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Home My WebLink AboutALPINE BANK - FDP210009 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS 6162 S. Willow Drive, Suite 320 Greenwood Village, CO 80111 303.770.8884 • GallowayUS.com July 8th, 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 second round Final Development Plan (FDP) for the referenced location. Please find below our responses to comments received June 18, 2021. Please note that the written comments received were actually dated June 30, 2021 which we believe was an error. Responses and revised plans are based on these written comments as well as our meeting Wednesday, Jube 16, 2021. Please note that the written comments received were actually dated June 30, 2021 which we believe was an error. 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 Response: None required. Department: Planning Services Contact: Jason Holland, 970-224-6126, jholland@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/15/2021 06/15/2021: FOR FINAL APPROVAL: For the recording documents submittal, please revise the owner certification block to match the content in the attached example exactly, and also, include the city signature block. Response: The owner certifications block has been updated to match the provided example. Thank you. Comment Number: 2 Comment Originated: 06/15/2021 06/15/2021: FOR FINAL APPROVAL: The resolution of the Parks department Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road July 8th, 2021 Galloway & Company, Inc. Page 2 of 10 comment is unclear and this would need to be resolved prior to mylar. Please coordinate this comment with Parks staff. Response: See response below. 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 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. Response: The ROW landscaping note has been added to the plans as directed. Thank you. Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road July 8th, 2021 Galloway & Company, Inc. Page 3 of 10 Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/27/2021 06/15/2021: DEVELOPMENT AGREEMENT (DA) I have all DA language from other City staff and am working to complete the draft of the agreement. 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. Response: Noted. Please continue to expedite as we understand this is critical path to begin pulling permits. Thank you. Comment Number: 2 Comment Originated: 04/27/2021 06/15/2021: DEVELOPMENT CONSTRUCTION PERMIT (DCP) Thank you for submitting the cost estimate. If there are no City comments that will impact site design/layout after this second submittal review, I will forward the plans and cost estimate to our Chief Engineering Inspector for review. 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: Please provide comments on the cost estimate at your earliest convenience. We have included a copy of what was provided with the 2nd FDP submittal for reference but have not made any changes. We will coordinate with GC on DCP. Thank you. Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road July 8th, 2021 Galloway & Company, Inc. Page 4 of 10 Comment Number: 4 Comment Originated: 04/27/2021 06/15/2021: FOR FINAL APPROVAL I realized that the Engineering redlines mentioned throughout the previous submittal comments were not provided. I emailed those redlines to Mike Shaw on 6/14. Please work with me on a follow-up submittal directly to me, to review my previous redlines. 04/27/2021: FOR FINAL APPROVAL Please see site plan redlines (sheets 1-3) for site plan comments. Response: Thank you for sending these. Redline responses have been created and sent to Spencer Smith on June 23rd for an expedited review. We received a few additional comments via email on June 30th and send back redlines responses and revised drawings on July 1st. Should there be any remaining discrepancy, please reach out to us privately to coordinate on last minute comments. Comment Number: 8 Comment Originated: 04/27/2021 06/15/2021: FOR FINAL APPROVAL I realized that the Engineering redlines mentioned throughout the previous submittal comments were not provided. I emailed those redlines to Mike Shaw on 6/14. Please work with me on a follow-up submittal directly to me, to review my previous redlines. Response: Redlines received via email on 6/14 addressed and coordinated via email to confirm. See above response for additional detail. Thank you! 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: Thank you for sending these. Redline responses have been created and sent to Spencer Smith on June 23rd for an expedited review. We received a few additional comments via email on June 30th and send back redlines responses and revised drawings on July 1st. Should there be any remaining discrepancy, please reach out to us privately to coordinate on last minute comments. Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road July 8th, 2021 Galloway & Company, Inc. Page 5 of 10 Department: Stormwater Engineering – Erosion and Sediment Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 06/14/2021 06/14/2021: FOR FINAL APPROVAL [UPDATED]: Please see/address updated redlines to the utility plans. INFORMATION ONLY: Stormwater and Erosion Control inspection fees and Erosion Control escrow are due prior to DCP issuance. Response: Acknowledged. Erosion Control Escrow Cost Estimate has been included again with this submittal for determining these estimated fees for the DCP. Please reach out to us directly to coordinate any discrepancies that may need to be addressed. 04/23/2021: FOR FINAL APPROVAL: Please address all comments provided on the redlined Erosion and Sediment Control Plans. Response: All Erosion & Sediment Control plan redlines have been addressed. A concrete washout has been designated away from the existing/proposed inlets as requested. And, inlet protection is now shown for the existing inlet on College Avenue. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/26/2021 06/15/2021: FOR APPROVAL UPDATED: A relocation of this sewer service line may be needed with the expansion of the Stormtech system reducing the separation distances. Response: The sanitary sewer line connecting to the relocated historic building has been shifted to avoid conflict with the new StormTech system. Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road July 8th, 2021 Galloway & Company, Inc. Page 6 of 10 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 loke 10 is the total space provided and placing the service at 5 feet separation should work. Response: The sanitary sewer line connecting to the relocated historic building has been shifted to avoid conflict with the new StormTech system. Comment Number: 2 Comment Originated: 04/26/2021 06/15/2021: FOR APPROVAL: Please show the water line all the way to the building to ensure 6 -foot separation Response: The line has been extended all the way to the building to confirm the 6-foot separation is provided between the line and the adjacent tree. from the tree. 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 copper water service line has been routed around the tree to avoid conflict. Thank you. Comment Number: 4 Comment Originated: 04/26/2021 06/15/2021: REPEAT COMMENT 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 on the plans for the 1-inch water service to the main building. Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road July 8th, 2021 Galloway & Company, Inc. Page 7 of 10 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 11 Comment Originated: 04/26/2021 06/15/2021: The value in the equation is incorrect. It appears that NGVD29(Adjusted) Datum is being used. The City's old Datum was NGVD29 Unadjusted. Please correct the value. 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 has been updated to show the appropriate NGVD29 adjustment value. Thank you. Comment Number: 12 Comment Originated: 04/26/2021 06/15/2021: FOR FINAL APPROVAL-UPDATED: The Subdivision Plat name should be included as the leading line in the legal description. 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 to include the Subdivision Plat name. Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road July 8th, 2021 Galloway & Company, Inc. Page 8 of 10 Topic: Site Plan Comment Number: 3 Comment Originated: 04/26/2021 06/15/2021: FOR FINAL APPROVAL-UPDATED: The Subdivision Plat name should be included as the leading line in the legal description. 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 to include the Subdivision Plat name. Comment Number: 5 Comment Originated: 04/26/2021 06/15/2021: The value in the equation is incorrect. It appears that NGVD29(Adjusted) Datum is being used. The City's old Datum was NGVD29 Unadjusted. Please correct the value. 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 has been updated to show the appropriate NGVD29 adjustment value. Thank you. Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road July 8th, 2021 Galloway & Company, Inc. Page 9 of 10 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 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: · 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. Alpine Bank Redevelopment SEC of S. College Avenue & E. Prospect Road July 8th, 2021 Galloway & Company, Inc. Page 10 of 10 Comment Number: 2 Comment Originated: 04/26/2021 04/26/2021: The relocation of the single-family house must be at least 5ft from the property lines to avoid additional code requirements. Response: Noted, this requirement has been met to avoid additional code requirements. 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*. Response: Noted. Irrigation Plans have been completed and were forwarded to Eric Olson via email on 7/6/2021 prior to this response submittal. Thank you. 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