HomeMy WebLinkAboutRIDGEWOOD HILL AMENDMENT TRACT B - MA210028 - SUBMITTAL DOCUMENTS - ROUND 4 - RESPONSE TO STAFF REVIEW COMMENTS1
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
June 23, 2023
Responses December 12, 2023
David Kasprzak
TFG Design, LLC (The Fonterra Group)
PO Box 178
Loveland, CO 80539
RE: Ridgewood Hills Amendment Tract B, MA210028, Round Number 3
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
06/20/2023: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!
TFG Response: Thank you.
Comment Number: 2
06/20/2023: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
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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].
TFG Response: Understood.
Comment Number: 3
06/20/2023: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.
TFG Response: Electronic Submittal Requirements will be followed.
Comment Number: 4
06/20/2023: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
TFG Response: PDFs will be optimized.
Comment Number: 5
06/20/2023: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.
TFG Response: Understood.
Comment Number: 6
06/20/2023:INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project.
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Comment Number: 7
06/20/2023:INFORMATION:
ANY project that requires four or more rounds of review would be subject to an
additional fee of $3,000.00.
TFG Response: Understood.
Comment Number: 8
06/20/2023:FOR FINAL 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.
TFG Response: Understood.
Comment Number: 9
06/20/2023:FOR FINAL 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.
TFG Response: Understood.
Comment Number: 10
06/20/2023: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.
TFG Response: Understood.
Department: Planning Services
Contact: Kai Kleer kkleer@fcgov.com 970-416-4284
Topic: General
Comment Number: 4
06/13/2023 FOR APPROVAL:
Please update the site and landscape plan so that they depict the soft trail. The
design detail of the trail should be located somewhere in the plan sets.
TFG Response: The site and landscape plans have been updated to depict the
soft trail. A detail has been provided on sheet 4.
Department: Engineering Development Review
Contact: Sophie Buckingham sbuckingham@fcgov.com
Topic: General
Comment Number: 2
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06/16/2023: FOR APPROVAL - UNRESOLVED:
The Development Agreement note was added to the plat that was submitted
with Round 2, so this comment was previously resolved. However, the note
seems to have been removed from the plat that was submitted with Round 3.
Please add the note back onto the plat.
King Response: The note is added back to the preliminary plat under the section Notice of Other
Documents
04/15/2021: It will need to be verified that the minor amendment from the
original approval does not require any amendment to the development
agreement from the other departments. If this is the case the plat should have a
note indicating "The Development Agreement for Ridgewood Hills Fourth Filing,
between the City of Fort Collins and Milan E. Timm Revocable Living Trust
recorded at Reception #20170008868 shall apply to this replat."
Comment Number: 6
06/22/2023: FOR APPROVAL - UPDATED:
Thank you for updating the legend symbols. Please see my redlines for
remaining clean-up items.
TFG Response: The Legend symbols have been further revised, per the drawing review redlines, and all
other redlined items have been cleaned up.
11/23/2022: FOR APPROVAL:
Please check that all of the symbols used throughout the plan are included in the
legend. There are some issues with symbols not matching the legend. Please
see my redlines for some specific instances, but be sure to check all of the
symbols and linetypes.
Comment Number: 10
06/16/2023: FOR APPROVAL - UPDATED:
Thank you for indicating that the speed bump will be relocated. Please make
sure that the relocation area is clearly labeled on the utility plans and that
Standard Detail 1802F is included in the utility plans.
TFG Response: The speed bump relocation area has been shown and clearly labeled and Standard
Detail 1802F has been included on sheet 18.
11/23/2022: FOR APPROVAL:
On the utility plan set, please show the location of the existing speed bump in
Triangle Drive, northeast of Woodrow Drive. Will there be any conflicts with the
proposed asphalt cut or the emergency access from Triangle Drive?
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Comment Number: 12
06/20/2023: INFORMATION - DEVELOPMENT CONSTRUCTION PERMIT:
Please submit a public infrastructure cost estimate so we can determine if the
project will need a Development Construction Permit or just an Excavation
Permit. A template spreadsheet for the cost estimate is available at
https://www.fcgov.com/engineering/devrev.php towards the bottom of the webpage.
TFG Response: A public infrastructure cost estimate is provided.
Stormwater Engineering – Water Utilities
Contact: Basil Hamdan bhamdan@fcgov.com 970-222-1801
Topic: Erosion Control
Comment Number: 15
06/14/2023: FOR APPROVAL
Please provide a separate Erosion control security estimate for this part of the
project that is specific to the Tract B Amendment to Ridgewood Hills Filing 4 project.
TFG Response: An Erosion Control Security Deposit Estimate is provided for Tract B.
Topic: Fees
Comment Number: 14
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.
TFG Response: Acknowledged.
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Contact: Wes Lamarque wlamarque@fcgov.com 970-416-2418
Topic: General
Comment Number: 16
06/19/2023: FOR APPROVAL:
Please provide a plan view detail of the forebay as well. Please include the
erosion protection along the sides just outside the forebay in addition to the front.
