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Home My WebLink AboutALPINE BANK - FDP210009 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS 6162 S. Willow Drive, Suite 320 Greenwood Village, CO 80111 303.770.8884 • GallowayUS.com May 19, 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 first round Final Development Plan (FDP) for the referenced location. Please find below our responses to comments received April 30, 2021. Responses and revised plans are based on these written comments as well as our meeting Wednesday, April 28, 2021. To better facilitate your review, we have included the original comments in italicized font, and have provided our responses in bold. Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/21/2021 04/21/2021: Due to current vacant positions within the Development Review groups combined with a high volume of current projects being reviewed, a temporary service level adjustment has been implemented. Regarding this project, any submittals received the week of May 10, 2021 forward will be subject to 4-week review periods in addition to a completeness check with the Round 2 submittal. Please reach out if there are any questions regarding this temporary adjustment. Thank you! Response: Understood. Thank you for the heads-up. We will plan accordingly. Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/27/2021 04/27/2021: DEVELOPMENT AGREEMENT (DA) Thank you for the Development Agreement information form submittal. I will be working with City staff to get a draft DA prepared after our review of your 2nd FDP submittal. That draft will go to our City Attorney for review and a revised (If necessary) draft will be provided to your team at that time to review. Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road May 19, 2021 Galloway & Company, Inc. Page 2 of 15 Response: Understood. Thank you. Comment Number: 2 Comment Originated: 04/27/2021 04/27/2021: DEVELOPMENT CONSTRUCTION PERMIT (DCP) A DCP will be required for this project. Please refer to the City Engineering Development Review website for more information: https://www.fcgov.com/engineering/devrev.php. The City will need a DCP application and fee to be submitted prior to scheduling your DCP meeting. We will also need an engineer's opinion of cost to be submitted for review by our Engineering Inspections staff. This cost estimate will provide the basis for the inspection fees and Engineering public infrastructure surety that will need to be provided prior to issuance of the DCP. Please use the cost estimate template (recently updated) available on the Engineering Development Review website listed above. Response: A cost estimate has been completed per request. We will coordinate the Development Construction Permit (DCP) and fees with our client and the General Contractor as we move closer to construction start. Comment Number: 3 Comment Originated: 04/27/2021 04/27/2021: FOR FINAL APPROVAL I have a few concerns about the emergency vehicle turning template that was submitted showing a fire truck navigating the site and exiting onto Prospect (see redlines). The main concern is the path shown extending over the existing median in Prospect. I am not sure if this is the path of the bucket on the truck, front bumper, wheel, etc. There are existing signs, a sculpture, and landscaping in the median that we cannot have a truck running over. Let's discuss. If this patch will result in damage to public property, we'll need to have you look at modifying the Prospect/alley intersection. Response: Auto turn exhibit has been updated to turn on spot and avoid conflict with the median. Thank you. Comment Number: 4 Comment Originated: 04/27/2021 04/27/2021: FOR FINAL APPROVAL Please see site plan redlines (sheets 1-3) for site plan comments. Response: Galloway has not received Engineering Department redlines with the final set of comments provided to date. However, all written comments have been fully addressed. Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road May 19, 2021 Galloway & Company, Inc. Page 3 of 15 Comment Number: 5 Comment Originated: 04/27/2021 04/27/2021: FOR FINAL APPROVAL Please confirm that the trash enclosure doors won't open into the alley ROW. It doesn't appear that it will be an issue, but I wanted to make sure you have looked closely at that. Response: Trash enclosure location has been updated to meet ROW requirement. Comment Number: 6 Comment Originated: 04/27/2021 04/27/2021: FOR FINAL APPROVAL Please ensure that the monument sign and any other above grade improvements are outside of the vehicle sight line/triangle at the Prospect/alley intersection. Response: The monument sign has been moved out of conflict with the sight triangle. Thank you. Comment Number: 7 Comment Originated: 04/27/2021 04/27/2021: FOR FINAL APPROVAL The removal of existing striping on College Ave. needs to be shown and called out on the plans. Response: Per coordination with City traffic no restriping is required to incorporate the widened right turn lane configuration. The proposed right turn lane striping was shifted 1ft west to provide additional