HomeMy WebLinkAboutODELL NORTH BEET TAILINGS GRADING - BDR210005 - 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 23, 2021Melanie
Foslien Northern Engineering301 N Howes St.Fort Collins, CO 80521RE:Odell North Beet Tailings Grading, BDR210005, Round Number 2Please see the following summary of comments from City
staff and outside reviewing agencies for your submittal of Odell North Beet Tailings Grading. 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: 06/08/202106/08/2021: 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!Response:
Acknowledged, thank youComment Number: 2 Comment Originated: 06/08/202106/08/2021: The proposed development project is subject to a Basic Development Review. The decision
maker for your project will be the Development Review Manager and/or Director of Community Development and Neighborhood Services. All documents submitted to the City in association with
your Basic Development Review project are available to the public through our website. Formal public notice of your project is at the discretion of the Development Review Manager, including
a posted sign, mailing to surrounding neighbors and/or published notice elsewhere.Response: AcknowledgedComment Number: 3 Comment Originated: 06/08/202106/08/2021: 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.Response: AcknowledgedComment
Number: 4 Comment Originated: 06/08/202106/08/2021: 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.pdfResponse: AcknowledgedComment Number: 5 Comment Originated: 06/08/202106/08/2021: 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.Response: AcknowledgedComment
Number: 6 Comment Originated: 06/08/202106/08/2021: 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 our customers. 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).Response: AcknowledgedComment Number: 7
Comment Originated: 06/08/202106/08/2021: 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 City on 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.Response: AcknowledgedComment Number: 8 Comment Originated: 06/08/202106/08/2021: FOR FINAL APPROVAL:All "For
Final Approval / For Approval" comments need to be addressed and resolved prior to moving forward with the final documents and recording of this project. I will provide a recording
checklist and process information when we are closer to this step.Response: AcknowledgedDepartment: Engineering Development ReviewContact: Sophie Buckingham, sbuckingham@fcgov.comTopic:
GeneralComment Number: 2 Comment Originated: 06/07/202107/19/2021: INFORMATION ONLY:Thank you for extending the existing contour lines past the property boundary. In the
final plans, please label each contour line (existing and proposed) in multiple places to clearly indicate how the proposed contours will tie into the existing contours surrounding the
property.Response: added additional contour labels to the existing surface outside the property limits.06/07/2021: The applicant must extend the contour lines at least 50 feet beyond
the property boundaries. In places where it is not possible to access the surrounding properties, the applicant must provide existing spot elevations along the property boundary. It
may not be possible to extend the contours past the eastern property boundary, so spot elevations along the eastern boundary will be acceptable.Comment Number: 4 Comment Originated:
06/07/202107/19/2021: FOR APPROVAL UPDATED:Thank you for clarifying how the contours of the property will change. Please see my redlines about proposed decreases in elevation near
trees. Will the drop in grade impact the existing trees, which are not proposed to be removed?Response: Adjusted proposed grading to avoid driplines of trees in southwest corner designated
forpreservation.06/07/2021: The applicant must show contours along Buckingham St and 3rd St. Based on the existing and proposed contours, it appears that there will be an overall decrease
in site elevation. It also appears that existing contours slope downward toward Buckingham St in the northeast and northwest corners of the property, and the proposed contours will cause
the entire property to slope downward toward the south end of the property. How will these changes impact the rightofway in the surrounding streets?Comment Number: 16 Comment
Originated: 07/20/202107/20/2021: INFORMATION ONLY:Near the southwest corner of the property, one of the proposed contour lines appears to extend outside of the property owned by Odell.
