HomeMy WebLinkAboutOAK 140 - FDP200022 - - RESPONSE TO STAFF REVIEW COMMENTS (2)
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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
December 04, 2020
Katy Thompson
Ripley Design
419 Canyon Ave Suite 200
Fort Collins, CO 80521
RE: Oak 140, FDP200022, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Oak 140. If you have questions about any co mments, you
may contact the individual commenter or direct your questions through your Development
Review Coordinator, Tenae Beane via phone at 970-224-6119 or via email at
tbeane@fcgov.com.
Comment Summary:
Ripley Design, Shopworks, JVA, Northern Engineering, Housing Catalyst, I-kota Construction
Department: Stormwater Engineering
Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 10/30/2020
11/25/2020: FOR FINAL APPROVAL:
In situations where water quality and low impact development facilities are
incorporated into the building design, it is typical for the civil to design the
facility, and then that design is incorporated into the building design. Thes e
facilities need to be designed by the civil.
Clarification is needed on the inlet/underdrain/lower area drain system, where
these are located, and how they function in conjunction with each other.
Forebays, and/or other energy dissipation, is required at outfalls into the planter.
Rock cobble is not sufficient. Please contact me if you would like to discuss
methods that have been used on other similar installations.
Please see redlines for additional cleanup items.
Response: The facility is designed by the Civil in conjunction with other disciplines. Clarification has been added to the
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report and details. The drain basin control structure and splash block with cobble have been added for a forebay. The
trash enclosure located far away from stormwater facilities is an example provided in the FC Stormwater Criteria and is
applicable to this site. The LID details and calcs have been updated to treat everything draining to the planter. We have
met multiple times with Dan to go over design and addressed concerns.
10/30/2020: It appears that all water quality and LID requirements are being
met; however, additional clarification and detail is needed regarding drainage
basin areas (no basin map seen) and the rain garden including intended
overflow path and construction details such as forebays. Please see redlined
drainage report and utility plans for more information.
I encourage you to reach out with any questions or to review potential revisions,
and I’d be happy to set up a meeting or conference call to do so.
Department: Water-Wastewater Engineering
Contact: Dan Mogen, 970-305-5989, dmogen@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 10/30/2020
11/25/2020: FOR FINAL APPROVAL:
Please update call out for sanitary sewer abandonment to reference the existing
sanitary service being abandoned.
Response: Callout for demo of building/ss has been updated. The callout highlighted in the redlined utility plans is
pointing to the estimated location of the sanitary service for the Old Elks Lodge building. This service line could not be
found during utility locating which is why the note states to field locate the existing sanitary service and to cap the
service at the main and demo.
10/30/2020: Please see redlined utility plans regarding minor updates to
proposed water and sewer services and showing existing water service.
I encourage you to reach out with any questions or to review potential revisions,
and I’d be happy to set up a meeting or conference call to do so.
Department: Erosion Control
Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 11/24/2020
11/24/2020: All ESC Comments have been addressed, Ok for mylars.
INFORMATION ONLY:
Starting January 1st, 2020 the City will be collecting fees for Erosion Control
and Stormwater Inspections. The Erosion Control fees are based of; 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 off the
number of LID/WQ Features that are proposed for this site. Based upon the
materials submitted, we are assuming 1 lot, 0.58 acres of disturbance, 2 years
from demo through build out of construction and an additional 1 year until full
vegetative stabilization due to seeding. Which brings the estimated Erosion
Control Fee to $1,460.97
Based on 1 bioretention facility. Which brings the estimated Stormwater
LID/WQ Inspection fee to be $315.00. Please see the provided calculation
spreadsheet for details. and respond to this comment with any changes to the
assumed quantities estimates and why, so that we may have a final fee
estimate ready for this project. The fee will need to be provided at the time of
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erosion control escrow.
Response: Understood.
10/29/2020: FOR FINAL APPROVAL:
Please address all redlined ESC comments on the utility plans.
Department: Engineering Development Review
Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/03/2020
12/01/2020: information only:
The easement dedication provided indicated the vertical limits have yet to be
defined. This information would need to be provided for review of the legal for
acceptability as part of the dedication process.
Response: A revised easement dedication has been included in this submittal.
11/03/2020: information only:
It is assumed that the next submittal would provide legal descriptions for the the
easements being dedicated with the proposal (along with associated fees for
the dedication(s).) At this time, I'm presuming that the 5' utility easement along
the alley would be the only easement and would be defined aerially.
Comment Number: 4 Comment Originated: 11/03/2020
12/01/2020: information only:
The response provided is acknowledged. To the extent that it's not known
whether the construction would occur concurrent with the construction of the
development, I would look to have language in the development agreement that
is acknowledging this possibility and to the extent that the construction in the
future is performed by the City or its agents, the Developer understands that the
City cannot be held responsible for any damages caused by the City's work in
constructing the bulb-out at a future date.
