HomeMy WebLinkAboutSTANFORD SENIOR LIVING - FDP210017 - 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/developmentreviewAugust 20, 2021Stephanie
Hansen Ripley Design, Inc419 Canyon Ave, Suite 200Fort Collins, CO 80521RE: Stanford Senior Living, FDP210017, Round Number 1Please see the following summary of comments from City
staff and outside reviewing agencies for your submittal of Stanford Senior Living. If you have questions about any comments, you may contact the individual commenter or direct your
questions through your Development Review Coordinator, Tenae Beane via phone at 9702246119 or via email at tbeane@fcgov.com. Responses in Blue contact Blaine at Northern EngineeringResponses
in Purple contact Stephanie at Ripley DesignResponses in Orange contact Bo at VFLAComment Summary:Department: Development Review CoordinatorContact: Tenae Beane, 9702246119, tbeane@fcgov.comTopic:
GeneralComment Number: 1 Comment Originated: 08/17/202108/17/2021: 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!Response: UnderstoodComment Number: 2 Comment Originated: 08/17/202108/17/2021:
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.Response: Noted and
Acknowledged. Comment Number: 3 Comment Originated: 08/17/202108/17/2021: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic
submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example:
UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdfResponse: UnderstoodComment Number: 4 Comment Originated: 08/17/202108/17/2021: 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.Response: UnderstoodComment Number: 5
Comment Originated: 08/17/202108/17/2021: 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 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 ourcustomers. As a result, we will be making some temporary service changes.Beginning Monday May 10th
one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks).Response: UnderstoodComment Number: 6 Comment Originated:
08/17/202108/17/2021: 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.Response: UnderstoodComment Number: 7 Comment Originated: 08/17/202108/17/2021: 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.Response: UnderstoodComment Number: 8 Comment Originated: 08/17/2021All "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.Once
the offsite easement agreement documents are put together, I will be reaching out to you to help me get that submitted and recorded. - Blaine Department: Engineering Development ReviewContact:
Marc Virata, 9702216567, mvirata@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 08/17/202108/17/2021: for approval:There appears to be a portion of a storm
line that is being connected to an existing 36" RCP that is outside of the platted boundary. It appears a portion of this is in an existing 20' storm sewer easement, but a portion may
be outside of any existing easements. It should be verified what easement(s) and/or permission from the offsite property owner is needed?We are currently working on the offsite easement
dedication with the property owner. We will have this recorded prior to mylars.Comment Number: 2 Comment Originated: 08/17/202108/17/2021: for approval:Similar to the previous
comment, a sawcut of the parking lot is showing to be outside of the property boundary on the hotel site. Is there documentation of permission from the offsite property for this work?The
design has been revised to eliminate the need to get an approval from them. We are tying into existing along our property line now. This just warped the asphalt a little more but it
again eliminates the need to coordinate with Marriot or get their approval.Department: Traffic OperationContact: Steve Gilchrist, 9702246175, sgilchrist@fcgov.comTopic: GeneralComment
Number: 1 Comment Originated: 08/17/202108/17/2021: Traffic Operations has no further comments.
Response: Thank youDepartment: Erosion ControlContact: Basil Hamdan, 9702221801, bhamdan@fcgov.comTopic: Erosion ControlComment Number: 1 Comment Originated: 08/12/202108/12/2021:
INFORMATION ONLY:The site is subject to Erosion and water quality inspection fees, these will need to be paid at prior to the issuance of a DCP. A fee calculation will be provided
when final size and number of stormwater controls on this site are agreed upon.FOR FINAL APROVAL:Please use the updated Construction Control Measures Standard notes in the Utility Plans,
these can be found in Appendix F of the Stormwater Criteria Manual, located at: https://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulations/erosion/The
SWMP report states only 2.5 acres on the site would be disturbed, the site is about 3.97 acres, it is hard to see how 1.5 acres on the site would not be disturbed with the proposed improvements
shown.Notes are now on sheet CS3. The 2.5 acres came from the area where the grades were being altered. We are not proposing to redo the entire parking lot but just the area where the
Stormtech chambers are going. However, they will most likely be staging all their equipment and what not in that southern half of the parking lot I have increased the acres to 3.79 acres
(the entire platted area). The escrow estimate has been revised to reflect this change along with the narrative for the SWMP.Department: Stormwater EngineeringContact: Dan Mogen,
9703055989, dmogen@fcgov.comTopic: GeneralComment Number: 2 Comment Originated: 08/16/202108/16/2021: FOR APPROVAL:Please see redlines regarding final details and clean
up including details on the proposed StormTech system.I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference
call to do so.The details you were trying to reference are on sheet DTL2. Refer to redlines responses for additional information. Comment Number: 3 Comment Originated: 08/16/202108/16/2021:
FOR APPROVAL:The proposed storm sewer connection to the south appears to be offsite and also outside of existing easements. Construction/permanent easement is needed for this area
and connection.We are currently working with the adjacent property owners to get this offsite easement dedication recorded prior to mylar. Thank you for your help.Comment Number: 4
Comment Originated: 08/16/202108/16/2021: FOR APPROVAL:There appear to be several discrepancies between existing infrastructure and their associated easements or lack thereof.
