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HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 05/02/2025 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 May 02, 2025 RE: 300 East Mountain Avenue, BDR250002, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of 300 East Mountain Avenue. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970 -416-2744 or via email at bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970-416-2744 Topic: General Comment Number: 1 02/06/2025: 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! Ripley Design Response: Noted. Thank you, Brandy. Comment Number: 2 02/06/2025: 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 2 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: Our team has provided responses in this letter. Comment Number: 3 02/06/2025: 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-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. Ripley Design Response: Acknowledged. Thank you. Comment Number: 4 02/06/2025: 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 Ripley Design Response: Understood. Comment Number: 5 02/06/2025: 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. Ripley Design Response: Understood. Comment Number: 6 02/06/2025: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. Ripley Design Response: Noted. 3 Comment Number: 7 02/06/2025: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Ripley Design Response: Noted. Comment Number: 8 02/06/2025: 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. Ripley Design Response: Acknowledged. Thank you. Comment Number: 11 02/06/2025: FOR FINAL APPROVAL: The Director will make a decision to either approve, approve with conditions, or deny the application. This decision will be based on whether the proposal meets the requirements outlined in Step 8 of the Common Development Review Procedures (Section 6.3.8). We will send a written decision to the applicant, any individuals who provided comments during the review period, and nearby property owners. The decision will also be posted on the City’s website at fcgov.com/developmentreview/proposals Ripley Design Response: Understood. Thank you. Comment Number: 12 02/06/2025: FOR FINAL APPROVAL: 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. Ripley Design Response: Noted. Comment Number: 14 02/06/2025: INFORMATION: When your development plan 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. Ripley Design Response: Understood. Department: Planning Services Contact: Kai Kleer kkleer@fcgov.com 970-416-4284 Topic: General 4 Comment Number: 2 04/29/2025: FOR APPROVAL: Staff has several redlines that can be found on the site plan, elevations plan, and landscape plan. Staff would like to thank you for the vision and the effort invested in this development plan. Upon review, planning staff has developed a draft staff report and identified that the current proposal does not fully comply with several architectural standards highlighted as part of our redlines. We understand your preference to maintain the project as submitted; however, based on these findings, staff is proposing a recommendation of denial to the decision maker of the project (Community Development and Neighborhood Services Director). Should you choose, we are eager to collaborate with you to explore solutions that would bring the project into compliance with the applicable standards. Our team is prepared to work closely with you to refine the proposal, ensuring it meets the necessary requirements while advancing your goals. We believe that through further dialogue, we can develop a revised plan that satisfies both your vision and the expectations of the Community. Ripley Design Response: Responses to redlines have been provided directly on the site and landscape plans . VFLA: As suggested by the City, we sat down a number of times with staff, provided material samples, send additional ideas, etc. in arriving at the current submittal. Specific architecture responses have been provided in a supplemental letter. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970-416-4250 Topic: General Comment Number: 5 04/09/2025: HISTORIC PRESERVATION IS READY FOR APPROVAL: HPC Memo w/ concerns sent to applicant (Memo is a public record documenting HPC's recommendation on this project made on February 19, 2025). Staff has determined that the HPC concerns have been resolved in Round 2 is based on the revised submittal with updated materials. VFLA Response: Acknowledged. Concerns regarding property ownership have been resolved. Bohemian Response: Acknowledged Department: Engineering Development Review Contact: Tim Dinger tdinger@fcgov.com Topic: General Comment Number: 1 04/16/2025: FOR APPROVAL - UPDATED: Please address all redlines on the plans. EPS Response: Responses have been added to redlines 02/05/2025: FOR APPROVAL: Please address all redlines on the plans. 