HomeMy WebLinkAboutAPEX HAVEN APARTMENTS PREVIOUSLY HAVEN APTS - PDP190017 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSFort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134-tax
lcgov. com/developmen treview
November 22, 2019
Shelley La Mastra
Russell + Mills Studios
506 S College Ave Unit A
Fort Collins, CO 80524
RE: Haven Apartments, PDP190017, Round Number 1
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of 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@fcqov.com
Topic: General
Comment Number: 1
11/19/2019: INFORMATION ONLY:
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: Thanks Brandy
Comment Number: 2
11/19/2019: INFORMATION ONLY:
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
Sign detail added to utility plans.
United Civil Group Response: Noted, fire lane signs will be indicated on the Utility Plans during final
compliance.
Comment Number: 3
11/18/2019: FOR FINAL PLAN:
ADDRESS POSTING - Unless a monument sign is located at the drive entry at
Prospect, address numerals shall be posted relative to building setback so as
to be visible from the street fronting the property (Prospect). Building 1 requires
a minimum of 10-inch numerals on a contrasting background. Buildings 2 & 3
require a minimum of 8-inch numerals on a contrasting background.
ALM2s Response: It is not known at this time whether a monument sign at the entry drive will be utilized so
we have indicated location and size of address numerals on the building elevations included with this
submittal.
Comment Number: 4
11/18/2019: FOR FINAL PLAN:
FIRE PITS & GRILLS - Fire pits & grills fueled by natural gas may be allowed in
association with multi -family buildings with prior approval of the fire marshal.
Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire
pits & grills shall be located in a permanent/fixed location, such as a built-in
kitchen or fireplace with UL fixtures as appropriate; or as otherwise limited by
manufacturer's installation guidelines. Connections shall have hard pipe, not flex
pipe and be equipped with an emergency shut off. Fire pits and grills fueled by
natural gas shall have a 10' separation to combustible construction and/or
vegetation. This distance is measured both horizontally and vertically from the
fire source and may be relevant to the pergola design.
RMS Response. No new grills are proposed. Existing grills on Apex shall remain in use for all residents.
Department: Environmental Services
Contact: Jonathon Nagel, 970-416-2701, inagel@fcqov.com
Topic: General
Comment Number: 1
11/19/2019: INFORMATION ONLY:
The Community Recycling Ordinance (No. 109 2016) requires that all new
business and multifamily complexes subscribe to recycling service that is at
minimum 1/3 of their overall service capacity (total bin capacity x number of
weekly pickups, include both trash and recycling when calculating overall
service capacity). In general recycling containers must be at least 50% the size
of proposed trash containers to meet this requirement. Please make sure
proposed containers meet this requirement and that adequate space is provided in all enclosures.
RMS Response: A new trash/recycling enclosure with (2) 4 CY bins has been shown as well as upsizing of
the existing enclosure in the NW from 3 cy bins to 4 cy bins. Please see multi -family excel spreadsheet
submitted as well.
Comment Number: 2
11/19/2019: FOR FINAL PLAN:
Please label the capacity and usage of the proposed dumpsters on the plan
enlargement of the trash and recycling enclosure.
RMS Response: Detail with information is provided on site detail sheets.
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Comment Number: 3
11/19/2019: BY HEARING:
How many total bedrooms are proposed? I counted 57 during my review, but
wanted to verify this. With 57 bedrooms you are likely to need -7.75 yards of
trash serviced per week and -5.1 yards of recycle which would be easily
accomplished with the proposed bin sizes with twice a week pickup
RMS Response: With the new plan including the Apex Apartments there are now a total of 118 bedrooms.
The excel spreadsheet provided by City staff has been used to calculate trash/recycling pick up. The
existing enclosure will convert the (5) 3 CY bins to (4) 4 CY bins (3 for trash, 1 for recycling) and a new
enclosure will be added west of Building 2 that will have (1) 4 CY trash and (1) 4 CY recycling. Trash
service will come to the site 4 days per week.
Comment Number: 4
11/19/2019: BY HEARING:
Any path that will be used to roll dumpsters between their storage location and
the truck access point needs to be concrete cement and may not exceed 5
percent slope in the direction of travel and 2 percent cross slope. Please label
this path, surface material and slopes on the site plan.
RMS Response: The new enclosure west of Building 2 has concrete in front of the enclosure as required.
