correct.
11/21/2023: FOR FINAL APPROVAL - UNRESOLVED:
The culvert design has been routed to our structural engineer. Comments from them will be coordinated.
The railing shown in the plans does not have the minimum 54 inches of protection. Please revise.
(Previous comments from Marc Virata)
08/11/2022: FOR FINAL APPROVAL:
The response indicated that new box culvert designs have been included.
These have been route to Jin for his review.
04/27/2021: FOR FINAL APPROVAL:
The revised design with the more standard box culvert is appreciated. The
review of the box culvert design is with Jin Wang and updated comments will be
coordinated and provided. One concern I do see is that there doesn't appear to
be a railing over the bridge. A bicycle railing is required with the roadway having
an adjacent bikelane and would need to be a minimum of 54 inches (11.3.4 of LCUASS).
07/14/2020: FOR FINAL APPROVAL:
The design of the ditch crossing under the new roadway was provided for initial
review to Jin Wang, City Engineering's staff structural engineer and the overall
design is problematic and would need to be redesigned. AAASHTO Load and
Resistance Factor Design should be the design specifications and the use of
an aluminum box culvert would not be allowed as only reinforced concrete and
steel are acceptable per 11.2.3 of LCUASS. A complete design with presumed
structural rebar with a concrete box and wingwalls is needed. Attached
sidewalks are required to be 8 feet. The design engineer should perhaps reach
out to Jin Wang for further details and discussion.
Comment Number: 18
12/13/2024: FOR FINAL APPROVAL - UNRESOLVED:
I do not see a crossing agreement with this submittal. Leaving this comment
active until a crossing agreement is provided.
EPS Response: Documents and payment have been made to the Larimer County Canal No 2. We are working on crossing
agreements and will forward any updates to City staff.
08/12/2024: FOR FINAL APPROVAL - UNRESOLVED:
Leaving this comment open until the crossing agreement is acceptable to all
parties. Once acceptable to everyone, the copy signed by the developer and
ditch company will need to be submitted as part of the recording documents.
11/29/2023: FOR FINAL APPROVAL:
Has a ditch crossing agreement been established with the ditch company? We
will want to see that that has been executed prior to approving these plans.
Page 5 of 10
Comment Number: 29
12/13/2024: FOR FINAL APPROVAL - UPDATED:
The Development agreement is under review by the City Attorney's Office.
There will be a paragraph in Section II.D regarding the City only accepting
Maple Street as public ROW after the environmental use restriction (EUR) is
removed, and the current street requiring a public and emergency access
easements in the meantime. The street will need to meet LCUASS standards
for it to be accepted in the future. My redlines on the plat also add a "Note 15" to
the cover of the plat stating the requirement of the EUR being removed from the
area of the future public ROW.
EPS Response: This note has been added to the plat. (Note 14)
08/14/2024: FOR FINAL APPROVAL - UNRESOLVED:
The City will not assume ROW or the maintenance of any infrastructure until the
CDPHE removes the EUR from the ROW boundary or impacted areas. Please
provide the letter from CDPHE was mentioned in the response to this comment.
12/12/2023: FOR FINAL APPROVAL:
The City does not wish to assume responsibility for land that is subject to an
environmental use restriction. Maple Street should be private. If the EUR is
successfully removed, then the City would consider accepting the street as
public ROW. The street would also need to be designed to LCUASS standards
if the City is to accept the ROW in the future. This can be further solidified in the
development agreement.
Comment Number: 31
12/02/2024: FOR FINAL APPROVAL:
Maple Street is now being shown on the plat as a private street on Tract 'A'.
Please dedicate a public access easement, emergency access easement, and
utility easement over the road in Tract 'A'.
EPS Response: The plat has been updated to included blanket access , emergency access, drainage, and utility easements within
tract A.
Department: Erosion Control
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Fees
Comment Number: 40
12/17/2024: INFORMATION:
The water quality inspection the fees and erosion escrow will need to be
submitted prior to issuance of permits. The letter detailing the process for the
installation of initial construction measures and the issuance of permits has
been forwarded to prior to the applicant as a reminder.
Department: Stormwater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 37
12/12/2024: FOR FINAL APPROVAL:
Please add an interim and ultimate outlet structure detail to help clarify the two
Page 6 of 10
(2) outfall situations.
EPS Response: Detail has been added to D5 and ST1 showing ultimate outfall detail and pipe. The outlet structure will remain,
but a ultimate outfall pipe and restrictor plate will be needed with future Forney Pond.
Comment Number: 38
12/12/2024: FOR FINAL APPROVAL:
On Sheet 40, the LID Summary Table has some line over text issues. Please revise.