tuning space without impacting the existing adjacent st riping. Thank you. Comment Number: 8 Comment Originated: 04/27/2021 04/27/2021: FOR FINAL APPROVAL The rest of my comments can be found in my redlines. Please thoroughly review the entire redline set and address all comments. It will be helpful if you continue to provide specific responses to each comment that indicate how the comment/redline was addressed. Since the majority of the comments are in the redlined pdf, a pdf submittal that includes responses to the redlines directly on the pdf sheets would probably be the most useful. Please include something to the effect of "Redline Responses" in the file name. Response: Galloway has not received Engineering Department redlines with the final set of comments provided to date. However, all written comments have been fully addressed. Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road May 19, 2021 Galloway & Company, Inc. Page 4 of 15 Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 04/27/2021 04/27/2021: FIRE LANE SIGNAGE Please add LCUASS detail #1418 to the utility plans. Response: Detail #1418 has been added to the utility plans. Thank you. Comment Number: 2 Comment Originated: 04/27/2021 04/27/2021: FIRE DEPARTMENT HOSE CONNECTION Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department and labeled on the Utility Plans. Response: Per email from Marcus Glasgow on 5-7-2021 the FDC location has been approved and will not be modified. Thank you. Comment Number: 3 Comment Originated: 04/27/2021 04/27/2021: TURNING TEMPLATE The Autoturn exhibit indicates that the front of the vehicle runs over the median on Prospect. Please provide corrected Autoturn exhibit showing no overlap on the nose or tail of the vehicle. Response: An updated Autoturn exhibit has been created and will be included with the submittal. Thank you. Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/26/2021 04/26/2021: FOR FINAL APPROVAL: The Traffic Signing and Striping notes from page C0.1 will need to be placed on the Signing and Striping sheet C1.4. Response: Notes from sheet C0.1 have been copied to sheet C1.4. Thank you. Comment Number: 2 Comment Originated: 04/26/2021 04/26/2021: FOR FINAL APPROVAL: Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road May 19, 2021 Galloway & Company, Inc. Page 5 of 15 The Right Lane Must Turn Right signs on College are not needed and should be removed from the plans. The One Way sign in the median on College should be changed to a No Left Turn sign. At the south end of the sidewalk, please include two OM4-2 Object markers to denote where the sidewalk transitions from detached to attached. (May need to be placed on the backside of the existing sign for the adjacent property if it remains.) Response: Right Lane Must Turn Right signs have been removed on College Ave. The One Way sign in the median has been changed to a No Left Turn Sign. OM4-2 markers have been added to the pedestrian sidewalk transition. Thank you. Department: Stormwater Engineering – Erosion and Sediment Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 04/23/2021 04/23/2021: FOR FINAL APPROVAL: Please address all comments provided on the redlined Erosion and Sediment Control Plans. Response: See updated plans. Thank you. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 Comment Originated: 04/26/2021 04/26/2021: FOR APPROVAL: Discussion is needed on the design of the Stormtech system and specifically how the 100-year flows are exiting the site. The City generally requires a bypass system to avoid 100-yera flows passing through the isolator row chambers. Response: A bypass has been added for 100-yr flows. Thank you. Comment Number: 3 Comment Originated: 04/26/2021 04/26/2021: FOR APPROVAL: A water quality weir is required in the downstream manhole to capture the water quality volume. Response: A weir has been added to the outlet of the ADS structure. Thank you. Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road May 19, 2021 Galloway & Company, Inc. Page 6 of 15 Comment Number: 4 Comment Originated: 04/26/2021 04/26/2021: FOR APPROVAL: Inspection portals are required for all isolator rows. Please show on the plan view Response: Inspection portals are now shown in plan view. Thank you. Comment Number: 5 Comment Originated: 04/26/2021 04/26/2021: FOR APPROVAL: A detailed plan view of the Stormtech system should be provided showing all manifolds and detailed design information. Response: Updated Stormtech details have been provided in the plan set. Thank you. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/26/2021 04/26/2021: FOR APPROVAL: The sanitary sewer service for the historical building is still not centered between the StormTech chambers and the trash enclosure. It looks like 10 feet is the total space provided and placing the service at 5 feet separation should work. Response: The sanitary sewer service location has been updated. Thank you. Comment Number: 2 Comment Originated: 04/26/2021 04/26/2021: FOR APPROVAL: For the existing water service being proposed for reuse to serve the relocated historical building, the proposed tree is too close to the existing water meter. This meter pit needs to be relocated to the south so the service after the meter has the proper 6 feet spacing. Response: The tree at this location has been moved for proper clearance. Thank you. Comment Number: 3 Comment Originated: 04/26/2021 04/26/2021: FOR APPROVAL: The electrical service line to the main bank building is still in conflict with the water services. Six feet of separation is required between these lines. Response: The electrical service line has been routed away from the water services. Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road May 19, 2021 Galloway & Company, Inc. Page 7 of 15 Comment Number: 4 Comment Originated: 04/26/2021 04/26/2021: FOR APPROVAL: Please remove the pipe fittings for the 1-inch water service on the Utility Plan as well. Response: Pipe fittings have been removed from the 1-inch water service. Thank you. Comment Number: 5 Comment Originated: 04/26/2021 04/26/2021: FOR APPROVAL: The 4-inch gate valve for the fire service on the Water Plan needs to be connected to the tee, not where it is currently soon. Response: Utility plans have been updated. Thank you. Comment Number: 6 Comment Originated: 04/26/2021 04/26/2021: FOR APPROVAL: Please add the City's meter pit detail for a 1-inch water service. Response: See updated water details. Thank you. Comment Number: 7 Comment Originated: 04/26/2021 04/26/2021: FOR APPROVAL: Please remove the Ditch Crossing Detail in the sanitary sewer details. Response: See updated sanitary details. Thank you. Department: Light and Power Contact: Rob Irish, 970-224-6167, rirish@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/27/2021 04/27/2021: For Approval: Please show on the plan set the primary electric line running in the 8-foot Utility easement the entire length of the proposed site north to south. We will be stubbing conduit at the south edge of the property for future use. Response: This electric line has been updated. Thank you. Comment Number: 2 Comment Originated: 04/27/2021 04/27/2021: For Approval: Please field locate and show the existing switch cabinet and transformers on the east side of the alley way. These are located at Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road May 19, 2021 Galloway & Company, Inc. Page 8 of 15 the southwest corner of Lot 15. Please show, on the plan set, the feed for the new bank crossing the alley at this location. Response: This cabinet location has been added to our plans. Thank you. Comment Number: 3 Comment Originated: 04/27/2021 04/27/2021: For Approval: A Customer 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: A complete C-1 form has been included with this response submittal. Comment Number: 4 Comment Originated: 04/27/2021 04/27/2021: Information Only: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. Response: Noted. Thank you. Department: Parks Contact: Aaron Wagner, , aawagner@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/26/2021 04/26/2021: FOR FINAL The Parks Dept. has concerns regarding the streetscaping along Prospect Rd. We understand that Alpine Bank has stated that they will be handling all landscaping and ongoing maintenance for the ROW as part of their property upkeep. Thank you for providing that clarification and including the note on sheet C0.1 -- note 12. This location is unique for the Parks Dept. and we would like to see some uniformity in the flower design to match the rest of the intersection’s annual flowerpots that Parks designs and maintains. To ensure that the ROW landscaping is addressed for potential future owners and is somewhat uniform in design and upkeep; please update the note and include it on the Site and Landscape Plans stating: "The design and installation of all Parkway/tree lawn and median areas in the Right-of-way shall be in accordance with the City Standards. Unless otherwise agreed to by the city with the Final Plans, all ongoing maintenance of such areas is the responsibility of the owner/developer. Annual/perennial plantings in the planter pots along Prospect Rd. shall be kept well maintained and thriving Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road May 19, 2021 Galloway & Company, Inc. Page 9 of 15 in a manner that is consistent with the city owned and maintained plantings of the intersection. The owner/developer shall maintain these landscape features in perpetuity in order to keep the intersection features presentable." Moving forward, the Parks Dept. will more than likely approach the owner/developer of the site and present a flower design in late Fall of each year for Alpine Bank to consider matching in the following summer. We look forward to working with Alpine Bank on these features and appreciate your partnership. Department: Forestry Contact: Christine Holtz, , choltz@fcgov.com Topic: General Comment Number: 3 Comment Originated: 04/26/2021 04/26/2021: 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 include irrigation details on the plans. Response: Details for irrigation will be included on the Irrigation sheets in future separate submittal. Thank you. Topic: Landscape Plans Comment Number: 2 Comment Originated: 04/26/2021 04/26/2021: FOR FINAL APPROVAL Continued: Thank you for adjusting the trees along College avenue. Please also adjust the Kentucky coffee trees and Skyline honey locust along the southern edge of the property boundary—see forestry redlines. Response: Trees have been adjusted as requested. Thank you. