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HomeMy WebLinkAboutPLANETSCALE LIVING - PDP200015 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS 1 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 October 27, 2020 Serdar Badem 12933 Regan Lane Saratoga, CA 95070 RE: PlanetScale Living, PDP200015, 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 10/27/2020: INFORMATION: I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! Comment Number: 2 10/27/2020: INFORMATION: As part of any 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. Please avoid using acknowledged, noted, or other non-descriptive replies. 2 Comment Number: 3 10/27/2020: INFORMATION: This proposed project is processing as a Type 1 Project Development Plan (PDP). The decision maker for Type 1 projects is an Administrative Hearing Officer. Staff would need to be in agreement the project is ready for Hearing approximately 3-5 weeks prior to the hearing. Everyone is able to prepare their presentations for the hearing during this time, and we do send out notices as it is a public hearing. The Hearing Officer has 10 business days to make their decision on the project. Following the decision from the Hearing Officer there is a 14-day appeal period. Assuming the project is approved or approved with conditions, following the hearing we would move to the Final Development Plan. The timeline and rounds of review for the FDP runs the same as the PDP. Please let me know if you have any questions about the timeline information, I know I have provided quite a bit here. Comment Number: 4 10/27/2020: INFORMATION: Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 1 10/26/2020: FOR HEARING: Pursuant to 3.2.2(J) Setbacks, the minimum width of the landscape setback area around the parking area is 5 feet. This area will need to be detailed with 1 tree per 40 lineal feet and a sufficient amount of landscaping to create visual interest year-round through the use of grasses, evergreen material and deciduous plants. The Woodward Juniper is a good choice; however, more plant diversity needs to be integrated into the overall plant pallet around the parking area. Please refer to the City of Fort Collins Plant List for other options. https://www.fcgov.com/forestry/plant_list.pdf a. Response: GMRLA: Site plan has been revised to provided landscape 3’ setback around the parking area. Significant plantings have been provided to create visual interest. Variance shall be requested to modify landscape setback from 5’ to 3’ based on provided vehicular access. b. PEC and WDA: Agree GMRLA Comment Number: 2 10/26/2020: FOR HEARING: Will this plan have outdoor condensing units or other HVAC equipment? If so, please show on site plan. All ground mounted equipment must be screened from adjacent property of public streets in a way that either matches the building architecture and style or using landscaping. a. Response: GMRLA: Landscape shrubs have been placed at foundation areas. Based on final location of HVAC equipment, shrubs shall be used to screen the equipment. 3 b. PEC and WDA:Agree GMRLA Comment Number: 3 10/26/2020: FOR HEARING: Please specify on the lighting plan that the fixtures will be 3,000 K or less. Comment Number: 4 10/26/2020: FOR HEARING: Extra attention needs to be given to the west side yard to provide a greater amount of screening through vertical landscape elements. a. GMRLA Response: Based on the revised drive aisle location to the east, existing canopy (Locust) trees are being retained. Vertical landscape elements (Junipers) have been placed between canopy trees that will achieve a 20’ height and can accommodate moderate shade. b. PEC and WDA: Agree GMRLA Comment Number: 5 10/26/2020: FOR HEARING: It appears that bicycle parking is not provided, please provide 1 space per bedroom (8 spaces) with 60% enclosed and 40% on fixed racks. Enclose bike space is defined. See LUC Standard 3.2.2(C)(4) for more information. a. Response: GMRLA: 4 bike spaces have been provided on the provided plans. The bike rack is located at the northwest corner of the building. Bike rack shall be direct burial mount with pervious mulch materials surrounding the rack. b. PEC and WDA: Agree GMRLA Comment Number: 6 10/26/2020: FOR HEARING: The drive aisle and parking area is required to be surfaced with asphalt or concrete. See LUC Standard 3.2.2(D)(3)(c) Pavement a. Response: GMRLA: During coordination efforts with City staff, pervious pavers are being proposed to meet stormwater requirements. b. PEC and WDA: Paver design shown on CD and Drainage Letter provided in submittal. Comment Number: 7 10/26/2020: FOR HEARING: Regarding off-street parking, this project is required to provide 7 parking spaces. The overall approach parking seems off, with head in spaces conflicting with a rear door that swings partially into 3 spaces and a parking space situated behind two other spaces. a. Response: GMRLA: Parking spaces and access have been redesigned to provide for 6 spaces as access is limited. b. PEC and WDA: Agree GMRLA shown on CD Comment Number: 8 10/26/2020: FOR HEARING: To address compliance issues, the head-in area of parking should be defined 4 by a raised curb, 5 feet of space between the building and the curb that contains landscaping and a walkway into the rear doors of each unit. a. Response: GMRLA: Based on limited vehicular access and parking, 4’ landscape space has been provided from building to head-in parking. Wheel stops have been provided to eliminate need for raised curb. Variance shall be requested to modify 5’ landscape area to 4’ and eliminate curb. b. PEC and WDA: Agree GMRLA shown on CD Comment Number: 9 10/26/2020: FOR HEARING: Parking spaces can be 8.5x18 feet while 40% of the stalls can be compact which would effectively reduce the size to 8x15. a. Response: GMRLA: 8.5’x18’ parking stalls have been provided. b. PEC and WDA: Agree GMRLA shown on CD Comment Number: 10 10/26/2020: FOR HEARING: One handicap parking space is required for this development. Dimensions of space must be 13x18 feet a. Response: GMRLA: Per the revised site plan, 1 HC space at 13x18 has been provided. b. PEC and WDA: Agree GMRLA shown on CD Comment Number: 11 10/26/2020: FOR HEARING: How will trash and recycling be handled on the site? Please visit Enclosure Design Considerations and Guidance Document for more information on compliance with Trash and Recycling requirements. https://www.fcgov.com/recycling/pdf/enclosure-guidelines0804.pdf?152702721 5 a. Response: GMRLA: Independent trash bins to be placed at rear of units. b. PEC and WDA: Agree GMRLA shown on CD Comment Number: 12 10/26/2020: FOR HEARING: The front entryways require greater detailing through the use of a covered entry feature such as a front porch or stoop and secondary roof features that transition over the front doorways. Consider continuing the hipped roof design from the rear of the building to the front. The roof must contain two of the following elements: 1.The primary roof line shall be articulated through a variation or terracing in height, detailing and/or change in massing. 2.Secondary roofs shall transition over entrances, porches, garages, dormers, towers or other architectural projections. 3.Offsets in roof planes shall be a minimum of two (2) feet in the vertical plane. 5 4.Termination at the top of flat roof parapets shall be articulated by design details and/or changes in materials and color. 5.Rooftop equipment shall be hidden from view by incorporating equipment screens of compatible design and materials. a. Response: WDA: See the attached revised drawings. Comment Number: 13 10/26/2020: FOR HEARING: Please add residential density calculations to Land Use Table on title sheet. For more info on how to calculate these dimensions visit 4.5(D) of the LUC. a. Response: WDA: See the attached revised drawings. Per the LUC sections 3.8.18 and 4.5. Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com Topic: General Comment Number: 1 10/27/2020: FOR HEARING: Stuart street is classified as a Minor Collector in the City's Master Street Plan. This street section has an ultimate right-of-way (ROW) width of 76 feet. The owner will be required to dedicate 8 feet of ROW along the property frontage to bring the half ROW width to 38 feet. The standard utility easement width of 9 feet will need to be dedicated adjacent to the ROW along the frontage as well. These will need to be dedicated (along with any other easements required by other City departments) by separate instrument. Please have easement legal descriptions and exhibits prepared by a Colorado licensed land surveyor. These should be submitted to the City along with the appropriate fees ($250/easement dedication) and TDRF application (you will need to submit another completed TDRF application with the easement dedications indicated on it). a. Response: PEC: CD approval, client will provide survey with requested information. Comment Number: 2 10/27/2020: FOR HEARING: The Minor Collector street section includes a 6-foot parkway and 5-foot detached sidewalk. The submitted plans do not show this. a. Response: GMRLA: 6’ parkway for street tree and 5’ foot detached sidewalk has been provided. b. WDA and PEC shown on CD’s and provided 6 Comment Number: 3 10/27/2020: FOR HEARING: The multi-family driveway width standard is 24-36 feet wide, per the Larimer County Urban Area Street Standards (LCUASS). Please adjust the drive width accordingly. a. GMRLA Response: 16’ wide driveway has been provided based on limited access area and adjacent landscape buffers. Variance shall be requested to reduce drive aisle to 16’. b. WDA AND PEC: shown and provided details in CD’s Comment Number: 4 10/27/2020: FOR HEARING: The two solo parking spaces along the north side of the parking area seem like they will be very difficult to get in and out of. The one to the east looks like it would prevent a vehicle parked in the spaces south of it from being able to back out. a. GMRLA Response: Parking spaces have been revised based on limited access area. b. WDA and PEC: Agree GMRLA shown on CD Comment Number: 5 10/27/2020: FOR HEARING: See minor utility plan cover sheet comments. Be sure that you