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HomeMy WebLinkAboutH-25 MULTI-FAMILY - FDP210008 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com September 9, 2021 City of Fort Collins Mr. Clark Mapes 281 N College Avenue Fort Collins, CO 80524 Re: H-25 Multi-Family, FDP21008, Round Number 2 Dear Clark, Thank you for providing comments on the H-25 Multi-Family FDP submittal which we received June 25, 2021. Our team’s comment responses are detailed on the following pages. Please feel free to reach out if you have any questions by phone, 970-409-3414 or by email, rmcbreen@norris-design.com. Sincerely, Norris Design Ryan F. McBreen Principal 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Department: Development Review Coordinator Contact: Brandy Bethurem Harras, 970 416 2744, bbethuremharras@fcgov.com Topic: General 1. 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: Comment noted. Thank you. We will be sure to include you in all correspondence. 2. 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: Comment noted. We believe we have provided a detailed response to all received comments within this letter. 3. INFORMATION: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut off for routing the same week. When you are ready to resubmit your plans, please notify me advanced notice as possible. Response: Understood. Thank you. 4. 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: Noted. We are working to address and resolve all comments. 5. INFORMATION LUC 2.211 Lapse, Term of Vested Right: Within a maximum of three (3) years following the approval of a final plan or other site specific development plan, the applicant must undertake, install and complete all engineering improvements (water, sewer, streets, curb, gutter, street lights, fire hydrants and storm drainage) in accordance with city codes, rules and regulations. The period of time shall constitute the "term of the vested property right." Failure to undertake and complete such engineering improvements within the term of the vested property right shall cause a forfeiture of the vested property right and shall require resubmission of all materials and reapproval of the same to be processed as required by this Code. All dedications as contained on the final plat shall remain valid unless vacated in accordance with law. Response: Comment noted. The Applicant understands this requirement. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Department: Planning Services Contact: Clark Mapes, 970 221 6225, cmapes@fcgov.com Topic: General 1. STREET NAMES: Can street names for the private streets be determined and shown on the plans? Response: Per discussions with PFA street names may not be used. 2. A small architectural screen fence should be added to screen AC condensers where they sit near walkways. The screen features can work in conjunction with landscape planting. Experience has shown the importance of this seemingly minor detail. Response: Architectural screens have been added in front of the AC condensers along Strauss Cabin Road and are also layered with landscape screening to lessen visibility from the roadway. Along Harmony Road there is already significant existing vegetation that will block views of the condensers from the roadway. Additionally, landscape screening is provided between the condensers and walkway connection along the north side of the buildings. For the interior building facades, there are significant utility constraints in front of the condensers in most locations that prevent adding architectural screens. Interior condensers and those facing the natural habitat buffer zone will be screened with landscape plantings that will provide sufficient visual separation and buffers from walkways and trails. Final design and material selection of the screens will be completed at time of final construction documents. For the final FDP record set an additional note has been added to the plans calling out the height and length of the screens and that the final design and materials are TBD. 3. In a similar vein to the comment above, the landscape plan should include a note and possibly a detail to call attention to metal edging so that it does not protrude above the ground as a visible element, and so that it is installed in the smooth continuous curves as shown on the plans. Again, based on experience where it detracts from architecture and landscape architecture as the most prominent visual element at ground level. Response: A note has been added to the landscape notes indicating intent of edging installation and maintenance. A spade dug edge may be used in some situations to lessen the finish grade differential between mulch beds and native seed” Also note that the spade dug edger locations are indicated on the plans. Department: Engineering Development Review Contact: Spencer Smith, 970 221 6603, smsmith@fcgov.com Topic: General 1. DEVELOPMENT AGREEMENT (DA) Thank you for the Development Agreement information form submittal. I will be working with City staff to get a draft DA prepared after our review of your 2nd FDP submittal. That draft will go to our City Attorney for review and a revised (if necessary) draft will be provided to your team at that time to review. Response: Comment noted. Thank you. Please let us know if you need additional information. 