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HomeMy WebLinkAboutHOWES SIX TWO NINE - PDP210008 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW 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 April 09, 2021 Kristin Turner Fort Collins, CO Re: 629 S Howes St Multi-Family Description of project: This is a request for the development of multi-family dwellings at the site addressed 629 S Howes St (parcel #: 9714112902). Future access will be taken from S Howes Street, and the alleyway to the west. The proposal includes 16 multi -family dwelling units. 18 parking spaces are proposed to satisfy the minimum parking requirement. The site is located directly west of S Howes Street, and approximately 225 feet north of W Laurel Street. The site is within the Campus North sub -district of the Downtown (D) zone district and is subject to an Administrative (Type 1) Re view. PLEASE NOTE: Previous submittals for this project can be found under PDR200010 and CDR190029. Please see the following summary of comments regarding 629 S Howes St Multi -Family. The comments offered informally by staff during the Conceptual R eview will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Tenae Beane via phone at 970 -224-6119 or via email at tbeane@fcgov.com. Comment Summary Development Review Coordinator Contact: Tenae Beane, 970 -224-6119, tbeane@fcgov.com 1. 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! 2. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for 2 this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. 3. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg . This online guid e features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. 4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project; if there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. 5. As part of your submittal 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. 6. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change - please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. 7. Submittals are accepted any day of the week, with Wednesday at noon being the cut -off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed . 8. 04/09/2021: 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 quality and 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 April 12th, 2021, review times for 1st and 2nd round submittal are temporarily shifting to a 4-week turnaround time. 3 9. When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Applications and plans are submitted electronically in person with initial fees. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com 1. Staff can support the setback modification for north the edge bike shed. RESPONSE: A side yard setback modification has been included in this submittal. 2. The parking looks awkward and likely to require multi -point maneuvers to get into and out of parking stalls. I don't see an issue requiring removal of spaces or widening of drives -- it would be more of a management and communication item for future bldg. managers as an aspect of urban living. RESPONSE: Acknowledged. Please note that a 20’ drive isle is provided so there is good space for maneuvering. 3. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 Gene ral Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. RESPONSE: Acknowledged. 4. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteri a to apply for a Modification of Standard. RESPONSE: Acknowledged. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com 1. INFORMATION ONLY: The revised site plan looks good and doesn't pose any specific challenges to meeting 3.4.7. Looking forward to seeing building designs in PDP review in order to provide comments in that regard. As your project schedule proceeds, I wil l work with you to schedule an LPC meeting in order to make sure that happens in a timely fashion prior to hearing. RESPONSE: As our revisions to the architectural compatibility are minor, we suggest that a review be undertaken with just the LPC chair and the preservation planner to confirm these minor adjustments rather than taking the time of the full LPC as has been done on previous projects when only minor adjustments have been made. Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com 1. S. Howes Street has been de-classified as a collector roadway in the City of Fort Collins 4 Master Street Plan. The existing sidewalk along S. Howes St. will need to be widened or reconstructed to a minimum width of 5 feet (per the City's Collector street typical section). While 5 feet is the minimum, the City would prefer to have a consistent sidewalk width with the existing walk to the south (6 feet). City standards specify that widening an existing sidewalk requires a minimum of 4 feet to be added to the existing sidewalk. The other option is to remove the existing sidewalk completely and replace with the full width of sidewalk. Exactly where the sidewalk is widened will require some coordination with the City’s Forestry department as well, since there are large existing street trees in close proximity to the existing walk. RESPONSE: Proposed 6’ walk to match to south 2. This project is responsible for dedicating any easements or right-of-way (ROW) that are necessary or required by the City for this project. This shall include the standard utility easements that are to be provided behind the public ROW (15 feet along an arterial, 8 feet along an alley and 9 feet along all other street classifications). No easements could be found for this property in the Larimer County records. The 9 -foot utility easement along S. Howes St. and the 8-foot utility easement along the alley will need to be dedicated with this project. Also, depending upon Poudre Fire Authority requirements, an emergency access easement may need to be dedicated on the site. If the property is not being platted, then the applicant will be required to submit legal descriptions and exhibits to the City for review as part of this project. There are fees of $250/dedication that will need to be paid to the City upon submittal of the legal descriptions and exhibits. The legal descriptions and exhibits will need to be prepared by a licensed Colorado Land Surveyor. A completed Transportation Development Review Fee application and associated fees will need to accompany the submittal of the legal descriptions and exhibits. Please coordinate with Engineering Development Review staff regarding the easement dedication process. Additional information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php RESPONSE: Utility providers have confirmed they do not need 9’ util esmt along Howes St and no additional ROW is needed to be dedicated. 