5 Comment Number: 2 04/16/2025: FOR DEVELOPMENT CONSTRUCTION PERMIT - UPDATED: This estimate is under review, and we will request redlines or send an approved copy of the estimate once the review is complete. Based on the current costs shown in the estimate you supplied, you will be required to acquire a standard DCP for construction in the ROW. EPS Response: Acknowledged 02/05/2025: FOR DEVELOPMENT CONSTRUCTION PERMIT: Please submit a public infrastructure cost estimate with round 2. The cost estimate template can be found here: https://www.fcgov.com/engineering/devrev. The total public infrastructure cost calculated by the estimate will determine if a DCP is required, or we issue a smaller permit like a minor DCP or excavation permit. Comment Number: 3 04/16/2025: FOR APPROVAL- UPDATED: Per discussions with ROW Construction manager, Ken Zetye, no additional permitting will be needed for the emergency exit door swinging out into the ROW or for any overhangs/awnings over the ROW. 02/10/2025: FOR APPROVAL: Doors are not permitted to swing out into the public ROW. Can the emergency exit door along Chestnut Street swing inwards instead of out, or be recessed? If not, explain why this door cannot be changed to meet our standards. An encroachment permit will be required if we permit the door to open to the ROW. VFLA Response: Acknowledged. Department: Stormwater Engineering Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Erosion Control Comment Number: 2 04/29/2025: INFORMATION - UPDATED: All redlined comments have been addressed, no additional comments from Erosion and sediment control. 02/06/2025: FOR APPROVAL: Please address all comments provided on the redlined Erosion Control Plan. EPS Response: Thank you Topic: Fees Comment Number: 1 04/29/2025: INFORMATION: 02/06/2025: INFORMATION: 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 6 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 lot with a building permit, 0.25 acres of disturbance, 1 year from demo through build out of construction and an additional 1 year until full vegetative stabilization. Which results in an Erosion Control Fee estimate of $900.46 . 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 your review. The fee will need to be paid prior to the issuance of a building permit for this development. Bohemian Response: Acknowledged Contact: Derek Lutz dlutz@fcgov.com 970-221-6339 Topic: General Comment Number: 1 04/28/2025: INFORMATION: The payment-in-lieu for LID improvements is $57,777.54 Bohemian Response: Acknowledged 02/11/2025: INFORMATION: The payment-in-lieu for LID improvements will be due at BDR approval. I will follow up with the final 2025 dollar value. Comment Number: 2 04/28/2025: FOR APPROVAL: Please address the single markup in the drainage report narrative regarding payment-in-lieu for LID requirements. We are not waiving the LID requirement. The LID requirement will be achieved with the payment-in-lieu. EPS Response: Acknowledged Department: Water-Wastewater Engineering Contact: Derek Lutz dlutz@fcgov.com 970-221-6339 Topic: General Comment Number: 1 04/28/2025: FOR APPROVAL - UPDATED: See markups on the construction drawings regarding water/wastewater service lines. 02/10/2025: FOR APPROVAL: Several water/wastewater service lines are shown on the existing conditions and demo plan. Any existing W/WW services to the project site that will not be utilized must be abandoned at the main. Also, our records do not match what is shown for W/WW services. Please verify service line locations. EPS Response: Service lines and labels have been updated in utility and existing condition sheets. Department: Light And Power EPS REsponse: Narrative under section "Step 2" in drainage report has been updated. 7 Contact: Austin Kreager akreager@fcgov.com 970-224-6152 Topic: General Comment Number: 3 02/10/2025: 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-investment-development-fees Bohemian Response: Acknowledged Comment Number: 5 02/10/2025: 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/electricservicestandards.pdf?1645038437 You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Bohemian Response: Acknowledged Department: Environmental Planning Contact: Clint Anders canders@fcgov.com Topic: General Comment Number: 3 02/14/2025: FOR BUILDING PERMIT: (edited 4/29 /25 with clarifying language) Prior to the issuance of certificate of occupancy (CO), the applicant will need to provide the UST Closure Report detailing how the potential underground storage tank (UST) was managed. An inspection hold will also be placed on the CO until a third party inspector, hired by the applicant, provides indoor air quality testing results air quality testing results to the City of Fort Collins, certifying that the appropriate mitigation measures and vapor barrier system are performing as intended, and that results are below the EPA's Risk Screening Level. Bohemian Response: Acknowledged Comment Number: 4 04/29/2025: FOR APPROVAL: Thank you for submitting the Materials Management Plan (MMP), Underground Storage Tank (UST) Removal Work Plan, and vapor mitigation system (VMS) details. Please include the following note on the utility plan "Based on the site history, environmental concerns known to exist or reasonably expected to exist include the following: Hazardous soils, Non-hazardous soils (as determined by CDPHE through a contained-out), Coal-based fill, Petroleum-contaminated soils (PCS), Underground Storage Tanks (USTs), and Regulated Asbestos-Contaminated Soil (RACS). All remediation efforts, 8 ongoing monitoring, and reporting shall follow plans and details approved by appropriate state and local agencies." EPS Response: Note has been added to the existing