HomeMy WebLinkAboutHOWES SIX TWO NINE - PDP210008 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewJuly 09, 2021Kristin
Turner TB Group444 Mountain AveBerthoud, CO 80528RE:Howes Six Two Nine, PDP210008, Round Number 2Please see the following summary of comments from City staff and outside reviewing agencies
for your submittal of Howes Six Two Nine. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review
Coordinator, Tenae Beane via phone at 9702246119 or via email at tbeane@fcgov.com. Comment Summary:Department: Development Review CoordinatorContact: Tenae Beane, 9702246119, tbeane@fcgov.comTopic:
GeneralComment Number: 1 Comment Originated: 05/20/202105/20/2021: 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 Comment Originated: 05/20/202105/20/2021:
INFORMATION:As part of your resubmittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to
insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be
thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable, avoiding responses like noted or acknowledged.Comment
Number: 3 Comment Originated: 05/20/202105/20/2021: INFORMATION: Please follow the Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic
submittal requirements and file naming standards_v1_8 1 19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example:
UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdfComment Number: 4 Comment Originated: 05/20/202105/20/2021: INFORMATION:Resubmittals are accepted any day of the week, with Wednesday
at noon being the cutoff for routing the same week. When you are ready to resubmit your plans, please notify me advanced notice as possible.Comment Number: 5 Comment Originated:
05/20/202105/20/2021: INFORMATION:Temporary Service Changes City of Fort Collins Development ReviewIn order to continue providing thorough reviews and giving every project the attention
it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number
of key departments, which has begun to impact the timeliness of our reviews. We recognize that development and construction play a critical role in our community’s vibrancy and economic
recovery, and we have been exploring options for mitigating impacts to ourcustomers. As a result, we will be making some temporary service changes.Beginning Monday May 10th one additional
week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks).Comment Number: 6 Comment Originated: 05/20/202105/20/2021: INFORMATION:LUC
2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty (180) days of receipt of written comments and notice to respond from the Cityon any submittal (or subsequent revision
to a submittal) of an application for approval of a development plan, shall file such additional or revised submittal documents as are necessary to address such comments from the City.
If the additional submittal information or revised submittal is not filed within said period of time, the development application shall automatically lapse and become null and void.Comment
Number: 7 Comment Originated: 05/20/202105/20/2021: INFORMATION:LUC 2.211(D) Project Development Plan and Plat. Following the approval of a project development plan and upon
the expiration of any right of appeal, or upon the final decision of the City Council following appeal, if applicable, the applicant must submit a final plan for all or part of the project
development plan within three (3) years... If such approval is not timely obtained, the project development plan (or any portion thereof which has not received final approval) shall
automatically lapse and become null and void.Comment Number: 8 Comment Originated: 05/20/202105/20/2021: FOR HEARING:All "For Hearing" comments need to be addressed and resolved
prior to moving forward with scheduling the Hearing. Staff would need to be in agreement the project is ready for Hearing approximately 3 5 weeks prior to the hearing.Department: Engineering
Development ReviewContact: Spencer Smith, 9702216603, smsmith@fcgov.comTopic: GeneralComment Number: 13 Comment Originated: 07/06/202107/06/2021: INFORMATION ONLYEngineering
is ready for the project to go to hearingDepartment: Traffic OperationContact: Steve Gilchrist, 9702246175, sgilchrist@fcgov.comTopic: GeneralComment Number: 2 Comment
Originated: 05/17/202105/17/2021: FOR FINALA signing and striping plan detailing the compact car spaces will be needed for FDP.RESPONSE: Acknowledged.Department: Erosion ControlContact:
Basil Hamdan, 9702221801, bhamdan@fcgov.comTopic: Erosion ControlComment Number: 13 Comment Originated: 06/29/202106/29/2021: FOR FINAL:05/17/2021: The site disturbs
more than 10,000 sq. ft. and therefore Erosion and Sediment Control Materials need to be submitted, this would consist of an Erosion and Sediment Control Plan as well as escrow calculations.
