HomeMy WebLinkAboutALPINE BANK - FDP210009 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS
6162 S. Willow Drive, Suite 320
Greenwood Village, CO 80111
303.770.8884 • GallowayUS.com
April 7, 2021
Todd Sullivan, Development Review Coordinator
City of Fort Collins, Community Development and Neighborhood Services
281 N. College Avenue
Fort Collins, CO 80522
RE: Alpine Bank Redevelopment
SEC of S. College Avenue & E. Prospect Road
Fort Collins, CO
Dear Todd,
Thank you for the written comments from our latest Preliminary Development Plan and Plat submittals
for the referenced location. Please find below our responses to final PDP comments received April 6,
2021 which have been incorporated into our initial application for Final Development Plan (FDP). To
better facilitate your review, we have included the original comments in italicized font, and have
provided our responses in bold.
Comment Summary:
Department: Planning Services
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Topic: General
Comment Number: 21 Comment Originated: 02/09/2021
02/09/2021: FOR FINAL:
Minor comment: On the two planting details -- 2 and 3 on sheet 7, please
indicate the 1" dimension as "max" and not "min".
Response: Details have been revised as noted.
Department: Stormwater Engineering – Erosion and Sediment Control
Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 03/04/2021
02/05/2021: INFORMATION ONLY:
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 submitted projects.
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 and the
Stormwater Inspection Fees are based off the number of LID/WQ Features that
are designed for on this project. Based on the materials submitted we are
Alpine Bank Redevelopment
SEC of S. College Avenue & E. Prospect Road
April 7, 2021
Galloway & Company, Inc. Page 2 of 10
assuming 1 lot, 0.958 acres of disturbance, 1 year from demo through build out of
construction and an additional 1 year till full vegetative stabilization due to
seeding. Which roughly estimates the Erosion Control Fee to be $ 900.46
Based on 1 underground treatment the Stormwater LID/WQ Inspection fee is
estimated at $ 415. I have provided a copy of the spreadsheet used to arrive at
these numbers for your information.
Response: Noted. Please contact Todd Goulding at 970-331-1732 for payment of fees.
02/05/2021: Repeat Comment
12/16/2020: FOR FINAL:
Please submit an Erosion Control Plans to meet City Criteria.
Please submit an Erosion Control Escrow / Security Calculation based on the
disturbed area and or the proposed erosion and sediment control measures.
Response: Erosion Control Plans, SWMP Report and Erosion Control Escrow/Security
Calculation have been included with this application for FDP.
Department: Stormwater Engineering
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 7 Comment Originated: 12/22/2020
03/02/2021: REPEAT COMMENT:
02/09/2021: FOR FINAL: Please center this service between the StormTech
system and the trash enclosure.
12/22/2020: The proposed sanitary sewer service for the relocated historic
structure is too close to the underground detention system. Please relocate to
at least 6 feet away. This line is also under a tree right near the building and
requires 6 feet of separation.
Response: Service is located between the StormTech system and the trash enclosure. The
drawing scale has been updated to reflect proper separation between these two utilities. The
tree near the sanitary line connecting to the historical building has been shifted north and the 6’
separation conflict has been resolved.
Comment Number: 8 Comment Originated: 03/02/2021
03/02/2021: FOR FINAL:
The electrical service is in conflict with the water services to the bank building.
Please revise.
Response: Electrical conflicts with water services have been resolved and utility crossings are
noted with required vertical clearances specified at electrical service crossings.
Alpine Bank Redevelopment
SEC of S. College Avenue & E. Prospect Road
April 7, 2021
Galloway & Company, Inc. Page 3 of 10
Comment Number: 9 Comment Originated: 03/02/2021
03/02/2021: FOR FINAL:
The 1-inch water service is shown to have fittings. Please remove.
Response: Fittings have been removed from the 1” domestic water service. All bends are now
labeled as “pipe bends” on the newly added Water Plan Sheet (C6.1) for clarity.
Comment Number: 10 Comment Originated: 03/02/2021
03/02/2021: FOR FINAL:
Please label fire service connection to main with 6-inch gate valve and thrust
block.
Response: A 4” fire service connection is current proposed. A valve has been added within the
landscaped tree lawn and is noted as a “4” Gate Valve w/Thrust Block” on the newly added
Water Plan Sheet (C6.1).
Department: Light And Power
Contact: Rob Irish, 970-224-6167, rirish@fcgov.com
Topic: General
Comment Number: 7 Comment Originated: 12/17/2020
12/17/2020: For Final: A commercial service information form (C -1 form) and a
one-line diagram for all commercial meters will need to be completed and
submitted to Light & Power Engineering for review prior to Final Plan. A link to
the C-1 form is below:
http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf
Response: Noted. Now that we are in the design development phase of this project, we can
accurately prepare the requested C-1 form. This form will be provided separately in the coming
weeks.
Comment Number: 8 Comment Originated: 12/17/2020
12/17/2020: Information Only: Any relocation or modification to existing electric
facilities will be at the expense of the owner/developer.
Response: Noted.