United Civil Group Response: The enclosure grading does not exceed the slopes mentioned and are now
noted on the Grading Plan at the new location.
Comment Number: 5
11/19/2019: BY HEARING:
Generally rolling dumpsters are -4'x7' has a hauler been selected for this
project that gave you the dimensions used in the drawings (--5'6" x 6')?
Measuring between the curbs inside the enclosure -156" is available, it is
recommended to increase the width of the enclosure to more comfortably fit a
4'x7' container. This could be accomplished by expanding the width to the west
and moving the pedestrian entrance to the north side, additionally a 4' deep
container will allow more room for removing the rear container in front of the first container.
RMS Response: Please see above for response to new trash approach. Discussions and plans have been
sent to trash service representative to verify they meet their requirements.
Comment Number: 6
11/19/2019: BY HEARING:
Are residents responsible for bringing their trash and recycling from their units
to the dumpsters themselves or is any type of valet or chute system proposed?
Either a valet system or chutes will require advanced approval from PFA and the City.
RMS Response: The current residents at Apex bring their own trash/recycling out to the dumpsters. It is
planned to continue this approach.
Comment Number: 7
11/19/2019: FOR FINAL PLAN:
Enclosure service gates and associated latches and hinges are required to be
constructed of metal or other durable material. Please label this on the plan
enlargement for the trash and recycling enclosure.
RMS Response: A note has been added to the detail plan.
Department: Building Services
Contact: Katy Hand, khand@fcqov.com
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Topic: Building Insp Plan Review
Comment Number: 8
11/19/2019: BUILDING PERMIT:
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.php
ALM2s Response: Tnank you. Our oesrgn is baser) on the 2018 IBC and other current adopted code
diersions
Comment Number: 9
11/19/2019: BUILDING PERMIT / SITE CONSIDERATIONS:
Buildings walls located less than 10ft from property lines (that do not front a
public way) must be 1 hr fire rated with limited openings.
ALM2s Response: Thank you for this comment. Our code analysis will include the rated assembly for the
north wall of Building 1 and the supporting calculations for the allowed openings at this north wall.
Comment Number: 10
11/19/2019: INFORMATIONAL:
Buildings walls located within 250ft of a 4 lane road must provide exterior
composite sound transmission of 39 STC min.
ALM2s Response: Thank you for this comment. Our exterior wall assembly for Building I facing Prospect
Road will meet a minimum of 39 STC. Buildings 2 and 3 are existing, historic buildings which will make it
likely not possible to meet this local amendment given that we are required to retain the original windows
and exterior ,end wall ,assembly.
Comment Number: 11
11/19/2019: INFORMATIONAL:
Buildings 15,000 sf or larger require commissioning
ALM2s Response: Thank you for this comment. We will plan on providing commissioning for this building.
Department: Technical Services
Contact: Jeff County, 970-221-6588, *county@fcgov.com
Topic: General
Comment Number: 3
11/15/2019: INFORMATION ONLY:
Unless required during PDP, a complete review of all plans will be done at FDP.
RMS Response: Noted, thank you.
Topic: Plat
Comment Number: 2
11/15/2019: FOR FINAL PLAN:
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: Revised. On Sheet 1 our note 8 we did not change since the intention was to only
vacate all easements, dedicated on The Slab Property Plat. with Lot 2. Since Zoning is a transitory feature
it should not be shown on a permanent document. Adjacent Zoning is not show on the plat but is show on
planning documents.
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reference to specific project plans or explanations of why comments have not
been addressed, when applicable.
RMS Response: All Comments have been addressed or explanation provided on why they no longer are
applicable with the new design/approach.
Comment Number: 3
11/19/2019: INFORMATION ONLY:
When you are ready to re -submit, please let me know. Submittals are accepted
any day of the week, with Wednesday at noon being the cut-off for routing the same week.
RMS Response: Phone call on 211912020 to discuss resubmittal on 26h as well as requirements and
checklist needed. Brandy confirmed we would process as round 2 submittal with same PDP number,
however to resubmit all material on round 1 checklist.
Comment Number: 4
11/22/2019: INFORMATION ONLY:
the proposed project would process as a Type 2 Project Development Plan.
The decision maker for Type 2 is the Planning and Zoning Board. Staff would
need to be in agreement the project is ready for Hearing approximately 3-5
weeks prior to the hearing. I have attached the P&Z hearing schedule with due
dates. Everyone is able to prepare their presentations for the hearing during
this time, and we do send out notices as it is a public hearing.