EPS Response: Line over text has been fixed on the drainage sheet.
Comment Number: 39
12/12/2024: FOR FINAL APPROVAL:
The concrete spillway may not be needed since this area is so flat and no berm
exists. The City would be fine with just an earthen spillway in this location.
EPS Response: We will maintain the concrete spillway for the detention pond.
Department: Water-Wastewater Engineering
Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 23
12/12/2024: FOR FINAL APPROVAL:
Please remove the shrubs on top of the water meter shown on Sheet 9 of the Landscape Plan.
Ripley Response: Shrubs have been removed on top of water meter referenced in comments. See Sheet 9 for revised landscape layout.
Comment Number: 24
12/12/2024: FOR FINAL APPROVAL:
Is there a hydrazone table included with the submittal? I could not find it in the package.
Ripley Response: Supplemental PIP Hydrozone plans from FDP Rd 5 are included in this submittal as the landscape plans have not changed. The updated
PIP is also included in this submittal as a separate document.
Comment Number: 25
12/12/2024: FOR FINAL APPROVAL:
An irrigation water service & tap is required for the site irrigation. Please revise.
Ripley Response: See sheet 11 of the provided Utility plans showing a water service line dedicated to the building and separate water service line dedicated
for site irrigation. POC location is also indicated on PIP included with this submittal.
Department: Light And Power
Contact: Cody Snowdon csnowdon@fcgov.com 970-416-2306
Topic: General
Comment Number: 4
12/12/2023: FOR APPROVAL:
On the C-1 Form, please add the meter/service required for the stormwater
outfall pump. The pump will need to be a metered service until the time that the
regional outfall is constructed. Please also provide a one -line diagram showing
this service for review.
07/13/2020: FOR APPROVAL:
A commercial service information form (C-1 form) and a one-line diagram for all
commercial meters will need to be completed and submitted to Light & Power
Engineering for review prior to Final Plan. A link to the C-1 form is below:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
Page 7 of 10
Comment Number: 9
07/13/2020: FOR INFORMATION:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me or visit the following website for an estimate of charges and
fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
Comment Number: 14
08/28/2024: FOR DEVELOPMENT AGREEMENT APPROVAL:
DA language will need to include a section referencing that the developer will be
responsible for any mediation required of contaminated soils exposed during
the installation of all Light & Power facilities.
Department: Environmental Planning
Contact: Kirk Longstein klongstein@fcgov.com 970-416-4325
Topic: General
Comment Number: 6
12/11/2023: FOR FINAL APPROVAL:
The current plans do not show the contaminated groundwater plume as it
related to the designed structure. Please add a sheet to the plans delineating
the extent of the plume and the proposed improvements.
EPS Response: Plume data has been added to applicable sheets
Comment Number: 9
12/18/2024: FOR FINAL APPROVAL: UPDATED
12/11/2023: FOR FINAL APPROVAL:
Provide progressive monitoring reports that show groundwater contamination of
TCE, cis-DCE, and Vinyl Chloride levels meet CDPHE groundwater standards
for four (4) consecutive quarters. the Monitoring plan is a condition to accepting
public ROW and will be included in the Development Agreement.
Planning staff would like the most recent data from the remediation monitoring
wells to see how the site has been progressing over the last 3 years. In addition,
we would like an environmental remediation professional to provide a written
estimate of how long following natural attenuation verses active remediation
would take for all the contaminates to meet the groundwater standards.
Department: Internal Services
Contact: Russell Hovland rhovland@fcgov.com 970-416-2341
Topic: Building Insp Plan Review
Comment Number: 1
Page 8 of 10
07/13/2020: A change of occupancy for these existing buildings will require a
building permit and full review by Building Services.
Comment Number: 4
12/11/2023: Commercial Construction shall comply with adopted codes as
amended. Current adopted codes are:
2021 International Building Code (IBC) with local amendments
2021 International Existing Building Code (IEBC) with local amendments
2021 International Energy Conservation Code (IECC) with local amendments
2021 International Mechanical Code (IMC) with local amendments
2021 International Fuel Gas Code (IFGC) with local amendments
2021 International Swimming Pool and Spa Code (ISPSC) with local amendments.
Colorado Plumbing Code & state amendments (currently 2021 IPC)
2023 National Electrical Code (NEC) as amended by the State of Colorado
Projects shall comply with the current adopted building codes, local
amendments and structural design criteria can be found here: https://www.fcgov.com/building/codes
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 to 30ft of fire separation (setback)
from property lines and 20 feet between other buildings or provide fire rated
walls and openings per chapter 6 and 7 of the IBC.
