Loading...
HomeMy WebLinkAboutSupporting Documentation - Response to Comments - 10/09/2025 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 December 13, 2024 Reponses: October 9, 2025 David Kasprzak dk Studios, LLC PO Box 281 Loveland, CO 80539 RE: Ridgewood Hills Amendment Tract B, MA210028, Round Number 5 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Ridgewood Hills Amendment Tract B. 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 INFORMATION: I will be your primary point of contact throughout the rest of 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! NoCo Studios: Thank you. Comment Number: 2 SUBMITTAL: As part of your resubmittal, you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a 2 different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. NoCo Studios: Comments provided for each comment in a different color. Comment Number: 3 SUBMITTAL: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdf File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. NoCo Studios: Electronic Submittal Requirements and File Naming standards are followed. 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 NoCo Studios: PDF optimizations were applied to resubmitted electronic items. Comment Number: 5 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. NoCo Studios: Replied to your email sent October 7, 2025. Comment Number: 6 INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. NoCo Studios: Acknowledged and thank you for the approved extensions. 3 Comment Number: 7 INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. NoCo Studios: Acknowledged. A check will follow from the Developer. Comment Number: 8 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. NoCo Studios: Acknowledged. Comment Number: 9 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. NoCo Studios: Acknowledged. Comment Number: 10 FOR 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. NoCo Studios: Acknowledged. We look forward to recording this project. Comment Number: 11 12/10/2024: FOR APPROVAL – PLAT SIGNATURE BLOCKS: Could you please update the City signature blocks on the Plat? Instead of using "this _______ day of ______A.D., 20____," could you opt for "on this day, ____________" for the date? This alternative format facilitates smoother date input with digital signatures. This is a requirement that has changed since this project was last reviewed. Additionally, kindly ensure there is sufficient space between the signature line and the title line to accommodate the digital signature. NoCo Studios: PLAT Signature blocks are updated. Comment Number: 12 12/10/2024: FOR APPROVAL - PLANNING SET SIGNATURE BLOCKS: Could you please add the required signature blocks to the Planning Set? I will send the templates that we have for each with the final comment letter later this 4 week. I see that the Site Plan that was submitted is only one sheet and numbered 2 of 7. So, maybe the required signature blocks will be on another page? NoCo Studios: The Planning set signature blocks are added to the Site Plan Title Sheet. Department: Engineering Development Review Contact: Sophie Buckingham sbuckingham@fcgov.com Topic: General Comment Number: 15 12/03/2024: FOR RECORDING: It looks like sheets 13 and 14 of the utility plan are in the wrong order. Please correct this for the final, stamped version that you will submit with the Recording Docs package. NoCo Studios: Sheets 13 and 14 are corrected. Department: Stormwater Engineering Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801 Topic: Erosion Control Comment Number: 3 12/09/2024: FOR RECORDING: Please address all redlines provided on the Erosion Control Plan. NoCo Studios: Redlines on the Erosion Control Plan are addressed. Topic: Fees Comment Number: 1 12/09/2024: 06/14/2023: 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 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 8 building permits, 5.19 acres of disturbance,2 years from demo through build out of construction and an additional 3 years until full vegetative stabilization is established due to seeding. Which results in an Erosion Control Fee estimate of $2,161.19 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 2 bioretention/rain gardens which results an estimate of the Stormwater LID/WQ Inspection fee of $ $630.00 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 your review. The fee will need to be paid prior to the issuance of any building permits for this project. NoCo Studios: Acknowledged fee requirements prior to Building Permit issuance. 5 Topic: Landscape Plans Comment Number: 2 12/09/2024: FOR RECORDING: Since this project was initiated the City has updated its rain garden seed mix, and its native one. The new ones can be found at: https://www.fcgov.com/developmentreview/environmental-planning-rain-and-poll inator-gardens Please reference and call out the latest mix on the Landscape Plans. NoCo Studios: Landscape Plans are updated with new Rain Garden Seed Mix. Department: Environmental Planning Contact: Kristie Raymond kraymond@fcgov.com Topic: General Comment Number: 7 12/05/2024: No comments. NoCo Studios: Thank you. Department: Internal Services Contact: Russell Hovland rhovland@fcgov.com 970-416-2341 Topic: Building Insp Plan Review Comment Number: 1 04/02/2021: Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 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. Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 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 Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: · Multi-family and Condominiums 3 stories max: 2018 IECC residential chapter. · Commercial and Multi-family 4 stories and taller: 2018 IECC commercial chapter. 6 INFORMATIONAL ITEMS: · 10% of all parking spaces must be EV ready (conduit in place) · This 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 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 amendments to the 2018 IBC require a full NFPA-13 sprinkler system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where the building is divided by a 2 hour fire barrier with no more than 6 dwelling units on each side). · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. · Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. · A City licensed commercial general contractor is required to construct any new multi-family structure. Stock Plans: When residential buildings will be built at least three times 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. Building Permit Pre-Submittal Meeting: 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. NoCo Studios: Acknowledged. Comment Number: 2 06/20/2023: 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) 2020 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 7 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. NoCo Studios: Acknowledged. INFORMATIONAL ITEMS: · Electric vehicle charging parking spaces are required, see local amendment. · This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. · R-2 occupancies must provide 10ft to 30ft of fire separation distance (setback) from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. · All multi-famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. · Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. · If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. · A City licensed commercial general contractor is required to construct any new multi-family structure. · Energy code requires short hot water supply lines by showing plumbing compactness. · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. 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. NoCo Studios: Acknowledged. Comment Number: 3 8 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. NoCo Studios: Acknowledged. INFORMATIONAL ITEMS: • Electric vehicle charging parking spaces are required per local IBC amendment 3604, which requires 70% of parking spaces provide 3 types of EV charging. • If the building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. • R-2 occupancies must provide 10ft to 30ft of fire separation distance (setback) from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. • All multi-famliy buildings must be fire sprinkled. City of Fort Collins amendments to the 2021 International Fire Code limit what areas can avoid fire sprinklers with a NFPA 13R, see local IFC 903 amendment. • Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. • If using electric systems to heat or cool the building, ground source heat pump or cold climate heat pump technology is required. • A City licensed commercial general contractor is required to construct any new multi-family structure. • Energy code requires short hot water supply lines by showing plumbing compactness. 9 • 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. NoCo Studios: Acknowledged. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970-221-6588 Topic: Construction Drawings Comment Number: 8 12/10/2024: FOR APPROVAL-UPDATED: Please update the Benchmark Statement. See markups. NoCo Studios: Benchmark Statement is updated per markups. 01/09/2024: FOR FINAL APPROVAL: Your explanation is helpful but not required. If you choose to leave it on the plan set, please provide the following after the explanation. PROJECT DATUM: NGVD29 UNADJUSTED (OLD CITY OF FORT COLLINS DATUM) BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: NOTE: IF NAVD 88 DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NAVD88 = NGVD29 UNADJUSTED (OLD CITY OF FORT COLLINS DATUM) + X.XX’. 06/16/2023: We will allow this project to remain on the NGVD29 Unadjusted Datum, but it must be clearly stated that this project is using NGVD29 Unadjusted Datum in any reference of benchmarks and/or Datums on the plans. 10 11/29/2022: The City has moved to the NAVD88 vertical datum, and as of January 1, 2015, all projects are required to be on NAVD88 datum. 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 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’.