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HomeMy WebLinkAboutPOUDRE VALLEY PLAZA MIXED-USE - FDP220001 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewMarch 23, 2022Shelley La MastraRussell + Mills Studios506 S College Ave Unit AFort Collins, CO 80524RE: Poudre Valley Plaza MixedUse, FDP220001, Round Number 2Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Poudre Valley Plaza MixedUse. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Tenae Beane via phone at 9702246119 or via email at tbeane@fcgov.com. Comment Summary:Department: Development Review CoordinatorContact: TenaeBeane, 9702246119, tbeane@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 02/08/202202/08/2022: 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!RMS Response: Noted, thank you.Comment Number: 2 Comment Originated: 02/08/202202/08/2022: 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.RMS Response: Noted, comment responses below.Comment Number: 3 Comment Originated: 02/08/202202/08/2022: 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.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.RMS Response: Noted.Comment Number: 4 Comment Originated: 02/08/202202/08/2022: 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/sfdcarticles/sfdcarticles/DrawingtextappearsasCommentsinaPDFcreatedbyAutoCAD.htmlRMS Response: Noted, all consultants will flatten files.Comment Number: 5 Comment Originated: 02/08/202202/08/2022: INFORMATION:Resubmittals are accepted any day of the week, with Wednesday at noon being the cutoff for routing the same week. When you are ready to resubmit your plans, please notify me with as much advanced notice as possible.RMS Response: Noted, thank you. I will email with resubmittal date.Comment Number: 6 Comment Originated: 02/08/202202/08/2022: INFORMATION: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 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).RMS Response: Noted, thank youComment Number: 7 Comment Originated: 02/08/202202/08/2022: INFORMATION:Please resubmit within 180 days, approximately 6 months, to avoid the expiration of your project. (LUC 2.211 Lapse, Rounds of Review).RMS Response: Noted, resubmittal prior to this.Comment Number: 8 Comment Originated: 02/08/202202/08/2022: 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.RMS Response: Noted, we will continue to coordinate after this quick round for final sign -off.Comment Number: 9 Comment Originated: 02/08/202202/08/2022: INFORMATION:LUC 2.211 Lapse, Term of Vested Right: Within a maximum of three (3) years following the approval of a final plan or other sitespecific development plan, the applicant must undertake, install and complete all engineering improvements (water, sewer, streets, curb, gutter, streetlights, fire hydrants and storm drainage) in accordance with city codes, rules and regulations. The period of time shall constitute the "term of the vested property right." Failure to undertake and complete such engineering improvements within the term of the vested property right shall cause a forfeiture of the vested property right and shall require resubmission of all materials and reapproval of the same to be processed as required by this Code. All dedications as contained on the final plat shall remain valid unless vacated in accordance with law.Schuman Properties: Noted.Department: Planning ServicesContact: Shawna Van Zee, 9702246086, svanzee@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 02/08/202203/22/2022: UPDATED - FOR FINAL APPROVAL: Staff met with the City Attorney and determined the Development Agreement would be an appropriate way to document the agreement between the two property owners that ensures offsite improvements can and will be maintained by the owners of lot 7. Please add this language from the Development Agreement to the site plan for clarity, "Tract A provides shared parking for Lot 7 and other businesses, customers and residents within the Poudre Valley Plaza P.U.D. with equal access to all of the spaces. The Developer acknowledges its ongoing obligation to ensure that it has sufficient parking within Tract A in perpetuity to ensure compliance with the Final Development Plan Documents."RMS Response: Added to G001 with site plan notes – note #18.02/08/2022: FOR APPROVAL:We will need to coordinate in a followup meeting with the City Attorney's Office to determine how best to document