RMS Response: Noted, thank you. AS soon as we have staff support and approval we would like to
schedule the next available P&Z meeting.
Department: Planning Services
Contact: Pete Wray, 970-221-6754, pwray@fcgov.com
Topic: General
Comment Number: 2
11/16/2019: BY HEARING:
Since Building 1 is over 40' in height, please provide shadow analysis per Section 3.5.1 (G) (1).
ALP42s Response: A shadow analysis has been included with this submittal.
Comment Number: 4
11/20/2019: BY HEARING:
In review of the Request for modification of standards, staff finds that the
Modification #1 (Section 3.8.30), and Modification #2 (Section 4.10) are
complete and in compliance with Section 2.8., as submitted.
RMS Response: With the new redesign only modification 1 will be applicable, new revised summary has
been submitted.
Comment Number: 5
11/20/2019: BY HEARING:
In review of the submitted Request for Alternative Compliance for Section 3.2.2
(K) (1) (a) (1), to include three additional parking spaces on adjacent Apex site, staff accepts this request.
Please revise site plan cover page that shows providing 40 spaces on site and
adding 2 from adjacent Apex lot. this should show providing 39 spaces on site
and adding 3 additional spaces off -site.
RMS Response: The Apex Multi -family development is now part of this submittal. Both Apex and Haven
buildings are now on 1 lot and will share the existing parking lot on Apex. The parking quantities meet the
TOD standards. The 9 spaces that are provided on the Haven side will include 5 permitted spaces for
residents in Building 2 and 3 as well as a guest parking space, ADA parking space and a space reserved
for delivery/ride share temporary parking.
K
Department: Forestry
Contact: Nils Saha, nsaha@fcgov.com
Topic: Landscape Plans
Comment Number: 1
11/18/2019: FOR HEARING:
Thank you for including the tree inventory and the Tree Removal Feasibility Letter.
Forestry has some concerns regarding the proposal to remove tree #4 to
accommodate an expanded detention area. This is a significant spruce in fair
condition. Are there other alternatives for added detention that does not impact the existing tree?
RMS Response: The new site protects and retains this tree. Additional detention space required as been
moved to the back of building 3.
Comment Number: 2
11/18/2019: FOR HEARING:
The total required mitigation trees should be 16, as proposed, not 15. Please
refer to comment #1 and update accordingly.
RMS Response: Tree mitigation quantities have been updated for retaining/protecting tree #4.
Comment Number: 3
11/18/2019: FOR HEARING:
The proposed wall on the southeast corner of the building is approximately 7
feet from the trunk of the 18" honeylocust. Please provide additional details on
how impact will be minimized during construction.
RMS Response: The following note has been added to the plans. "DO NOT OVER EXCAVATE NEAR
DRIP LINE OF TREE FOR DETENTION POND AND BUILDING. CUT AND PULL AWAY FROM TREE,
NOT TOWARD TREE."
Comment Number: 4
11/18/2019: FOR HEARING:
The detention block wall is approximately 15' from the closest spruce. Please
provide additional details on how impact will be minimized during construction.
RMS Response: The existing detention pond wall extents will not be changed and therefore will not affect
the spruce tree roots.
Comment Number: 5
11/18/2019: FOR HEARING:
Please show the diversity percentages for the proposed species.
RMS Response: Species required maximum species shown at bottom of tree list.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com
Topic: General
Comment Number: 2
11/18/2019: FOR HEARING:
More discussion is needed on the best design options for the bio-retention
pond to ensure proper function and maintenance.
United Civii Group Response: The bio-retention pond design has been discussed with City personnel and
revised accordingly.
Comment Number: 3
3
11/18/2019: FOR FINAL PLAN:
Please provide a fore -bay to the entrance into the bio-retention pond from the
channel taking flows from Basin B-2. This should include sediment collection and energy dissipation.
United Civil Group Response: A fore -bay has been added to the plans and will be during final compliance.
Comment Number: 4
11/19/2019: FOR HEARING:
Please provide a drainage easement for the StormTech system and the outfall
pipe from Pond B to the right-of-way.
United Civil Group Response: The easement has been added.
Comment Number: 5
11/19/2019: FOR HEARING:
The outfall pipe of pond B may be impossible to build with the existing tree.