Response: Understood.
11/03/2020: information only:
Please provide any update with respect to the bulb-out status along Remington
Street. Is there the intention that the bulb-out will be constructed concurrent with
the development construction such that the proposed hardscape infrastructure
would not need be built and then reconstructed to incorporate the bulb-out?
Comment Number: 6 Comment Originated: 12/01/2020
12/01/2020: information only:
The City Attorney's Office has affirmed that the existing electrical easement is
considered an easement and not a right-of-way and would be vacated through
an easement vacation process that would be administratively approved (instead
of a right-of-way vacation process that would go through City Council.) A $400
application fee would be needed to begin working on this, but the actual
easement vacation approval would occur upon acceptance from Light & Power
on the work being completed to allow the vacation.
Response: Understood.
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Comment Number: 7 Comment Originated: 12/01/2020
12/01/2020: for approval:
The street patching on Remington shows three street cuts within a 75 foot length
of the roadway. Under patching requirements, this would need to be combined
into a single roadway patch and depicted in this manner on the plans.
Response: Noted, the sawcut limits have been revised to one single patch.
Department: Planning Services
Contact: Meaghan Overton, 970-416-2283, moverton@fcgov.com
Topic: General
Comment Number: 6 Comment Originated: 11/03/2020
11/25/2020: FOR FINAL APPROVAL: Staff has concerns about leaving the
PTAC grilles silver on the masonry and stucco portions of the building. The
visibility could detract from the cohesiveness of the facades, and architectural
detailing was an important piece of the project hearing and approval. The
maintenance considerations are also important to consider, of course. What
options might be reasonable to minimize the appearance of the grilles while
also being realistic to maintain long-term?
Response: We will paint the PTAC grille at the stucco to match the adjacent façade color. At the masonry, we will select
a pre-finished color from the manufacturer that is a close match to our masonry .
11/03/2020: FOR FINAL APPROVAL: The detailing of the installation of PTAC
units and interrelationship with the metal panels looks good. In areas where
PTAC units are on walls with the stucco motif are you planning to paint the
design pattern over the PTAC units to match? What about on masonry walls?
Callouts or an explanation of the finishing of PTAC units as relates to the
different building materials would be sufficient to address these questions.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 12/01/2020
12/01/2020: AERIAL APPARATUS ACCESS vs ALTERNATIVE METHODS
Per IFC Section D105, Poudre Fire Authority and the applicant team continue
to work offline to resolve fire code requirements for apparatus access via
alternative methods. A proposal for meeting the intent of the 2018 IFC has been
submitted to PFA and is currently under review by the fire marshal.
Response: Thank you for the response from Sarah Carter, Assistant Fire Marshal on 12/18. We are finalizing a letter to
clarify the remaining questions and will be sending it directly to Sarah.
Comment Number: 2 Comment Originated: 12/01/2020
12/01/2020: ROOFTOP AMENITIES & OTHER AREAS OF ASSEMBLY
> Landscaping on roofs shall be demonstrate compliance with IFC 317. Please
add to Notes on Page 4 of Site and Landscape Plan.
Response: The IFC notes have been added to Page 4 of the Site and Landscape Plan.
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Comment Number: 3 Comment Originated: 12/01/2020
12/01/2020: FIRE DEPARTMENT TRAINING OPPORTUNITY
Poudre Fire Authority is currently looking to acquire a commercial property to
use for a major emphasis drill. Depending upon the owner, training can be
tailored to be non-destructive in nature (search drill or lost/injured firefighter) or
more invasive (doors, walls or ceilings breeched, water flow, etc.). Please
contact me if your site may be willing to pursue a discussion along this line and I
will put you in touch with our training division chief. Thank you.
Response: We are open to having some level of participation with PFA to conduct drills in the future. More information
and internal discussion would be needed to determine what exactly this will entail. Please feel free to contact us directly
if you would like to discuss further.
Department: Light And Power
Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/03/2020
11/03/2020: INFORMATION:
Thank you for working through the major issues through the PDP process. We
are comfortable with the transformer location and primary wire routing.
Comment Number: 2 Comment Originated: 11/03/2020
11/03/2020: INFORMATION:
Thank you for submitting a C-1 form.
Comment Number: 3 Comment Originated: 11/03/2020
11/03/2020: INFORMATION:
I look forward to further discussions at DCP about how we can best protect the
existing primary wire on Remington.
Comment Number: 4 Comment Originated: 11/03/2020
11/03/2020: 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/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.
Comment Number: 5 Comment Originated: 11/03/2020
11/03/2020: INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone
service. Contact Julianna Potts with Fort Collins Connexion at 970-207-7890 or
jpotts@fcgov.com for commercial grade account support, RFPs and bulk
agreements.
Department: Environmental Planning
Contact: Scott Benton, sbenton@fcgov.com
Topic: General
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Comment Number: 1 Comment Originated: 11/03/2020
11/03/2020: No comments.