Owen Consulting: A plan view detail of the typical rain garden forebay, including erosion
protection along the side slopes of the rain garden, within and downstream of the forebay,
has been added to Sht. 13
Comment Number: 17
06/19/2023: FOR APPROVAL:
On the LID Plan, please label the legend as Rain Garden Media for the
hatching.
TFG Response: The hatching on the LID Plan legend has been labeled as Rain Garden Media.
Department: Light And Power
Contact: Rob Irish rirish@fcgov.com 970-224-6167
Topic: General
Comment Number: 5
06/15/2023: For Approval - Updated: One-line diagrams have been submitted.
Not seeing any C-1 Forms with this submittal. Please provide a C-1 Form for
each transformer proposed on the site.
RJ McNutt Response: Acknowledged. Please refer to attached C1 forms.
11/18/2022: FOR APPROVAL - UPDATED:
C-1 Forms for each transformer and One-line diagrams are needed to
determine transformer sizing and number of transformers required for the site.
This could affect the site plan.
04/13/2021: For Approval: A Customer Information Form (C-1 form) and a
One-line diagram will need to be submitted to Light & Power Engineering for all
proposed commercial and/or multi-family buildings. A link to the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
Comment Number: 6
06/15/2023: For Approval - Updated: 12 inch storm drain does not appear to
meet separation requirements from one of the transformers and a section of
primary. Please check with Storm water for minimum allowable distance.
Owen Consulting Response: The routing of the 12-inch HDPE piping for the landscaped
areas drainage system has been reviewed and adjustments have been made to increase
the separation between the drainage piping and transformers or primary power, wherever
possible.
11/21/2022: FOR APPROVAL - UPDATED:
Applicant has shown new transformer locations on the plan set. Some of these
locations may need to change or shift depending on the load requirements on
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the C-1 Forms and One-line diagrams.
04/14/2021: For Approval: Transformer and meter locations must be
coordinated with Light & Power Engineering and shown on the plan set.
Transformers must be located within 10 feet of an all-weather surface
accessible by a line truck. Please adhere to all clearance requirements in the
Electric Service Standards at the following link.
http://www.fcgov.com/utilities/business/builders-and-developers/development-fo
rms-guidelines-regulations
Comment Number: 9
06/15/2023: For Approval - Updated: The utility easement for the proposed
electric line needs to be a minimum of 6 feet wide. Please adjust this width on
the plan set.
TFG Response: The easement for the proposed electric line has been widened to 6 feet.
11/18/2022: FOR APPROVAL - UPDATED:
Light & Power facilities must be located in a utility easement. It doesn't appear
the proposed U,D,A,EAE is wide enough to incorporate the electric primary and
transformers.
04/14/2021: Information Only: Relocations or modifications to existing electric
facilities will be at the expense of the owner/developer. Any existing and/or
proposed Light & Power electric facilities that will remain within the limits of the
project will need to be located within a dedicated easement or the public
right-of-way. Please coordinate relocations with Light & Power Engineering.
Comment Number: 12
06/15/2023: For Approval: Please label proposed transformers on the plan set.
For example, XR1, TR1, etc. This will help in communication and when
completing the C-1 Form for each transformer. Thank you.
RJ McNutt Response: Acknowledged. Please refer to attached Electrical Drawings.
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
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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.
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.
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
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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
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, 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
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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.
Department: Technical Services
Contact: Jeff County jcounty@fcgov.com 970-221-6588
Topic: Construction Drawings
Comment Number: 5
06/16/2023: There is text that needs to be masked. Mask all text in hatched
areas. See markups.
TFG Response: All text has been masked.
11/29/2022: There is text that needs to be masked. Mask all text in hatched
areas. See redlines.
04/15/2021: There is text that needs to be masked. Mask all text in hatched
areas. See redlines.
Comment Number: 8
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.
Owen Consulting: All references to benchmarks and/or datums have been revised to
reflect that the project is using the NGVD29 Unadjusted Datum.
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
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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’.
Comment Number: 9
06/16/2023: Please make changes to the title & subtitle as shown in the
markups.
TFG Response: The title and subtitle changes have been made.
Topic: Plat
Comment Number: 10
06/16/2023: 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
TFG Response: Changes have been made by King Surveyors. A response to redline PDF is provided.
Department: Water Conservation
Contact: Eric Olson eolson@fcgov.com 970-221-6704
Topic: General
Comment Number: 1
06/20/2023: Please describe in detail if any landscape or irrigation will be
involved in this project. Irrigation and landscape additions will require an
irrigation review of the components and installation process. Direct questions
concerning irrigation requirements to Eric Olson, at 221-6704 or
eolson@fcgov.com
TFG Response: Landscape and irrigation is designed with this project. The irrigation plans
are designed by Michelle Peterson at MPi Designs.