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HomeMy WebLinkAboutAPEX - HAVEN APARTMENTS - FDP210012 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewMay 28, 2021Shelley La MastraRussell + Mills Studios506 S College Ave Unit AFort Collins, CO 80524RE: Apex Haven Apartments, FDP210012, Round Number 1Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Apex Haven Apartments. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 9704162744 or via email at bbethuremharras@fcgov.com. Comment Summary:Department: Development Review CoordinatorContact: Brandy Bethurem Harras, 9704162744, bbethuremharras@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 05/04/202105/04/2021: INFORMATION:I will be your primary point of contact throughout 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!RMS Response: Thank you.Comment Number: 2 Comment Originated: 05/04/202105/04/2021: INFORMATION: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 different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoiding responses like noted or acknowledged.RMS Response: Please see comment responses below.Comment Number: 3 Comment Originated: 05/04/202105/04/2021: INFORMATION:Resubmittals are accepted any day of the week, with Wednesday at noon being the cutoff for routing the same week. When you are ready to resubmit your plans, please notify me advanced notice as possible.RMS Response: Thank you, we will email when ready to resubmit.Comment Number: 4 Comment Originated: 05/04/202105/04/2021: INFORMATION:Temporary Service Changes City of Fort Collins Development ReviewIn order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the quality and timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes.Beginning Monday April 12 one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks).RMS Response: Thank you, as discussed at staff review staff did not think this next review would require the full 4 weeks, please communicate new review timeline and if staff meeting will be required.Comment Number: 5 Comment Originated: 05/04/202105/04/2021: INFORMATION:LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty (180) days of receipt of written comments and notice to respond from the City on any submittal (or subsequent revision to a submittal) of an application for approval of a development plan, shall file such additional or revised submittal documents as are necessary to address such comments from the City. If the additional submittal information or revised submittal is not filed within said period of time, the development application shall automatically lapse and become null and void.RMS Response: Thank you, resubmittal is within allowed time period.Comment Number: 6 Comment Originated: 05/04/202105/04/2021: INFORMATION:LUC 2.211 Lapse, Term of Vested Right: Within a maximum of three (3) years following the approval of a final plan or other site specific development plan, the applicant must undertake, install and complete all engineering improvements (water, sewer, streets, curb, gutter, street lights, fire hydrants and storm drainage) in accordance with city codes, rules and regulations. The period of time shall constitute the "term of the vested property right." Failure to undertake and complete such engineering improvements within the term of the vested property right shall cause a forfeiture of the vested property right and shall require resubmission of all materials and reapproval of the same to be processed as required by this Code. All dedications as contained on the final plat shall remain valid unless vacated in accordance with law.RMS Response: Thank you, noted.Comment Number: 7 Comment Originated: 05/04/202105/04/2021: 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.RMS Response: Thank you.Department: Planning ServicesContact: Pete Wray, 9702216754, pwray@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 05/24/202105/24/2021: FOR APPROVAL: The hearing condition of approval should be highlighted in separate box on Site Plan cover page and in DA to document this direction from the Planning and Zoning Commission."The existing four trees on site are required to be treated and monitored on an annual basis by a certified arborist."The notes in the site plan sheets TR 101, LP100 Tree Protection note #15, and General Landscape Note #15 can stay. It appears on of the spruce trees near Prospect may be infected, see Forestry comments on this tree status.With this change I am ready for mylars.RMS Response: Noted has been added and highlighted with box on cover page. See response below to Forestry comments.Department: Historic PreservationContact: Maren Bzdek, 9702216206, mbzdek@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 05/25/202105/25/2021: Please submit a finalized plan of protection document for review at your earliest convenience.ALM2s Response:The Plan of