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HomeMy WebLinkAboutMAGNOLIA DWELLINGS - FDP210015 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewMarch 19, 2021Shelley La MastraRussell + Mills Studios506 S College Ave, Unit AFort Collins, CO 80524RE: Magnolia Dwellings, PDP200018, Round Number 2Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Magnolia Dwellings. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Todd Sullivan via phone at 9702216695 or via email at tsullivan@fcgov.com. Comment Summary:Department: Development Review CoordinatorContact: Todd Sullivan, 9702216695, tsullivan@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 03/16/202103/16/2021: There is opportunity to place this project on the May 2021 Planning and Zoning Board Hearing Agenda. There are a few "FOR HEARING" comments remaining, and Staff is willing to review revisions with a twoweek "Quick Check" based on an agreement of when revisions will be resubmitted. In order to meet the deadline for Staff to have approved hearing materials in hand, a resubmittal will be required to be received no later than March 31st. RMS Response: We will have material submitted as discussed in staff review for May P&Z.Comment Number: 2 Comment Originated: 03/16/202103/16/2021: A Pre-Submittal Building Code Meeting is required prior to Final Development Plan Submittal. Please reach out to me to schedule this meeting when you have begun preparing construction plans to help identify and addressany potential issues early in the process.ALM2s Response:A pre-submittal meeting was held on 4/19/21Department: Historic PreservationContact: Maren Bzdek, 9702216206, mbzdek@fcgov.comTopic: GeneralComment Number: 5 Comment Originated: 03/17/202103/17/2021: INFORMATION ONLY: The project was reviewed by the Landmark Preservation Commission at the February 17, 2021 meeting. The LPC provided a recommendation of approval to the decision maker with a vote of 70, following a design adjustment requested at their January meeting. The design adjustment simplified the rooflines of the building, which the Commission felt better addressed the design compatibility requirement regarding compatible design details in Table 1 of 3.4.7 (E). Historic Preservation will provide information about the official determination of eligibility for the existing structure and the LPC meeting minutes and findings for the P&Z meeting and will be present at the meeting to answer any of the board member's questions regarding the LPC's project evaluation.ALM2s Response:Acknowledged.Department: Planning ServicesContact: Kai Kleer, 9704164284, kkleer@fcgov.comTopic: GeneralComment Number: 10 Comment Originated: 03/15/202103/15/2021 INFORMATION ONLY:Do you have the renderings available that were sent to the neighbor?Planning is ready for hearing. RMS Response: We will email updated rendering for staff.Department: Engineering Development ReviewContact: Spencer Smith, 9702216603, smsmith@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 12/01/202003/15/2021: INFORMATION ONLYThank you for revising the LID location. It appears that a portion of the stormwater LID/detention structure is still encroaching into the utility easement. Engineering is okay with the encroachment and since it appears that no other City departments or external agencies have an issue with it, the encroachment will be allowed.Highland Response: Acknowledged12/01/2020: FOR HEARINGStormwater detention should be located outside of the 9' utility easement.Highland Response: Per our discussions with staff, the slight encroachment is acceptable.Comment Number: 2 Comment Originated: 12/01/202003/15/2021: FOR HEARINGPlease see redlines for specific comments on the alley utility work. Some existing infrastructure is called out to be protected in place that will be undergrounded/relocated. Please clarify what is going to be done and by whom.12/01/2020: FOR HEARING:The overhead utility undergrounding needs to be shown and/or called out on the plans. The undergrounding of the lines will be the responsibility of the developer/property owner and should be coordinated (design, etc.) with the appropriate utility entity.Highland Response:Highland Response: Notes have been updated per discussions. It is acknowledged that the overhead utilities within the vicinity of the alley utilities are required to be undergrounded as part of this project. Comment Number: 3 Comment Originated: 12/01/202012/01/2020: INFORMATION ONLYA Development Agreement (DA) will be required for this project. Please submit a completed DA information form with your first FDP submittal. The information form may be downloaded from the City's Engineering Development Review website: https://www.fcgov.com/engineering/devrev.phpHighland Response: Acknowledged.Comment Number: 4 Comment Originated: 12/01/202012/01/2020: INFORMATION ONLYThis project will require a Development Construction Permit prior to construction. Toward the end of FDP process, a DCP application and fee will need to be provided. An engineer's cost estimate will need to be submitted during the FDP process as well, for review and approval. This will help us