Please update plat to dedicate easements for the existing infrastructure. Please see redlines on plat and utility plans for more information and questions.Additional easements have
been dedicated per your redlines (refer to plat and sheet U1). We are also vacating the existing 20’ storm easement that serves no purpose (refer to plat and sheet Ex1). Comment Number:
5 Comment Originated: 08/16/202108/16/2021: INFORMATION:Please note that all City construction detail drawings are to be used in theiroriginal, unaltered state. ANY modification(s)
must be clearly distinguished and all City logos/identifiers must be removed from the modified detail. Detail drawings can be found in both .pdf and .dwg formats through the links to
“Construction Drawings” on www.fcgov.com/utilitydevelopment.AcknowledgedDepartment: WaterWastewater EngineeringContact: Dan Mogen, 9703055989, dmogen@fcgov.comTopic: GeneralComment
Number: 1 Comment Originated: 08/16/202108/16/2021: FOR APPROVAL:The water service and meter for this project site will need to be sized based on the AWWA M22 manual design
procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal
package for this project.Justification letter has been included in this letter. The utility plans were updated to reflect the change from a 3” meter to a 2” meter per the letter.Comment
Number: 2 Comment Originated: 08/16/202108/16/2021: FOR APPROVAL:Please see redlines regarding proposed waterline lowerings (main, fire service, and domestic service is it
possible to avoid any or all of these?), hydrant relocation, and sanitary manhole connection.I encourage you to reach out with any questions or to review potential revisions, and I’d
be happy to set up a meeting or conference call to do so.Water lowerings for both the fire and water services have been removed along with the lowering in the existing 8” water line
in our drive aisle. Per your request I have ordered pothole information and will keep you in the loop on when that information comes back. See comment response in utility redlines for
additional clarification. Comment Number: 3 Comment Originated: 08/16/202108/16/2021: FOR APPROVAL:There appear to be several discrepancies between existing infrastructure
and their associated easements or lack thereof. Please update plat to dedicate easements for the existing infrastructure. Please see redlines on plat and utility plans for more information
and questions.Refer to previous comment responses. All redlines for dedicating additional easements and vacating the useless storm easement have been addressed. Refer to plat and utility
plans for additional clarification. Comment Number: 4 Comment Originated: 08/16/202108/16/2021: INFORMATION:Please note that all City construction detail drawings are to be
used in theiroriginal, unaltered state. ANY modification(s) must be clearly distinguished and all City logos/identifiers must be removed from the modified detail. Detail drawings can
be found in both .pdf and .dwg formats through the links to “Construction Drawings” on www.fcgov.com/utilitydevelopment.Acknowledged Comment Number: 5 Comment Originated: 08/16/202108/16/2021:
INFORMATION:Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26306 Wastewater Discharge
Permit Requirements and Section 26332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer,
both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970)2216900, to discuss these
requirements and how they apply to this development.Thank you for this information.Department: Light And PowerContact: Austin Kreager, 9702246152, akreager@fcgov.comTopic: GeneralComment
Number: 1 Comment Originated: 08/16/202108/16/2021: INFORMATION:Thank you for supplying a proposed C1 form. I see no issue with what was proposed, and I look forward to seeing
a finalized C1 form along with a oneline diagram prior to DCP.Response: AcknowledgedComment Number: 2 Comment Originated: 08/16/202108/16/2021: INFORMATION:Thank you for showing
the utility easement along Monroe Dr. as well as the relocated electric line. Light and Power is okay with the proposed transformer location.Thank you for working with us and forestry
to come to a solution prior to this submittal. Comment Number: 3 Comment Originated: 08/16/202108/16/2021: INFORMATION:Electric Capacity Fee, Building Site charges and any
system modification charges necessary will apply to this development.Acknowledged Comment Number: 4 Comment Originated: 08/16/202108/16/2021: INFORMATION:You may contact Austin
Kreager, project engineering if you have questions. (970) 2246152. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2016_Amendment.pdfYou
may reference our policies, development charge processes, and use ourfee estimator at http://www.fcgov.com/utilities/business/buildersanddevelopers.Austin, thanks again for going
out of your way to help us develop a solution that works for the city as well as our development. Department: ForestryContact: Christine Holtz, choltz@fcgov.comTopic: GeneralComment
Number: 1 Comment Originated: 08/17/202108/17/2021: INFORMATION ONLY FOR FINALAccording to Light and Power, the proposed transformer just east of existing tree number 4,
will most likely interferer with the critical root zone of said tree. This tree is in fair minus condition, and is a multistem ash, which means it is not a good candidate for treatment.