revise all notes and information to be pertinent to this project and to City standards. The general notes on the second sheet of the utility plans do not look correct and are far too light to be able to read clearly or make clear copies/scans of the plans. a. Response: PEC: revised and added notes from FC standards and previous project submittals. Comment Number: 6 10/27/2020: FOR FINAL PLAN: 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. a. Response: PES: Demo areas are shown on existing site layout. Comment Number: 7 10/27/2020: FOR HEARING: Please show and identify all existing and proposed easements and right-of-way on all plans. a. Response: PEC: shown on existing site layout plan. Comment Number: 8 10/27/2020: FOR HEARING: There are many instances of text that is obscured by other text, hatching, 7 linework, etc. and is difficult to read. Please make sure all text is legible. a. Response: PEC: corrected Comment Number: 9 10/27/2020: FOR HEARING: The typical drive access detail in the utility plans will need to be swapped for the correct one for detached walk. a. Response: PEC: revised and corrected Comment Number: 10 10/27/2020: FOR FINAL PLAN: There are several utility plan sheets that wouldn't typically be part of a utility plan set (see redlines). I believe that these sheets are included in the site plan, and can be removed from the utility plan set. a. Response: PEC: need clarification of which ones need to be provided, see the attached. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 2 10/26/2020: FOR HEARING: There needs to be better clarification on the actual increase in impervious area for this proposal. An exhibit is required showing the increase in impervious area and the existing impervious area that is modified. City of Fort Collins Stormwater Criteria is based on these numbers and there needs to be a level of confidence that these numbers are accurate and that they are clearly illustrated. a. Response: PEC: provided Table 1 with square footage and percentage showing that we meet <1,000 s.f. requirement. Comment Number: 3 10/26/2020: FOR HEARING: If the modified impervious area for this project is less than 1,000 sf, than LID is not required. The Drainage Report states that the modified impervious area is less than 1,000 sf, but there is still discussion in the text about providing LID. Please clarify why this is still being stated in the report. a. PEC: Because of the “No” change in grade or to historic flows, we were asked to provide Drainage Letter showing drainage approach and data for proposed paver solution. 8 Comment Number: 4 10/26/2020: FOR HEARING: If LID is required, the porous pavement system would be required to meet City requirements for LID credit. This would include an underdrain and an outfall. a. PEC: Per previous discussions, no underdrain will be required; Pavers will provide adequate pervious drainage control on-site Comment Number: 5 10/26/2020: FOR HEARING: A Development that changes storm water flows in character (water quality or flow path), increases quantity, or increases flow rate can not drain onto downstream properties without a drainage easement. Even if it is shown that the increase in impervious area is less than 1,000 sf, any of the above conditions would require a drainage easement for any flows that are exiting the northeast corner of the site. This comment may require further discussion and the City welcomes a meeting to discuss. a. Response: PEC: Per previous discussions with FC, unable to obtain drainage easements. Drainage will be controlled on-site. Comment Number: 6 10/26/2020: FOR HEARING: The hydrology calculations in the drainage report do not meet City specifications. The C-factors are not per the City's Criteria Manual. The rainfall intensities are not per City criteria either. Also, these small sub-basins should not have a TOC greater than 5 minutes just from my observation. a. Response: PEC has corrected and used correct C-factors included in Drainage Letter and calculations Comment Number: 7 10/26/2020: FOR HEARING: The Grading Plan needs more detail with spot elevations to clearing show grading. a. PEC added more grade points to Drainage Plan Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 10/26/2020: FOR HEARING: The Utility Plan shows the existing wet utilities, but no improvements or modifications. Are the existing wet utilities adequate for the proposed uses? In general, a 3/4-inch water service would not be sufficient for a 4-plex. a. Response: PEC clarified and adde 1 ½” meter call-out per FC requirements (Table) 9 Comment Number: 2 10/26/2020: FOR HEARING: A reminder that no trees are allowed within 10 feet of the water or sewer services and no shrubs within 4 feet of the water meter or curb stop. a. Response: PEC: agree see the attached revised drawings. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 10/22/2020: FOR FINAL PLAN: At FDP submittal ESC materials will need to be submitted. The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be found at www.fcgov.com/erosion Please submit an Erosion Control Plans to meet City Criteria. Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. a. Response: PEC: provided some detail on submittal drainage drawing. Will have full submittal when this submittal is approved and will submit with Final CD’s. Department: Light And Power Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com Topic: General Comment Number: 1 10/27/2020: FOR HEARING: This property is currently being serviced by a customer owned service connecting to a secondary box on the northwest corner of the property. This secondary box is a substantial distance from the transformer located on Spring Meadow Ct. This could pose to be a difficult and costly process if your development requests a service upgrade. If four, small, 100 amp services are being proposed, it will exceed the capabilities of the current system and require a transformer to be installed on site. Please show a transformer location for your next submittal. a. Response: electrical service transformer location are dictated by the utility company, they will decide where the transformer is to be located, not us. Secondly we will not know if the service will need to be modified as we have not gotten to that stage of this project yet. this will all be taken care of in the construction document phase of the project. Comment Number: 2 10/27/2020: INFORMATION: Light and Power would like to remind you that all of our facilities must have a ten foot clearance away from all water, wastewater, and storm sewer facilities. We also require a three foot clearance away from all other utilities with the exception of communication lines. 10 a. Response: understood. Comment Number: 3 10/27/2020: FOR FINAL PLAN: Please provide a one line diagram and a C-1 form to Light and Power Engineering. The C-1 form can be found at: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf a. Response: This will all be taken care of in the construction document phase of the project. Comment Number: 4 10/27/2020: INFORMATION: Transformer locations shall be within 10' of a paved surface and must have a minimum of an 8' clearance from the front side and a 3' clearance around the sides and rear. (1000 kVA up to 2500 kVA requires 4' around the sides and rear.) Comment Number: 5 10/27/2020: INFORMATION: Electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Comment Number: 6 10/27/2020: INFORMATION: You may contact Austin Kreager, project engineering if you have questions. (970) 224-6152. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/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. Department: Environmental Planning Contact: Kelly Smith, , ksmith@fcgov.com Topic: General Comment Number: 1 10/22/2020: INFORMATION ONLY: No Comments 11 Department: Forestry Contact: Christine Holtz, , choltz@fcgov.com Topic: General Comment Number: 11 10/27/2020: FOR HEARING: The Landscape rendering on sheet 7 of the Site Plan are not depicting the frontage trees. Please ensure all the plans are consistent. a. Response: GMRLA: Sheet 8 (Tree Mitigation Plan) contains existing trees to remain and to be removed. Sheet 9 (Landscape Plan) identifies proposed landscape. Topic: Landscape Plans Comment Number: 2 10/27/2020: FOR HEARING - UPDATED: Thank you for providing a landscape plan. Along with the General Landscape Notes, please too include the Street Tree Notes, Tree Protection Notes, and Site Plan Notes. Please also add the boxed permit note to every page of the landscape plan. Forestry conducted a tree inventory and mitigation assessment at the development site in August of this year (2020). We inventoried 10 trees. Please include this inventory on the landscape plans, as well as a detail of the existing trees, and label them with their corresponding numbers from the inventory table. Additionally, please label each tree as “existing to remain” or “existing to remove”. Please also add a detail distinguishing which proposed new trees are mitigation trees. a. Response: GMRLA: Tree Protection Notes have been provided on Tree Mitigation Plan (Sheet 8). Tree Mitigation Table with the inventoried 10 trees/total replacement trees has been provided on Sheet 8. This value was confirmed with Staff prior to incorporating into plan. Trees have been labeled ‘to remain’ or ‘to remove’ on Tree Mitigation Plan (Sheet 8). As street trees are being proposed in parkway, StreetTree Notes have been provided on Sheet 9 Landscape Plan. The planting schedule calls for 15 gal Woodward junipers to be planted. Forestry recommends the use of 25 gal containers for the Woodward junipers since these have a much better survival rate. a. Response: GMRLA: The Woodward Junipers have been increased from 15 gallon to 25 gallon with an 8’ height. 1/30/2020: INFORMATION ONLY FOR PDP Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements such as ‘full tree stocking’. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). The plans should also include the following City of Fort Collins notes: 12 General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the city planner or Nils Saha (Nsaha@fcgov.com) Required tree sizes and method of transplant (reduced minimum sizes for affordable housing): Canopy Shade Tree: 1.0" caliper container or equivalent Evergreen tree: 4.0' height container or equivalent Ornamental tree: 1.0" caliper container or equivalent Canopy Shade tree as a street tree on a Local or Collector street only: 1.25" caliper container or equivalent Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped a. Response: GMRLA: All General, Tree Protection and Street Tree notes have been provided Sheets 8 and 9. Tree sizes have been revised per required mitigation tree sizes. Comment Number: 3 10/27/2020: FOR HEARING - UPDATED: Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults 40’ between canopy shade trees and streetlights 15’ between ornamental trees and streetlights a. Response: GMRLA: Utility locations have been screened back and noted on landscape plan. Based on revised site plan, dimension separations have been provided. 1/30/2020: INFORMATION ONLY FOR PDP Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults 40’ between canopy shade trees and streetlights 15’ between ornamental trees and streetlights 13 Comment Number: 4 10/27/2020: FOR HEARING - UPDATED: According to the landscape plan all existing trees within the limits of development are being removed. Proposals to remove significant existing trees must provide a justification letter with specific details of the reason(s) for removal. For example: Tree X removed due to grading which is necessary to improve storm water drainage in this section of the development. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings, and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. a. Response: GMRLA: Tree Mitigation Plan and Landscape Plan identify trees to remain. A site visit with staff occurred to retain as many significant trees as possible and is illustrated on provided plans and associated tables. 1/30/2020: INFORMATION ONLY FOR PDP If applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. 14 Comment Number: 5 10/27/2020: FOR HEARING - UPDATED: According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. Currently shade trees constitute 26% of new plantings. Please adjust the planting schedule to increase the shade tree percentages, and please also add the species diversity percentages to the table. a. Response: GMRLA: Based on limited planting areas due to vehicular access and required separations from utilities, canopy trees have been only been placed at parkway and adjacent to 5’ detached walk. Variance shall be requested to deviate from this requirement based on existing trees and proposed site plan. 1/30/2020: INFORMATION ONLY FOR PDP According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. Comment Number: 6 10/27/2020: FOR HEARING - UPDATED: If the project is responsible for frontage improvements along E. Stuart St. or Springmeadows Ct., please incorporate new street trees within the right of way. In the Land Use Code, street trees are required 3-7 feet behind an attached walk—the trees proposed in the front of the building are not meeting those requirements. a. Response: GMRLA: Street trees have been provided within the right of way between back of curb and detached walk. In an effort to provide as many trees as possible and meet utility separation requirements, Catalpa trees with 30’ spread have been proposed with a 28’-6” on center spacing. 1/30/2020: INFORMATION ONLY FOR PDP If the project is responsible for frontage improvements along E. Stuart St. or Springmeadows Ct., please incorporate new street trees within the right of way. Comment Number: 7 10/27/2020: FOR HEARING: During the tree inventory, there were discussions regarding the preservation and protection of the 3 honey locusts located just the west of the driveway. If these trees are preserved, the tree mitigation requirements would decrease by 10 trees. Included in these discussions was the idea of using raised concrete instead of permeable pavers which require the excavation of at least the top foot of soil. Since the majority of tree roots are in the top 18 inches of soil, a raised concrete driveway would go a long way to preserve these 3 significant trees. Is there a reason this could not be done? Would it be possible to shift the driveway to the east side of the dwelling? Please consider these, or other options to save these 3 trees. a. Response: GMRLA: Driveway has been shifted to the east to save the (3) trees. 