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HomeMy WebLinkAboutVOA SENIOR RESIDENCES - FDP200015 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS1 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 November 06, 2020 Russ Lee Ripley Design Inc 419 Canyon Ave Fort Collins, CO 80521 RE: VOA Senior Housing, FDP200015, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of VOA Senior Housing. 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. Ripley Design JVA Shopworks Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970-416-2744, bbethuremharras@fcgov.com Topic: General Comment Number: 1 08/17/2020: 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! Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com Topic: General 2 Comment Number: 1 10/30/2020: FOR APPROVAL - UPDATED: A draft of the DA is being routed to our City Attorney for review this week. A draft will hopefully be ready for you to review within two weeks. Shopworks: I believe we are waiting for the draft of the DA from the City. 08/18/2020: FOR APPROVAL: A Development Agreement (DA) will be required for this project. The DA is an agreement between the property owner and the City of Fort Collins that defines the various standards, infrastructure requirements, maintenance responsibilities, etc. of the owner. A draft of the DA will be prepared by the City. Prior to preparing this agreement, the applicant will need to provide a completed “Information for Development Agreements” form. This should be submitted as soon as possible to avoid delays to final project approval and permit issuance. A copy of the document can be found at the Engineering web page link below: https://www.fcgov.com/engineering/devrev.php Comment Number: 7 10/30/2020: FOR APPROVAL - UNRESOLVED: We need easement legal descriptions and exhibits for all easements to be dedicated and vacated. I have not seen these yet. The project will not be able to get final approval and proceed to construction until we have all easement recordations and vacations finalized. If there are questions about what is required, please coordinate with me directly. JVA: We are coordinating easement vacations and dedications with the City. It is understand these will be completed and/or ready to be completed as necessary depending on the requirements of the departments. 08/18/2020: PRIOR TO NEXT SUBMITTAL: There is some sidewalk along Joseph Allen Dr., near the Drake Rd. intersection that is outside of the public right-of-way. This will need to be included within an access easement. Comment Number: 8 10/30/2020: FOR APPROVAL - UNRESOLVED: We need easement legal descriptions and exhibits for all easements to be dedicated and vacated. I have not seen these yet. The project will not be able to get final approval and proceed to construction until we have all easement recordations and vacations finalized. If there are questions about what is required, please coordinate with me directly. JVA: We are coordinating easement vacations and dedications with the City. It is understand these will be completed and/or ready to be completed as necessary depending on the requirements of the departments.. 08/18/2020: PRIOR TO NEXT SUBMITTAL: There are several easements proposed, but I have not seen any easement dedication documents submitted. Please provide legal descriptions and exhibits prepared by a licensed Colorado Land Surveyor prior to the next submittal. These need to be reviewed and approved prior to final approval of these plans. Please see Engineering's website for more information on the easement dedication process: https://www.fcgov.com/engineering/devrev.php. These should be submitted to Brandy Bethurem-Harras ASAP. Comment Number: 10 10/30/2020: FOR APPROVAL - UNRESOLVED: 3 We need easement legal descriptions and exhibits for all easements to be dedicated and vacated. I have not seen these yet. The project will not be able to get final approval and proceed to construction until we have all easement recordations and vacations finalized. If there are questions about what is required, please coordinate with me directly. JVA: We are coordinating easement vacations and dedications with the City. It is understand these will be completed and/or ready to be completed as necessary depending on the requirements of the departments. 08/18/2020: FOR APPROVAL: There are a few temporary grading easements and drainage easements, etc. that were dedicated on this site. What is the status of these temporary easements? Is this project needing to vacate any of those? Let's discuss. If you need to vacate easements, you will need to provide the survey docs and fees associated with it. Also, I believe that the existing utility easement along Joseph Allen is 15 feet wide. The site plan calls out 9 feet. I don't think the utility plans show it. Comment Number: 12 11/05/2020: FOR DCP: Please have the consulting engineer complete and submit an engineering cost estimate. The template spreadsheet can be downloaded from the City's Engineering Development Review website at: https://www.fcgov.com/engineering/devrev#:~:text=Engineering%20Developme nt%20Review%20provides%20development,planning%2C%20transportation% 20and%20engineering%20standards. This will help staff determine if the project needs a Development Construction Permit or not. JVA: Cost estimate has been provided for the public work. Department: Traffic Operation Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com Topic: General Comment Number: 2 10/21/2020: INFORMATION ONLY: Adequate sight distance will need to be maintained for your access driveway as well at the approaching sight distance to the stop sign on Joseph Allen. Please make sure the tree on Joseph Allen is set back 50 feet in advance of the stop sign. Parking may need to be restricted on Joseph Allen from the north side of your access, all the way to Drake. Ripley: “We agreed the tree could be within 50 feet as long as it was a species that could be trimmed up to have a canopy no lower than 8 feet.” Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 10/29/2020: FOR APPROVAL - UPDATED: Please update the submitted Erosion and Sediment Control Report with the new date and the revisions that were done to the plans. 08/14/2020: FOR APPROVAL: Please address the ESC redlines provided on the Utility Plans. JVA: Erosion and Sediment Control Report has been updated. 