determine how much surety will be required for the public improvements. More information can be found about the DCP process and requirements at the City's Engineering Development Review website: https://www.fcgov.com/engineering/devrev.phpHighland Response: Acknowledged.Comment Number: 5 Comment Originated: 12/01/202012/01/2020: INFORMATION ONLYThe easement legal descriptions and exhibits should be submitted early in the FDP process, to avoid delays in approval. Easements need to be recorded prior to final approval or permit issuance, etc.Highland Response: Acknowledged.Comment Number: 6 Comment Originated: 03/15/202103/15/2021: FOR FINAL PLANThe City is using a new utility plan signature block for electronic plan processing. An image of the new signature block is accompanying these comments/redlines. Please place the new signature block on the cover sheet only of the utility plans. The old signature blocks should be removed from all of the sheets as well.Highland Response: Acknowledged.Comment Number: 7 Comment Originated: 03/15/202103/15/2021: FOR HEARINGIt appears that the proposed concrete drainage channel is located on the adjacent property. This improvement will require an easement(s) from the adjacent property owner. Letters of intent for any offsite easements are required prior to being scheduled for a PDP hearing. Your plans should be showing all improvements on the adjacent lot as well. It looks like the channel will be a very tight fit between the property line and existing structure/improvements. We need to verify that it will work.Highland Response: The owner is working on the LOI now and will have submitted prior to hearing as discussed.Comment Number: 8 Comment Originated: 03/17/202103/17/2021: FOR HEARINGPer the discussion during the comment review meeting, let's coordinate on the location of the proposed meter pit and curb stop. Typically, the meter must be located outside of the utility easement, with the curb stop just inside the easement, but this may not be possible due to other constraints.Highland Response: Meter pit and curb stop has been adjusted as discussed.Department: PFAContact: Jim Lynxwiler, 9704162869, jlynxwiler@poudrefire.orgTopic: GeneralComment Number: 3 Comment Originated: 12/01/202012/01/2020: FOR HEARING FIRE HYDRANT PLACEMENTHydrant placement shall be along an approved path of vehicle travel and PFA does not typically plan for emergency access from a residential alley. The proposed fire hydrant location in the alley on the south side of the property would not be approved by the fire marshal. > The optimal code compliant location would be on the corner of Magnolia and Peterson so as to be immediately accessible to the FDC location for this project. > As an alternative, a hydrant located on the corner of Peterson and the alley may be acceptable; however, the approved path exceeds 300 feet to the front of property and would require approval of the fire marshal. > An alternative method may be to offset the lack of hydrant by upgrading the fire sprinkler system from a 13R to a full NFPA 13 system. Alternative methods would also require fire marshal approval.Highland Response: The hydrant will be placed by the City of Fort Collins at the intersection of Petersen and Magnolia. The timing will need to be confirmed with the City and may require language in the DA regarding the time of construction or CO in reference to installation of the hydrant.Contact: Marcus Glasgow, 9704162338, mglasgow@fcgov.comTopic: GeneralComment Number: 6 Comment Originated: 03/16/202103/16/2021: FOR HEARING: I am unable to locate the hydrant on the Utility Plans. Please add the proposed hydrant to the Utility Plans.PFA to send over materials for supporting this – please follow up with Marcus.Department: Stormwater Engineering – Erosion and Sediment ControlContact: Basil Hamdan, 9702221801, bhamdan@fcgov.comTopic: Erosion ControlComment Number: 1 Comment Originated: 03/08/202103/08/2021: Thank you for your responses, we will expect remaining Erosion and Sediment Control issues to be resolved at FDP submittals. Highland Response: Acknowledged.11/18/2020: FOR FINAL:Please provide a calculation for the total disturbed area.Please provide some erosion protection along the alley.The site disturbs more than 10,000 sq. ft. and/or meets the criteria fora need for Erosion and Sediment Control Materials to be submitted.The erosion control requirements are located in the StormwaterDesign Criteria in Chapter 2 Section 6.0 a copy of the requirements canbe found at www.fcgov.com/erosionPlease submit an Erosion Control Escrow / Security Calculation basedupon the accepted Erosion Control Plans to meet City Criteria.Highland Response: Acknowledged.Department: Stormwater EngineeringContact: Dan Mogen, 9703055989, dmogen@fcgov.comTopic: GeneralComment Number: 4 Comment Originated: 11/25/202003/15/2021: FOR FINAL UPDATED:Please see updated redlines. Please be sure to review and update fully for final plan submittal or provide a response detailing why any particular redline is not addressed.11/25/2020: Please see redlined drainage report and utility plans. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so.Highland Response: Acknowledged.Comment Number: 6 Comment Originated: 03/16/202103/16/2021: FOR FINAL:Future maintenance of the stormwater treatment facility is essential. Please clarify proposed landscaping to ensure maintenance access is provided.RMS Response:Department: WaterWastewater EngineeringContact: Dan Mogen, 9703055989, dmogen@fcgov.comTopic: GeneralComment Number: 2 Comment Originated: 11/25/202011/25/2020: FOR FINAL: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 provided as a part of the final submittal package for this project.Highland Response: Acknowledged.Comment Number: 3 Comment Originated: 03/15/202103/15/2021: FOR HEARING:Please relocate water meter outside of the right of way and utility easement and ensure proposed landscaping will allow future access to the meter.Highland Response: Meter pit and curb stop has been adjusted as discussed.Comment Number: 4 Comment Originated: 03/15/202103/15/2021: FOR FINAL:Please see redlines. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so.Highland Response: Acknowledged.Department: Light And PowerContact: Tyler Siegmund, 9704162772, tsiegmund@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 12/02/202012/02/2020: INFORMATION:The site currently has a singlephase service with a capacity of 150 amps.Highland Response: Acknowledged.Comment Number: 3 Comment Originated: 12/02/202003/16/2021: INFORMATION: It appears that the existing electric service to the neighboring property to the east that is within the existing 6ft utility easement on the east side of this property will need to be relocated within the same utility easement. This relocation will be an expense to the project and may need to be completed during early morning hours to minimize outage impacts and may require overtime hours for our line crew to complete the relocation. Highland Response: Acknowledged.12/02/2020: INFORMATION:If any existing electric infrastructure needs to be relocated as part of this project, it will be at the expense of the developer and will need to be relocated within Public Right of Way or a dedicated easement. Please coordinate relocation's with Light and Power Engineering.Highland Response: Acknowledged.Comment Number: 4 Comment Originated: 12/02/202003/16/2021: INFORMATION:It has been determined that we can serve your electrical needs for this project out of an existing vault located at southeast corner of the property, adjacent to the alley. A new transformer will not be needed on site. If this existing vault needs to be modified or relocated as part of the project then the associated costs will be an expense to the project. The conductor that feeds this vault from the transformer will need to be upsized to handle the additional electric load from the project. Light and Power crews will need to trench a new conductor from the vault to the transformer on Peterson St to upsize this conductor. These system modification costs will be a cost to the project/owner to handle the increase in electric capacity.Highland Response: Acknowledged.12/02/2020: SITE SPECIFIC:Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 ESS7 within the Electric Service Standards. Please show the proposed transformer location on the Utility Plans.Comment Number: 5 Comment Originated: 12/02/202003/16/2021: SITE SPECIFIC – FOR HEARING:Please show your private electric service from the existing vault at the southeast corner of the site to the building. Please show the proposed meter bank location for the 4 units.Highland Response:12/02/2020: INFORMATION: The new electric service to the building will be considered a customer owned service; therefore, the service line from the transformer to the meter is required to be installed, owned and maintained by the property owner.Comment Number: 6 Comment Originated: 12/02/202012/02/2020: INFORMATION:This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Each residential unit will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below.https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2016_Amendment.pdfHighland Response: Acknowledged.Comment Number: 7 Comment Originated: 12/02/202012/02/2020: INFORMATION:Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project:http://www.fcgov.com/utilities/business/builders and developers/plant investment development feesHighland Response: Acknowledged.Department: ForestryContact: Nils Saha, , nsaha@fcgov.comTopic: GeneralComment Number: 3 Comment Originated: 12/01/20203/16/2021: FOR FINALPlease address the following notes on tree placement: 1.The northern chokecherry is proposed approximately 3.5’ from the building. Chokecherries have a canopy spread of 1520’ with roots to match. Please explore whether the storm inlet can be moved and shift tree farther away from the building. RMS Response: We have moved the inlet to be a close to possible along the sidewalk. We have selected a Linden Tree to replace here so that we can provide another canopy tree on site.2.As discussed in previous rounds, the Kentucky coffeetree proposed on the west side is planted in a strip that’s less than <5’. Forestry has concerns about the