HomeMy WebLinkAboutAPEX-HAVEN - FDP210012 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS 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/developmentreview
June 30, 2021
Shelley La Mastra
Russell + Mills Studios
506 S College Ave Unit A
Fort Collins, CO 80524
RE: Apex Haven Apartments, FDP210012, Round Number 2
Please 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 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.com
Topic: General
Comment Number: 1
05/04/2021: 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: 7
05/04/2021: 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, we will cc you on emails so you are aware when we have final sign off from all departments.
Comment Number: 6
05/04/2021: 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: Noted, thank you.
Department: Planning Services
Contact: Pete Wray, 970 221 6754, pwray@fcgov.com
Topic: General
Comment Number: 2
06/16/2021: FOR APPROVAL:
Ready for Recording
RMS Response: Noted, thank you.
Department: Historic Preservation
Contact: Maren Bzdek, 970 221 6206, mbzdek@fcgov.com
Topic: General
Comment Number: 1
05/25/2021: Please submit a finalized plan of protection document for review at
your earliest convenience.
ALM2s Response: The plan of protection was submitted on November 15, 2021 and approved by Maren Bzdek on 12/9/21 via email.
Department: Forestry
Contact: Nils Saha, , nsaha@fcgov.com
Topic: General
Comment Number: 3
6/29/2021: FOR FINAL APPROVAL:
The symbols for shade trees on LP100 and LP101 do not match (the gingko
and the discovery elm symbols are switched). Please make sure they are consistent.
RMS Response: Symbols have been corrected.
Department: Engineering Development Review
Contact: Spencer Smith, 970 221 6603, smsmith@fcgov.com
Topic: General
Comment Number: 1
06/29/2021: DEVELOPMENT AGREEMENT UPDATED:
Thank you for submitting the DA information form. The DA draft will be sent to
our City Attorney for review in the next couple of days. I will provide a draft for
review by the applicant team once it is ready.
RMS Response: Noted, thank you.
05/24/2021: 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 City
Attorney by the time we issue comments on your next submittal. Once our
attorney 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.php
RMS Response: Previous comment.
Comment Number: 2
06/29/2021: DEVELOPMENT CONSTRUCTION PERMIT UPDATED:
Thank you for submitting the cost estimate. It has been routed to our Chief Engineering Inspector
for review. I will coordinate with you if there are any questions or revisions required.
United Civil Response: Noted, thank you.
05/24/2021: 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.php
United Civil Response: Previous comment.
Comment Number: 5
06/29/2021: FOR FINAL APPROVAL UPDATED:
You added a note on the plan about the connection but didn't see the detail that was referenced.
United Civil Response: The construction joint detail is shown in the CDOT concrete pavement joint detail on sheet C6.03. The note on sheet C4.02 has been further clarified noting to
use a construction joint with doweled connection.
05/24/2021: FOR FINAL APPROVAL:
How is the proposed concrete being tied into the existing concrete of the
emergency 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: Previous comment.
Department: Light And Power
Contact: Cody Snowdon, 970 416 2306, csnowdon@fcgov.com
Topic: General
Comment Number: 1
06/29/2021: FOR FINAL APPROVAL:
Please work with Light and Power on the grading of the transformer pad to
avoid exceed 4:1 side slopes.
United Civil Response: Grading has been revised.
05/13/2021: 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: Previous comment.
Comment Number: 2
05/13/2021: FOR DCP:
A commercial 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
ALM2s Response: A C-1 form will be issued once the project is submittal for permit review.
Comment Number: 3
05/13/2021: FOR DCP:
On the one line 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/builders and developers/development fo rms guidelines regulations
ALM2s Response: The final one-line diagram will be submitted when the project is submitted for permit review.
Department: Technical Services
Contact: Jeff County, 970 221 6588, jcounty@fcgov.com
Topic: Construction Drawings
Comment Number: 5
06/29/2021: FOR FINAL APPROVAL UNRESOLVED:
The Benchmark Statement on sheet C0.01 does not match the cover sheet. All
Benchmark Statements must match on all sheets.
United Civil Response: Addressed.
05/25/2021: 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’.
United Civil Response: Previous comment.
Topic: Plat
Comment Number: 1
06/29/2021: FOR FINAL APPROVAL UPDATED:
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: Changes made.
Department: Outside Agencies
Contact: Megan Harrity, Larimer County Office of the Assessor,
mharrity@larimer.org, 970 498 7065, ,
Topic: General
Comment Number: 1
06/29/2021: FOR FINAL APPROVAL UNRESOLVED:
No change was shown on the resubmittal, no response to this comment was provided.
Washburn Response: Titles matched.
05/17/2021: 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 Apex Haven Apartments.
These should be the same.
Department: Water Conservation
Contact: Eric Olson, 970 221 6704, eolson@fcgov.com
Topic: General
Comment Number: 1
05/24/2021: 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 221 6704 or eolson@fcgov.com
RMS Response: Irrigation plans have been sent. Additional water meter has been added per new code requirement.
Department: Building Services
Contact: Russell Hovland, 970 416 2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
05/21/2021: BUILDING PERMIT:
The multi family building is closer than 10ft to the north property line and will
require a 1 hour wall and limited openings.
all buildings should have a fire separation distance of 20ft between them.
ALM2s Response: The north wall is designed to be 1-hour rated and includes limited openings.
Comment Number: 2
05/21/2021: BUILDING PERMIT:
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:
· Multi family and Condominiums 3 stories max: 2018 IECC residential chapter.
· Commercial and Multi family 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.
· 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.
ALM2s Response: Comments Acknowledged. The project will be submitted per permit under the currently adopted 2021 I-Codes.
Additional comments:
Since the last round of review the lighting and irrigation requirements have changed. The plans have been updated to reflect new code requirements.
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