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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.