City of Fort Collins adopted International Fire Code (IFC) and amendments to
the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or
when building exceeds 5000 sq.ft. (or meet fire containment requirements).
Buildings using electric heat, must use heat pump equipment.
A City licensed commercial general contractor is required to construct any new commercial structure.
Plans must be signed and stamped by a Colorado licensed architect or
engineer and must be included in the permit application.
Electric vehicle parking spaces are now required per local amendment to the IBC. See section 3604.
For projects located in Metro Districts, there are special additional code
requirements for new buildings. Please contact the plan review team to obtain
the requirements for each district.
Building Permit Pre-Submittal Meeting:
For new buildings, please schedule a pre-submittal meeting for any new
commercial or multi-family building with Building Services for this project.
Pre-Submittal meetings assist the designer/builder by assuring, early on in the
design, that the new projects are on track to complying with all of the adopted
City codes and Standards.
Page 9 of 10
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Plat
Comment Number: 1
12/16/2024: FOR FINAL APPROVAL-UPDATED:
Please make changes as marked in the Technical Services (TS) markup PDF.
If changes are not made or you disagree with comments, please provide written
response of why corrections were not made. Please provide any responses on
redlined sheets and/or in response letter. If you have any specific questions
about the markups, please contact John Von Nieda at 970 -221-6565 or jvonnieda@fcgov.com
EPS Response: Plat has been updated, and responses have been added to redlines.
08/23/2024: FOR FINAL APPROVAL-UPDATED:
Please make changes as marked in the Technical Services (TS) markup PDF.
If changes are not made or you disagree with comments, please provide written
response of why corrections were not made. Please provide any responses on
redlined sheets and/or in response letter. If you have any specific questions
about the markups, please contact John Von Nieda at 970 -221-6565 or jvonnieda@fcgov.com
12/12/2023: FOR FINAL APPROVAL-UPDATED:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the redlines, please contact John
Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
08/05/2022: FOR FINAL APPROVAL-UPDATED:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter. If you have any specific questions about the markups, please contact
John Von Nieda at 970-221-6565 or jvonnieda@fcgov.com
04/29/2021: FOR FINAL APPROVAL:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response letter.
07/10/2020: FOR FINAL APPROVAL:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response letter.
Department: Outside Agencies
Contact: Todd Sullivan tsullivan@fcgov.com 970-221-6695
Topic: General
Comment Number: 1
07/17/2020:
Page 10 of 10
LARIMER COUNTY CANAL NO. 2 - Melissa Buick melissahbuick@gmail.com 970.686.7126
FOR APPROVAL:
Larimer County Canal No. 2 Irrigating Company requests the plans show the
ditch easement as being 25 feet from the top of the bank on both sides of the
ditch for the continued ongoing cleaning, maintenance, and repair and/or
replacement of the ditch. Additional comments are that the developer will need
to have crossing agreements in place for the construction/installation of the
vehicular bridge, utility or other crossings of the ditch an/or any historical
discharge into the ditch. The Company requests additional plans showing the
detail for each of the proposed ditch crossings for review and approval.
Comment Number: 2
11/19/2021:
LARIMER COUNTY CANAL NO. 2 - Melissa Buick melissahbuick@gmail.com 970.686.7126
FOR APPROVAL:
Larimer County Canal No. 2 Irrigating Company will require agreements to be
completed for any crossing of, or discharge into the ditch prior to work
beginning and requests the developer provide a list of items impacting the ditch
and ditch easement, including plans for each individual crossing. The ditch
easement should be shown on the plat and access to the ditch and ditch
easement throughout the property may not be obstructed.
Comment Number: 3
12/16/2024:
XCEL ENERGY - Donna George Donna.L.George@xcelenergy.com 303.571.3306
INFORMATION:
See Letter provided as separate attachment in email with comments.
EPS Response: The contractor and owner will coordinate any demo of existing service with Xcel. The proposed Salud building will
not require a natural gas service. Future development of the other lots will have to coordinate new gas services with xcel.
Department: Water Conservation
Contact: Emma Pett epett@fcgov.com
Topic: General
Comment Number: 2
08/26/2024: INFORMATION: Thank you for submitting you preliminary irrigation
plans and water budget. Final irrigation plans are due before building permit is issued.
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
07/01/2020: BUILDING PERMIT:
Irrigation plans are required no later than at the time of building permit. The
irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of
the Land Use Code. Direct questions concerning irrigation requirements to Eric
Olson, at 221-6704 or eolson@fcgov.com