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HomeMy WebLinkAboutWORTHINGTON STORAGE - FDP220016 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS 1 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 January 20, 2023 Sam Coutts Ripley Design 419 Canyon Ave Fort Collins, CO 80521 RE: Worthington Storage, FDP220016, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Worthington Storage. 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. Response in red please contact: Ripley Design, Inc. (land planner) Response in blue please contact: Northern Engineering (civil engineer) Response in green please contact: Arco/Murray (architect) Response in purple please contact: Strategic Storage Partners (developer) Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 12/29/2022: 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! Ripley Design, Inc.: Thank you Brandy. Comment Number: 2 12/29/2022: SUBMITTAL: As part of your resubmittal, you will respond to the comments provided in this 2 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. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Ripley Design, Inc.: Thank you Brandy. A comment responses will be provided at the time of the FDP Rd 2 submittal. Comment Number: 3 12/29/2022: SUBMITTAL: 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. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. Ripley Design, Inc.: Submitted documents will follow the above requirements. Comment Number: 4 12/29/2022: SUBMITTAL: 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 is sues with the PDF file. The default setting is "1" ("on") in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcart i cles/sfdcarticles/Drawing-text-appears-as-Comments-in-a-PDF-created-by-AutoCAD.html Ripley Design, Inc.: Plans will be provided to meet the above requirements. Comment Number: 5 12/29/2022: SUBMITTAL: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. When you are preparing to resubmit your plans, please notify me with an expected submittal date with as much advanced notice as possible. Ripley Design, Inc.: We will notify you as early as possible for the upcoming re -submittal date. Comment Number: 6 12/29/2022: INFORMATION: Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. 3 Ripley Design, Inc.: Understood. We plan on resubmitting on 03/08/2023 Comment Number: 7 12/29/2022: INFORMATION: ANY project that requires four or more rounds of review would be subject to an additional fee of $3,000.00. Ripley Design, Inc.: Undertstood. Thank you for the clarification. Comment Number: 8 12/29/2022: FOR FINAL APPROVAL: I am not showing the date listed on your FDP checklist for the Building Service Presubmittal Meeting. Please provide the date of the meeting, or if the meeting has not been held, please work with me to schedule, prior to the next round submittal. Round 2 will not be accepted without the Building Services Presubmittal Meeting. New Commercial Projects require a pre-submittal meeting for building code feasibility. This typically takes place when drawings are 50% complete and in the mid phases of the Development Review Process. Ripley Design, Inc.: We will coordinate with Building Service and you to get a date set up for the Presubmittal meeting. Comment Number: 9 12/29/2022: 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. Ripley Design, Inc.: Thank you Brandy. The above required comment responses will be addressed for this next round. Department: Planning Services Contact: Katelyn Puga, , kpuga@fcgov.com Topic: General Comment Number: 1 01/13/2023: FOR FINAL APPROVAL: Architectural Building Elevations - Additional information will be required on the architectural elevations to demonstrate that the architectural elevations meet the requirement of Division 3.5.3 (E)(2) in the Land Use Code that requires that building bays shall be a maximum of 30 ft. in width. Addition of columns, piers, or fenestration pattern are way to break up the large bays on the elevation. Refer to Planning Redlines for more information. Arco/Murray: Additional dimensions strings were added to the elevations to indicate that no wall surface exceeds 30’-0” without a change in articulation including change of materials, wall plane, columns, piers, or fenestration. The South East elevation was adjusted to reduce the wood siding to less than 30’-0”. Comment Number: 2 01/13/2023: FOR FINAL APPROVAL: Architectural Building Elevations - Refer to Planning Redlines on the Architectural Elevations for additional comments to be addressed. Arco/Murray: Same as above; in addition a note was added that indicates Self-Serve Mini-Storage is exempt from the requirements of “Orientation to a Connecting Walkway per Section 3.5 .3 (C) (1). 