Protection Plan was just issued to the General Contractor who has been selected for the construction of this project and will be completed and issued prior to the submittal for building permits.Department: Engineering Development ReviewContact: Spencer Smith, 9702216603, smsmith@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 05/24/202105/24/2021: DEVELOPMENT AGREEMENT:A development agreement (DA) will be required for this project. Please complete and submit a development agreement information form (included in the comments/redlines for this submittal). I will need this in order to prepare the draft agreement. I will try and get a draft DA ready for review by our CityAttorney by the time we issue comments on your next submittal. Once ourattorney has reviewed the agreement, the draft will be provided to you for review. The DA will need to be completed prior to final approval. For more information on development agreements, please visit the City Development Review Engineering website: https://www.fcgov.com/engineering/devrev.phpRMS Response: This was submitted with round 1 of the FDP. It has been submitted again with this second round of review.Comment Number: 2 Comment Originated: 05/24/202105/24/2021: DEVELOPMENT CONSTRUCTION PERMIT:A development construction permit (DCP) will be required prior to commencing construction of any public improvements. Once the plans are close to approval, we will need an engineer's opinion of cost submitted by the consulting engineer (licensed in CO). This cost estimate will be reviewed by Engineering and Engineering Inspections staff. Once approved, it will serve as the basis for Engineering inspection fees as well as public improvement surety that will be required prior to DCP issuance. For more information on the DCP process, requirements and cost estimate template, visit the City Development Review Engineering website: https://www.fcgov.com/engineering/devrev.phpUnited Civil Response: The PICP cost estimate has been completed and submitted with this resubmittal.Comment Number: 3 Comment Originated: 05/24/202105/24/2021: FOR FINAL APPROVAL:The City is utilizing a new signature block for utility plans to help us with electronic processing. A copy of the new signature block is included with these comments/redlines. Please remove all of the existing City signature blocks throughout the utility plans and place the new signature block on the cover sheet only.United Civil Response: The latest signature block has been applied to the cover sheet of the utility plans.Comment Number: 4 Comment Originated: 05/24/202105/24/2021: FOR FINAL APPROVAL:There is a sidewalk chase that is not called out on the Horizontal Control Plan of the utility plans.United Civil Response: The mentioned sidewalk chase has been called on out the Horizontal Control Plan.Comment Number: 5 Comment Originated: 05/24/202105/24/2021: FOR FINAL APPROVAL:How is the proposed concrete being tied into the existing concrete of theemergency access drive on the north side of the site? Please ensure that you are providing the necessary detail for the installation. I assume you would dowel the sections together, similar to a connection to an existing section of sidewalk.United Civil Response: The Horizontal Control Plan has been updated with call-outs related to the emergency access drive and the concrete paving connections. The pavement sections are designed to be doweled, and a CDOT detail is also provided in the construction detail plans. Comment Number: 6 Comment Originated: 05/24/202105/24/2021: FOR FINAL APPROVAL:Please ensure that any potential above grade obstructions are a min. 2 feet away from public sidewalk (FH near the site access to Prospect).United Civil Response: The center of the FH is 2.5’ from the edge of sidewalk. All other obstructions appear to be at least 2.0’ feet away from the public sidewalk.Comment Number: 7 Comment Originated: 05/24/2021FOR FINAL APPROVAL:I'm not sure that there is enough cover between the proposed storm pipe and sidewalk where you outlet to the Prospect Rd. curb and gutter. It looks like there may only be around 6 inches between top of pipe and FG of sidewalk.United Civil Response: 20-LF (length necessary to the back of public sidewalk) of concrete encasement is proposed to address this concern.Department: Traffic OperationContact: Steve Gilchrist, 9702246175, sgilchrist@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 05/19/202105/19/2021: FOR FINAL APPROVAL:Signing and Striping changes. Please add an R35R "Right Turn Only" sign below the "Stop" sign exiting the parking lot onto Prospect. The Type 3 Barricade at the end of the sidewalk will NOT need a "Sidewalk Closed" sign, please remove. The signs and delineators in the concrete island will need to have sleeves placed when the concrete is poured. Contact Traffic Operations at 2216792 