4 Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 6 11/03/2020: FOR APPROVAL: Please revise the riprap detail at the flared-end sections to be a permanent erosion control fabric. JVA: Riprap detail at flared end sections has been updated. Comment Number: 7 11/03/2020: FOR APPROVAL: In the Drainage Report, the calculations show that 21 chambers are needed to meet the water quality volume, but only 14 were provided. Please revise chambers to a total of 21. JVA: The chambers and report have been updated. Comment Number: 8 11/03/2020: FOR APPROVAL: Please separate the StormTech calculations for the two different sub-basins as they may need to be different sizes due to different areas draining to each set of chambers. JVA: The calculations have been separated for the different systems. Please see updated report. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 4 11/03/2020: FOR APPROVAL - UPDATED: The domestic water meter actually needs to be located outside of the public utility easement as well. Sorry for the confusion. The curb stop and meter can just be moved 7 feet west with the curb stop within the utility easement and the meter pit just outside. 08/17/2020: FOR APPROVAL: The domestic water meter needs to be located outside of the right-of-way. JVA: The water meter has been moved outside of the utility easement. Department: Light And Power Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com Topic: General Comment Number: 2 08/18/2020: FOR FINAL APPROVAL: The Utility Plans show an existing underground electric line running along E. Drake Road outside of the Public Right-of-Way. Light and Power will require this line to be within an easement. This easement can be dedicated by separate document and will need to be recorded at Larimer County Clerk and Record’s Office. Light and Power will also require an easement be dedicated to include the proposed transformer and routing of the public underground electrical lines. Please see redlines. JVA: Easements have been added and will be provided per separate documents by a PLS. Comment Number: 4 5 11/02/2020: FOR FINAL APPROVAL: Please coordinate the streetlight location to be consistent between plans. The site and landscape plan shows the location of the streetlight per our conversations. Please revise the streetlight location on the Utility Plans to match the Landscape and Site Plan. Please see redlines showing this location. JVA: Streetlight has been updated to match. 08/18/2020: FOR FINAL APPROVAL: An additional light is needed along the Drake Road Frontage. Please coordinate with Light and Power to place that additional streetlight along Drake Road. Please show this additional light on the Utility and Landscape Plans. Comment Number: 5 11/02/2020: FOR FINAL APPROVAL: Please label the gas and electric meters on the Utility Plans. There are meters shown on the Architectural Elevations that are not labeled and I am unsure if those are additional electric meters or for another use. JVA: Gas and electric meters have been labeled on the Utility plans. 08/18/2020: FOR FINAL APPROVAL: This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Each residential unit will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters and show on the Utility Plans. 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 Comment Number: 6 11/02/2020: FOR FINAL APPROVAL: Sorry for the confusion, but multi-family residential is considered a commercial service, so I will need a C-1 Form and one-line diagram that shows all services to the building. 08/18/2020: FOR FINAL APPROVAL: 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 Shopworks: C-1 form and one-one were emailed to Cody on 11/16/20. Comment Number: 10 11/03/2020: FOR FINAL APPROVAL: With the modifications to the southwestern plaza, there was a storm drain that was added directly over the top of our existing electric line. Please revise this design to ensure 3' minimum separation. Please see redlines showing this location. JVA: The storm line has been revised to meet the separation. Department: Forestry Contact: Nils Saha, , nsaha@fcgov.com Topic: General Comment Number: 6 6 11/2/2020: FOR APPROVAL: It seems the tree species diversity table on sheet 3 hasn’t been updated. Please make sure that the plant schedule and the diversity table match up. Ripley: Plant schedule and diversity tables have been updated and are matching. Comment Number: 7 11/2/2020: FOR APPROVAL: Thank you for updating the street trees along Drake. Per previous discussions between forestry and utilities, the ornamental tree in the far east corner of Joseph Allen Dr. and Drake needs to be eliminated. Please update the plant schedule and tree species diversity list accordingly. Ripley: Ornamental tree at the SE corner of Joseph Allen Dr. and Drake has been removed and the species diversity table and schedule have been updated. Comment Number: 8 11/2/2020: FOR APPROVAL: Please see redlines. Ripley: Utility line adjusted to avoid the Buckley Oak in the parking island. Ripley: Ornamental tree at the SE corner of Joseph Allen Dr. and Drake has been removed and the species diversity table and schedule have been updated. Ripley: The elm tree in the south west corner next to the retaining wall has been moved south to the native seed area. Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 08/18/2020: 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.php Shopworks: Noted, thank you. Topic: General Comment Number: 6 08/18/2020: Resolved as acknowledged by applicant team - specifically item 5. Project specific concerns: 1. 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). An NFPA-13 sprinkler system will be provided. 2. Bedroom egress windows required below 4th floor regardless of fire-sprinkler. We believe that this does not apply to this building: egress is through the corridors. 3. All egress windows above the 1st floor require minimum sill height of 24” See above. 4. Building code and State statute CRS 9-5 requires project provide accessible units. This project has 72 units and will need to achieve at least 36 points. This project has 55 units, and will achieve 226 points. 5. Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. This building is using gas heat throughout. Shopworks: Please see responses above. 7 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Construction Drawings Comment Number: 9 10/31/2020: FOR FINAL APPROVAL-UPDATED: There are line over text issues. See redlines. 08/17/2020: FOR FINAL APPROVAL: There are line over text issues. See redlines. JVA: The line over text issues are resolved. Topic: Site Plan Comment Number: 2 10/31/2020: FOR FINAL APPROVAL-UPDATED: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. 08/17/2020: FOR FINAL APPROVAL: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Ripley: The sheet index has been updated to reflect the correct names of the sheets in the set.