HomeMy WebLinkAboutPLANETSCALE LIVING - FDP220004 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS  Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6689
970.224.6134 ‑ fax
fcgov.com/developmentreview
March 02, 2022
Serdar Badem
12933 Regan Lane
Saratoga, CA 95070
RE: PlanetScale Living, FDP220004, Round Number 1
Please 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 Coordinator
Contact: Brandy Bethurem Harras, 970‑416‑2744, bbethuremharras@fcgov.com
Topic: General
Comment Number: 1
02/14/2022: 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!
Comment Number: 2
02/14/2022: INFORMATION:
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
reference to specific project plans or explanations of why comments have not
been addressed, when applicable, avoiding responses like noted or acknowledged.
Comment Number: 3
02/14/2022: INFORMATION:
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.
*Please disregard any references to paper copies, flash drives, or CDs.
Comment Number: 4
02/14/2022: INFORMATION:
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 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/sfdcarti
cles/sfdcarticles/Drawing‑text‑appears‑as‑Comments‑in‑a‑PDF‑created‑by‑Aut oCAD.html
Comment Number: 5
02/14/2022: INFORMATION:
Resubmittals are accepted any day of the week, with Wednesday at noon being
the cut‑off for routing the same week. When you are ready to resubmit your
plans, please notify me with as much advanced notice as possible.
Comment Number: 6
02/14/2022: INFORMATION:
Temporary Service Changes ‑ City of Fort Collins Development Review
In 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 our
customers. As a result, we will be making some temporary service changes.
Beginning Monday May 10, 2021, 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
02/14/2022: INFORMATION:
Please resubmit within 180 days, approximately 6 months, to avoid the
expiration of your project. (LUC 2.211 Lapse, Rounds of Review).
Comment Number: 8
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.
Response: Acknowledged
Department: Planning Services
Contact: Kai Kleer, 970‑416‑4284, kkleer@fcgov.com
Topic: General
Comment Number: 1
03/01/2022 FOR APPROVAL:
See staff redlines. Redlines include:
Unifying line work between plan sheets in both the planning set and utility set.
Correcting bicycle parking enclosure details
Changing labels on trash containers
Updating land use table
Adding modification language to title sheet.
Response: Line work unifying in plan sets. Bicycle parking enclosure detail callout provided on civil and landscape sheets. Landscape detail sheets contains enclosure details with
associated notes identifying manufacturer and model number. Trash container labels changed on civil and landscape sheets.
Department: Engineering Development Review
Contact: Tim Dinger, , tdinger@fcgov.com
Topic: General
Comment Number: 1
02/22/2022: FOR FINAL APPROVAL:
Submit your survey documents for dedicating both easement and right‑of‑way,
as well as a completed submittal sheet, and associated fees for review with the
FDP. These documents must be produced by a Professional Land Surveyor
licensed in the state of Colorado.
Response: The survey for the easement is attached.
Comment Number: 2
02/22/2022: FOR FINAL APPROVAL:
Submit an official variance request regarding the minimum driveway width and
corner separation with the next submittal of the FDP. If these variance requests
have already been submitted or approved, please provide that documentation.
Justification must be provided per Section 1.9.4 of the Larimer County Urban
Area Street Standards.
Response: The PDP includes a request for the following modifications of standards to the City of Fort Collins Land Use Code (“LUC”) (each, a “Modification of Standard” and collectively,
the “Modifications of Standards”):
Modification of Standard to LUC subsection 3.2.2(J)—Setbacks,
Modification #1 request: Along the northern and eastern property line, the project proposes a reduction in setback from a minimum average width of 5’ to 3’ the request is based on lack
of detriment to the public good as well as physical hardship.
(2) Modification of Standard to LUC subsection 3.2.2(K)(1)(a) Parking
Modification #2 request: This standard requires 7 off-street parking spaces while the plan proposes to provide 6 off-street parking spaces. The five spaces are provided that meet
long-term stall requirements while the one accessible space meets van accessible requirements.
(3) Modification of Standard to LUC subsection 4.5(D)(1)—Density
The project proposes a request to modify the maximum density standard from 12-units/acre to 12.5 units/acre based on the justification.
(4) Modification #4 request:
The project proposes a request to modify the two-way drive aisle width
From 24 feet to 19 feet 7 inches adjacent to the parking stalls and to 16-feet for the length of the driveway.
City staff supports approval of all three (3) Modifications of Standards. Please see the attached approval letter dated October 11, 2021 (PDP #200015).