when this work is planned, in order to coordinate the proper location of the sleeves.United Civil Response: The Paving, Signing & Striping Plan has been updated to address these comments.Department: Stormwater EngineeringContact: Wes Lamarque, 9704162418, wlamarque@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 05/19/202105/19/2021: FOR FINAL APPROVAL:Please add a cleanout on the east bend of the Stormtech underdrain.United Civil Response: A cleanout has been provided at the downstream end of the underdrain. Comment Number: 2 Comment Originated: 05/19/202105/19/2021: FOR FINAL APPROVAL:The City suggests using a permanent erosion control matting (TRM) instead of riprap for the area just below the forebay. Buried riprap is another option.United Civil Response: The riprap area has been replaced with TRM.Comment Number: 3 Comment Originated: 05/19/202105/19/2021: FOR FINAL APPROVAL:Please show a 1foot radius at the curb transition for the concrete channel that enters Prospect Road.United Civil Response: The curb transitions have been added. Department: WaterWastewater EngineeringContact: Wes Lamarque, 9704162418, wlamarque@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 05/19/202105/19/2021: FOR FINAL APPROVAL:Please modify the 3inch water service to include a 4inch tap and 4inch gate valve with a 4 x 3 reducer connected straight onto the valve.United Civil Response: This update has been included on sheet C3.01 (Water Plan).Department: Stormwater Engineering – Erosion and Sediment ControlContact: Basil Hamdan, 9702221801, bhamdan@fcgov.comTopic: Erosion ControlComment Number: 4 Comment Originated: 05/21/202105/21/2021: INFORMATION ONLY:Based on the fact that there are two underground detention systems I have updated the fee calculation for the erosion and permanent water quality inspections. Please see spreadsheet for updated fees.United Civil Response: Noted, thank you.FOR FINAL APPROVAL:Please address all Erosion and Sediment Control comments provided on the redlined Utility plans.United Civil Response: The comments have been addressed, and responses are provided on the PDF (Sheet C4.00) included with this resubmittal.Department: Light And PowerContact: Cody Snowdon, 9704162306, csnowdon@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 05/13/202105/13/2021: FOR APPROVAL: The proposed transformer will need to be installed on a level surface. Please show the revised grading around the proposed location. This may require a wall to ensure detention volume is achieved.United Civil Response: A retaining wall is proposed to limit detention pond disturbance and provide a level surface for the transformer. The Horizontal Control Plan and Detailed Grading Plan (Sheet C4.02) have been updated with information related to the retaining wall.Comment Number: 2 Comment Originated: 05/13/202105/13/2021: FOR APPROVAL: A commercial service information form (C1 form) and a oneline 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 C1 form is below:http://zeus.fcgov.com/utilsprocedures/files/EngWiki/WikiPdfs/C/C1Form.pdfALM2s Response:This will be completed under the permit drawings stage for this project.Comment Number: 3 Comment Originated: 05/13/202105/13/2021: FOR APPROVAL: On the oneline 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/buildersanddevelopers/developmentformsguidelinesregulationsALM2s Response:Noted. This will be completed under the permit drawings stage for this project.Department: ForestryContact: Nils Saha, , nsaha@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 05/25/20215/25/2021: FOR APPROVAL:Please see redlines.RMS Response: The separation noted is for an evergreen shrub, in which only 4’ in required. A dimension has been added to the plans. Symbol has been added to legend for Hardy pampas Grass.Comment Number: 2 Comment Originated: 05/25/20215/25/2021: FOR APPROVAL:Thank you for adding the note pertaining to future evaluation and treatment of the spruce trees. Since this was a condition of approval, please highlight the note in a box format on the landscape plan. Forestry is continuing to evaluate the condition of the three spruce trees on site to determine effective of treatment, additional steps etc.RMS Response: The existing tree east of the detention pond that was noted in the email on May28th is scheduled to be removed as requested by staff the week of June 21st.Department: PFAContact: Marcus Glasgow, 9704162869, marcus.glasgow@poudrefire.orgTopic: GeneralComment Number: 1 Comment Originated: 05/26/202105/26/2021: FOR FINAL APPROVAL COLLAPSIBLE BOLLARDThe collapsible bollard design is not favorable for use in the fire lane. As we have seen with other projects, these bollards tend to have issues with the hydrant wrench not working, allowing access for normal vehicle traffic and snow removal. An access gate with Knox key lock will be