8’ util esmt being dedicated along alley. 3. Construction plans will need to be submitted for review and approval for this project. Please refer to Chapters 2 and 3 of the LCUASS for specific construction plan submittal and content requirements. RESPONSE: Acknowledged, see Utility Plans 4. A Development Agreement (DA) will be required for this project. The DA is an agreement between the property owner and the City of Fort Collins that defines the various standards, infrastructure requirements, maintenance responsibilities, etc. of the owner. A draft of the DA will be prepared by the City during the review and ap proval process. Prior to preparing this agreement, the applicant will need to provide a completed “Information for Development Agreements” form. This can be submitted with the initial project submittal. A copy of the document can be found at the E ngineering web page link below: https://www.fcgov.com/engineering/devrev.php RESPONSE: Acknowledged 5. All necessary permitting will be required of any proposed public infrastructure 5 improvements and/or work within the public right-of-way, prior to construction. Once you have submitted plans, we will be able to determine the scope of public improvements and whether a Development Construction Permit (DCP) will be required. Please see Engineering Development Review’s web page for more information and helpful links and pdf’s: https://www.fcgov.com/engineering/devrev.php RESPONSE: Acknowledged 6. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at (970)-221-6566 if you have any questions. RESPONSE: Acknowledged 7. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php RESPONSE: Provided 8. 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: Acknowledged 9. 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: Acknowledged 10. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm RESPONSE: Acknowledged 11. A utility coordination meeting on this site is suggested. Utility coordination meetings, if requested, are typically scheduled after the preliminary submittal of the project, but can be scheduled prior to submittal upon request. Please provide a site plan with a preliminary utility layout for routing with the meeting notice. If you are inte rested in having a utility coordination meeting, please contact the development review engineer for scheduling. RESPONSE: Utilities have been coordinated over several meeting with City staff. 12. All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be 6 approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. RESPONSE: Acknowledged, none are proposed 13. The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. RESPONSE: Acknowledged 14. With regards to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. RESPONSE: Acknowledged Department: Traffic Operations Contact: Steve Gilchrist, 970 -224-6175, sgilchrist@fcgov.com 1. TRAFFIC IMPACT STUDY: We would like the applicant to provide us with a letter/narrative detailing the anticipated traffic to be generated by the addition of the multi-family units along, with the proposed use of the existing house. RESPONSE: A traffic memo has been included in this submittal package. 2. SITE PLAN: The circulation in the parking lot seems pretty tight especially if trash trucks and/or emergency vehicles are expected to use this. If they are expected to use this, it would be a good idea to either show the truck turning templates, or if not possibly sign this to indicate what types of vehicles are too large. RESPONSE: It is intended that trash receptacles will be wheeled to the alley and that no truck traffic will route through the parking lot. 3. SITE PLAN: The compact car parking spaces will need to be signed as such, so larger vehicles don't try and park in them and impede the drive access through the parking lot. RESPONSE: Signage plan to be provided at Final Department: Fire Authority Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org 1. EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST 2018 IFC 510 & 1103.2 New and existing buildings require a fire department emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate 7 buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by Poudre Fire Authority. The installation of required ERRC systems shall be reviewed and approved under a separate permit process through PFA. LOCAL EXCEPTION: PFA will waive the testing requirement and system installation in all buildings less than 10,000 sq. ft. and any Type V construction building less than 15,000 sq. ft. PFA policy P15-510.1 RESPONSE: Acknowledged 2. FIRE LANES Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. Any private alley, private road, or private drive serving as a fire lane s hall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. Howes Street appears to work as a point of access for this project as long as the building is not over 30 feet in height. Aerial apparatus a ccess requirements are triggered for buildings in excess of 30 feet in height. RESPONSE: As discussed at the conceptual review, the building parapet is typically 30’-8 inches with a roof height beyond (meaning a step down) that varies from a few inches to approximately 18 roof height beyond (meaning a step down) that varies from a few inches to approximately 18 Inches. We believe that this falls in an acceptable range to eliminate the need for aerial apparatus access. 