Comment Number: 9 Comment Originated: 12/17/2020
12/17/2020: Information Only: Electric capacity fee, building site charges, and
any system modification charges necessary to feed the site will apply to this
Alpine Bank Redevelopment
SEC of S. College Avenue & E. Prospect Road
April 7, 2021
Galloway & Company, Inc. Page 4 of 10
development. Please contact me or visit the following website for an estimate
of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees
Response: Noted. We will be providing the necessary information in coming weeks.
Comment Number: 10 Comment Originated: 12/17/2020
12/17/2020: Information Only: Any existing and/or proposed electric
infrastructure that needs to be installed, relocated or modified as part of this
project, will be at the expense of the developer and will need to be located
within Public Right-of-Way or a dedicated easement. Please coordinate
relocations with Light and Power Engineering.
Response: Noted. Easements have been provided as needed to accommodate both existing and
proposed electrical service and/or infrastructure.
Comment Number: 11 Comment Originated: 12/17/2020
12/17/2020: Information Only: “The City of Fort Collins now offers gig -speed
fiber internet, video and phone service. Contact Julianna Potts with Fort Collins
Connexion at 970-207-7890 or jpotts@fcgov.com for commercial grade
account support, RFPs and bulk agreements.”
Response: Noted. Thank you.
Comment Number: 12 Comment Originated: 02/09/2021
02/09/2021: For Final: Please field locate and verify the existing cabinet along
the East side of the alley that will serve as the feed for the new bank. I believe
the cabinet is located at the Southwest corner of Lot 15. You are showing the
feed coming from Lot 16. Please make this adjustment on the plan set.
Response: Based on review from our survey, this cabinet appears to be located in Lot 16 as
currently shown in our utility plans.
Department: Environmental Planning
Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com
Topic: General
Comment Number: 4 Comment Originated: 02/09/2021
02/09/2021: No further comments.
Response: Noted. Thank you.
Alpine Bank Redevelopment
SEC of S. College Avenue & E. Prospect Road
April 7, 2021
Galloway & Company, Inc. Page 5 of 10
Department: Forestry
Contact: Christine Holtz, , choltz@fcgov.com
Topic: Landscape Plans
Comment Number: 6 Comment Originated: 12/21/2020
02/09/21 FOR FINAL APPROVAL
Continued:
Please adhere to the separation requirements between shade trees along
College and between shade trees along the southern edge of the property
boundary. Please ensure that shade trees are at least 30’ apart. Please do not
eliminate any more trees but show proper separation.
Response: Tree locations have been revised as requested.
12/21/2020: INFORMATION FOR FINAL
Continued:
Thank you for providing street trees along S. College Ave. Please note that
shade trees need to be planted 30 – 40’ apart (forestry redlines). Ornamental
trees can be 15’ from shade trees or other ornamentals.
Response: Trees have been revised with required spacing provided.
07/31/20: INFORMATION ONLY FOR PDP
If the project is responsible for frontage improvements along College Avenue
please incorporate new street trees within the right of way. If tree grates are
necessary, please explore grates larger than the minimum required by code
(5’x5’).
Response: Street trees have been incorporated into the tree lawn along College. Tree grates will
not be necessary.
Comment Number: 7 Comment Originated: 12/21/2020
02/09/21 FOR FINAL APPROVAL
Continued
You have a total of 18 trees needed for mitigation due to the 8 tree removals
planned to make way for this development. In your Landscape Calculations
Table, you indicate that 13 trees w ill be mitigated using payment in lieu. In your
planting legend you indicate 4 evergreens and 11 ornamentals to be used as
mitigation trees. Please adjust these tables to reflect what is proposed, keeping
in mind that the only ornamental species prop osed (radiant crabapple)
exceeds the maximum percentage of one species.
Response: Mitigation calculations and the planting legend have been revised for accuracy.
Alpine Bank Redevelopment
SEC of S. College Avenue & E. Prospect Road
April 7, 2021
Galloway & Company, Inc. Page 6 of 10
12/21/2020: INFORMATION FOR FINAL
Thank you for providing sufficient mitigation trees. Please call out which new
tree plantings are mitigation trees both on the planting schedule and on the
plants themselves
Response: Trees being used for mitigation have been called out on both the plan and in the
schedule with the symbol (M).
Comment Number: 11 Comment Originated: 02/09/2021
02/09/2021: FOR FINAL APPROVAL
How are you calculating % biodiversity on your Planting Legend? The percent
biodiversity should be calculated by dividing the quantity of individual species
by the total new tree plantings (29). Please also include the % biodiversity for
radiant crabapple.
Response: Biodiversity percentages for trees are now shown in the pla nting legend and species
have been adjusted to meet the biodiversity requirements.
Comment Number: 12 Comment Originated: 02/09/2021
02/09/2021: FOR FINAL APPROVAL
On page 6 of your landscape plan you have a table of Landscape Calculations.
In this table it says that there are no more than 6 plantings of any one tree
species. In your Planting Legend you have 11 proposed radiant crabapple.