Comment Number: 3
02/22/2022: FOR FINAL APPROVAL:
Please list all approved variances in the appropriate standard note (note #48) on the note sheet.
Response: Please see the attached revised note sheet.
Comment Number: 4
02/22/2022: FOR FINAL APPROVAL:
The existing site and demo plan need to contain more details about what is
being removed, relocated, demolished, etc. Particularly, we need to see
information about the removal of existing ROW improvements, such as curb and
gutter, asphalt, sidewalk, etc. Show the limits of all road surface that will be
demolished from E. Stuart Street on the Existing Site and Demo Plan, if any is
road demolition planned.
Response: Additional information has been added. No curb and gutter is planned to be removed, unless damaged. Street cuts for utilities have been added to the plans.
Comment Number: 5
02/22/2022: INFORMATION:
Any damaged curb, gutter and sidewalk existing prior to construction, as well as
streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to
construction of this project, shall be replaced or restored to City of Fort Collins
standards at the Developer's expense prior to the acceptance of completed
improvements and/or prior to the issuance of the first Certificate of Occupancy.
Response: Note has been added to C2.0 – Demo Plan.
Comment Number: 6
02/22/2022: INFORMATION:
All public sidewalk, driveways and ramps, existing or proposed, adjacent or
within the site, need to meet ADA standards. If they currently do not, they will
need to be reconstructed so that they do meet current ADA standards as a part
of this project.
Response: Sidewalk along entire frontage is being replaced, and has been designed to be ADA conformant.
Comment Number: 7
03/02/2022: FOR FINAL APPROVAL: Please fill out the attached cost
estimate, including only the work done within the City's right‑of‑way. The final
amount of the cost estimate will determine whether the City will require a
Development Construction Permit (DCP) or not. The cost estimate will be
reviewed by the City with the next submittal.
b. Response: Cost estimate has been included.
Department: Traffic Operation
Contact: Spencer Smith, 970‑221‑6820, smsmith@fcgov.com
Topic: General
Comment Number: 1
03/01/2022: Please work with Engineering to submit a formal variance request
for the driveway width and spacing that was approved during PDP. The
requirement for a Traffic Study was waived during the PDP process and Traffic
Operations has no comments on the proposed FDP.
Response: our civil engineer has been working the city on all of these issues.
Department: Water‑Wastewater Engineering
Contact: Wes Lamarque, 970‑416‑2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1
03/01/2022: FOR FINAL APPROVAL:
Please show and label all appurtenances for the water service including the
curb stop and the wet tap.
Response: Labels added to the Utility Plan.
Comment Number: 2
03/01/2022: FOR FINAL APPROVAL:
Please label distance from proposed water service to existing sewer service as
10 ft minimum.
Response: Dimension added to the Utility Plan.
Comment Number: 3
03/01/2022: FOR FINAL APPROVAL:
Please provide water service sizing calculations to document water service
size. A 1‑inch water service may be adequate.
Response: Water service sizing calculations have been included. A 1” tap and meter, with upsize to a 1.5” service line 5’ after the meter is adequate, and now labeled on the civil plans.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970‑416‑2418, wlamarque@fcgov.com
Topic: General
Comment Number: 1
03/01/2022: FOR FINAL APPROVAL:
A current Drainage Report was not submitted. Please submit the latest version
of the Drainage Report.
Response: Drainage Report has been included.
Comment Number: 2
03/01/2022: FOR FINAL APPROVAL:
The interlocking paver detail is not the latest version. Please include the latest
Detail D‑54 in the Utility Plan set.
Response: Detail has been revised.
Comment Number: 3
03/01/2022: FOR FINAL APPROVAL:
The design of having the underdrain flow directly into the porous paver
aggregate section has shown to be problematic in the past with bringing
sediment into the aggregate layer. Another option should be explored. A sump
inlet placed directly before the aggregate section has been proposed in the
past, but from impervious areas like roof tops, but not typically from landscaped areas.
Response: Sump inlet is proposed near entry to porous pavers. Underdrain pipe is proposed to be double wrapped to help eliminate additional sediment.
Comment Number: 4
03/01/2022: FOR FINAL APPROVAL:
Additional spot elevations are needed within the porous paver area to show this
area is a sump and that flows are being directed into this porous paver system,
which was the original design intent. Also, additional spot elevations are
needed along the east and north property lines to show that the proposed
grading is matching existing.
Response: Spot elevations added.
