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Home My WebLink AboutBachus and Schanker Law Office Building - FDP200031 - - RESPONSE TO STAFF REVIEW COMMENTSPage 1 | 11 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 January 08, 2021 Ken Merritt Apa, Rla JR Engineering LLC 2900 S College Ave, Suite 3D Fort Collins, CO 80525 RE: Bachus & Schanker Law Office Building, FDP200031, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Bachus & Schanker Law Office Building. 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 phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comment Summary: Department: Planning Services Contact: Jason Holland, 970-224-6126,jholland@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/04/2021 FOR HEARING Trash/Recycling Enclosure: The plans need to include details as necessary to show how the enclosure meets current code requirements per LUC 3.2.5. This can be submitted as an enlarged site site plan detail and would be off-site work in Tract A that is incorporated into the B&S site plan set. The Trash/recycling enclosure layout approved in 2016 does not meet current standards. Proposed recycling capacity must be at least fifty (50) percent of the proposed trash capacity. Additionally, the plan details should demonstrate that there is adequate dimensional space within the enclosure to access all of the containers. Those are the only two issues that are triggered with the use of the existing enclosure by the current application. JR Response: See modification of standard narrative included in submittal package. Page 2 | 11 Comment Number: 2 Comment Originated: 01/04/2021 FOR HEARING Landscape Plan: Mulch -- are the main planting bed areas wood mulch? This is recommended. Also, there appear to be two rock mulch specs indicated on the plans. JR Response: Planting areas will be Wood Mulch. One rock mulch spec – now clarified on plans. Comment Number: 3 Comment Originated: 01/04/2021 FOR HEARING Landscape Plan: Sod strip near the northeast side of the building – can this area be integrated into the planting bed to reduce irrigated turf. JR Response: Added Comment Number: 4 Comment Originated: 01/04/2021 FOR HEARING Window Glazing – please indicate on the plans that the windows will meet the following standard which indicate “reflective glass” in the plan sheet key. “3.5.1 (E)(3) Windows. (a)Mirror glass with a reflectivity or opacity of greater than sixty (60) percent is prohibited.“ Aller Response:Noted and indicated on the plans. Comment Number: 5 Comment Originated: 01/04/2021 FOR HEARING Building Elevation Material Specifications: Stone – Please submit information clarifying the general character proposed for the building stone for both buildings (color, pattern and texture). Aller Response:Noted and indicated on the plans. Comment Number: 6 Comment Originated: 01/04/2021 FOR HEARING Building colors: Paint colors for each building may be depicted on the elevations but they are not described. Please include descriptions for the colors proposed that match the depictions. These can reference a manufacturer color or a pantone color and also the proposed sheen. The colors selected can include a note referencing an “or equal color approved by the City”. Aller Response:Noted and indicated on the plans Comment Number: 7 Comment Originated: 01/04/2021 FOR HEARING "Future" reference notes – please remove the word "future" from the plans. JR Response: Addressed. “Future” has been removed Comment Number: 8 Comment Originated: 01/04/2021 FOR HEARING Lighting Plan: Lighting – the proposed wall sconces need to be revised. These do not appear to be down directional. Aller Architects Response:A new fixture has been selected and a new photometrics plan included in submittal. Page 3 | 11 Department: Engineering Development Review Contact: Marc Virata, 970-221-6567,mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/04/2021 01/04/2021: FOR APPROVAL: On the demo sheet, the patching shown on Illinois should have the City's standard street cut repair note added "Limits of street repair are approximate, final limits to be determined in the field by the City Engineering Inspector at the time the street cuts are made. All repairs are to be to City standards." JR Response: Addressed. Note added. Comment Number: 2 Comment Originated: 01/04/2021 01/04/2021: INFORMATION ONLY: The applicant should be aware that the indication of future utility services indicated for Lot 2, and not having them installed with Lot 1 would result in a forfeiture of the vested right for Lot 2 should they not be installed within 3 years (or as otherwise extended through extension requests) from the approval of the development plan. JR Response: Utilities now shown as proposed and Lot 2 water service and meter has note “to be installed at time of construction of Lot 2. Comment Number: 3 Comment Originated: 01/04/2021 01/04/2021: INFORMATION ONLY: The amount of work proposed at this time from an Engineering perspective does not appear to require a development agreement or amendment to the development agreement. Should this hold with input from other reviewers and any changes in subsequent reviews, a note on the plat will need to be added that would reflect to the effect that: "The development agreement (Reception# 20160037649) dated June 6th, 2016, between the City of Fort Collins and Blue Federal Credit Union for the property legally described as Warren Federal Credit Union -- East Drake shall apply to the replat." JR Response: Noted. Note added to general notes on Plat. Comment Number: 4 Comment Originated: 01/04/2021 01/04/2021: INFORMATION ONLY: The amount of work proposed at this time from an Engineering perspective does not appear to require a Development Construction Permit (DCP), an excavation permit would appear to be sufficient. This will be re-evaluated with input from other reviewers and any subsequent reviews. JR Response: Noted. Page 4 | 11 Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175,sgilchrist@fcgov.com Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 12/22/2020 12/22/2020: FOR INFORMATION: The Traffic Memo has been received and the conclusions accepted by the City. No further traffic evaluation is needed for this site unless significant changes occur to the site plan, use, or anticipated number trips that will be generated with this project. JR Response: Noted Department: Stormwater Engineering – Erosion and Sediment Control Contact: Basil Hamdan, 970-222-1801,bhamdan@fcgov.com Topic: Erosion Control Comment Number: 5 Comment Originated: 01/04/2021 01/04/2021: FOR FINAL APPROVAL: Please address all ESC comments provided on the redlined Utility Plans. JR Response: See ESC response to redlines. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418,wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/28/2020 12/28/2020: FOR APPROVAL: Lot 2 should include a full grading design. Is any storm sewer required to direct drainage into the existing system to the east? Also, the B1 sub-basin needs to match proposed grading. It appears some flows will be directed to the west and additional sub-basins might need to be shown. JR Response: Grading for lot 2 is now shown. Runoff for basin B1 drains into the existing storm sewer infrastructure of the E Warren Federal Credit Union. Runoff from the western site of the building has been divided into sub basin B2 and drains west into the adjacent storm sewer system in Illinois Drive. The southern side of lot 2 drains to the south onto the undeveloped lot 2 of the East Warren Federal Credit Union. Comment Number: 2 Comment Originated: 12/28/2020 12/28/2020: FOR APPROVAL: The storm sewer is too close to the buildings on Lots 1 and 2. Please provide 10 feet of separation. 8 feet of separation is OK in isolated points of location. JR Response: This is a private Landscape drain not a storm sewer until the roof drains enter the system. Separation has been increased in most locations per off-line meeting. Comment Number: 3 Comment Originated: 12/28/2020 12/28/2020: If the storm sewer is to cross into Lot 2, a drainage easement is Required for this specific pipe section. JR Response: Alignment has changes to keep system primarily on Lot 1. Lot 2 roof drainage also enters system. Page 5 | 11 Comment Number: 4 Comment Originated: 12/28/2020 12/28/2020: The separation requirements from a storm sewer and a tree is 10 feet. In this particular case, 6 feet of separation would be OK from an ornamental tree and this small private storm sewer.. `JR Response: Noted. Planting types and locations have been changed to meet separation requirements. Per offline meeting, private LS drain may be closer to planting materials Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418,wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/28/2020 12/28/2020: FOR APPROVAL: Please provide 6 feet of separation from the domestic water service to the electrical transformer. JR Response: Water moved. 6 feet of separation is now maintained. Comment Number: 2 Comment Originated: 12/28/2020 12/28/2020: FOR APPROVAL: The City will get back to the applicant on the preferred configuration for the sanitary sewer services. JR Response: The sanitary sewer has been adjusted to conform to the latest correspondence. Comment Number: 3 Comment Originated: 12/28/2020 12/28/2020: FOR APPROVAL: Are any fire line services required for the buildings? JR Response: No, each building is under 5,000 sq-ft and does not require a fire-sprinkler service. Comment Number: 4 Comment Originated: 12/28/2020 12/28/2020: FOR APPROVAL: Six feet of separation is required from a water or sewer service and any trees. Please revise. JR Response: Six feet is now maintained from water service line & sewer service line. Comment Number: 5 Comment Originated: 12/28/2020 12/28/2020: FOR APPROVAL: Four feet of separation is required from a water meter or curb stop and any shrubs. Please revise. JR Response: Shrubs removed. 4 ft maintained between shrubs. Perennial grass LBS is within 4’. Comment Number: 6 Comment Originated: 01/05/2021 01/05/2021: FOR APPROVAL: The sewer service for Lot 1 is too close to other utilities. Six feet of separation is required. JR Response: Adjusted. Department: Light And Power Contact: Cody Snowdon, 970-416-2306,csnowdon@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/29/2020 12/29/2020: FOR APPROVAL: There is an existing vault located along Drake Road that has is currently shown Page 6 | 11 as a Fiber Optics Vault. Please clarify. JR Response: Corrected – now shown as an electric vault. Comment Number: 2 Comment Originated: 12/29/2020 12/29/2020: FOR APPROVAL: Light and Power approves the location of the transformer as shown on the plans, but the proposed water service is encroaching on our minimum separations. Please revise the utility layout to provide minimum separations. JR Response: Addressed. Water has been moved. Comment Number: 3 Comment Originated: 12/29/2020 12/29/2020: FOR APPROVAL: Please show the primary electric line running along Illinois Drive to ensure minimum separations are achieved from water, sewer, storm water facilities, and Natural Gas. Please also show the routing of the natural gas on the Utility Plans since the proposed electric primary is to be located within the 9’ Utility Easement. If the electric primary is required to be installed under the sidewalk, please note that this installation will require the primary to be bored and will be at the expense of the Developer. JR Response: Electric is shown on plans. Comment Number: 4 Comment Originated: 12/29/2020 12/29/2020: FOR APPROVAL: Please coordinate meter locations with Light and Power and show on the utility plans. These locations