Planting 11 radiant crabapple would equal 37% of new plantings which exceeds
the 33% maximum or any one species. In the land use code, the maximum
percentage of any species is 33% based on the number of trees on site. Please
diversify your ornamental species.
Response: Biodiversity percentages for trees are now shown in the planting legend and species
have been adjusted to meet the biodiversity requirements.
Comment Number: 13 Comment Originated: 02/09/2021
02/09/2021: FOR FINAL APPROVAL
In the Planting Legend it calls out 2 Vanderwolf limber pines to be u sed at
mitigation trees. Please upsize these trees to 8’ in height according to the Land
Use Code section 3.2.1.
Response: Sizing has been revised as requested.
Comment Number: 14 Comment Originated: 02/09/2021
Alpine Bank Redevelopment
SEC of S. College Avenue & E. Prospect Road
April 7, 2021
Galloway & Company, Inc. Page 7 of 10
02/09/2021: INFORMATION FOR FINAL
Thank you for proposing street trees along College Ave. To ensure the health
and long life of City trees, drip irrigation is required for street trees in the
parkway. Forestry recommends Netafim double ring assembly. Please inclu de
irrigation details on the plans.
Response: Drip irrigation will be provided as a Netafim double ring assembly for all the trees
along College Ave. The details of this will be included with the irrigation plans for Final.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 02/09/2021
02/09/2021: FOR FINAL APPROVAL - TURNING TEMPLATE
Due to an inside turning radius of less than 25 feet s hown internally to the site,
the fire marshal is requesting to project team to provide an Autoturn exhibit to
verify fire apparatus movement at the alley intersection. Please use the 52 foot
vehicle template provided in the redlines folder.
Response: An Autoturn exhibit for fire apparatus movement at the alley intersection has been
provided with this FDP submittal.
Comment Number: 2 Comment Originated: 02/09/2021
02/09/2021: FOR FINAL APPROVAL - FIRE LANE SIGNAGE OR RED CURB
> Please add LCUASS detail #1418 to plans.
> Please indicate locations of No Parking - Fire Lane signage or red curbing to
plans.
Response: A Signage and Striping Plan has been added with this submittal in the Utility Plan set
and depicts all “No Parking – Fire Lane” signage.
Comment Number: 3 Comment Originated: 02/09/2021
02/09/2021: INFORMATION - FIRE SPRINKLER SYSTEM
> As stated during the conceptual review of this project, local code requires
buildings in excess of 5,000 sq. ft. to be equipped throughout with a NFPA 13
fire sprinkler system.
> As an alternative, the building shall provide fire separation so that no single
fire area exceeds 5,000 sq. ft.
Response: Proposed building to be sprinklered per NFPA 13.
Alpine Bank Redevelopment
SEC of S. College Avenue & E. Prospect Road
April 7, 2021
Galloway & Company, Inc. Page 8 of 10
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 12/18/2020
12/18/2020: 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 amen ded 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 commerc ial chapter.
Response: Noted. Thank you.
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.
Alpine Bank Redevelopment
SEC of S. College Avenue & E. Prospect Road
April 7, 2021
Galloway & Company, Inc. Page 9 of 10
· A City licensed commercial general contractor is required to construct any new
commercial structure.
Response: Noted. Thank you.
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 rhovland@fcgov.com to schedule a pre -submittal
meeting. Applicants should be prepared to present site pl ans, floor plans, and
elevations and be able to discuss code issues of occupancy, square footage,
type of construction, and energy compliance method being proposed.
Response: This meeting occurred March 25, 2021.
Comment Number: 2 Comment Originated: 12/18/2020
12/18/2020: The relocated building on this site must meet separation distance
to the south prop line. For single family residential 5ft separation is minimum
and 10ft for multi-fam or commercial.
Response: The current separation between the relocated building is 13.2ft and meets the
minimum requirement. Thank you.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 12/21/2020
02/08/2021: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at
FDP.
Response: Noted.
12/21/2020: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at
FDP.
Response: Noted.
Alpine Bank Redevelopment
SEC of S. College Avenue & E. Prospect Road
April 7, 2021
Galloway & Company, Inc. Page 10 of 10
Topic: Plat
Comment Number: 1 Comment Originated: 12/21/2020
02/08/2021: 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.
Response: Redlines addressed as noted. Updated Title Commitment to be ordered in advance
of recording.
12/21/2020: FOR FINAL APPROVAL:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of wh y corrections were not
made. Please provide any responses on redlined sheets and/or in response
letter.
Response: Redlines addressed as noted. Updated Title Commitment to be ordered in advance
of recording.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/01/2021
02/01/2021: Irrigation plans are required no later than at the time of building
permit. The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Eric Olson, at 221-6704 or eolson@fcgov.com
Response: Noted. Irrigation plans to be provided at time of submittal for building permit.
Thank you again for comments received as well as follow-up discussions and coordination efforts.
Please review our revised plans and let us know if you have any question or require additional
information.
Sincerely,
GALLOWAY
Zell O. Cantrell
Senior Site Development Project Manager
ZellCantrell@GallowayUS.com