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HomeMy WebLinkAboutPLANETSCALE LIVING - FDP220004 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS April 12, 2022 response letter dated 04/20/22 Serdar Badem 12933 Regan Lane Saratoga, CA 95070 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreviewRE:PlanetScale Living, FDP220004, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of PlanetScale Living. 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 970-416-2744 or via email at bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.comTopic: General Comment Number: 1 02/14/2022: 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! Comment Number: 2 02/14/2022: 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. 02/14/2022: INFORMATION: 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.pdf File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. *Please disregard any references to paper copies, flash drives, or CDs. Comment Number: 4 02/14/2022: INFORMATION: All plans should be saved as optimized/flattened PDFs to reduce file size and remove layers. Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s. AutoCAD turns drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" in the command line and enter "0". Read this article at Autodesk.com for more tips on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Comment Number: 5 02/14/2022: INFORMATION: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are ready to resubmit your plans, please notify me with as much advanced notice as possible. Comment Number: 7 02/14/2022: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. (LUC 2.211 Lapse, Rounds of Review). Comment Number: 8 02/14/2022: 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. Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.comTopic: General Comment Number: 1 04/12/2022: FOR APPROVAL - UPDATED: Modification language is not updated on the title sheet. Response: The title sheet has been modified per the redline request. Trash/recycling container and bike enclosure detail need to be updated for sheet 3 of 10. All other sheets appear to have the required detail. Response: Revised Site Plan has been included with this submittal. The land use table still requires an update to accurately depict the bedroom count for each unit (this is important for off-street parking counts and depicting what was approved at PDP). We'll want the following information added 2 Units: 1 Bedroom; 2 Units: 2 Bedrooms Response: the land use table has been modified per your request. 03/01/2022 FOR APPROVAL: See staff redlines. Redlines include: Unifying line work between plan sheets in both the planning set and utility set. Correcting bicycle parking enclosure details Changing labels on trash containers Updating land use table Adding modification language to title sheet. Response: all these comments have been corrected per your request. Contact: Tim Dinger, ,tdinger@fcgov.comTopic: General Comment Number: 1 03/30/2022: FOR FINAL APPROVAL - UPDATED: Thank you for submitting the Improvement Survey Plat as a part of the Round 2 submittal. If easements or right-of-way are to be dedicated (and are not dedicated via the plat), please visit the Engineering Development Review Page (https://www.fcgov.com/engineering/devrev) for most information and instructions on how to navigate the dedication process. All easements and ROW will have to be dedicated during the FDP process, prior to plan approval. Please see attached - we completed the application for the easements as requested. 02/22/2022: FOR FINAL APPROVAL: Submit your survey documents for dedicating both easement and right-of-way, as well as a completed submittal sheet, and associated fees for review with the FDP. These documents must be produced by a Professional Land Surveyor licensed in the state of Colorado. Please see attached - we submitted the CO survey certified documents as requested. Comment Number: 7 04/12/2022: FOR FINAL APPROVAL - UPDATED: The City is currently reviewing the cost estimate for accuracy, and determining if there is a need for a DCP. Redlines for the cost estimate will be provided to the applicant between review rounds with more information and direction on how to move forward with this project. Response: Noted. Please send any comments when they are available. 03/02/2022: FOR FINAL APPROVAL: Please fill out the attached cost estimate, including only the work done within the City's right-of-way. The final amount of the cost estimate will determine whether the City will require a Development Construction Permit (DCP) or not. The cost estimate will be reviewed by the City with the next submittal. Response: The cost estimate was provided with the previous submittal. Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.comTopic: Erosion Control Comment Number: 1 02/25/2022: INFORMATION ONLY: This project is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Stormwater Design Criteria, Chapter 2, Section 6.0. A copy of those requirements can be found at www.fcgov.com/erosion 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 projects for such inspections. 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 on the number of LID/WQ Features that are designed for on this project. Based on the proposed site construction associated with this project we are assuming 1 lots, 0.32 acres of disturbance, 1 years from demo through build out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Inspection Fee estimate of $1116.04. Based on 1 field of porous pavers, the estimate of the Stormwater LID/WQ Inspection fee is $365. Please note that as the plans and any subsequent review modifications of the above-mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. Comment Number: 2 04/07/2022: FOR FINAL APPROVAL - UPDATED: Please provide an updated Erosion Control Cost Escrow estimate based on the revised plans, all other Erosion and Sediment Control comments have been addressed, thank you. Response: Erosion Control Cost Estimate has been provided with this submittal. 02/25/2022: FOR FINAL APPROVAL: How much area is going to be disturbed with your project? please add note to Erosion Control Plan indicating disturbed area. Please address all redlines provided on the Erosion and Sediment Control Plan. Please note the Erosion and Sediment Control escrow required by the City is 1.5 times of the cost of the measures as calculated by your engineer in the supplied BMP cost table. Response: Please see our response provided in our last response. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.comTopic: General Comment Number: 4 04/12/2022: FOR FINAL APPROVAL AMMENDED: The Grading Plan shows the eastern property boundary is higher than the building FFE and flows are being directed towards the building. Is the building protected from nuisance and 100 year flows? Response: Slope arrows at the east side of the building, and spot elevations at the center of the pavers have been added to display positive drainage away from the building. Also, there will be a 6” step up into the building from the exterior elevations. 03/01/2022: FOR FINAL APPROVAL: Additional spot elevations are needed within the porous paver area to show this area is a sump and that flows are being directed into this porous paver system, which was the original design intent. Also, additional spot elevations are needed along the east and north property lines to show that the proposed grading is matching existing. Response: Please see our response provided in our last response. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.comTopic: General Comment Number: 4 04/12/2022: FOR FINAL APPROVAL: The meter and curb stop need to be behind the sidewalk. Typically, the curb stop is 1 foot in front of the utility easement line and the meter is one foot past the easement line. Response: Domestic and Irrigation meters have been relocated. Comment Number: 5 04/12/2022: FOR INFORMATION ONLY: The existing water service can be used as an irrigation service, which would avoid the abandonment. Multi-family of 3 units or more requires a separate irrigation service. Response: Existing meter has been relocated and labeled to be used as irrigation. Comment Number: 6 04/12/2022: FOR FINAL APPROVAL: The water meter details are not for a 1-inch service. Please revise. Response: Meter details have been revised. Comment Number: 7 04/12/2022: FOR FINAL APPROVAL: Please add the water service detail showing the curb stop. Response: Meter details have been revised. Contact: Austin Kreager, 970-224-6152, akreager@fcgov.comTopic: General Comment Number: 1 03/01/2022: INFORMATION: Electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. This includes capacity for additional units and all work associated with installing the new transformer vault in the parkway. Comment Number: 2 04/12/2022: FOR APPROVAL - UPDATED: Thank you for submitting a preliminary C-1 form. Unfortunately, our single-phase transformers are limited to a maximum conductor size of 350kcmil. You are proposing 500cu. Please revise this for your next submittal and please include a one-line diagram. Response: See the attached revise C-1 Form. 03/01/2022: FOR APPROVAL: Please provide a one-line diagram and a C-1 form to Light and Power Engineering. The C-1 form can be found at: https://www.fcgov.com/utilities/img/site_specific/uploads/c-1_form.pdf?1597677310 Response: See the attached revise C-1 Form. Comment Number: 3 03/01/2022: INFORMATION: Light and Power would like to remind you that all of our facilities must have a ten foot clearance away from all water, wastewater, and storm sewer facilities. We also require a three foot clearance away from all other utilities with the exception of communication lines. Comment Number: 4 03/01/2022: INFORMATION: You may contact Austin Kreager, project engineering if you have questions. (970) 224-6152. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar ds_FINAL_18November2016_Amendment.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.comTopic: Building Insp Plan Review Comment Number: 1 04/11/2022: BUILDING PERMIT - UPDATED: The new 2021 building codes have been adopted and will be in effect on 4/15/22. All permit applied for after that date must comply with those codes. Response: Noted 02/11/2022: BUIDLING PERMIT: This change of occupancy requires a building permit and the building must meet current code. Construction shall comply with adopted codes as amended. Current adopted codes are: Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Response: Noted IMPORTANT: Fort Collins will be adopting the new 2021 Building Codes in March 2022. 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.R-2 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 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 fire-sprinkler. 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 multi-family structure. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.comTopic: General Comment Number: 1 03/02/2022: 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 221-6704 or eolson@fcgov.com Response: Acknowledged, irrigation plans to comply with provisions of Land Use Code and to be provided at time of building permit. Contact: Jeff County, 970-221-6588, jcounty@fcgov.comTopic: Construction Drawings Comment Number: 12 04/12/2022: FOR FINAL APPROVAL: All Benchmark Statements must match on all sheets. Response: Benchmark statement on cover has been revised. 03/02/2022: 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’. Comment Number: 13 04/12/2022: FOR FINAL APPROVAL-UNRESOLVED: There are spelling issues. See redlines. Response: Plans revised accordingly. Comment Number: 14 04/12/2022: FOR FINAL APPROVAL-UNRESOLVED: There are sheet title issues. See redlines. Response: The title sheet has been modified per the redline request. Comment Number: 16 04/12/2022: FOR FINAL APPROVAL-UNRESOLVED: Please add the reception numbers for the dedications by separate document. Response: Reception numbers will be added prior to plan approval. Topic: General Comment Number: 18 04/12/2022: FOR FINAL APPROVAL-UNRESOLVED: In reviewing the submittal documents I am unable to locate the ROW dedication, that you indicated in your comment response was provided. Response: ROW documents have been submitted. 03/02/2022: FOR FINAL APPROVAL: There are references for Right Of Way dedicated by separate document, but there was not a legal description & sketch provide for it. Response: ROW documents have been submitted. Topic: Site Plan Comment Number: 2 04/12/2022: FOR FINAL APPROVAL-UNRESOLVED: Please revise the legal description as marked. See redlines. Response: The title sheet has been modified per the redline request. 03/02/2022: FOR FINAL APPROVAL: Please revise the legal description as marked. See redlines. Response: The title sheet has been modified per the redline request.