Please see my redlines. Does the applicant intend to perform grading activity outside of the property owned by the applicant? If so, the applicant may need an excavation permit. The
applicant will be responsible for any damage to sidewalk, curb, and gutter caused by work in the rightofway.Response: AcknowledgedDepartment: ForestryContact: Molly Roche , mroche@fcgov.comTopic:
GeneralComment Number: 1 Comment Originated: 06/08/20217/20/2021: FOR FINAL APPROVAL – UPDATED:Continued:Please include the tree inventory and mitigation table to the EXISTING
CONDITIONS AND DEMOLTION PLAN. In addition, please include the City of Fort Collins Tree Protection Notes to this sheet.Response: Tree inventory, tree protection notes, and mitigation
table provided by RMS, added to EX1.6/8/2021: It appears that there are existing trees on site that are proposed for removal. Please schedule a tree inventory with City Forestry (nsaha@fcgov.com)
to obtain tree inventory and mitigation information. This should occur prior to the next round of submittal. Significant trees should be retained to the extent reasonably feasible.Comment
Number: 2 Comment Originated: 06/08/20217/20/2021: FOR FINAL APPROVAL – UDPATED:Continued:Forestry will provide a note to be placed on the plans, beneath the tree inventory
and mitigation table, regarding mitigation trees to be included at future PDP submittal. Language TBD. Response: Acknowledged, we will include in future PDP.06/08/2021: For any trees
that are removed, mitigation may be required. Please see the following minimum tree sizes for mitigation trees: Canopy Shade Trees: 2.0" caliper balled and burlap or equivalent.Evergreen
Trees: 8' height balled and burlap or equivalent.Ornamental Trees: 2.0" caliper balled and burlap or equivalent.Per LUC 3.2.1 (F) “Tree Preservation and Mitigation,” mitigation trees
should meet Tree Planting Standards set forth in the Land Use Code.1.To the extent feasible, replacement trees should be planted on the development site. 2.When it is not reasonably
feasible to plant mitigation trees on the development site, replacement trees should be planted within one half mile of the development site. 3.If no locations can be identified within
half mile of the development site, the applicant can choose to submit a paymentinlieu to the City of Fort Collins Forestry division to be used to plant replacement trees as close to
the site as possible. For mitigation trees, please provide a detailed Plant List – species, quantity, size, method of transplant, and species percentage. This should include current
and proposed utility lines as well as proper tree separation requirements.Comment Number: 3 Comment Originated: 06/08/20217/20/2021: FOR FINAL APPROVAL – UNRESOLVEDContinued:The
notes do not appear to have been added to the plans. Please include the General Landscape, Tree Protection and Street Tree Permit note to the plans for the next round of review.Response:
All listed notes added to plan set.6/8/2021: Please include the following notes as part of your submittal: The City of Fort Collins General Landscape Notes, Tree Protection Notes, and
Street Tree Permit Note (if applicable). Notes are available from Nils Saha at nsaha@fcgov.com.Comment Number: 4 Comment Originated: 06/08/20217/20/2021: FOR FINAL APPROVAL
– UNRESOLVEDContinued:Since tree removal is occurring associated with the BDR, an Existing Tree Removal Feasibility Letter must be submitted as a part of this application. This letter
is required to be submitted before hearing.Response: Provided by RMS6/8/2021: If there are trees proposed for removal, 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 with specific details of the reasons for removal. For example, tree
X removed due to grading; grading proposed to enhance storm water flow in this section of the development. This is required for all development projects proposing significant tree removal
regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed
significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the
extent reasonably feasible. Streets, buildings, and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that,
under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or
would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.)
Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another onsite location, the applicant shall replace such tree(s) according to City
mitigation requirements.Department: Traffic OperationContact: Steve Gilchrist, 9702246175, sgilchrist@fcgov.comTopic: GeneralComment Number: 2 Comment Originated: 07/19/202107/19/2021:
INFORMATION: It is understood that these details are still to be determined, but once this project moves closer to construction, we will need to work with you in regard to any work planned
within the right of way for Work Area Traffic Control, and your proposed truck route for hauling off the beet tailings in order to minimize the impacts to the surrounding neighborhoods.Response:
AcknowledgedDepartment: Erosion ControlContact: Basil Hamdan, 9702221801, bhamdan@fcgov.comTopic: Erosion ControlComment Number: 1 Comment Originated: 07/15/202107/15/2021:
FOR FINAL APPROVAL:Thank you for addressing my comments from the last round. It seems that most issues have been resolved, we have two remaining comments:Please add mulching to seeing
in legend for stabilizing the soil.Please add the total disturbed area of 11.45 acres to the Erosion and sediment control plan.INFORMATION ONLY:Based on the total disturbed area we are
able to estimate the Erosion Control Inspection fees for the site.I have included a spreadsheet with an estimate of the amount for your information.Since there are no permanent water
quality control measures associated with this phase of the project there would be no Water Quality Inspection fees.Response: Acknowledged, mulching added to EC plan legend, SWMP report
appears to have disturbance area noted in section 1.3, p.1 in the previous submittal and with this round as well.06/01/2021: FOR FINAL:There are significant issues associated with this
site, due the heavy potential impact of construction activities on this site onto neighboring properties and businesses.Fugitive dust issues should be addressed better in SWMP report,
multiple notes need to be added (see redlined comments), side slopes need to be called out and stabilized with erosion blankets where necessary, maintenance issues should be taken into
account especially due to the heavy construction use at the entrance point into the site. Seeding and mulching of the site should be called out. Temporary construction and erosion control
measures and sweeping activities should be included on Buckingham Street. The report needs to address these issues more explicitly since this project will have a heavy construction
footprint.Erosion and Sediment Control escrow will need to be updated as the issues are addressed on the plans.INFORMATION:There will be no LID/Water Quality inspection fees however,
there will be an erosion and Sediment Control escrow fee associated with this project, an estimate of the fee will be provided as the site moves closer to final and a better understanding
of the site measures is provided.Department: Stormwater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.comTopic: GeneralComment Number: 3 Comment Originated:
06/08/202107/19/2021: FOR APPROVAL UPDATED:The temporary detention basin will require a drainage easement on the adjacent property (800 E Lincoln).Future development on the "Odell
North" parcel will require drainage analysis and easements until point of connection with a public storm system. Response: Acknowledged, drainage easement provided06/08/2021: FOR APPROVAL:A
downstream drainage easement may be needed if the development is increasing runoff on a downstream property. The runoff calculations are needed to clarify this issue.Comment Number:
10 Comment Originated: 07/19/202107/19/2021: FOR APPROVAL:The downstream 6inch entrance will need a trash rack and some form of permanent sediment control at this location.Response:
Added callout to install wire mesh screen over exposed PVC drain and 2’x2’ concrete pad beneath to function as trash barrier and sediment control.Department: Environmental PlanningContact:
Scott Benton, (970)4164290, sbenton@fcgov.comTopic: GeneralComment Number: 4 Comment Originated: 07/19/202107/19/2021: INFORMATION ONLY: Please keep me abreast of the
ultimate location of the removed beet tailings, revegetation tactics, soil treatments, and/or communication with Natural Areas Department (who have experience revegetating beet tailings).Response:
AcknowledgedDepartment: Building ServicesContact: Russell Hovland, 9704162341, rhovland@fcgov.comTopic: Building Insp Plan ReviewComment Number: 1 Comment Originated:
06/07/202106/07/2021: Construction shall comply with adopted codes as amended. Current adopted codes are:2018 International Building Code (IBC) with local amendments2018 International
Residential Code (IRC) 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 SEAC.Seismic Design: Category B.Climate Zone: Zone 5Energy
Code: · Single family: IRC chapter 11.· 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)· Multifamily Residential located within 1000ft of rail tracks, 500 of highway, or 250ft
of a 4 lane road must provide ext wall composite sound transmission of 39 STC min.· R2 occupancies apartment/condo 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).· 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.· Attached singlefamily provide 3ft setback to property line or provide fire rated walls & openings per chap
3 of the IRC.· Bedroom egress windows (emergency escape openings) required in all bedrooms.· Attached singlefamily townhomes and duplexes are required to be fire sprinkled per local
amendment and must provide a P2904 system min and provide fire rated wall per R302. Determine what water line size will be provided to dwellings so the firesprinkler system can be designed.·
New homes must provide EV/PV ready conduit, see local amendment.· Provide sitewide accessibility plan in accordance with CRS 95. This requires accessible units per that state standard.
This requirement includes single family attached homes and accessible path must be provided into the dwelling entrance (no step).Stock Plans:When the same residential buildings will
be built at least three times with limited variations, a stock plan design or master plan can be submitted for a single review and then permit issued from that master.Building Permit
PreSubmittal Meeting: Please schedule a presubmittal meeting for any new commercial or multifamily building 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.Response: Acknowledged