Department: Forestry
Contact: Molly Roche, 224-616-1992, mroche@fcgov.com
Topic: General
Comment Number: 28 Comment Originated: 11/23/2020
11/23/2020: FOR FINAL APPROVAL
Please include the following note on the Landscape, Utility, and Construction
Layout/Access Plans:
PRIOR TO SITE WORK, PLEASE CONTACT CITY FORESTRY TO INSPECT
TREE PROTECTION. DURING SCAFFOLDING INSTALLATION, AN ON-SITE
VISIT WITH CITY FORESTRY AND THE LICENSED ARBORIST
CONTRACTED TO PRUNE STREET TREES SHALL OCCUR TO DISCUSS
ANY REQUIRED PRUNING NECESSARY FOR SITE ACCESS AND
CONSTRUCTION.
Response: Note has been added to the Landscape Plan.
Response: This note has been added to Sheet C0.4.
Response: Note has been added to Construction Layout/Access plan.
Comment Number: 29 Comment Originated: 11/23/2020
11/23/2020: FOR FINAL APPROVAL
Please provide the scaffolding height on the construction layout and access
plan.
Department: Parks
Contact: Aaron Wagner, aawagner@fcgov.com
Topic: General
Comment Number: 5 Comment Originated: 12/01/2020
12/01/2020: FOR INFORMATION
Thank you for acknowledging and noting the that: “the landscape areas within
the R.O.W. adjacent to the site will be privately maintained. See note on the
page 1 of the Site Plan which indicates this maintenance responsibility. Note #2
on page 6 of 6 on the site/landscape plan indicates that the irrigation must be
approved by the City prior to the issuance of building permits.”
Comment Number: 6 Comment Originated: 12/01/2020
12/01/2020: FOR INFORMATION
Thank you for noting that the irrigation plans must be approved by the city prior
to issuance of the building permits. Please coordinate as early as possible,
with Parks and Forestry, on irrigation design to ensure that utility and root
conflicts and disruptions are minimized.
Comment Number: 7 Comment Originated: 12/01/2020
12/01/2020: FOR INFORMATION
In our meeting on 11/16, Parks brought up concerns that there will likely be a
need for a location for residents to relieve their dogs near the building. Please
consider providing a dog waste station and a place where residents can take
their animals to help reduce the stress on city owned and maintained
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streetscapes from animal waste.
Response: A pet waste station is not a planned part of the project at this time.
Department: Building Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 11/02/2020
11/02/2020: 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.
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 N FPA-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
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buildings using electric heat.
· A City licensed commercial general contractor is required to construct any new
multi-family structure.
Building Permit Pre-Submittal Meeting:
Please 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 email rhovland@fcgov.com to schedule a pre-submittal
meeting. Applicants should be prepared to present site pl ans, floor plans, and
elevations and be able to discuss code issues of occupancy, square footage,
type of construction, and energy compliance method being proposed.
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Building Elevations
Comment Number: 3 Comment Originated: 11/02/2020
11/30/2020: FOR FINAL APPROVAL-UPDATED:
There are line over text issues. See redlines.
Response: We have revised our drawings.
11/02/2020: FOR FINAL APPROVAL:
There are line over text issues. See redlines.
Comment Number: 4 Comment Originated: 11/02/2020
11/30/2020: FOR FINAL APPROVAL-UPDATED:
There are text over text issues. See redlines.
Response: We have revised our drawings.
11/02/2020: FOR FINAL APPROVAL:
There are text over text issues. See redlines.
Topic: Construction Drawings
Comment Number: 7 Comment Originated: 11/02/2020
11/30/2020: FOR FINAL APPROVAL-UPDATED:
Please revise the legal description as marked. See redlines.
Response: Legal description has been revised per redlines.
11/02/2020: FOR FINAL APPROVAL:
Please revise the legal description as marked. See redlines.
Topic: Easements
Comment Number: 11 Comment Originated: 11/30/2020
11/30/2020: FOR FINAL APPROVAL:
There are some issues. See redlines.
Response: Redlines have been addressed.
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Topic: General
Comment Number: 5 Comment Originated: 11/02/2020
11/30/2020: FOR FINAL APPROVAL-UPDATED:
FLOOR PLAN: There are line over text issues. See redlines.
11/02/2020: FOR FINAL APPROVAL:
FLOOR PLAN: There are line over text issues. See redlines.
Response: We have revised our drawings.
Department: Outside Agencies
Contact: Don Kapperman, 970-567-0245, d_kapperman@comcast.com,
Topic: General
Comment Number: 1 Comment Originated: 10/30/2020
12/03/2020: Comcast does not have any issues at this time.
Owner will need to work with Comcast R.O.E. department if they want service
thru Comcast.
Response: Understood.
10/30/2020: Comcast has no issues at this time.