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HomeMy WebLinkAboutPLANETSCALE LIVING - FDP220004 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewResponses to: September 08, 2021Serdar Badem 12933 Regan LaneSaratoga, CA 95070RE: PlanetScale Living, PDP200015, Round Number 4Please 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 CoordinatorContact: Brandy Bethurem Harras, 970 416 2744, bbethuremharras@fcgov.comTopic: GeneralComment Number: 1 10/27/2020: 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!Comment Number: 2 09/08/2021: FOR FINAL PLAN:As part of your Final Plan Submittal 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.Please avoid using acknowledged, noted, or other non descriptive replies.Comment Number: 3 09/08/2021: INFORMATION - UPDATED:There are just a couple “For Hearing” comments remaining that we believe can be worked throughone-on-one with the review. We believe we are ready to move forward with scheduling the hearing for this project. I have reached out to the hearing officers regarding their availability. 10/27/2020: INFORMATION:This proposed project is processing as a Type 1 Project Development Plan (PDP). The decision maker for Type 1 projects is an Administrative Hearing Officer. Staff would need to be in agreement the project is ready for Hearing approximately 3 5 weeks prior to the hearing. 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. The Hearing Officer has 10 business days to make their decision on the project. Following the decision from the Hearing Officer there is a 14 day appeal period. Assuming the project is approved or approved with conditions, following the hearing we would move to the Final Development Plan. The timeline and rounds of review for the FDP runs the same as the PDP. Please let me know if you have any questions about the timeline information, I know I have provided quite a bit here.Comment Number: 4 09/08/2021: FOR FINAL PLAN:Submittals are accepted any day of the week, with Wednesday at noon being the cut off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with a three week round of review, followed by a formal meeting.When you are ready to submit your formal plans, please notify me with as much advanced notice as possible. Applications and plans are submitted electronically with initial fees.Comment Number: 5 02/19/2021: FOR HEARING:I am letting you know that your quasi judicial item will be heard remotely and that there is the option to hold off until an in person hearing can be conducted.Any person or applicant seeking a quasi judicial decision from City Council, a City board or commission or an administrative hearing officer under the CityCode or the City's Land Use Code, shall be notified in writing or by email of the intention to conduct a Quasi Judicial Hearing using Remote Technology. Such person or applicant shall be entitled to request that the Quasi Judicial Hearing be delayed until such time as the Hearing can be conducted in person.Comment Number: 6 09/08/2021: FOR FINAL PLAN:Temporary Service Changes City of Fort Collins Development ReviewIn order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic recovery, and we have been exploring options for mitigating impacts to ourcustomers. As a result, we will be making some temporary service changes.Beginning Monday May 10th one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks).Comment Number: 7 05/18/2021: INFORMATION:LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty (180) days of receipt of written comments and notice to respond from the Cityon any submittal (or subsequent revision to a submittal) of an application for approval of a development plan, shall file such additional or revised submittal documents as are necessary to address such comments from the City. If the additional submittal information or revised submittal is not filed within said period of time, the development application shall automatically lapse and become null and void.Comment Number: 8 09/09/2021: FOR FINAL PLAN:The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting. If you have any questions about fees, please reach out to me.A convenience fee of 2% + 0.25 will be added to all credit card payments under $2,500.00 A Convenience fee of 2.75% will be added to all credit card payments over $2,500.00Comment Number: 9 09/09/2021: FOR FINAL PLAN: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.pdfFile 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: 10 09/09/2021: FOR FINAL PLAN: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 thePDF’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/sfdcarticles/sfdcarticles/Drawing text appears as Comments in a PDF created by AutoCAD.htmlComment Number: 11 09/09/2021: INFORMATION:Please submit for Final Development Plan within 3 years of approval of the Project Development Plan. LUC 2.211(D) Project Development Plan and Plat. Following the approval of a project development plan and upon the expiration of any right of appeal, or upon the final decision of the City Council following appeal, if applicable, the applicant must submit a final plan for all or part of the project development plan within three (3) years... If such approval is not timely obtained, the project development plan (or any portion thereof which has not received final approval) shall automatically lapse and become null and void.Department: Planning ServicesContact: Kai Kleer, 970 416 4284, kkleer@fcgov.comTopic: GeneralComment Number: 5 05/17/2021 FOR HEARING UPDATED: NOT ADDRESSED 09/06/21Thank you for updating the bike