Comment Number: 5
03/01/2022: FOR FINAL APPROVAL:
Please label the Grading Plan as "Grading & Drainage Plan" in the Utility Plan
set. Also, please document what is draining to Stuart Street and what is
draining to the northeast corner. It appears there is some area draining to Stuart Street.
Response: Title has been revised. Additional basins have been designed to determine flows to Stuart Street/Northeast corner. Only the proposed ROW is designed to flow to Stuart Street.
Department: Erosion Control
Contact: Basil Hamdan, 970‑222‑1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1
02/25/2022: INFORMATION ONLY:
This project is located within the City's MS4 boundaries and is subject to the
erosion control requirements located in the Stormwater Design Criteria,
Chapter 2, Section 6.0. A copy of those requirements can be found at
www.fcgov.com/erosion
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.
The Erosion Control fees are based on; the number of lots, the total site
disturbance, the estimated number of years the project will be active and the
Stormwater Inspection Fees are based on the number of LID/WQ Features that
are designed for on this project.
Based on the proposed site construction associated with this project we are
assuming 1 lots, 0.32 acres of disturbance, 1 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 $1116.04.
Based on 1 field of porous pavers, the estimate of the Stormwater LID/WQ Inspection fee is $365.
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 you to review.
Response: Acknowledged.
Comment Number: 2
02/25/2022: FOR FINAL APPROVAL:
How much area is going to be disturbed with your project? please add note to
Erosion Control Plan indicating disturbed area.
Please address all redlines provided on the Erosion and Sediment Control Plan.
Please note the Erosion and Sediment Control escrow required by the City is
1.5 times of the cost of the measures as calculated by your engineer in the
supplied BMP cost table.
Response: Disturbed area is 0.28 acres, note has been added. Redlines addressed.
Department: Water Conservation
Contact: Eric Olson, 970‑221‑6704, eolson@fcgov.com
Topic: General
Comment Number: 1
03/02/2022: BUILDING PERMIT:
Irrigation plans are required no later than at the time of building
permit. The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Eric Olson, at 221‑6704 or HYPERLINK "mailto:eolson@fcgov.com" eolson@fcgov.com
Response: Acknowledged.
Department: Light And Power
Contact: Austin Kreager, 970‑224‑6152, akreager@fcgov.com
Topic: General
Comment Number: 1
03/01/2022: INFORMATION:
Electric Capacity Fee, Building Site charges and any system modification
charges necessary will apply to this development. This includes capacity for
additional units and all work associated with installing the new transformer vault in the parkway.
Response: Acknowledged
Comment Number: 2
03/01/2022: FOR FINAL APPROVAL:
Please provide a one line diagram and a C‑1 form to Light and Power
Engineering. The C‑1 form can be found at:
https://www.fcgov.com/utilities/img/site_specific/uploads/c‑1_form.pdf?159767 7310
Response: C-1 form included.
Comment Number: 3
03/01/2022: 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.
Response: Acknowledged
Comment Number: 4
03/01/2022: 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/ElectricServiceStandar
ds_FINAL_18November2016_Amendment.pdf
You may reference our policies, development charge processes, and use our fee estimator at
http://www.fcgov.com/utilities/business/builders‑and‑developers.
Response: Acknowledged
Department: Technical Services
Contact: Jeff County, 970‑221‑6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 7
03/02/2022: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
Response: This has been fixed per your request
Comment Number: 8
03/02/2022: FOR FINAL APPROVAL:
Sheet titles do not match the sheet index. See redlines.
Response: This has been fixed per your request
Comment Number: 9
03/02/2022: FOR FINAL APPROVAL:
There are sheet numbering issues. See redlines.
Response: This has been fixed per your request
Topic: Construction Drawings
Comment Number: 10
03/02/2022: FOR FINAL APPROVAL:
Please revise the sub‑title as marked. See redlines.
Response: This has been fixed per your request
Comment Number: 11
03/02/2022: FOR FINAL APPROVAL:
Please revise the legal description as marked. See redlines.
Response: This has been fixed per your request
Comment Number: 12
03/02/2022: FOR FINAL APPROVAL:
Please provide the following information for the Benchmark Statement in the
EXACT format shown below.
PROJECT DATUM: NAVD88
BENCHMARK # w/ DESCRIPTION
ELEVATION:
BENCHMARK # w/ DESCRIPTION
ELEVATION:
PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL
DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29
UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR
THEIR VERTICAL DATUMS.
IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS
DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION
SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF
FORT COLLINS DATUM) = NAVD88 DATUM ‑ X.XX’.