ultimate health and growth of this tree in its current placement. Is it possibleto narrow the drive aisle from the alley slightly, expand the planting area and place a tree in that landscape area (a privet is currently proposed)?RMS Response: See response above.12/01/2020: FOR HEARINGThe planting space along the west side of the property out back is fairly narrow (<5’). Please consider switching the locations of the Kentucky coffeetree with the pear that’s on the east side of the property.RMS Response: As discussed on phone call a Linden tree was suggested by forester to replace Coffeetree.Comment Number: 5 Comment Originated: 03/16/202103/16/2021: FOR FINALAre the pavers in the parkway being replaced? If so, please note the following: When installing materials in close proximity (within the dripline) to existing trees, please hand dig in order to avoid root damage. In order to protect the existing trees onsite, please pull all plant material, boulders and pavers at least 5 feet away from the tree trunks. Please add a note to the landscape plan that states the following:All plant material, boulders, and flagstone shall be spaced at least 5 feet from the tree trunks. All plantings shall be done via hand digging, particularly within the trees’ dripzones/critical root zones.RMS Response: Clarification the existing pavers will remain and new ones will be added on southside of sidewalk to new porch. Note has also been added.Comment Number: 6 Comment Originated: 03/16/202103/16/2021: FOR FINALPlease edit the label for the chokecherries on sheet LP101 (currently states chanticleer pear).RMS Response: Label updated.Department: Environmental PlanningContact: Kelly Smith, , ksmith@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 11/21/202011/21/2020: no commentsRMS Response: Thank you.Department: Internal ServicesContact: Russell Hovland, 9704162341, rhovland@fcgov.comTopic: Building Insp Plan ReviewComment Number: 1 Comment Originated: 11/30/202011/30/2020: Construction shall comply with adopted codes as amended. Current adopted codes are:2018 International Building Code (IBC) with local amendments2018 International Existing Building Code (IEBC) with local amendments2018 International Energy Conservation Code (IECC) with local amendments2018 International Mechanical Code (IMC) with local amendments2018 International Fuel Gas Code (IFGC) with local amendments2018 International Swimming Pool and Spa Code (ISPSC) with local amendments2018 International Plumbing Code (IPC) as amended by the State of Colorado2020 National Electrical Code (NEC) as amended by the State of ColoradoCopies of current City of Fort Collins code amendments can be found at fcgov.com/building.Accessibility: State Law CRS 95 & ICC/ANSI A117.12017.Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.Frost Depth: 30 inches.Wind Loads: Risk Category II (most structures):· 140mph (Ultimate) exposure B or· Front Range Gust Map published by The Structural Engineer's Association of  Seismic Design: Category B.Climate Zone: Zone 5Energy Code: · Multifamily and Condominiums 3 stories max: 2018 IECC residential chapter.· Commercial and Multifamily 4 stories and taller: 2018 IECC commercial chapter.  INFORMATIONAL ITEMS: · 10% of all parking spaces must be EV ready (conduit in place)· This building is located within 250ft of a 4-lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min.· R2 occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC.· City of Fort Collins amendments to the 2018 IBC require a full NFPA13 sprinkler system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where the building is divided by a 2-hour fire barrier with no more than 6 dwelling units on each side).· Bedroom egress windows required below 4th floor regardless of firesprinkler. All egress windows above the 1st floor require minimum sill height of 24”.· Prescriptive energy compliance with increased insulation values is required for buildings using electric heat.· A City licensed commercial general contractor is required to construct any new multifamily structure.Building Permit PreSubmittal Meeting: Please schedule a presubmittal meeting with Building Services for this project. PreSubmittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to middesign stage for this meeting to be effective. Applicants of new projects should work with the Development Review Coordinator to schedule a presubmittal meeting to happen prior to FDP submittal. ALM2s Response:A pre-submittal meeting was held on 4/19/21. All other comments are acknowledged.Department: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 11/25/202003/15/2021: INFORMATION ONLY:Unless required during PDP, a complete review of all plans will be done at FDP.RMS Response: Noted.11/25/2020: INFORMATION ONLY:Unless required during PDP, a complete review of all plans will be done at FDP.Department: Water ConservationContact: Eric Olson, 9702216704, eolson@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 03/16/202103/16/2021: BUILDING PERMIT:Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 2216704 or eolson@fcgov.comRMS Response: Noted, will be provided at that time.