The Erosion Control Materials will need to be submitted at time of the first round of FDP. No further ESC submittal are required for this PDP level submittal.RESPONSE: Acknowledged.Department:
Stormwater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 05/09/202107/06/2021: FOR HEARING
– UDPATED:“APPLICANT RESPONSE: Sizing calculations have been completed in accordance with MHFD criteria and included in the Preliminary Drainage Report.”City Follow up – a)Please follow
the Fort Collins Stormwater Criteria Manual (FCSM) and not the MHFD manual.b)The total required water quality treatment area is the sum of New + Modified Impervious areas. The submitted
delineation and tabulation did not include Modified Impervious Areas. This amount needs to be determined and presented so that the required WQ treatment amount is known. From the exhibit
in the appendix, it appears the total New+Modified IA may be closer to 13000sf. of which 75% would need to be provided with LID.c)Please revise the Water Quality Capture Volume calculations
to match the FCSCM requirements. See redlines for more information.d)See drainage report redlines for more information.RESPONSE: Report text and calculations have been revised to reflect
this comment. 05/09/2021: FOR HEARING:Please provide more detail for the design and sizing of the bioswale. Specifically, please provide sizing calculations, the City standard bioretention
detail, and confirm the proposed grading will provide enough volume. The bioswale will need to be sized for the contributing area.RESPONSE: Acknowledged. Additional information has
been included in the Drainage Report text.Comment Number: 3 Comment Originated: 05/09/202107/06/2021: FOR HEARING – UPDATED:Based on the map provided I am not sure the New
+ Modified Impervious areas are being tabulated correctly. The modified impervious area does not appear to be reported. This total needs to be presented to document the required WQ
treatment amount (area). See redlines in the drainage report for more information.RESPONSE: Acknowledged. This calculation has been updated.05/09/2021: FOR HEARING:In the drainage
report please provide a map showing the new and modified impervious areas onsite. The tabulation provided in the appendix is great; I would like a map to go with it.RESPONSE: This exhibit
has been included in the drainage report.Comment Number: 4 Comment Originated: 05/09/202107/06/2021: FOR HEARING – REPEAT COMMENT:The landscape plan is not clear what ground
cover is proposed in the “bioswale” there are overlapping hatch patterns. Please clarify the ground cover in the bioswale and provide as much vegetation as possible on the rain garden
flat surface. Cobble is okay in small amounts.*With the redlines, I have provided some documentation and research about the benefits of vegetation in rain gardens. Please take a
look and feel free to discus with me.RESPONSE: Understood; vegetation has been added over/around the invert.05/09/2021: FOR HEARING:The proposed bioswale (rain garden) should be vegetated
as much as possible. The Landscape Plans show cobble rock along the invert, this should be replaced with vegetation.RESPONSE: Understood; a sedge grass has been placed over/around the
invert.Comment Number: 5 Comment Originated: 05/09/202107/06/2021: FOR HEARING – UPDATED:Please check the tree at the southwest corner of the bioretention. Trees need to
be 10ft min. from the underdrain and 6ft min from the edge of the rain garden.RESPONSE:This tree has been removed, due to these utility/bioretention conflicts. The cash-in-lieu number
has been updated to reflect this change (there are now 8 trees covered under cash-in-lieu and 2 are mitigation trees on the site). 05/09/2021: FOR HEARING:Trees should be at least 10ft
away from the bottom of the bioretention.RESPONSE: Updated; the tree in question has been removed.Comment Number: 6 Comment Originated: 05/09/202107/06/2021: FOR HEARING –
UDPATED:The proposed private storm manhole will need to be relocated out of the ROW. Please coordinate all utility locations along the Howes St. frontage with Forestry.RESPONSE: Utilities
have been revised/relocated based on this comment/further discussions with the City.05/09/2021: FOR HEARING:The outlet pipe appears to be about 6feet from and existing tree. These
impacts will need to be discussed with Forestry.RESPONSE: Utilities have been revised/relocated based on this comment/further discussions with the City.Comment Number: 9 Comment
Originated: 05/09/202107/06/2021: FOR FINAL PLAN – UPDATED:Please label the impermeable liner on the plans.RESPONSE: Acknowledged.05/09/2021: FOR FINAL PLAN:The proposed bioswale