Forestry is okay if the tree needs to be removed and mitigated for.
Response: We will keep the tree at this time. Department: PFAContact: Marcus Glasgow, 9704162869, marcus.glasgow@poudrefire.orgTopic: GeneralComment Number: 1 Comment
Originated: 08/13/202108/13/2021: The alternative method of compliance was approved for Aerial Access. Please update file with the signed approved letter.
Response: Signed approved letter has been provided.Department: Building ServicesContact: Katy Hand, khand@fcgov.comTopic: Building Insp Plan ReviewComment Number: 1 Comment
Originated: 08/16/202108/16/2021: INFORMATIONAL: Please visit our website for a list of current adopted building codes and local amendments for building permit submittal: https://www.fcgov.com/building/codes.phphttps://www.fcgov.com/building/energycodehttps://www.fcgov.com/building/application.phpResponse:Acknowledged.Comment
Number: 2 Comment Originated: 08/16/202108/16/2021: 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 thedesign, 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 middesign stage for this meeting to be effective. Plans should be at least 50% complete and 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.Response:Acknowledged. A presubmittal
meeting has occurred between Russ Hovland and VFLA, and another will be scheduled with Building Services.Comment Number: 4 Comment Originated: 08/16/202108/16/2021: 10% of
all parking spaces must be EV ready (conduit in place)Response:Acknowledged. Conduit will be provided.Comment Number: 5 Comment Originated: 08/16/202108/16/2021: his 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.Response: Building is not located within 250ft
of a 4 lane road or 1000 ft of an active railway. Russ Hovland confirmed this is not a requirement.Comment Number: 6 Comment Originated: 08/16/202108/16/2021: City of Fort
Collins amendments to the 2018 IBC require a full NFPA13 sprinkler system per IBC chapter 9Response:Acknowledged. NFPA-13 is planned.Comment Number: 7 Comment Originated: 08/16/2021A
City licensed commercial general contractor is required to construct any new commercial structure.Response:Acknowledged.Comment Number: 8 Comment Originated: 08/16/202108/16/2021:
Prescriptive energy compliance with increased insulation values is required for buildings using electric heat.Response:Acknowledged.Comment Number: 9 Comment Originated: 08/16/202108/16/2021:
Building air tightness test is required between dwelling units. Consider air barrier details in the building design. https://www.fcgov.com/building/energycodeResponse:AcknowledgedComment
Number: 10 Comment Originated: 08/16/202108/16/2021: The exterior fence with trellis above is taller than 6ft above grade and must be structurally engineered to withstand
local wind and snow loads.Response: The structural engineer will reviewContact: Russ Hovland Topic: Building Insp Plan ReviewComment Number: 3 Comment Originated: 08/16/202108/16/2021:
Since this buildings sw corner is closer than 60ft to its property line, it will need to meet the total allowable area per section 506 of the IBC.Response: Acknowledged. Separated
occupancies have been developed to maintain a higher ratio per 506.2.4. Department: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.comTopic: Construction DrawingsComment
Number: 5 Comment Originated: 08/16/202108/16/2021: FOR FINAL APPROVAL:Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines.Sheet
titles now match index on coverTopic: Landscape PlansComment Number: 3 Comment Originated: 08/16/202108/16/2021: FOR FINAL APPROVAL:There are line over text issues. See redlines.Response:
Line over text has been corrected. Topic: PlatComment Number: 1 Comment Originated: 08/16/202108/16/2021: 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. If
you have any specific questions about the redlines, please contact John Von Nieda at 9702216565 or jvonnieda@fcgov.comAll changes were made please refer to redline responses for additional
clarification on changesTopic: Site PlanComment Number: 2 Comment Originated: 08/16/202108/16/2021: FOR FINAL APPROVAL:Some of the sheet titles in the sheet index do not
match the sheet titles on the noted sheets. See redlines.Response: Line over text has been corrected. Comment Number: 4 Comment Originated: 08/16/202108/16/2021: FOR FINAL
APPROVAL:There is text that needs to be masked. Mask all text in hatched areas. See redlines.Response: Line over text has been corrected.