an agreement between the two propertyowners that ensures offsite improvements can and will be maintained by the owners of lot 7. A covenant or something of that nature may be the best option rather than through the Development Agreement.RMS Response: Repeat comment, refer to above.Department: Engineering Development ReviewContact: Sophie Buckingham, sbuckingham@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 03/18/202203/18/2022: FOR FINAL APPROVAL:On Sheet C4 of the utility plans, the driveway to the trash enclosure is not indicated to be paved with concrete after removal of the existing gravel. However, on Sheet LS101 of the site plan, it is indicated to be paved with concrete. Please update Sheet C4 of the utility plan to reflect the intended concrete paving.I2 Consultants Response: The hatch for the concrete has been updated on all sheets. The removal/replacement note has been updated.Comment Number: 2 Comment Originated: 03/18/202203/18/2022: FOR FINAL APPROVAL:On Sheet C4 of the utility plans, there is a proposed ramp to an ADA parking space. The direction of the ramp is not clear. Please see my redlines.I2 Consultants Response: The ramp has been revised and will have a double ramp. Grading has been updated/revised.Comment Number: 3 Comment Originated: 03/22/202203/22/2022: INFORMATION ONLY:A Development Construction Permit (DCP) will be required for this project. When the final plans are ready for recording, please submit the DCP application form, available at https://www.fcgov.com/engineering/devrev.php. You will also need to provide cost estimates for the Engineering Inspection fees and the cost of the public infrastructure being constructed by this project.I2 Consultants Response:An opinion of cost has been provided with this resubmittal.Department: Traffic OperationContact: Spencer Smith, 9702216820, smsmith@fcgov.comTopic: GeneralComment Number: 2 Comment Originated: 03/16/202203/16/2022: FOR FINAL APPROVALPlease clearly show the access to the trash enclosure being replaced with concrete. The existing gravel is called out to be removed, but the proposed plan doesn't show the area with a proposed concrete hatching or call it out as concrete. There are some spot elevations along the edges that are labeled as concrete, but it should be more clearly shown with hatching or a call out/label.I2 Consultants Response: The hatch for the concrete has been updated on all sheets. The removal/replacement note has been updated.Department: Stormwater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.comTopic: GeneralComment Number: 5 Comment Originated: 02/07/202202/07/2022: FOR INFORMATION ONLY:Upon completion of construction, the project will need to submit a Lot Grading Certification and a Site Stormwater Certification before the CO can be issued. This will need to be filled out by a Colorado Professional Engineer. I have included the standard forms with the redlines for reference.Schuman Properties: Noted.Comment Number: 6 Comment Originated: 03/18/202203/18/2022: Stormwater is ready for Approvals!RMS Response: Thank you.Department: WaterWastewater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.comTopic: GeneralComment Number: 5 Comment Originated: 02/07/202203/18/2022: FOR APPROVAL – NOT RESOLVED:The Utility Plans will need to show the footprint for a standard size grease interceptor. I have included the City’s standard details with the redlines. Between FDP rounds 1 and 2 we discussed the nonstandard mechanical interceptor and it was and we concluded that the City would not accept the mechanical interceptor approach on this site. We informed your design team of this over email on 2/18/22. Please revise the plans.I2 Consultants Response: A 750 gallon grease interceptor has been added to the plans. City Detail WW-10 has been added to the detail sheets. The grease interceptor is shown as a standard size for 750 gallons.02/07/2022: FOR APPROVAL:Please confirm the sizing on the grease interceptor. The City requires a minimum of 750 gallons, but more may be needed based on your uses and loading. Please check that this is drawn to scale on the plans.I2 Consultants Response: Mechanical engineer has sized a 750 gallon interceptor. Plans reflect actual size.Comment Number: 6 Comment Originated: 02/07/202202/07/2022: FOR INFORMATION:Industrial PretreatmentPlease note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26306 