is 47 feet from a building. This may require an impermeable liner or cutoff wall. Please check with your geotechnical engineer.RESPONSE: Acknowledged.Comment Number: 10 Comment
Originated: 05/09/202107/06/2021: FOR FINAL PLAN – UPDATED:For Final Plan please provide a detail showing the design of the forebay.RESPONSE: Acknowledged.05/09/2021: FOR FINAL PLAN:The
proposed bioswale will need forebays at the inlet location for all concentrated flows.RESPONSE: Acknowledged.Comment Number: 12 Comment Originated: 05/09/202107/06/2021: FOR
HEARING UPDATED:See updated redlines in drainage report and utility plans.RESPONSE: Acknowledged. Redlines have been addressed.05/09/2021: FOR HEARING:Please see the Drainage Report
redlines and Utility Plans redlines.RESPONSE: Acknowledged. Redlines have been addressed.Comment Number: 14 Comment Originated: 07/06/202107/06/2021: FOR FINAL PLAN:Please
provide and follow. the City’s Bioretention detail (D53) in the plan set.https://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulations/stormwatercriteriaRESPONSE:
Acknowledged. This detail will be included on the Final version of the plan set.Comment Number: 15 Comment Originated: 07/06/202107/06/2021: FOR FINAL PLAN:Provide a profile
of the proposed storm line.RESPONSE: Acknowledged. The profile will be included on the Final version of the plan set.Comment Number: 16 Comment Originated: 07/08/202107/08/2021:
15.FOR HEARING:**New Comment**The proposed storm drain outlet pipe will need to connect to the Howes main at an existing manhole. We do not want another manhole on this main. Note,
just for clarification, your site is not required to convey 100yr flows to the storm main, discharge to the curb gutter is acceptable. However, the LID underdrain does need a daylight
location. Please feel free to contact me to discuss if you have any questions.RESPONSE: Utilities have been revised/relocated based on this comment/further discussions with the City.Department:
WaterWastewater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.comTopic: GeneralComment Number: 2 Comment Originated: 05/09/202107/06/2021: FOR HEARING
UPDATED:The Utility Plans are showing an updated 1inch water service connecting to the internal water meter in the existing house. By code only ¾ inch water meters may be located inside
of a building. Please revise to a 3/4inch water service or locate a 1inch meter outside.Is there a reason for needing a 1inch water service?RESPONSE: The service has been revised to
¾".05/09/2021: FOR FINAL:Please locate the water meter for the existing house and show on the plans.RESPONSE: The meter is located in the basement and called out as such on the line
label.Comment Number: 3 Comment Originated: 05/09/202107/06/2021: FOR FINAL: I acknowledge your response. Thank you.05/09/2021: FOR FINAL:Provide a water service sizing memo
for the domestic water service on the multifamily building.RESPONSE: Acknowledged.Comment Number: 4 Comment Originated: 05/09/202107/06/2021: FOR HEARING:Please see updated
Utility Plans redlines.RESPONSE: Acknowledged. Redlines have been addressed.05/09/2021: FOR HEARING:Please see the Utility Plans redlines.RESPONSE: Acknowledged. Redlines have been
addressed.Comment Number: 6 Comment Originated: 07/06/202107/06/2021: FOR HEARING:Please coordinate all utility locations along the Howes St. frontage with Forestry Dept.
It appears Forestry will be requiring boring of all utilities crossing through the critical root zone of all trees along the Howes Street frontage. Please review the Utility Plans
and coordinate with Forestry.RESPONSE: Utilty layouts have been revised.Department: ForestryContact: Molly Roche, 2246161992, mroche@fcgov.comTopic: GeneralComment Number: 10
Comment Originated: 05/17/20217/6/2021: FOR HEARING – UNRESOLVEDContinued:Please provide clarification on the following:Tree #9 (Ash) is existing and there is a main proposed
within the critical root zone of this tree. Please move this utility away from this tree. It is noted as a Priority 1 for EAB treatments. The tree to the south, Tree #11 is not proposed
to be treated for EAB from the City. Is it possible to shift the utility closer to thistree but still stay as much out of it’s critical root zone as possible?RESPONSE: The utilities
have been adjusted. Tree #11 has been removed and a replacement/mitigation tree has been added between the existing and proposed SS services. 5/17/2021: FOR HEARINGPlease review Forestry’s
redlines. There are a handful of tree/utility conflicts along the southern boundary of the site as well as a few conflicts within the ROW.Crimson Spire Oak less than 4ft from transformer.