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/26/2021 04/26/2021: FOR FINAL APPROVAL: Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. Response: Turf species has been called out in Planting legend. Thank you. Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road May 19, 2021 Galloway & Company, Inc. Page 10 of 15 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 10 Comment Originated: 04/26/2021 04/26/2021: FOR FINAL APPROVAL: Please revise the sub-title on all sheets to match the Subdivision Plat. Response: The sub-title on our plans has been updated. Thank you. Comment Number: 11 Comment Originated: 04/26/2021 04/26/2021: 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’. Response: The benchmark on our plans has been updated. Thank you. Comment Number: 12 Comment Originated: 04/26/2021 04/26/2021: FOR FINAL APPROVAL: Please revise the legal description to match the legal description on the Subdivision Plat. Response: The legal description has been updated. Thank you. Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road May 19, 2021 Galloway & Company, Inc. Page 11 of 15 Comment Number: 13 Comment Originated: 04/26/2021 04/26/2021: FOR FINAL APPROVAL: There are line over text issues. See redlines. Response: These conflicts have been resolved. Thank you. Comment Number: 14 Comment Originated: 04/26/2021 04/26/2021: FOR FINAL APPROVAL: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: This conflict has been resolved. Thank you. Comment Number: 15 Comment Originated: 04/26/2021 04/26/2021: FOR FINAL APPROVAL: There are text over text issues. See redlines. Response: This conflict has been resolved. Thank you. Topic: General Comment Number: 2 Comment Originated: 04/26/2021 04/26/2021: FOR FINAL APPROVAL: Please revise the sub-title on all sheets to match the Subdivision Plat. Response: The subtitle has been updated. Thank you. Topic: Landscape Plans Comment Number: 8 Comment Originated: 04/26/2021 04/26/2021: FOR FINAL APPROVAL: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: Text has been masked and adjusted as requested. Thank you. Comment Number: 9 Comment Originated: 04/26/2021 04/26/2021: FOR FINAL APPROVAL: There are line over text issues. See redlines. Response: This conflict has been resolved. Thank you. Topic: Plat Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road May 19, 2021 Galloway & Company, Inc. Page 12 of 15 Comment Number: 1 Comment Originated: 04/26/2021 04/26/2021: 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: Noted. Thank you. Topic: Site Plan Comment Number: 3 Comment Originated: 04/26/2021 04/26/2021: FOR FINAL APPROVAL: Please revise the legal description to match the legal description on the Subdivision Plat. Response: This has been resolved. Thank you. Comment Number: 4 Comment Originated: 04/26/2021 04/26/2021: FOR FINAL APPROVAL: Some of the sheet titles & sheet numbers in the sheet index do not match the noted sheets. See redlines. Response: This conflict has been resolved. Thank you. Comment Number: 5 Comment Originated: 04/26/2021 04/26/2021: 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. Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road May 19, 2021 Galloway & Company, Inc. Page 13 of 15 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’. Response: The benchmark has been updated. Thank you. Comment Number: 6 Comment Originated: 04/26/2021 04/26/2021: FOR FINAL APPROVAL: There are line over text issues. See redlines. Response: This conflict has been resolved. Thank you. Comment Number: 7 Comment Originated: 04/26/2021 04/26/2021: FOR FINAL APPROVAL: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: This conflict has been resolved. Thank you. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/28/2021 04/28/2021: 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. Thank you. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 04/26/2021 04/26/2021: 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 Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road May 19, 2021 Galloway & Company, Inc. Page 14 of 15 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. Response: Noted. Thank you. 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 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. Response: Noted. Thank you. Comment Number: 2 Comment Originated: 04/26/2021 04/26/2021: The relocation of the single-family house must be at least 5 feet from the property lines to avoid additional code requirements. Response: Current plans have relocated house 10’+ from property line. Thank you. Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road May 19, 2021 Galloway & Company, Inc. Page 15 of 15 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