3. FIRE LANE SPECIFICATIONS If access from Howes Street does not work, a fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following genera l requirements: -Fire lanes established on private property shall be dedicated by plat or separate document as an Emergency Access Easement. -Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. -Additional fire lane requirements are triggered for buildings greater than 30' in height. Refer to Appendix D105 of the International Fire Code . -Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. -Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved turnaround area for fire apparatus. -Dead-end roads shall not exceed 660 feet in length without providing for a second point of access. Dead-end access roads in excess of 1320 feet in length require a third point of access. Dead-end access roads in excess of 2640 feet in length require a fourth point of access. -The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted pla ns. -Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. -Fire lane to be identified by red curb and/or signage, and maintained unobstructed at 8 all times. -Fire lane sign locations or red curbing s hould be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. - In remote rural applications, fire lane standards may be modified with t he approval of the fire marshal; examples might include reduction in road width or road surface. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. RESPONSE: We will be using Howes St as point of access 4. FIRE ALARM AND DETECTION SYSTEMS Fire alarm systems and smoke detection shall be installed in Group R -2 occupancies as required by IFC Section 907.2.9.1 and 907.2.9.3. RESPONSE: Acknowledged 5. GROUP R SPRINKLER SYSTEMS New multi-family buildings with over 12 units shall be provided with NFPA13 (full protection) fire suppression systems. RESPONSE: Acknowledged 6. WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300 feet of any multi-family building as measured along an approved path of vehicle travel. For the purposes of this code, hydrants on the opposite side of arterial roadways are not considered accessible to the site. There is an existing hydrant on the NW corner of Laurel St and Howes St. The existing hydrant should me et the requirements for the new parcel. RESPONSE: Acknowledged 7. FIRE DEPARTMENT HOSE CONNECTION Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of fire service lines and FDC(s) shall be approved by the fire department and the location labeled on Utility Plans. RESPONSE: FDC location shown on Utility Plans 8. KEY BOXES REQUIRED -IFC 506.1 and Poudre Fire Authority Bureau Policy P-13-8.11: Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 7 feet above fini shed floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size, number, and location(s) to be 9 determined at building permit and/or by time of final CO. All new or existing Knox Boxes must contain the following keys as they apply to the building: - Exterior Master - Riser room - Fire panel - Elevator key if equipped with an elevator The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. - Single story buildings must have 1 of each key - 2-3 story buildings must have 2 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority Division of Community Safety Services. RESPONSE: Acknowledged 9. FIRE PITS & GRILLS Fire pits & grills fueled by natural gas may be allowed in association with multi -family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/fixed location, such as a built-in kitchen or fireplace with UL fixtures as appropriate; or as otherwise limited by manufacturer's installation guidelines. Connections shall have hard pipe, not flex pipe and be equipped with an emergency shut off. Fire pits and grills fueled by natural gas shall have a 10 foot separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. RESPONSE: Acknowledged. 10. ADDRESS POSTING - LOCAL AMENDMENT Address shall be clearly visible on approach from any street, drive or fire lane that accesses the site. Buildings that are addressed on one street, but are accessible from other streets, shall have address numbers on the side of the building fronting the roadway from which it is addressed. Buildings that are addressed on one street, but are accessible from other drives or roads, shall have the address numbers AND STREET NAME on each side that is accessible from another drive or road. RESPONSE: Acknowledged. Please confirm that Poudre Fire Authority will not utilize the alley for access as we have been advised on previous projects. Department: Erosion Control Contact: Chandler Arellano, (970) 420 -6963, carellano@fcgov.com 1. Information Only: The site disturbs more than 10,000 sq. ft. and/or meets the criteria for a need for Erosion and Sediment Control Materials 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 RESPONSE: Acknowledged 2. For Final: 10 Please submit an Erosion Control Plans to meet City Criteria. RESPONSE: To be provided at Final 3. For Final: Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. RESPONSE: To be provided at Final 4. For Final: 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, fees will be collected on projects for these inspections. The Erosion Control fees are based off; 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 designed for on thi s project. Based upon the materials submitted we are assuming 1 lot, 0.34 acres of disturbance, 1.25 years from demo through build out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which roughly estimat es an Erosion Control Fee of $1,256.17. Based upon number of bioretention (1). Which roughly estimates Stormwater LID/WQ Inspection fee to be $315.00. Please respond to this comment with any changes to these assumed 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 erosion control escrow. RESPONSE: This appears to be accurate Department: Stormwater Engineering Contact: Matt Simpson, (970)416 -2754, masimpson@fcgov.com 5. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the ‘Old Town Basin’ Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utilities/business/builders -and-developers/development-forms-gu idelines-regulations/stormwater-criteria RESPONSE: Acknowledged 6. Documentation requirements (site specific comment): A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. RESPONSE: Acknowledged 7. Stormwater outfall (site specific comment): The stormwater outfall options for this site appear to be surface flow to S Howes Street. There is also a 24-inch storm drain in Howes Street. Drainage into alleys in the Old Town Basin can be problematic, causing damage to downstream and neighboring properties. As part of any construction with this development, a drainage analysis will need to be completed by a Civil Engineer addressing any additional drainage created by the development and may be required to show how conveyance of site drainage is conveyed to an adequate public facility without impacting downstream properties. 11 RESPONSE: Acknowledged, drainage to alley less than 350 SF 8. Detention requirements (site specific comment): When improvements are being added to an existing developed site in the Old Town Basin, onsite detention is required if there is an increase in impervious area greater than 5000 square feet. If it is greater, onsite detention is required with a 2 -year historic release rate for water quantity. When improvements are proposed to an existing developed site, additional onsite detention is required for runoff from new impervious surfaces. These new flows will need to be detained to the 2-year historic discharge rate. *Please contact us to discuss the details of stormwater detention on existing sites.* Flows from existing onsite impervious areas is grandfathered. Parking lot detention for water quantity is allowed as long as it is no t deeper than one foot. If there is less than 1000 but more than 350 square feet of new impervious area, a site grading plan is required along with the impervious area documentation. Please note that the City has landscaping requirements for stormw ater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). RESPONSE: Site proposes less than 5,000 SF increase in impervious area; therefore, onsite detention is not required. 9. Standard Water Quality – Site Tributary to Udall Water Quality Facility (standard comment): The City requires stormwater quality treatment of all new or modified impervious areas. This is requirement has two categories: 1) ‘standard water quality’ treatment, and 2) ‘Low Impact Development’ (LID) requirement. For this site, the ‘standard wa ter quality’ requirement is already provided for in the City’s Udall Natural Area water treatment facility. RESPONSE: Acknowledged, LID provided 10. Water Quality and Low Impact Development requirements (standard comment): All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-regulations/stormwater-criteria 12 RESPONSE: Acknowledged, 75% LID treatment provided for new or modified impervious areas 11. Imperviousness documentation (standard comment): It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. RESPONSE: Exhibits provided 12. Detention drain times (standard comment): Per Colorado Revised Statute §37-92-602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume-based stormwater storage, including extended detention basins. RESPONSE: Not applicable 13. Erosion control requirements (standard comment): The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. RESPONSE: Acknowledged 14. Inspection and maintenance (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on -going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev elopement RESPONSE: Acknowledged 15. Fees (standard comment): The 2021 city wide Stormwater development fee (PIF) is $9,730/acre of new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416 -4252 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Monthly fees - http://www.fcgov.com/utilities/business/rates RESPONSE: Acknowledged Department: Water-Wastewater Engineering Contact: Matt Simpson, (970)416 -2754, masimpson@fcgov.com 13 1. Existing Water Infrastructure (site specific comment): There is an existing 4-inch water main on the west side of Howes and a 6 -inch water main on the east side. The 4-inch main will likely not be usable for servicing this development but that can be investigated during the review process if desirable. Any fire suppression systems will need to connect to the 6 -inch main. The existing house is served by a ¾-inch water service that is connected to the 4 -inch water main. The water service and meter for this building is currently classified as "commercial" in the water utilities billing structure. The building permit connected to the previous m inor amendment has expired and was never issued. The minor amendment was to convert the existing structure and use from a commercial use to a duplex use. However, since the building permit was not approved, the water utilities rate structures did n ot covert. When this does happen, the change may result in new water and sewer development fees, Plant Investment Fees (PIFs), and water rights fees. RESPONSE: Proposed water connections to 6” line 2. Existing Sewer Infrastructure (site specific comment): There is an existing 8-inch sanitary sewer main in the middle of Howes St. with an existing service to the duplex onsite. RESPONSE: Acknowledged 3. One building per service (standard comment): Separate water and sewer services, co nnecting to the City main, will be required to service each building. RESPONSE: Acknowledged 4. Service sizing (standard comment): The water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be prov ided as a part of the final submittal package for this project. RESPONSE: Acknowledged, 5. Service abandonment (standard comment): Any existing water and sewer services that are not planned to be reused with this project will be required to be abandoned at the main. RESPONSE: Acknowledged 6. Utility Separations (standard comment): Based on the proposed site plan and the available space, utility services and required separations may be problematic on this site. For your reference, minimum water and sewer service separations are: > 10-ft min. between water and sewer services. > 6-ft min. between trees and water or sewer services. > 4-ft min. between shrubs and water or sewer services. > 10-ft min. between storm-drain pipes and other utilities. > Service lines of the same type may be joint trenched with 3 -ft of separation Other utilities, such as gas, electric, and communications will also have spacing requirements and will need space on the site. Last, please remember that there may be service lines on the adjacent properties for which clearances also need to be 14 maintained. RESPONSE: Acknowledged 7. Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards RESPONSE: Acknowledged 8. Fees (standard comment): New or upgraded water and sewer services will require development fees and water rights, these are paid at building permit. Please contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com for more information or questions. Information on fees can also be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees RESPONSE: Acknowledged 9. Comments Specific to this Site Plan (site specific comment): - Please be sure to show the existing trees on the site and utility plans. - The covered passageway, on the new building, needs to include a conditioned habitable space for a water line to be connected through the structure. - Confirm there are no existing utilities along the southern property line. RESPONSE: Acknowledged 10. Inactive Water Service (site specific comment): The inactive water service located at 633 S Howes, when properly abandoned, will qualify for a credit towards the new water service for the proposed multifamily building. Please contact our Utility Fee and Rate Specialists at (970) 416-4252 or UtilityFees@fcgov.com with any questions about this credit. RESPONSE: Acknowledged Department: Electric Engineering Contact: Austin Kreager, 970 -224-6152, akreager@fcgov.com 1. INFORMATION: Assuming the existing structure is now a legal duplex, all electric services for this proposed plan would be the responsibility and ownership of the property owner. This means that all services from the transformer to the meter is the responsibility of the owner. RESPONSE: Acknowledged 2. PRIOR TO HEARING: If the front building will not be considered a duplex, the proposed route for the electric service to the existing structure will not be allowed. Routing an electric service under the bike storage shed is not something we would allow. If the building department and PFA have no objections, as this project is designed, the meter for the existi ng structure would need to be moved to the new structure. RESPONSE: Front building is considered a duplex, not commercial 3. INFORMATION: Light and Power has an electric line running near your south property line to service the streetlight on Howes St. Please ensure that it meets separation requirements from the proposed storm line. 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 15 away from all other utilities with the exception of communication lines. RESPONSE: Acknowledged 4. FOR FINAL: 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/business/builders -and-developers/plant-investment-devel opment-fees/electric-development-fee-estimator RESPONSE: To be provided at Final 5. FOR FIRST ROUND OF REVIEW: Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show the locations on the utility plans. RESPONSE: Provided on plans 6. INFORMATION: You may contact Austin Kreager, project engineering if you ha ve questions. (970) 224-6152. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINA L_18November2016_Amendment.pdf You may reference our policies, deve lopment charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. RESPONSE: Acknowledged 7. 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. RESPONSE: Acknowledged Department: Environmental Planning Contact: Scott Benton, (970)416 -4290, sbenton@fcgov.com 1. FOR SUBMITTAL: If tree removal is necessary, please include the following note on the tree mitigation plan and landscape plan, as appropriate: "NO TREES SHALL BE REMOVED DURING THE SONGBIRD NESTING SEASON (FEBRUARY 1 TO JULY 31) WITHOUT FIRST HAVING A PROFESSIONAL ECOLOGIST OR WILDLIFE BIOLOGIST COMPLETE A NESTING SURVEY TO IDENTIFY ANY ACTIVE NESTS EXISTING ON THE PROJECT SITE. THE SURVEY SHALL BE SENT TO THE CITY ENVIRONMENTAL PLANNER. IF ACTIVE NESTS ARE FOUND, THE CITY WILL COORDINATE WITH RELEVANT STATE AND FEDERAL REPRESENTATIVES TO DETERMINE WHETHER ADDITIONAL RESTRICTIONS ON TREE REMOVAL AND CONSTRUCTION APPLY." RESPONSE: Please see tree protection notes #9. 2. FOR FINAL APPROVAL: Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. RESPONSE: Acknowledged. 3. INFORMATION ONLY: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low -water-use plants 16 and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to t he Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf. RESPONSE: Acknowledged. 