Please provide 10ft clearance.Crimson Spire Oak – please provide 6ft between the storm main to the south and 6ft between the underdrain to the north. Tree #9 (Ash) is existing and there
is a main proposed within the critical root zone of this tree. Please move this utility away from this tree. It is noted as a Priority 1 for EAB treatments. The tree to the south, Tree
#11 is not proposed to be treated for EAB from the City. Is it possible to shift the utility closer to thistree but still stay as much out of it’s critical root zone as possible?There
appears to be a handful of utilities within in the critical root zone of tree #8. Are these existing or proposed utilities? If they are proposed utilities, please shift them outside
of the critical root zone.Comment Number: 15 Comment Originated: 07/06/20217/6/2021: FOR HEARINGPlease coordinate with Forestry regarding the installation methods of proposed
service lines and main lines within the City right of way. All utilities proposed within the critical root zones of existing trees shall be installed via boring methods. If this is not
feasible, hydroexcavation/potholing will be required along the edges of all trench lines within the critical root zones in order to preserve and protect existing roots to the maximum
extent feasible. Additional coordination with Forestry should occur soon, while the project is still within the review phase.Please include the following notes on the site/landscape
and utility plans:PRIOR TO SITE WORK, CONTACT CITY FORESTRY TO INSPECT TREE PROTECTION AND COORDINATE UTILITY INSTALLATION WITHIN THE RIGHT OF WAY AND NEAR EXISTING STREET TREES. INSTALLATION
OF UTILITIES OR ANY UNDERGROUND FIXTURE REQUIRING EXCAVATION DEEPER THAN SIX INCHES SHALL BE ACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH
OF TWENTYFOUR INCHES. PLEASE REFER TO TREE PROTECTION NOTE #8. IF PERMITTED BY CITY FORESTRY, TRENCHING WITHIN THE PROTECTED ZONE OF EXISTING TREES SHALL BE PERFORMED BY HAND, AND WITH
EXTREME CARE NOT TO SEVER ROOTS 2" IN DIAMETER AND LARGER. HYDROEXCAVATION/POTHOLING METHODS SHALL OCCUR PRIOR TO TRENCH WORK TO IDENTIFY EXISTING ROOTS. WHERE ROOTS 2" IN DIAMETER AND
LARGER ARE ENCOUNTERED, THE CONTRACTOR SHALL NOTIFY THE FORESTRY DIVISION FOR DIRECTION. TUNNELING UNDER ROOTS LARGER THAN 2" MAY BE PERMITTED. EXPOSED ROOTS THAT HAVE BEEN TUNNELED
UNDER SHALL BE WRAPPED IN WET BURLAP AND KEPT MOIST WHILE THE TRENCH IS OPEN. ROOTS SHALL BE COVERED WITH SOIL IMMEDIATELY AFTER TRENCHING IS COMPLETE.RESPONSE: Landscape notes have
been added under ‘general landscape notes’, numbers 15 and 16. Please note an additional note regarding boring within the CRZ has also been added to the plans. On the landscape plans
ref landscape note #17. Comment Number: 16 Comment Originated: 07/06/20217/6/2021: INFORMATION ONLYI will not be in attendance for the staff meeting on 7/7/2021. Please email
Molly Roche with any Forestry questions or coordination items.Department: Light And PowerContact: Austin Kreager, 9702246152, akreager@fcgov.comTopic: GeneralComment Number:
1 Comment Originated: 05/18/2021INFORMATION:All electric services for this project will be customer owned, and will be the responsibility of the project to install.Comment Number:
2 Comment Originated: 05/18/2021FOR FINAL:Please submit oneline diagrams and C1 forms for both buildings so that we can determine if the existing transformer will need to be
upgraded or a second transformer will be required.RESPONSE: Acknowledged. These diagrams will be included in the Final plan set.Comment Number: 3 Comment Originated: 05/18/2021INFORMATION:Electric
Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development.Comment Number: 4 Comment Originated: 05/18/2021INFORMATION:You
may contact Austin Kreager, project engineering if you have questions. (970) 2246152. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2016_Amendment.pdfYou
may reference our policies, development charge processes, and use ourfee estimator at http://www.fcgov.com/utilities/business/buildersanddevelopers.Comment Number: 5 Comment
Originated: 07/06/202107/06/2021: INFORMATION:Light and Power is ready for hearing.Department: PFAContact: Marcus Glasgow, 9704162869, marcus.glasgow@poudrefire.orgTopic: GeneralComment
Number: 2 Comment Originated: 05/18/202105/18/2021: FOR FINAL PLANPREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING 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 or road fronting the property, and posted with a minimum