parking details, however, more work needs to be done to demonstrate compliance with fixed standards. These spaces are required to be easily accessible to entrances and walkways and mounted to a pavement foundation (not mulch). The fence also appears to overlay the bike parking area at the back of the site. PLEASE READ FIXED DEFINITION BELOW. Please provide details of both enclosure and fixed racks.02/17/2021 FOR HEARING:Bicycle parking has been calculated incorrectly within the Land Use Table. Additionally, there are only 4 spaces when 6 are required based on the bedroom count. Please ensure that 60% of the 6 spaces are enclosed while the remaining 40% is located outside on fixed racks (4 Enclosed 2 on a fixed rack).Enclosed is defined as, "enclosed shall mean bicycle storage in lockers, a room or other space within a parking structure or other building, including a shed or carport. All types of enclosed bicycle storage must be easily accessible to entrances and walkways, secure, lighted and protected from the weather. Each storage space shall provide a minimum of six (6) square feet in area. The storage space shall not impede fire exits or be located so that parked bicycles interfere with public access."Fixed is defined as, "fixed shall mean bicycle parking that allows the bicycle frame and both wheels to be securely locked to the parking structure. The structure shall be of permanent construction such as heavy gauge tubular steel with angle bars permanently attached to the pavement foundation. Fixed bicycle parking facilities shall be at least two (2) feet in width and five and one half (5½) feet in length, with additional back out or maneuvering space of at least five (5) feet."10/26/2020: FOR HEARING:It appears that bicycle parking is not provided, please provide 1 space per bedroom (8 spaces) with 60% enclosed and 40% on fixed racks. Enclose bike space is defined. See LUC Standard 3.2.2(C)(4) for more information.GMRResponse: Per coordination with Planning staff, a total of six (6) spaces have been provided. (4) enclosed spaces with design to compliment architecture have been provided with location identified on Sheet L-2 and detail provided on Sheet L-3. (2) fixed rack spaces have been provided with location identified on Sheet L-2 and detail provided on Sheet L-3.Comment Number: 17 09/06/2021: FOR FINAL PLAN - UPDATED:'Optional bedroom" label still used on sheet 3 and several sheets of the utility plan. This comment does not need to be resolved before hearing, however, additional clean up items are needed to ensure the all plans are consistent. 05/17/2021 FOR HEARING:The bedroom count per unit is not calculated correctly. The floor plan should not be labeled "Optional Bedroom." Please revise land use table to list Two 2 bedroom units and Two 1 bedroom units. Please also correct labeling on sheet 7 to correct bedroom counts.Response: the optimalbedroom has been removed from the plans.Department: Stormwater EngineeringContact: Wes Lamarque, 970 416 2418, wlamarque@fcgov.comTopic: GeneralComment Number: 7 09/07/2021: FOR FINAL PLAN - UPDATED: Please clarify where the swale with underdrain is located on the Grading Plan.02/16/2021: FOR FINAL PLAN:This can be addressed during Final Compliance.10/26/2020: FOR HEARING:The Grading Plan needs more detail with spot elevations to clearing show grading.Response:The underdrain is now shown and labeled on the grading plan. Comment Number: 11 09/07/2021: FOR HEARING:The Drainage Report needs to discuss exactly where the flows leave the site with an illustration of how these flows pass through the off site area and into the City right of way or designated drainage path. More detail is need on this issue. Please contact Wes Lamarque for coordination.Response:The narrative and Drainage Plan have been updated with a description of the offsite drainage path. Department: Light And PowerContact: Austin Kreager, 970 224 6152, akreager@fcgov.comTopic: GeneralComment Number: 2 10/27/2020: 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: 3 10/27/2020: FOR FINAL PLAN:Please provide a one line diagram and a C 1 form to Light and Power Engineering. The C 1 form can be found at: http://zeus.fcgov.com/utils procedures/files/EngWiki/WikiPdfs/C/C 1Form.pdfResponse: The one-line diagram is shown on sheet E0.1 of the construction documentsComment Number: 4 10/27/2020: INFORMATION:Transformer locations shall be within 10' of a paved surface and must have a minimum of an 8' clearance from the front side and a 3' clearance around the sides and rear. (1000 kVA up to 2500 kVA requires 4' around the sides and rear.)Response: The one-line diagram is shown on sheet E0.1 of the construction documents. Transformer has been relocated, and adequate clearance provided. Comment Number: 5 10/27/2020: INFORMATION:Electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development.Response: Noted, Thanks we will wait for the fees.Comment Number: 6 10/27/2020: 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/ElectricServiceStandards_FINAL_18November2016_Amendment.pdfYou may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders and developers.Response: Noted, ThanksComment Number: 8 09/07/2021: FOR FINAL PLAN:The proposed electric vault should be located in the parkway in public right of way. Please locate it within the parkway for your next submittal. Thank you Response:The transformer has been relocated to the tree lawn. Department: PFAContact: Marcus Glasgow, 970 416 2869, marcus.glasgow@poudre fire.orgTopic: GeneralComment Number: 4 09/02/2021: FOR INFORMATION AND