Response: Please see the attached revised site survey. This information has been transferred to the civil site plans.
Comment Number: 13
03/02/2022: FOR FINAL APPROVAL:
There are spelling issues. See redlines.
Response: Civil plans have been revised accordingly.
Comment Number: 14
03/02/2022: FOR FINAL APPROVAL:
There are sheet title issues. See redlines.
Response: This has been fixed per your request
Comment Number: 15
03/02/2022: FOR FINAL APPROVAL:
Please add a legend for the abbreviations shown on the plans. Not everyone
viewing these plans, once recorded, will understand the meaning of them.
Response: Abbreviate legend added to the cover of the Utility Plans.
Comment Number: 16
03/02/2022: FOR FINAL APPROVAL:
Please add the reception numbers for the dedications by separate document.
Response: Reception numbers will be added once available.
Topic: Easements
Comment Number: 17
03/02/2022: FOR FINAL APPROVAL:
This is still in review, but we are finding several issues. Redlines will be
provided as soon as the review is complete.
Response: Acknowledged
Topic: General
Comment Number: 18
03/02/2022: FOR FINAL APPROVAL:
There are references for Right Of Way dedicated by separate document, but
there was not a legal description & sketch provide for it.
Response: Survey documents have been provided.
Topic: Landscape Plans
Comment Number: 5
03/02/2022: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
Response: Line over text issues have been corrected per redlines.
Topic: Lighting Plan
Comment Number: 6
03/02/2022: FOR FINAL APPROVAL:
Sheet titles do not match the sheet index. See redlines.
Response: This has been fixed per your request
Topic: Site Plan
Comment Number: 1
03/02/2022: FOR FINAL APPROVAL:
Please revise the sub‑title as marked. See redlines.
Response: Sub title has been revised accordingly.
Comment Number: 2
03/02/2022: FOR FINAL APPROVAL:
Please revise the legal description as marked. See redlines.
Response: This has been fixed per your request
Comment Number: 3
03/02/2022: FOR FINAL APPROVAL:
Some of the sheet titles in the sheet index do not match the sheet titles on the
noted sheets. See redlines.
Response: This has been fixed per your request
Comment Number: 4
03/02/2022: FOR FINAL APPROVAL:
There are spelling issues. See redlines.
Response: Civil plans have been revised accordingly.
Department: Building Services
Contact: Russell Hovland, 970‑416‑2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1
02/11/2022: BUIDLING PERMIT:
This change of occupancy requires a building permit and must the building must meet current code.
Construction shall comply with adopted codes as amended. Current adopted codes are:
2018 International Building Code (IBC) with local amendments
2018 International Existing Building Code (IEBC) with local amendments
2018 International Energy Conservation Code (IECC) with local amendments
2018 International Mechanical Code (IMC) with local amendments
2018 International Fuel Gas Code (IFGC) with local amendments
2018 International Swimming Pool and Spa Code (ISPSC) with local amendments
2018 International Plumbing Code (IPC) as amended by the State of Colorado
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
Response: Plans have been submitted for your review and per your request.
IMPORTANT: Fort Collins will be adopting the new 2021 Building Codes in March 2022.
Accessibility: State Law CRS 9‑5 & ICC/ANSI A117.1‑2017.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or
· Front Range Gust Map published by The Structural Engineer's Association of Seismic Design:
Category B.
Climate Zone: Zone 5
Energy Code:
· Multi‑family and Condominiums 3 stories max: 2018 IECC residential chapter.
· Commercial and Multi‑family 4 stories and taller: 2018 IECC commercial chapter.
INFORMATIONAL ITEMS:
· 10% of all parking spaces must be EV ready (conduit in place)
· This building is located within 250ft of a 4 lane road or 1000 ft of an active
railway, must provide exterior composite sound transmission of 39 STC min.
· R‑2 occupancies must provide 10ft setback from property line and 20 feet
between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC.
· City of Fort Collins amendments to the 2018 IBC require a full NFPA‑13
sprinkler system in multifamily units with an exception to allow NFPA 13R
systems in buildings with no more than 6 dwelling units (or no more than 12
dwelling units where the building is divided by a 2-hour fire barrier with no more
than 6 dwelling units on each side).
· Bedroom egress windows required below 4th floor regardless of fire‑sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
· Prescriptive energy compliance with increased insulation values is required for
buildings using electric heat.
· A City licensed commercial general contractor is required to construct any new multi‑family structure.
Response: Code analysis on the submitted permit documents will be revised per your request.