of eightinch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or
means shall be used to identify the structure and best route.RESPONSE: Acknowledged.Department: Planning ServicesContact: Clark Mapes, 9702216225, cmapes@fcgov.comTopic: GeneralComment
Number: 1 Comment Originated: 05/19/202105/19/2021: No comments!Department: Historic PreservationContact: Maren Bzdek, 9702216206, mbzdek@fcgov.comTopic: GeneralComment
Number: 2 Comment Originated: 07/06/202107/06/2021: Staff will provide final compliance comments re: compliance with 3.4.7 for the hearing officer, and will provide a final
update to the HPC (formerly LPC) at their August meeting, as an fyi on the outcome of their conceptual stage comments. Thank you for the packet materials addressing each of these requirements
in appropriate visual detail. Project design complies with each of the Table 1, Column A requirements with no apparent concerns, and the overall project design provides an excellent
example of incorporation/integration of historic resources into the densified plan.RESPONSE: Acknowledged.Department: Environmental PlanningContact: Scott Benton, (970)4164290,
sbenton@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 05/17/202105/17/2021: (REPEAT) No comments at this time.Department: Building ServicesContact: Russell
Hovland, 9704162341, rhovland@fcgov.comTopic: Building Insp Plan ReviewComment Number: 1 Comment Originated: 05/03/202105/03/2021: There must be 15 feet between the existing
house and the new multifamily building for fire separation distance. In addition there must be 10ft separation from the new building to the property lines or fire rated walls and limited
openings.RESPONSE: Acknowledged.Comment Number: 2 Comment Originated: 05/03/202105/03/2021: 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. RESPONSE: Acknowledged. INFORMATIONAL ITEMS: · 10% of all parking spaces must be EV ready (conduit in place)· This building is located within 250ft
of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min.· R2 occupancies must provide 10ft setback from property line and 20
feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC.· City of Fort Collins amendments to the 2018 IBC require a full NFPA13 sprinkler
system in multifamily units with an exception to allow NFPA 13R systems in buildings with no more than 6 dwelling units (or no more than 12 dwelling units where the building is divided
by a 2 hour fire barrier with no more than 6 dwelling units on each side).· Bedroom egress windows required below 4th floor regardless of firesprinkler. All egress windows above the
1st floor require minimum sill height of 24”.· Prescriptive energy compliance with increased insulation values is required for buildings using electric heat.· A City licensed commercial
general contractor is required to construct any new multifamily structure. Building Permit PreSubmittal Meeting: Please schedule a presubmittal meeting with Building Services for this
project. PreSubmittal meetings assist the designer/builder by assuring, early on in thedesign, that the new projects are on track to complying with all of the adopted City codes and
Standards listed above. The proposed project should be in the early to middesign stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to
schedule a presubmittal meeting.Department: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.comTopic: GeneralComment Number: 2 Comment Originated:
05/18/202107/02/2021: INFORMATION ONLY:Unless required during PDP, a complete review of all plans will be done at FDP.05/18/2021: INFORMATION ONLY:Unless required during PDP, a complete
review of all plans will be done at FDP.Topic: PlatComment Number: 1 Comment Originated: 05/18/202107/02/2021: FOR FINAL APPROVALUPDATED:Please make changes as marked. If
changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response
letter.RESPONSE: Acknowledged.05/18/2021: FOR FINAL APPROVAL:Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of
why corrections were not made. Please provide any responses on redlined sheets and/or in response letter.RESPONSE: Acknowledged.Department: Outside AgenciesContact: Don Kapperman,
Comcast, don_kapperman@comcast.com, Topic: GeneralComment Number: 1 Comment Originated: 06/14/202106/14/2021: Comcast does not have any issues with this plat.Department:
Water ConservationContact: Eric Olson, 9702216704, eolson@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 05/06/202105/06/2021: 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.comRESPONSE: Acknowledged.