BUILDING PERMIT:FIRE ALARM AND DETECTION SYSTEMSFire alarm systems and smoke detection shall be installed in Group R 2 occupancies as required by IFC Section 907.2.9.1 and 907.2.9.3.Response: Noted, Thanks the fire alarm and detections system is a design build element provided by the GC’s subcontractor, they will be provided once a permit is used for the project.Comment Number: 5 09/02/2021: FOR INFORMATION AND BUILDING PERMIT:AUTOMATIC FIRE SPRINKLER SYSTEM This building will require an automatic fire sprinkler system under a separate permit. . Please contact Assistant Fire Marshal with any fire sprinkler related questions at 970 416 2868.Response: Noted, Thanks the fire sprinkler system is a design build element provided by the GC’s subcontractor, they will be provided once a permit is used for the project.Comment Number: 6 09/02/2021: FOR INFORMATION AND BUILDING PERMIT:PLAN REVIEW SUBMITTALWhen you submit for your building permit though the City of Fort Collins please be advised Poudre Fire Authority is an additional and separate submittal. The link for Poudre Fire Authority’s plan review application can be found at https://www.poudre fire.org/online services/contractors plan reviews and permits/new building plan review application.Response: Noted, Thanks, we will submit the plans to them ASAP.Department: Technical ServicesContact: Jeff County, 970 221 6588, jcounty@fcgov.comTopic: GeneralComment Number: 1 05/18/2021: INFORMATION ONLY:Unless required during PDP, a complete review of all plans will be done at FDP.Comment Number: 2 05/18/2021: FOR FINAL PLAN:There are a number of plan quality & scanning issues that will need to be addressed when the project goes to FDP. If you would like to start addressing these now, feel free to let me know at jcounty@fcgov.comResponse: Noted, ThanksDepartment: Building ServicesContact: Russell Hovland, 970 416 2341, rhovland@fcgov.comTopic: Building Insp Plan ReviewComment Number: 1 10/26/2020: INFORMATION BUILDING PERMIT: Construction shall comply with adopted codes as amended. Current adopted codes are:2018 International Building Code (IBC) with local amendments2018 International Existing Building Code (IEBC) with local amendments2018 International Energy Conservation Code (IECC) with local amendments2018 International Mechanical Code (IMC) with local amendments2018 International Fuel Gas Code (IFGC) with local amendments2018 International Swimming Pool and Spa Code (ISPSC) with local amendments2018 International Plumbing Code (IPC) as amended by the State of Colorado2020 National Electrical Code (NEC) as amended by the State of ColoradoCopies 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 SeismicDesign:CategoryB.Climate Zone: Zone 5Energy Code: · Multi family and Condominiums 3 stories max: 2018 IECC residential chapter.· Commercial and Multi family 4 stories and taller: 2018 IECC commercial chapter.Response: Noted, ThanksComment Number: 2 10/26/2020: INFORMATION BUILDING PERMIT: For a building code change of occupancy to R 2 multi family, the building must be fire sprinkled (13R min, but appears that an existing NFPA13 system currently exists).Type B accessible units must be provided per chapter 11 of the IBC.1 hour dwelling separation walls/floors are required between each dwelling unit.Plans must be submitted showing how the building will comply with the building code for all dwellings.Response: Noted, ThanksComment Number: 3 10/27/2020: INFORMATION BUILDING PERMIT: 10% of all parking spaces must be EV ready (conduit in place)Response: Loren, did we show the EV outlets we have six spaces so we need one EV outlet.Comment Number: 4 10/27/2020: INFORMATION BUILDING PERMIT: 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.Response: Noted, Thanks, see the added ATC rating for the exterior walls on sheet A5.1.Comment Number: 5 10/27/2020: INFORMATION BUILDING PERMIT: 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.Response: Noted, Thanks, the closets PL is 21’-7” see the site plan on sheet A1.1Comment Number: 6 10/27/2020: INFORMATION BUILDING PERMIT: 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).Response: Noted, Thanks, a Fire sprinkler design will be provided by the GC once a permit has been issued.Comment Number: 7 10/27/2020: INFORMATION BUILDING PERMIT: Bedroom egress windows required below 4th floor regardless of fire sprinkler. All egress windows above the 1st floor require minimum sill height of 24”.Response: Noted, Thanks, all of the windows on this project are egress windows.Comment Number: 8 10/27/2020: INFORMATION BUILDING PERMIT: Prescriptive energy compliance with increased insulation values is required for buildings using electric heat.Response: Noted, Thanks, please see sheets A0.2,a,b,c,dComment Number: 9 10/27/2020: INFORMATION BUILDING PERMIT: A City licensed commercial general contractor is required to construct any new multi family structure.Response: Noted, Thanks, a licensed GC will be pulling the permit.Comment Number: 9 10/27/2020: PRIOR to FINAL PLAN: Building Permit Pre Submittal Meeting: Please work with your Coordinator to schedule a pre submittal meeting 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 listed below. The proposed project should be in the early to mid design stage for this meeting to be effective. Applicants of new projects should work with theirCoordinator to schedule a pre submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, and energy compliance method being proposed. Response: Noted, Thanks, we already had our pre-submittal meeting on 02/03/2022 at 10:00 am.