United Civil Group Response: Per communication with City personnel, this pipe will be bored between the
trees to limit damage to the root system of the existing tree. This has been noted in the Utility Plans.
Comment Number: 6
11/19/2019: FOR HEARING:
The plans propose removing a water quality feature for the Slab. This would require mitigation.
United Civil Group Response: Per communication with City personnel, the underlying water quality feature
is being maintained. Although concrete is being placed over a small section of the infiltration system per
PFA requirements, stormwater will continue to enter the system downstream of the new concrete;
therefore, not impacting the function of the water quality system.
Contact: Basil Harridan, 970-222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1
11/13/2019: FOR FINAL PLAN:
The proposed site work will disturb more than an acre, therefore it is subject to
the State Discharge permit requirements. At FDP a detailed Erosion and
Sediment Control Report will be required. Thank you for submitting a
preliminary Erosion and Sediment Control Plan. At final please add all
appropriate Erosion and Sediment Control notes including a note stating that all
LID and infiltration practices will be built as part of the final construction
sequence to minimize the potential for these to be clogged with sediment due to
construction activities on the site. Please locate dpwnstream inlets for this site
and make sure they are adequately protected.
United Civil Group Response: Noted, a full Erosion and Sediment Control Report will be provided during
FDP and will include the notes and inlet protection requirements noted.
Department: Water -Wastewater Engineering
Contact: Wes Lamarque, 970.416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1
11/18/2019: FOR HEARING:
Please relocate the fire hydrant to an area in the parkway that is not conflicting
with trees or existing utilities. Options may be 12 feet west of the storm outlet
pipe or west of the access drive. This may allow the fire line to move where the
fire hydrant is being proposed. Please contact City Utilities for a discussion on options.
United Civil Group Response: Per communication with City personnel, the hydrant has been relocated.
Comment Number: 2
11/19/2019: FOR HEARING:
All existing sewer and water services that are to not remain in service need to
be abandoned at the main. It appears one sewer service and one water service
stub are not shown to be abandoned or used.
United Civil Group Response: Currently all water and sewer services are planned to be used onsite and
are noted on the Utility Plan.
Comment Number: 3
11/19/2019: FOR HEARING:
The meter pit for the 3-inch water service needs to be on private property.
United Civil Group Response: The meter pit has been relocated.
Comment Number: 4
11/19/2019: FOR HEARING:
The sewer line that is shown serving the property to the west is private and is
not a public main. The two services tying into this line will need to be relocated to a public main.
United Civil Group Response: Per communication with City personnel, the two sewer services will be
allowed to be connected to this private main.
Department: Engineering Development Review
Contact: Spencer Smith, 970-221-6603, smsmith@fcpov.com
Topic: General
Comment Number: 1
11/18/2019: FOR HEARING:
There are some inconsistencies with the legal descriptions on the plat. In some
cases it refers to lots 1 and 2 and some cases just lot 2. Also, the plat cover
calls this a replat of the Observatory Park Subdivision, rather than The Slab
Property. Please see additional comments from the City Surveying and Technical Services staff.
Washburn Response: Has been revised.
Comment Number: 2
11/18/2019: FOR HEARING:
There are several inconsistencies on the plat and plans regarding which
easements are existing, dedicated per The Slab Property plat, and proposed or
rededicated with this plat. Also, if you could call out and depict easements
similarly to how they are on The Slab Property plat, it may help make the plat more clear (see redlines).
Washburn Response: Has been revised.
Comment Number: 3
11/18/2019: FOR HEARING:
There are some areas where emergency vehicle drive paths may extend
outside of the proposed emergency access easement(s). Please ensure that
all emergency vehicle turning movements are contained within an easement.
United Civil Group Response: Per the review meeting, the easements do contain the wheel paths (not the
vehicle overhang). However, the exhibits have been revised for clarity and resubmitted.
Comment Number: 4
5
11/18/2019: FOR HEARING:
The proposed emergency access easement through the site is intended for
service vehicle and public access as well, correct? The plat needs to indicate
all proposed uses for the easement and be consistent with the site and utility
plans. Also, please add dimensions on the two different widths for reference (see redlines).
Washburn Response:
RMS Response: Site plans reference names of easements on plat. New site plan only provides resident's
vehicular access to existing parking lot on Apex side from existing, most western entry point off of Prospect.