4. INFORMATION ONLY: The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and on-site assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php 2) Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 3) Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 970 -416-4251 or dsuckling@fcgov.com RESPONSE: Acknowledged. Department: Building Code Review Contact: Russell Hovland, 970 -416-2341, rhovland@fcgov.com 1. 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. 17 · 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. 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 comp lying with all of the adopted City codes and Standards listed above. 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. 2. The distance between the existing house and new R -2 building must be 15ft or provide rated walls and openings at new building. RESPONSE: Acknowledged Pre-Submittal Meetings for Building Permits Pre-Submittal meetings are offered to assist the designer/builder by assuring, early in the design, that new commercial or multi-family 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 and is typically scheduled after the Current Planning PDP submittal. 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. Applicants of new commercial or multi-family projects should contact their Development Review Coordinator to schedule a pre-submittal meeting. Construction shall comply with the following adopted codes and standards as amended: 2018 International Building Code (IBC) with local amendments 2018 International Residential Code (IRC) 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 18 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 2015 International Plumbing Code (IPC) as amended by the State of Colorado 2017 National Electrical Code (NEC) as amended by the State of Colorado 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 ll (most structures): * 140mph (Ultimate) exposure B or * Front Range Gust Map published by The Structural Engineer's Association of Colorado Risk Category l: 130mph (Ultimate) exposure B Risk Category lll & lV: 150mph (Ultimate) exposure B Seismic Design: Category B. Climate Zone: Zone 5. Energy Code Use: 1. Single Family; Duplex; Townhomes: 2018 IRC Chapter 11 or 2018 IECC Chapter 4 Residential Provisions 2. Multi-family and Condominiums 3 stories max: 2018 015 IECC Chapter 4 Resident ial Provisions. 3. Commercial and Multi-family 4 stories and taller: 2018 IECC Chapter 4 Commercial Provisions. Current codes and amendments are effective as of January 12, 2019. Copies of the code amendments can be obtained at www.fcgov.com/building/codes.php or at the Building Services office. Department: Forestry City Trees: 4 1 4/12/2021: RE-SUBMITTAL: Forestry Tree Inventory A tree inventory was conducted with Kristin Turner on April 5th. Please include this information to the landscape plan. Please note that existing significant trees should be retained to the extent reasonably feasible. RESPONSE: Acknowledged. Trees that are feasible to be retained were discussed during the site visi t as well. 2 4/12/2021: 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. RESPONSE: Included. 19 3 4/12/2021: INFORMATION ONLY FOR PDP Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. 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: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: 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 RESPONSE: Included. 4 4/12/2021: INFORMATION ONLY FOR PDP LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocu st (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process. RESPONSE: Acknowledged. 5 4/12/2021: INFORMATION ONLY FOR PDP Please provide a typical right-of-way detail per transects that includes locations of utilities (gas, water, electric, communication, cable, fiber option, sewer etc.), street lights, driveways (if applicable) and street trees. Standard tree-utility separation distances currently used per Land Use Code standards are preferred and are as followed: Street Light/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: 20 Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. While the 50 feet of separation is not officially codified yet, Traffic Operations has indicated that the current standard of 20 feet does not provide adequate stop sign clearance. Driveway/Tree Separation: At least 8’ from edges of driveways and alleys Utility/Tree Separation: 10’ between trees and electric utilities, public water, sanitary, and storm sewer main lines 4’ between trees and gas lines RESPONSE: Utility separations are included in the landscape notes. A typical detail has not been provided since this is a multifamily project. There are no driveways or curb cuts and the ROW tree lawn is existing, to remain. All other separations on- site have been maintained. 6 4/12/2021: INFORMATION ONLY FOR PDP Tree Planting Standards. All developments shall establish groves and belts of trees along all city streets, in and around parking lots, and in all landscape areas that are located within fifty (50) feet of any building or structure in order to establish at least a partial urban tree canopy. Full tree stocking shall mean formal or informal groupings of trees planted according to the following spacing dimensions: Tree Type Minimum/Maximum Spacing Canopy shade Trees 30'-40' Coniferous evergreens 20'-30' Ornamental trees 20'-30' Exact locations and spacings may be adjusted at the option of the applicant to support patterns of use, views and circulation as long as the minimum tree planting requirement is met. RESPONSE: Acknowledged. 7 4/12/2021: INFORMATION ONLY FOR PDP Per LUC 3.2.1 (D) (c), canopy shade trees shall constitute at least fifty (50) percent of all tree plantings. RESPONSE: Acknowledged.