required for this fire lane. The gate must comply with IFC D103.5United Civil Response:Per communications with PFA and City personnel, the bollard has been removed and a barrier is not required. The access to this location is controlled at Lake Street and at both properties by signage and the area will continue to function per existing conditions.Department: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.comTopic: Building ElevationsComment Number: 4 Comment Originated: 05/25/202105/25/2021: FOR FINAL APPROVAL:There are line over text issues. See redlines.ALM2s Response:Line over text issues have been resolved with this submittal.Topic: Construction DrawingsComment Number: 5 Comment Originated: 05/25/202105/25/2021: FOR FINAL APPROVAL:Please provide the following information for the Benchmark Statement in the EXACT format shown below.PROJECT DATUM: NAVD88BENCHMARK # w/ DESCRIPTIONELEVATION:BENCHMARK # w/ DESCRIPTIONELEVATION: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’.United Civil Response: The Benchmark Statement has been updated on the cover sheet to match the format provided.Comment Number: 6 Comment Originated: 05/25/202105/25/2021: FOR FINAL APPROVAL:There is text that needs to be masked. Mask all text in hatched areas. See redlines.United Civil Response: Text on the commented sheets has been updated with masking.Comment Number: 7 Comment Originated: 05/25/202105/25/2021: FOR FINAL APPROVAL:There are text over text issues. See redlines.RMS Response: Items addressed.Topic: PlatComment Number: 1 Comment Originated: 05/25/202105/25/2021: 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.Washburn Response:Topic: Site PlanComment Number: 2 Comment Originated: 05/25/202105/25/2021: FOR FINAL APPROVAL:Sheet A09 is missing from the sheet index.RMS Response: Sheet added to indexComment Number: 3 Comment Originated: 05/25/202105/25/2021: FOR FINAL APPROVAL:There is text that needs to be masked. Mask all text in hatched areas. See redlines.RMS Response: Items addressed.Department: Outside AgenciesContact: Megan Harrity, Larimer County Office of the Assessor, mharrity@larimer.org, 9704987065, , Topic: GeneralComment Number: 1 Comment Originated: 05/17/202105/17/2021: FOR FINAL APPROVAL:The title and the statement do not match. The Statement of Subdivision description is stated as: to be known as Apex/Haven Property.The Plat Title is ApexHaven Apartments.These should be the same.Washburn Response:Department: Water ConservationContact: Eric Olson, 9702216704, eolson@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 05/24/202105/24/2021: BUILDING PERMIT: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 2216704 or eolson@fcgov.comRMS Response:Department: Internal ServicesContact: Russell Hovland, 9704162341, rhovland@fcgov.comTopic: Building Insp Plan ReviewComment Number: 1 Comment Originated: 05/21/202105/21/2021: BUILDING PERMIT:The multifamily building is closer than 10ft to the north property line and will require a 1hour wall and limited openings.all buildings should have a fire separation distance of 20ft between them.ALM2s Response:A 1-hour rated exterior wall has been included on the north property line and all buildings have at least 20’ of distance in between them.Comment Number: 2 Comment Originated: 05/21/202105/21/2021: BUILDING PERMIT:Construction shall comply with adopted codes as amended. Current adopted codes are:2018 International Building Code (IBC) with local amendments2018 International Existing Building Code (IEBC) with local amendments2018 International Energy Conservation Code (IECC) with local amendments2018 International Mechanical Code (IMC) with local amendments2018 International Fuel Gas Code (IFGC) with local amendments2018 International Swimming Pool and Spa Code (ISPSC) with local amendments2018 International Plumbing Code (IPC) as amended by the State of Colorado2020 National Electrical Code (NEC) as amended by the State of ColoradoCopies of current City of Fort Collins code amendments can be found at fcgov.com/building.Accessibility: State Law CRS 95 & ICC/ANSI A117.12017.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 5Energy Code: · Multifamily and Condominiums 3 stories max: 2018 IECC residential chapter.· Commercial and Multifamily 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.· R2 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 NFPA13 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 firesprinkler. 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 multifamily structure.Building Permit PreSubmittal Meeting: Please schedule a presubmittal meeting with Building Services for this project. PreSubmittal 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 middesign stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a presubmittal meeting.ALM2s Response:A pre-submittal meeting was held on 4/19/21.