15 Comment Number: 8 10/27/2020: FOR HEARING: Thank you for including the planting schedule on the landscape plan along with details of the new trees and their proposed locations. The planting space for the 11 junipers on the north end of the property appears to be only 2 ft. wide—this is a very small amount of space for tree establishment and does not set the trees up for success. Is there a way we could increase the planting area? a. Response: GMRLA: Planting area has been increased to 3’ to accommodate the Junipers. Comment Number: 9 10/27/2020: FOR HEARING: According to the Land Use Code 3.2.1 there should be 30-40’ between shade trees. State street maples are medium-sized shade trees and are spaced only 15’ apart on the landscape plan. Please adjust the separation accordingly. a. Response: GMRLA: Tree species has been revised with provided dimension. Comment Number: 10 10/27/2020: FOR HEARING: Please show details of the Critical Root Zones (CRZ) for all existing trees on site. This is a fairly new code requirement, so please reach out to Forestry if you need clarification (LUC 3.2.1(G)(7)). The outer CRZ equals 12-inch radius for every inch in diameter (1-ft for every 1-inch). The inner CRZ is the inner half of the outer CRZ. a. Response: GMRLA: As this requirement was not provided during staff discussions, CRZ dimensions have been provided based on diameter sizes. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 10/20/2020: FIRE SPRINKLER SYSTEM: The existing building is reported to have a fire sprinkler system. A multi-family, Group R-2 occupancy will require a fire sprinkler system. The applicant acknowledges intent to meet fire code requirements and upgrades or modifications to the existing sprinkler systems may be necessary. > The project should qualify for a R-13 sprinkler system with 1 hour fire separation between units. Please contact the City Building Dept. for details. > Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. > Please indicate the location of a separate fire line to the building on utility plans. > Please indicate the location of the Fire Department Connection (FDC) on the utility plans. > One key box ("Knox Box") is required. It shall be mounted in an approved, exterior location. The box shall be positioned 3 to 7 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. 16 a. Response: WDA: a sprinkler system will be provided, in the construction document phase of the project. Comment Number: 2 10/20/2020: FOR FINAL PLAN: ADDRESS POSTING - New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street fronting the property, and posted with a minimum of eight-inch numerals on a contrasting background. Individual unit numbers may be posted in four-inch numerals. a. Response: WDA: Addresses will be provided, in the construction document phase of the project. Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 10/26/2020: 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. a. Response: WDA: A full code analysis will be provided, in the construction document phase of the project. 17 Comment Number: 2 10/26/2020: For a building code change of occupancy to R-2 multi-family, the building must be fire sprinkled (13R min, but appears that an existing NFPA13 system currently exists). Type B accessible units must be provided per chapter 11 of the IBC. 1-hour dwelling separation walls/floors are required between each dwelling unit. Plans must be submitted showing how the building will comply with the building code for all dwellings. a. Response: WDA: A full code analysis along with the fire sprinkler system will be provided, in the construction document phase of the project. b. See the attached revised floor plan, we have provided a Type A accessible unit and a Type B accessible unit in these plans. Comment Number: 3 10/27/2020: INFORMATION - BUILDING PERMIT: 10% of all parking spaces must be EV ready (conduit in place) Comment Number: 4 10/27/2020: INFORMATION - BUILDING PERMIT: This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min. Comment Number: 5 10/27/2020: INFORMATION - BUILDING PERMIT: R-2 occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC. Comment Number: 6 10/27/2020: INFORMATION - BUILDING PERMIT: City of Fort Collins amendments to the 2018 IBC require a full NFPA-13 sprinkler system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where the building is divided by a 2 hour fire barrier with no more than 6 dwelling units on each side). Comment Number: 7 10/27/2020: INFORMATION - BUILDING PERMIT: Bedroom egress windows required below 4th floor regardless of fire-sprinkler. All egress windows above the 1st floor require minimum sill height of 24”. Comment Number: 8 10/27/2020: INFORMATION - BUILDING PERMIT: Prescriptive energy compliance with increased insulation values is required for buildings using electric heat. Comment Number: 9 10/27/2020: INFORMATION - BUILDING PERMIT: A City licensed commercial general contractor is required to construct any new multi-family structure. 18 Comment Number: 9 10/27/2020: PRIOR to FINAL PLAN: 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 work with their Coordinator to schedule a pre-submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, and energy compliance method being proposed. a. Response: WDA: A Pre-submittal Meeting will be scheduled when we get to that pase of the project. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 10/19/2020: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General Comment Number: 1 10/27/2020: INFORMATION ONLY: As noted at conceptual review, none of the buildings (on site and abutting) meet threshold for requiring historic survey and project is generally compatible with existing architecture in area. No historic review is required pursuant to 3.4.7.