will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf JR Response: Noted Comment Number: 5 Comment Originated: 12/29/2020 12/29/2020: 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. A link to the C-1 form is below: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf JR Response: Noted Comment Number: 6 Comment Originated: 12/29/2020 12/29/2020: FOR APPROVAL: On the one-line diagram, please show the main disconnect size and meter sequencing. A copy of our meter sequencing can be found in our electric policies practices and procedures below. http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations JR Response: Noted Comment Number: 7 Comment Originated: 12/29/2020 12/29/2020: FOR DCP: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the issuance of the DCP. Page 7 | 11 JR Response: Noted Comment Number: 8 Comment Originated: 12/29/2020 12/29/2020: FOR INFORMATION: The services to the building will be consider a commercial service; therefore, the service lines from the transformers to the meters are required to be installed, owned, and maintained by the property owner. JR Response: Noted Comment Number: 9 Comment Originated: 12/29/2020 12/29/2020: 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 JR Response: Noted Comment Number: 10 Comment Originated: 01/05/2021 12/29/2020: FOR INFORMATION: Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. JR Response: Noted Department: Environmental Planning Contact: Kelly Smith, ,ksmith@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/03/2021 01/03/2021: No comments JR Response: Noted Department: Forestry Contact: Christine Holtz, ,choltz@fcgov.com Topic: Landscape Plans Comment Number: 4 Comment Originated: 01/05/2021 01/05/2021: INFORMATION ONLY FOR FINAL Thank you for providing a plating schedule. Aspens have high mortality as a City tree. Please consider using either autumn gold ginkgo (will have similar fall color), or multi-stem chokecherry (will have similar structure). In the planting schedule, please change the name of Ivory spire crabapple to the correct name for that variety, ivory spear crabapple JR Response: Noted. Ivory spire crabapple changed to the correct name for that variety, ivory spear crabapple 10/12/20: INFORMATION ONLY FOR PDP Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity, and method of transplant). The plans should also include the following City of Fort Collins notes: Page 8 | 11 General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped JR Response: Noted Comment Number: 6 Comment Originated: 01/05/2021 01/05/2021: INFORMATION ONLY FOR FINAL continued: According to the Land Use Code 3.2.1 (D)(3) if planting 20 – 39 new trees, the maximum percentage of any one species is 33%. Currently, Norway spruce constitute ~38% of the new plantings. Please add one or two new columnar species to increase the diversity on site; for example, moonglow, medora, or barton juniper, or even a deciduous upright oak such as regal prince or crimson spire. Additionally, due to space constraints and the proximity of street trees, the 50% shade tree requirement cannot be met. As you are adding a significant number of coniferous and ornamental trees, Forestry is okay with this modification. Please add a narrative in the Tree Mitigation Feasibility Letter explaining the modification of standards. JR Response: Noted 10/12/20: INFORMATION ONLY FOR PDP According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. JR Response: Noted Department: PFA Contact: Jim Lynxwiler, 970-416-2869,jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 01/04/2021 01/04/2021: Prior comments resolved. Poudre Fire Authority has no FDP comment at this time. JR Response: Noted Department: Building Services Contact: Russell Hovland, 970-416-2341,rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 01/04/2021 Page 9 | 11 01/04/2021: The SE corner of this new building appears is proposed to be closer than 10ft to the property line and will need fire rated construction and limited openings (doors, windows). JR Response: Noted Comment Number: 2 Comment Originated: 01/04/2021 01/04/2021: 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: 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. · 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 amendments to the 2018 IBC require a full NFPA-13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements). · 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 commercial structure. 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 below. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email your coordinator to schedule a pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, and energy compliance method being proposed. JR Response: Noted Page 10 | 11 Department: Technical Services Contact: Jeff County, 970-221-6588,jcounty@fcgov.com Topic: Construction Drawings Comment Number: 5 Comment Originated: 01/05/2021 01/05/2021: FOR FINAL APPROVAL: 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’. JR Response: Datum format revised per comment. Comment Number: 6 Comment Originated: 01/05/2021 01/05/2021: FOR FINAL APPROVAL: All Benchmark Statements must match on all sheets. JR Response: Noted Topic: Landscape Plans Comment Number: 4 Comment Originated: 01/05/2021 01/05/2021: FOR FINAL APPROVAL: There are lines over text issues. See redline JR Response: Addressed Topic: Plat Comment Number: 1 Comment Originated: 01/05/2021 01/05/2021: 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. JR Response: Addressed Topic: Site Plan Comment Number: 2 Comment Originated: 01/05/2021 Page 11 | 11 01/05/2021: FOR FINAL APPROVAL: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. JR Response: Addressed Comment Number: 3 Comment Originated: 01/05/2021 01/05/2021: FOR FINAL APPROVAL: There are line over text issues. See redlines. JR Response: Addressed