The new parking lot (9 spaces) on the Haven side are permitted for Buildings 2 and 3, 1 delivery/ride share
space, 1 guest and 1 ADA space — no vehicular traffic is allowed between the two lots other than for PFA. A
collapsible/drive over is located within the 16' drive to prevent vehicles from using this area. It is anticipated
that the delivery/ride share area or ADA van aisle (8' width) can be used as a turn around space for
vehicles coming in and leaving the new Haven parking lot if the other spaces are all full.
United Civil Group Response: The Utility Plans have been coordinated with the Subdivision Plat.
Comment Number: 5
11/18/2019: FOR HEARING:
I think we need to get some clarity on how the access (public access,
non -vehicular public access, emergency access, etc.) is intended to function
between lots 1 and 2. 1 believe the intent is for residents to be able to drive
between lots 1 and 2 for parking purposes, as well as service vehicles and
emergency vehicles. We do not want to allow or imply that it is allowed for
public vehicles to use the existing "emergency access, non -vehicular public
access, utility and drainage easement". You will need to define the proposed
easements in a way that accommodates all proposed uses in the correct locations.
RMS Response: Please see above comment response for clarification. Existing signs on the Apex side are
located at the entry point of the EAE next to the parking lot that call out drive is for Emergency vehicles
only.
Comment Number: 6
11/18/2019: FOR HEARING:
Please see redlines for comments on sheets LS101, LI101 and LP101 of the site plan.
RMS Response: Comments addressed.
Comment Number: 7
11/18/2019: FOR HEARING:
Please show and call out all easements consistently between the plat, site and utility plans.
Washburn Response: Plat shows names of easements.
RMS Response: Site plans reference names of easements on plat.
United Civil Group Response: Utility plans reference names of easements on plat.
Comment Number: 8
11/18/2019: FOR FINAL PLAN:
Please ensure that all improvements are either out of the drive path of
emergency vehicles or able to withstand that kind of loading. According to the
PFA turning template exhibits, it looks like a proposed fire hydrant and water
meter pit are potentially in the drive path an emergency vehicle. Also, since it is
a pretty tight fit for larger vehicles to navigate the site, you may see if you can
adjust the location of the proposed transformer so that it sits a bit further back
from the drive aisle (see redlines).
United Civil Group Response: The wheel paths of the vehicles are within the drive lane. Additionally, with
the site revisions, aerial access is no longer required by PFA; therefore, the exhibits have been revised
accordingly and do not conflict with surface features (hydrant, transformer, etc.). The revised exhibits have
been included with this resubmittal.
Comment Number: 9
11/18/2019: FOR HEARING:
Please see utility plan and plat redlines for additional comments.
United Civil Group Response: Utility Plan redlines have been addressed.
Washburn Response: Revised.
Department: Traffic Operation
Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcqov.com
Topic: General
Comment Number: 1
11/19/2019: FOR INFORMATION:
The submitted traffic impact study memo has been received and reviewed. The conclusions are accepted.
RMS Response: Noted, thank you for reviewing.
Comment Number: 2
11/19/2019: FOR HEARING:
The comment from the concept review regarding the ability for vehicles to turn
around is noted again. The preference would be to create inter -connectivity with
the property to the west. Or at a very minimum some type of pick-up/drop off
area, turnaround or hammerhead is important for functionality. Especially for
student housing complexes, we see a lot of food delivery, UBER use etc. that
don't intend to park, and just come and go.
RMS Response: New site plan only provides resident's vehicular access to existing parking lot on Apex
side from existing, most western entry point off of Prospect. The new parking lot (9 spaces) on the Haven
side are permitted for Buildings 2 and 3 residents ONLY,1 delivery/ride share space, 1 guest and 1 ADA
space — no vehicular traffic is allowed between the two lots other than for PFA. A bollard with PFA knox
lock is located within the 16' drive to prevent vehicles from using this area. It is anticipated that the
delivery/ride share area or ADA van aisle (8' width) can be used as a turn around space for vehicles
coming in and leaving the new Haven parking lot if the other spaces are all full.
Comment Number: 3
11/19/2019: FOR FINAL PLAN:
We'll need a signing and striping plan (or it can be included in the utility plans).
United Civil Group Response: Noted, signing and striping will be included in the Utility Plans during final
compliance.