4 Comment Number: 3 01/13/2023: FOR FINAL APPROVAL: Landscaping Plan - Refer to Planning Redlines on the Landscaping Plan for additional comments to be addressed. Ripley Design, Inc.: Discussed with Christine at Forestry for utility conflicts o n Landscape Redlines. Redline comments have been addressed on Redline Set. Comment Number: 4 01/13/2023: FOR FINAL APPROVAL: Architectural Building Elevations - Move detail sheet to the back of the architectural building elevation plan set. The plan set should begin with the building architectural elevations. Arco/Murray: This sheet has been moved to the back of the set. Comment Number: 5 01/13/2023: FOR FINAL APPROVAL: Architectural Building Elevations - Please label the direction in all renderings provided with the plan set. Update renderings as building elevations are revised to meet the Façade Treatment requirements of the Land Use Code. Arco/Murray: A key plan indicating the location and direction of the renderings has been added to the set. Comment Number: 6 01/13/2023: FOR FINAL APPROVAL: Site Plan - Refer to Planning Redlines on the Site Plan for additional comments to be addressed. Ripley Design, Inc.: Site Plan Redlines have been addressed. See attached Redline Markups from Ripley. Comment Number: 7 01/13/2023: FOR FINAL APPROVAL: Photometric Plan - The property is within the Lighting Context 1 designation. Refer to Table 3.2.4-4 of the Land Use Code and provide all BUG ratings for fixtures and revise plans accordingly. Arco/Murray: Please refer to the Planning Redlines on the Photometric Plan for additional comments to be addressed. Arco/Murray: Comment Number: 8 01/20/2023: FOR FINAL APPROVAL The parking calculation takes into consideration the parking on Lot 2. To ensure that this parking is accessible to Lot 1 in the future, please provide the mentioned parking agreement with the next submittal. City Staff will continue to evaluate if any other means of documentation that may be required for the shared parking. Strategic Storage Partners 5 Department: Engineering Development Review Contact: Tim Dinger, , tdinger@fcgov.com Topic: General Comment Number: 1 01/10/2023: FOR DEVELOPMENT AGREEMENT: Please submit the Development Agreement information form with the round 2 FDP submittal. The DA info form can be found online here: https://www.fcgov.com/engineering/devrev. A copy has also been included wit h the redlines. Strategic Storage Partners Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 1 01/17/2023: FOR FINAL APPROVAL: The Final signed and stamped Traffic Impact Study will need to be included in the final documentation of this project. Strategic Storage Partners Comment Number: 2 01/17/2023: FOR FINAL APPROVAL: Stop signs should be placed at every access for this site to the internal private road and Worthington Circle in order to assign right of way for traffic. Northern Engineering: Stop Signs added at all access points Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 2 01/13/2023: FOR FINAL APPROVAL: Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required should be pulled before Construction Activities begin. Northern Engineering: Understood Comment Number: 3 01/13/2023: FOR FINAL APPROVAL: The Erosion Control Security Estimate calculation is not realistic based on current bid prices. Please document the values listed with a legitimate bid from a local contractor or revise the values used for unit prices with current and valid bid prices. Northern Engineering: Erosion estimate updated per the most up to date values that we have. Comment Number: 4 01/13/2023: FOR FINAL APPROVAL: This project disturbs 3 or more acres so sequence sheets need to be to be provided on the erosion control plans. Please ensure that the Erosion Control Plans provided include a individual sequence sheets in accordance with (FCSCM Ch 2 Section 6.1.3.2) 6 Northern Engineering: I believe we are under the 3acres of project disturbance. About 0.6acres of the site is not being disturbed (existing movie theater). I am including all offsite improvements as well into the project disturbance. I have included the table of calculations. Let me know if we need to discuss. Comment Number: 5 01/13/2023: FOR FINAL APPROVAL: Please address all comments provided on the redlined Erosion and Sediment Control Plans. Northern Engineering: Responses added to redlines Topic: Fees Comment Number: 1 01/13/2023: INFORMATION: 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 costs. The Erosion Control Inspection Fee is based on; the number of building permits, the total site disturbance and the estimated number of years the project will be active. Based on the proposed site construction associated with this project we are assuming 4 building permits, 3.20 acres of disturbance, 1.5 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 $1,717.95. 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 your review. The fee will need to be provided at the time of erosion of the payment of the erosion control escrow and prior to any building permit issuance. The Stormwater/Water Quality Inspection Fees are based on the number of LID/WQ Features that are designed for this project. Based on the plans we identified 5 underground treatment systems, which results in the estimate of the Stormwater/WQ Inspection Fee to be $2,075.00. Please note that as the plans or any subsequent review modifications of the above-mentioned values change the fees may need to be modified or adjusted. I have provided a copy of the spreadsheet used to arrive at these estimates for your review. The fee will need to be provided at the time of payment of the erosion control escrow and prior to any building permit issuance. Strategic Storage Partners Department: Stormwater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 1 01/17/2023: FOR FINAL APPROVAL: Please see redlines. 