conditions and demolition plans Comment Number: 5 04/29/2025: DEVELOPMENT AGREEMENT: Language will be added to the development agreement to document all remediation and monitoring efforts described in the MMP and UST Work Plan. Ripley Response: It’s our understanding that this will not be required since there is not a DA with this project and since conditions of approval will be met with other methods. Comment Number: 6 04/29/2025: FOR BUILDING PERMIT: Please include the vapor mitigation system (VMS) details on the construction drawings submitted for building permit. National Inspection Response: Acknowledged. The VMS letter and details will be submitted at time of building permit. Department: Forestry Contact: Freddie Haberecht fhaberecht@fcgov.com Topic: General Comment Number: 3 04/29/2025: FOR APPROVAL: Please follow redline comments and add one tree on both sides of the building to meeting minimum tree stocking requirements. Ripley Design Response: Two trees have been added to the plans, one on Chestnut and one on Mountain. Department: Park Planning Contact: Missy Nelson mnelson@fcgov.com Topic: General Comment Number: 2 04/29/2025: FOR FINAL APPROVAL: Please add the following note to the landscape plans. The Developer, or its successor(s) in interest, shall be responsible for the ongoing irrigation and maintenance of the landscaping and landscaping infrastructure, located within the public right-of-way along the portions of East Mountain Avenue and Chestnut Street that abuts the Property as shown on the Final Development Plan Documents. This obligation may be assigned to a home owners association duly constituted pursuant to Colorado state law, however, should such home owners association be dissolved, the obligation shall become that of the Developer or its successor(s) in interest. Ripley Design Response: Note has been added to the landscape plans. Department: Water Conservation Contact: Emma Pett epett@fcgov.com 9 Topic: General Comment Number: 1 04/22/2025: FOR APPROVAL - UPDATED: Thank you for submitting the PIP. Please update the PIP to include a water use chart that includes the hydrozone. I know this may seem silly for the small number of plants but Utilities requires this information to determine tap sizes and water fees. Ripley Design Response: The irrigation and landscape plans have been updated to include a hydrozone and water use table. 01/28/2025: FOR APPROVAL: Preliminary irrigation plans are required for this project. The PIP should include a landscape plan, a water budget and hydrozone map. Your water budget must be under 15 gallons/square foot for the property annually. Final irrigation plans must be approved before building permit application approval. We encourage you to submit them earlier in case changes need to be made. If the irrigation system for this small landscape will be hooked into an existing system, you can amend that irrigation plan for the submittal. Detailed irrigation submittal requirements can be found here: https://www.fcgov.com/utilities//img/site_specific/uploads/irrigation-plan-submittal-reqs.pdf Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Construction Drawings Comment Number: 4 04/29/2025: FOR APPROVAL - UNRESOLVED: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 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 FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX’. 02/07/2025: FOR APPROVAL: Please provide the following information for the Benchmark Statement in the 10 EXACT format shown below. PROJECT DATUM: NAVD88 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 FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX’. EPS Response: Cover sheet has been updated to match benchmark statements Department: GIS Contact: Dylan Lewan dlewan@fcgov.com Topic: General Comment Number: 3 04/14/2025: ADDRESSING: With the new building configuration, main entrance off of Chestnut, this project would likely be addressed between 110-120 Chestnut St. Bohemian Response: Acknowledged Department: Building Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 02/03/2025: BUILDING PERMIT: Openings between 2 buildings on separate properties is not allowed due to fire separation distance code requirements. A common ownership agreement can be reviewed if both properties have same owner. The ownership agreement would be needed prior to signing off any building permit. VFLA Response: We are utilizing code section 706.1.1 Exception 2. Draft easements are included in the submittal. Bohemian Response: Per our meeting with members of the review team on 5/15/25 a draft easement document is included with this BDR submittal. Comment Number: 2 02/03/2025: BUILDING PERMIT: Construction shall comply with adopted codes as amended. Current adopted codes are: 11 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. *If the project does not require any parking spaces by Planning (LUC) then no EV is required - Please reach out to me directly with any questions regarding EV parking requirements related to the project or any modification requests. · 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. VFLA Response: Acknowledged. • No parking is required or provided for this project and therefore no EV stalls are required. • A pre-submittal meeting has occurred between VFLA and Russ Hovland on 11/08/2024.