Department: Light And Power
Contact: Cody Snowdon, 970-416-2306, csnowdon@fcqov.com
Topic: General
Comment Number: 1
11/19/2019: FOR HEARING:
Please show the routing of the primary power to the proposed transformer
location to ensure adequate separation from other utilities.
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United Civil Group Response: Per communication with City personnel, the transformer location has been
revised and is now located adjacent to the transformer for Apex Apartments. Therefore, it is our current
understanding that the primary will be provided from the existing primary. If additional primary needs to be
located on the Utility Plan
Comment Number: 2
11/19/2019: FOR HEARING:
Please ensure that the proposed transformer location has adequate separation
from all opens and combustible surfaces on the existing residence. From
looking at the elevations, it seems like there is a window close to the proposed
transformer locations, so please show dimension to ensure this location will work.
RMS Response: Transformer has been relocated to be adjacent existing transformer along EAE drive.
Comment Number: 3
11/19/2019: FOR FINAL PLAN:
Meter location will need to be coordinated with Light and Power. Please show
proposed meter location on the Utility Plan. The current location seems to
conflict with the proposed entrance.
United Civil Group Response: Noted, the meter locations will be shown on the Utility Plan during final
compliance.
Comment Number: 4
11/19/2019: FOR FINAL PLAN:
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/EngWikVWikiPdfs/C/C-1 Form.pdf
ALM2s Response: The C-I form will be submittal for at final plan if this is required prior to the building
permit submittal.
Comment Number: 5
11/19/2019: FOR FINAL PLAN:
Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me or visit the following website for an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees
RMS Response: Noted.
Department: Environmental Planning
Contact: Kelly Smith, ksmith@fcgov.com
Topic: General
Comment Number: 1
11/05/2019: FOR HEARING:
Ensure wall mounted light fixtures are fully shielded and down directional.
RMS Response: Noted. Notes are on lighting plan that fixtures meet all dark sky regulations and are full cut
off.
Comment Number: 2
11/05/2019: FOR HEARING:
Does the photometric plan calculate existing fixtures on the western side of the
property? If not, there is too much light spillage onto the properties to the north and west.
RMS Response: The Apex and Haven lots have been replatted as one lot so light spillage is no longer a
concern.
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com
Topic: General
Comment Number: 3
11/19/2019: FOR HEARING:
Clarify specific turf variety and species proposed - essentially exactly which
blend is proposed. This is important to ensure the project can remain in its assigned water allotment.
RMS Response: A drought resistant blend will be used, legend calls out a 3 type bluegrass hybrid blend wl
20% texas bluegrass a local sod farm is preferred.
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1
11/21/2019: FOR HEARING:
Please define and identify supplier of Kentucky Bluegrass blend for turf grass
applications. Water budgets are prescribed for types of turf, identify exact blend
and species breakdown of bluegrass hybrid. Please identify supplier of hybrid
grass to verify water demand. If you have questions, contact Eric Olson at
eolson@fcgov.com or 970-221-6704.
RMS Response: A drought resistant blend will be used, legend calls out a 3 type bluegrass hybrid blend wl
20% texas bluegrass a local sod farm is preferred. Exact supplier cannot be determined at preliminary level
drawings, general contractor and landscape contractor will determine supplier at time of construction.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869,Llynxwiler@poudre-fire.org
Topic: General
Comment Number: 1
11 /18/2019: INFORMATION:
The fire marshal has approved the "Request for Alternative Compliance" as
proposed by the applicant in the submittal documents dated Oct. 24, 2019. All
prior site plan comments from PFA have been resolved.
ALM2s Response: Per communication with PFA, building 1 is now reduced in building area, unit count and
is now a 3-story building with walk-up style apartments that include exterior breezeways/stairs and no
elevator or enclosed stairs. The maximum eave height along the west side of the east wing and the south
and west sides of the west wing is also now less than 30' in height. Based on these changes to the
Building 1, many of the items previously approved in the Request for Alternative Compliance are no longer
applicable. Please see exhibit included with submittal that illustrate the points of roof access via a ladder
for reference.
Comment Number: 2
11/18/2019: FOR FINAL PLAN:
FIRE LANE POSTING - Fire lane sign locations should be indicated on plan
sets with the FDP. Refer to LCUASS detail #1418 & #1419 for sign type,
placement, and spacing. Appropriate directional arrows required on all signs.
E