Wastewater Discharge Permit Requirements and Section 26332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970)2216900, to discuss these requirements and how they apply to this development.Schuman Properties: Noted.Comment Number: 8 Comment Originated: 03/18/202203/18/2022: FOR APPROVAL:Please see updated redlines of Utility Plan and Landscape for comments.I2 Consultants Response: The redlines of the Utility Plan have been addressed.RMS Response:Per email on 3/29/2022 staff has agreed to replacing the 3 taller grasses with 3 shorter grasses (20”) and keeping landscaping in front of patio area. The shrub adjacent to the line has a dimension specifying 4’-0”.Department: Environmental PlanningContact: Scott Benton, (970)4164290, sbenton@fcgov.comTopic: GeneralComment Number: 2 Comment Originated: 03/21/202203/21/2022: FOR FINAL APPROVAL: The detention basin seed mix is an allnative seed mix, which is ideal once established. Please include the following standard Native Seed Mix Notes to help ensure proper establishment and maintenance:NATIVE SEED MIX NOTES1.THE TIME OF YEAR SEEDING IS TO OCCUR SHOULD BE OCTOBER THROUGH EARLY MAY. 2.PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES THROUGH LOOSENING AND ADDITION OF AMENDMENTS THAT PROMOTE WATER ABSORPTION AND RELEASE, THEN SEED IN TWO DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE AREA. DRILL SEED ALL INDICATED AREAS AS SOON AS POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS.3.IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER.4.APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED).5.DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO NO MORE THAN ½ INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL SEEDING METHOD DOUBLE SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES.6.PREPARE A WEED MANAGEMENT PLAN TO ENSURE THAT WEEDS ARE PROPERLY MANAGED BEFORE, DURING AND AFTER SEEDING ACTIVITIES.7.AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW, JUTE MESH, OR OTHER APPROPRIATE METHODS. PLASTICBASED EROSION CONTROL MATERIALS (I.E., PLASTICWELDED BLANKETS) SHALL NOT BE USED WITHOUT EXPRESS PERMISSION FROM THE ENVIRONMENTAL PLANNER AS THESE MATERIALS HAVE PROVEN TO CAUSE WILDLIFE ENTRAPMENT ISSUES.8.WHERE NEEDED, TEMPORARY IRRIGATION SHOULD BE PROVIDED UNTIL SEED IS GERMINATED THEN WEEN THE SEED FROM IRRIGATION. IF IRRIGATION IS USED, THE IRRIGATION SYSTEM FOR SEEDED AREAS SHALL BE FULLY OPERATIONAL AT THE TIME OF SEEDING AND SHALL ENSURE 100% HEADTOHEAD COVERAGE OVER ALL SEEDED AREAS. ALL METHODS AND REQUIREMENTS IN THE APPROVED IRRIGATION PLAN SHALL BE FOLLOWED.9.CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER.10.THE APPROVED NATIVE SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE LANDSCAPE AESTHETIC. DO NOT MOW DURING HOT, DRY PERIODS. DO NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID INHIBITING NATIVE PLANT GROWTH.11.NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT VEGETATIVE COVER IS REACHED WITH LESS THAN TEN PERCENT OF COVER CONSISTING OF NOXIOUS WEEDS, NO BARE SPOTS LARGER THAN ONE FOOT SQUARE, AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES AND EROSION CONTROL.12.THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ADEQUATE SEEDLING COVERAGE AND GROWTH AT THE TIME OF FINAL STABILIZATION, AS DEFINED BY STATE AND LOCAL AGENCIES. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE SATISFACTION OF THE AGENCY, THE DEVELOPER AND/OR LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ADDITIONAL CORRECTIVE MEASURES TO SATISFY FINAL VEGETATIVE REQUIREMENTS FOR CLOSEOUT.RMS Response: Notes have been added to LP100.Department: PFAContact: Marcus Glasgow, 9704162869, marcus.glasgow@poudrefire.orgTopic: GeneralComment Number: 3 Comment Originated: 02/04/202203/22/2022:UPDATE FOR FINAL APPROVAL 02/04/2022: FOR FINAL APPROVAL Additional address locations, monument signs and wayfinding signage will be required. Locations of monument and wayfinding signage must be noted on site plan. IFC505.1.8 Buildings that are addressed on one street, but are accessible from an adjoining street, shall have the address numbers and street name on each side that is adjacent to that other street. This will apply if the building is addressed off Horsetooth Rd. IFC505.1.10 Multiplebuilding complexes shall be provided with approved signage as needed to direct first responders to individual buildings.ALM2s Response: Building signage has been shown on both the north and south elevations of the building in response to these comments.Department: Light And PowerContact: Luke Unruh, 9704162724, lunruh@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 02/04/202202/04/2022: BUILDING PERMIT:This project will be treated as commercial. The electric service shall be installed, owned and maintained by the owner.A commercial service information form (C1 form) and a oneline diagram will need to be completed and submitted to Light & Power Engineering for review. A link to the C1 form is below:http://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulationsALM2s Response: A building permit has been previously submitted with this project under the “Plan Review Only” process and includes the completed. C-1 form.Department: Building ServicesContact: Russell Hovland, 9704162341, rhovland@fcgov.comTopic: Building Insp Plan ReviewComment Number: 1 Comment Originated: 01/21/202201/21/2022: 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.Important: Fort Collins will be adopting the new 2021 Building Codes in March 2022.Accessibility: State Law CRS 95 & ICC/ANSI A117.12017.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 5Energy Code: · Multifamily and Condominiums 3 stories max: 2018 IECC residential chapter.· Commercial and Multifamily 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.· R2 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 NFPA13 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 firesprinkler. 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 multifamily structure.Building Permit PreSubmittal Meeting: Please schedule a presubmittal meeting with Building Services for this project. PreSubmittal meetings assist the designer/builder by assuring, early on in thedesign, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to middesign stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a presubmittal meeting.ALM2s Response: A Pre-submittal meeting was held last fall and the project is currently in for “Plan Review Only” permit review process.Department: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.comTopic: Construction DrawingsComment Number: 7 Comment Originated: 02/04/202203/22/2022: All Benchmark Statements must match on all sheets.02/04/2022: FOR FINAL APPROVAL:Please provide the following information for the Benchmark Statement in the EXACT format shown below.PROJECT DATUM: NAVD88BENCHMARK # w/ DESCRIPTIONELEVATION:BENCHMARK # w/ DESCRIPTIONELEVATION: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’.I2 Consultants Response: The benchmark statements match on all sheets.Comment Number: 8 Comment Originated: 02/04/202203/22/2022: FOR FINAL APPROVAL:There are line over text issues. See redlines.I2 Consultants Response: Line over text issues have been resolved.02/04/2022: FOR FINAL APPROVAL:There are line over text issues. See redlines.Comment Number: 11 Comment Originated: 03/22/202203/22/2022: FOR FINAL APPROVAL:There are spelling issues. See redlines.I2 Consultants Response: The spelling of “Datum” has been corrected.Topic: PlatComment Number: 1 Comment Originated: 02/04/202203/22/2022: FOR FINAL APPROVALUPDATED: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. If you have any specific questions about the redlines, please contact John Von Nieda at 9702216565 or jvonnieda@fcgov.comMajestic Surveying Response: Changes made.02/04/2022: FOR FINAL APPROVAL: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. If you have any specific questions about the redlines, please contact John Von Nieda at 9702216565 or jvonnieda@fcgov.com Majestic Surveying Response: Changes made.Department: Outside AgenciesContact: Don Kapperman, don_kapperman@comcast.com, Topic: GeneralComment Number: 1 Comment Originated: 03/18/202203/18/2022: Comcast has no issues at this time. Thank youRMS Response: Thank you.Department: Water ConservationContact: Eric Olson, 9702216704, eolson@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 01/21/202201/21/2022: The irrigation plan is incomplete. Please refer to the provisions outlined in Section 3.2.1(J) of the Land Use Code. Identify specific components of the irrigation system on the irrigation legend. Direct questions concerning irrigation requirements to Eric Olson, at 2216704 or eolson@fcgov.comRMS Response: This appears to be old comment so we assume plans meet City requirements.