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. Northern Engineering: Responses added to redlines Comment Number: 2 01/17/2023: FOR FINAL APPROVAL: Please provide evidence that the detention basin is in compliance with drain times per Colorado Revised Statute 37-92-602(8). More information on this 7 statute is available at http://tinyurl.com/RevisedStatuteMemo, and a spreadsheet to show compliance is available for download at http://tinyurl.com/ComplianceSpreadsheet. Please contact Dan Mogen at (970)305-5989 or dmogen@fcgov.com with any questions about this requirement or for assistance with the spreadsheet. Northern Engineering: Document added to drainage report Comment Number: 3 01/17/2023: FOR FINAL APPROVAL: Please review landscape separations, particularly between the proposed underground system and proposed trees where 10 feet minimum separation is expected. Ripley Design, Inc.: Landscape plans have been updated for separations. See Redline comment addressing conflicts. Department: Water-Wastewater Engineering Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com Topic: General Comment Number: 1 01/17/2023: FOR FINAL 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 must be provided. As well, an engineered estimate for the annual water use on the domestic service will be required to determine the Water Supply Requirement (WSR) for the service/building. Arco/Murray: An updated water water estimate will be provided for the next round submittal. Comment Number: 2 01/17/2023: FOR FINAL APPROVAL: Please see redlines. 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. Northern Engineering: Responses added to redlines Comment Number: 3 01/17/2023: INFORMATION: Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26-306 Wastewater Discharge Permit Requirements and Section 26 -332 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)221-6900, to discuss these requirements and how they apply to this development. Northern Engineering: Understood. We will pass this information to the client Comment Number: 4 01/17/2023: INFORMATION: 8 Please note that all City construction detail drawings are to be used in their original, unaltered state. ANY modification(s) must be clearly distinguished and all City logos/identifiers must be removed from the modified detail. Detai l drawings can be found in both .pdf and .dwg formats through the links to “Construction Drawings” on www.fcgov.com/utilitydevelopment. Northern Engineering: Understood. We will clearly mark if there are any adjustments to details Comment Number: 5 01/17/2023: FOR APPROVAL: The initial FDP submittal will need to include separate irrigation service(s) for the site. Separate irrigation service is required due to recent changes to Fort Collins Utilities Water Supply Requirements (WSR) and Plant Investment Fees (PIF). Please ensure the project submittal includes: - Preliminary Irrigation Plan (PIP) – plan requirements can be found at: www.fcgov.com/WCS. Please contact Irrigation Development Review (irrigation@fcgov.com) with questions regarding the required PIP. - Water budget (annual usage) and peak flow (gallons per minute) for each irrigation service. Note: this information should be included on the PIP. - Landscape Plan including hydrozone table updated with 2022 values – 3, 8, 14, and 18 gallons/square foot/year for very low, low, medium, and high zones, respectively. - Water Need Form – form is available at: www.fcgov.com/WFF Please contact Utility Fee and Rate Specialists (UtilityFees@fcgov.com or 970-416-4252) with questions regarding the Water Need Form. Strategic Storage Partners Department: Water Conservation Contact: Emma Pett, , epett@fcgov.com Topic: General Comment Number: 1 01/05/2023: FOR FINAL APPROVAL: Preliminary irrigation plans (PIP) are required for review at Final Development Plan (FDP), prior to issuance of building permit. The requirements for the PIP must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Please direct questions to Eric Olson or Emma Pett. Strategic Storage Partners Department: Light And Power Contact: Rob Irish, 970-224-6167, rirish@fcgov.com Topic: General Comment Number: 1 01/06/2023: FOR FINAL APPROVAL: Proposed transformer location must be a minimum of 3 feet horizontal distance from the ground floor window. Please make sure this distance is being met. Transformer pad will most likely be approx.. 7 feet in length. Northern Engineering: Transformer pad placed minimum of 3-ft from building. Distances shown on utility plan. Comment Number: 2 9 01/06/2023: FOR FINAL APPROVAL: A fully completed C-1 Form and One-line diagram will be required for final approval. PLease submit these to me whe n you have them completed. Arco/Murray: Comment Number: 3 01/06/2023: FOR FINAL APPROVAL: This project will need to comply with our electric metering standards. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Arco/Murray: Comment Number: 4 01/06/2023: FOR FINAL APPROVAL: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. DESIGN TEAM: AutoCAD files can be provided for the above plans. Please provide an appropriate contact for the file to be transferred to. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 01/17/2023: FOR FINAL APPROVAL: FIRE LANE SIGN PLACEMENT - IFC D103.6.1; ROADS 20 TO 26 FEET IN WIDTH: Fire lane signs as specified in Section D103.6 shall be posted on both sides of fire apparatus access roads that are 20 to 26 feet wide. Please add fire lane signage to East side of the building. Northern Engineering: Fire Lane signs added to south east entrance. I believe that is the only location for cars to be able to stop along aerial access road. Let us know if there is a specific location that you are concerned with. Comment Number: 2 01/17/2023: FOR FINAL APPROVAL: SECURITY GATES - Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. A note shall be added to site plan showing how the gates will comply. Northern Engineering: Note added to construction plans general notes - IFC D103.6: Gates securing fire apparatus access roads shall comply with all of the following criteria: 1. The minimum gate width for vehicle access shall be 20 feet. 2. Gates shall be of the swinging or sliding type. 3. Construction of gates shall be of materials that allow manual operation by one person. 10 4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. Gates must have a Knox Gate Key Switch that fits the Knox Key system for Poudre Fire Authority. 6. Gate design and locking device specifications shall be submitted for approval by the fire code official prior to installation. 7. Electric gate operators, where provided, shall be listed in accordance with UL 325 and have a means of emergency, manual operation during power loss. 8. Gates intended for automatic operation shall be designed, constructed and Northern Engineering: Note added to construction plans general notes Department: Forestry Contact: Christine Holtz, , choltz@fcgov.com Topic: General Comment Number: 1 01/17/2023: FOR FINAL APPROVAL: There are multiple storm utility/tree separation conflicts. See Forestry redlines. Please shift trees away from the Stormtech Basins. Please do not eliminate trees, but find alternate locations 10 ft from Stormwater utilities. Ripley Design, Inc.: Trees have been adjusted accordingly to avoid utility conflicts. Comment Number: 2 01/17/2023: FOR FINAL APPROVAL: Please include the species diversity percentages in the plant schedule as well as the percent shade tree, evergreen and ornament al. Ripley Design, Inc.: Species diversity table has been updated. Comment Number: 3 01/17/2023: FOR FINAL APPROVAL: Canopy shade trees only consist of 40 percent of the tree plantings. Canopy shade trees should consist of 50% of the new trees being planted onsite, especially with 34 existing trees scheduled for removal. Ripley Design, Inc.: Canopy trees have been adjusted to show 50% of total tree counts. See landscape tables on landscape sheets. Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 01/17/2023: BUILDING PERMIT: Construction shall comply with adopted codes as amended. Current adopted codes are: 2021 International Building Code (IBC) with local amendments 2021 International Existing Building Code (IEBC) with local amendments 2021 International Energy Conservation Code (IECC) with local amendments 11 2021 International Mechanical Code (IMC) with local amendments 2021 International Fuel Gas Code (IFGC) with local amendments 2021 International Swimming Pool and Spa Code (ISPSC) with local amendments Colorado Plumbing Code & state amendments (currently 2018 IPC) 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 Live Load: Ground Snow Load 35 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 Colorado · Seismic Design: Category B. · Climate Zone: Zone 5 · Energy Code: 2021 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 adopted International Fire Code (IFC) and amendments to the 2018/2021 IFC require a full NFPA-13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements). · Buildings using electric heat, must use heat pump equipment. · A City licensed commercial general contractor is required to construct any new commercial structure. · Plans must be signed and stamped by a Colorado licensed architect or engineer and must be included in the permit application. · Electric vehicle parking spaces are now requi red per local amendment to the IBC. See section 3604. · For projects located in Metro Districts, there are special additional code requirements for new buildings. Please contact the plan review team to obtain the requirements for each district. Building Permit Pre-Submittal Meeting: For new buildings, please schedule a pre-submittal meeting for any new commercial or multi-family building with Building Services for this project. Pre-Submittal 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. Arco/Murray - This will be coordinated – see comment 8 above. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 3 01/17/2023: FOR FINAL APPROVAL: There are line over text issues. See redlines. Comment Number: 4 01/17/2023: FOR FINAL APPROVAL: 12 There are text over text issues. See redlines. Comment Number: 5 01/17/2023: FOR FINAL APPROVAL: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Topic: Plat Comment Number: 1 01/17/2023: 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 970-221-6565 or jvonnieda@fcgov.com Northern Engineering: Responses added to redlines Topic: Site Plan Comment Number: 2 01/17/2023: FOR FINAL APPROVAL: Please revise the legal description as marked. See redlines. Ripley Design, Inc.: The legal description has been updated on the Site plan per the redlines provided.