2. DEVELOPMENT CONSTRUCTION PERMIT (DCP) A DCP will be required for this project. Please refer to the City Engineering Development Review website for more information: https://www.fcgov.com/engineering/devrev.php. The City will need a DCP application and fee to be submitted prior to scheduling your DCP meeting. We will also need an engineer's opinion of 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com cost to be submitted for review by our Engineering Inspections staff. This cost estimate will provide the basis for the inspection fees and Engineering public infrastructure surety that will need to be provided prior to issuance of the DCP. Please use the cost estimate template (recently updated) available on the Engineering Development Review website listed above. Response: Comment Noted. A DCP application and opinion of cost will be submitted prior to scheduling a DCP meeting. 3. DEVELOPMENT CONSTRUCTION PERMIT (DCP) There will be a repay due for roadway improvements constructed previously by the City for the Strauss Cabin/Harmony intersection improvement project. The amount has been summarized in a proportional contribution memo (Delich and Associates, 05/13/2020). The contribution for Phase 1 of this project will be $50,380, with the Phase 2 contribution being $169,620. These amounts will be due prior to issuance of the DCP for each phase. Response: This comment is noted and understood. Required fees will be provided at the appropriate time. 4. FOR FINAL APPROVAL – UNRESOLVED There are still differences in the project name between plan sets. It is called "Harmony I 25 Subdivision" on some plans and "H 25 Multi Family" on others or even both (utility plans). It causes issues with indexing plans and being able to search for them in our system when there are different names used on plans for one project. Response: The title is now consistent between plan sets as per Technical Services direction. 5. FOR FINAL APPROVAL – UNRESOLVED This project title should be the same on all plan sets and preferably match what is on the plat. Response: The title is now consistent between plan sets as per Technical Services direction. 6. FOR FINAL APPROVAL – UPDATED: Please see my redlines for additional comments and clarifications. Response: The referenced redlines have been addressed and are included. 7. FOR FINAL APPROVAL: The rest of my comments can be found in my redlines. Please thoroughly review the entire redline set and address all comments. It will be helpful if you continue to provide specific responses to each comment that indicate how the comment/redline was addressed. Since the majority of the comments are in the redlined pdf, a pdf submittal that includes responses to the redlines directly on the pdf sheets would probably be the most useful. Please include something to the effect of "Redline Responses" in the file name. Response: The referenced redlines have been addressed and are included. Responses are shown in blue callouts. 8. FOR FINAL APPROVAL The storm sewer outfall to the south does not align with the drainage easement being dedicated. Response: The outfall is now aligned within the drainage easement. 9. FOR FINAL APPROVAL See grading sheet redlines for grading comments. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Response: The grading redlines have been addressed and are included. Department: Traffic Operation Contact: Steve Gilchrist, 970 224 6175, sgilchrist@fcgov.com Topic: General 1. UPDATE – FOR INFORMATION ONLY: Thank you for adding this to your plans. Thank you for also noting that the delineators blocking the entrance to the southbound left turn lane will also need to be removed once access to your site is opened up. Please contact Rich Brewbaker at 221 6792 to get these removed. Response: Thank you. As the project commences, we will reach out to ensure this is addressed. 2. FOR FINAL APPROVAL: Thank you for providing the striping plans from the H 23 project. We will need this striping changed to accommodate the entrance to H 25. This will require a northbound right turn lane into your site, and removal of the bike lanes to indicate that this is a 4-leg intersection and not a T intersection. Response: This comment has been addressed with the previous submittal. We have added striping notes to the previously approved H-23 sheets located at the end of provided Utility Plans and also added corresponding keynotes (36 & 37) to sheet C3.3 of the Utility Plans. Department: Erosion Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control 1. INFORMATION ONLY: The 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, these fees will be collected on all projects for such inspections. The Erosion Control fees are based on; 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 on the number of LID/WQ Features that are designed for on this project. Based on the proposed site construction associated with this project we are assuming 1 lot, 38 acres of disturbance, 1 year from demo through build out of construction and an additional 3 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of 1,672.24 Based on 1 extended detention basin the estimate of the Stormwater LID/WQ Inspection fee to is $250 Please note that as the plans and any subsequent review modifications of the above mentioned values change the fees may need to be modified. I have provided a copy of the spreadsheet used to arrive at these estimates for you to review. These fees will need to be paid at the same time where the erosion control escrow is provided. Response: Thank you for this information. FOR FINAL APPROVAL: Please provide an Erosion Control Security Estimate. Response: An Erosion Control Security Estimate was provided in previous submittal. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Please address all redlined comments provided on the Erosion and Sediment Control plan. Response: SS Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General 1. FOR FINAL APPROVAL UPDATED: Please add a note on the Site Plan for this project that the ultimate water quality and LID requirements for this project will be built with the future development of the Harmony McMurray, LLC parcel to the south. FOR FINAL APPROVAL: This note has been added to the Site Plan. The water quality and LID requirements are being deferred until the parcel to the south is developed. The gravel pits are serving as temporary water quality treatment. This is a variance to City Criteria. Please add this variance to the Drainage Report text. Also, the City requests a Covenant Agreement between these two parcels stating that the larger parcel to the south is obligating to provide the full water quality mitigation requirements for the H 25 development at such time when the parcel to the south develops. Response: The referenced variance has been added to the Drainage Report text in Section VII. Also, the approved Harmony & I-25 ODP contains a note that requires LID facilities be provided to treat the WQCV specified in the approved drainage report for H-23 (The Wyatt). For the H-25 project, LID treatment will be provided through the existing gravel pond to the south. Installation of LID facilities per the ODP will be provided upon the future development of the Harmony-McMurray, LLC property to the south of H-25 property. Department: Light and Power Contact: Austin Kreager, 970-224-6152, akreager@fcgov.com Topic: General 1. FOR FINAL APPROVAL UPDATED: I understand your hesitancy to provide the requested information below prior to building permit, but this information is necessary to determine number, size, and locations for your transformers. The locations of transformers is necessary to determine the routing of the primary wire throughout the site, and we need to ensure that there is proper separation from other utilities. FOR APPROVAL: Multi family buildings are treated as commercial services; therefore a C 1 form and one line diagram must be filled out and submitted for each building on property including the clubhouse. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. For single phase services, the maximum wire size is 350kcmil. Response: The Applicant has been working with Austin to resolve this and provide this information. We believe we have provided the necessary information at this time. Please let us know if additional information is required. 2. FOR FINAL APPROVAL UPDATED: Thank you for meeting with me to discuss primary wire routing. This cannot be determined without knowing how many transformers your project requires. FOR FINAL APPROVAL: Please coordinate with me prior to your next submittal to determine the routing of the primary electric wire 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com throughout your site. We need to determine if the primary wire will meet separations from the other utilities on site. Response: The Applicant has been working with Austin to resolve this and provide this information. We believe we have provided the necessary information at this time. Please let us know if additional information is required. 3. INFORMATION: Light and Power would like to remind you that all of our facilities must have a ten foot clearance away from all water, wastewater, and storm sewer facilities. We also require a three foot clearance away from all other utilities with the exception of communication lines. Response: The specified clearances have been met. 4. INFORMATION: Electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. Response: Comment noted. Thank you. 5. INFORMATION: You may contact Austin Kreager, project engineering if you have questions. (970) 224 6152. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18November2016 _Amendment.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/buildersanddevelopers. Response: Thank you. Department: Environmental Planning Contact: Kelly Smith, ksmith@fcgov.com Topic: General 1. FOR FINAL APPROVAL UNRESOLVED: Please provide a restoration plan, weed management plan and monitoring plan for the NHBZ that outlines existing soil conditions, proposed amendments, weed mitigation, and three years of monitoring. Response: This information has been directly provided to Kelly Smith on August 18, 2021. 2. FOR FINAL APPROVAL: Please provide a cost estimate for NHBZ landscaping, weed mitigation, three years of monitoring and annual reporting. A bond, letter of credit, or escrow warranting the landscape installation, establishment, monitoring, and reporting for the Natural Habitat Buffer Zone (125% of cost estimates) will be required prior to issuance of a Development Construction Permit. Response: This information has been directly provided to Kelly Smith on August 18, 2021. 3. FOR FINAL APPROVAL - UPDATED: There are wetlands on the western boundary of the pond, just south of where fill will be placed. Please include all wetland boundaries on the Site Plan, Utility Plan and Landscape Plan. Response: All existing wetlands within the project limits and property limits are shown on the 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com plans. The wetlands on the west side of the existing pond fall substantially beyond the boundaries of the information shown on our plan sheets and are not within the area of any fill or work for the project. A note has been added to the plans that there are wetlands present to the south of the site and that the contractor is to coordinate any potential access outside the property boundary with the wetlands as identified in the ECS. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com Topic: General 1. FOR FINAL APPROVAL – UDPATED: There are a few trees that were close to utilities during the last round of review. Instead of shifting them away from the utility, they were removed from the plan. Is it feasible to put the trees that were removed between last round and this round back on the plan, but with proper tree utility separation? Another round of redlines are provided for your review. Please address each comment on the plans for final approval. Response: The trees that were removed were due to a small shift in the utility lines which no longer allows for trees to meet clearance requirements in those areas. See attached redline sheet responses. Note that in the final FDP record set, additional trees had to be shifted or removed to accommodate City dictated locations for transformers and utilities. These additional revisions are noted on the same plan mark-up in blue with color. 2. FINAL APPROVAL – UDPATED: Thank you for including the detail for tree #6 – it is very helpful. Please add a note to sheet LP502 that states the following: SCHEDULE ON SITE MEETING WITH CITY FORESTRY AND CONTRACTED LICENSED ARBORIST TO DISCUSS TREE PRUNING OF TREE #6, ESPECIALLY ON THE BUILDING SIDE OF THE TREE. FORESTRY@FCGOV.COM; 970 221 6660. Response: This note has been added to the detail on sheet LP502. 3. FOR FINAL APPROVAL: There are several areas across the site where trees are planted in rock mulch. Is possible to break up these large swaths of rock cobble with a mix of irrigated (low water use) turf and wood mulch beds, especially where trees are proposed? A combination of turf and wood mulch will help retain moisture from irrigation (a plus for trees!). Rock mulch creates a very hot environment and is not an ideal growing medium for trees (heat island effect). One example (there are many areas on site) is shown in green on Forestry’s redlined plan set. Response: Most of these trees have been located in mulch areas since the initial PDP submittal. A change to low water use seed would be a significant change to make this late is the project design process and is also not a viable solution in a Multi-Family project. Native seed is the only true low water use turf available and is not a viable groundcover in small and high traffic areas in a dense Multi-Family development. Trees are located to meet City requirements and will receive proper amendment, wood mulch at the root ball and irrigation required for their success. Due to geotechnical recommendations, spray irrigation is not recommended near the building foundations – making drip irrigation the only viable solution adjacent to buildings. Native seed in small strips is very inefficient from an irrigation standpoint as overspray results and negates the switch to a low water use ground cover. All ground cover in Multi-Family projects is also subject to frequent dog urine and foot traffic which impede the success of the turf and compact the soil. Additionally, more turf and spray irrigation increases water consumption and irrigation tap sizing, which is contrary to 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com many of the City’s goals regarding water conscious landscape design. Department: Building Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review 1. BUILDING PERMIT: Construction shall comply with adopted codes as amended. Current adopted codes are: 2018 International Building Code (IBC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 2018 International Plumbing Code (IPC) as amended by the State of Colorado 2020 National Electrical Code (NEC) as amended by the State of Colorado Copies of current City of Fort Collins code amendments can be found at fcgov.com/building. Accessibility: State Law CRS 9 5 & ICC/ANSI A117.1 2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category II (most structures): · 140mph (Ultimate) exposure B or · Front Range Gust Map published by The Structural Engineer's Association of Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: · Multi family and Condominiums 3 stories max: 2018 IECC residential chapter. · Commercial and Multi family 4 stories and taller: 2018 IECC commercial chapter. Response: Comment noted. Thank you for this information. 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. Response: Comment noted. Thank you for this information. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com Department: Water Conservation Contact: Eric Olson, 970-221-6704, enselson@fcgov.com Topic: General 1. BUIDLING 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 221 6704 or eolson@fcgov.com Response: This comment is noted and understood. Irrigation Plans will be provided at the appropriate time. Department: Technical Services Contact: Jeff County, 970-221-6688, jcounty@fcgov.com Topic: Construction Drawings 1. FOR FINAL APPROVAL – UNRESOLVED There are line over text issues. See redlines. Response: Line over text issues have been addressed per redlines (response to redlines provided). 2. FOR FINAL APPROVAL – UNRESOLVED There are cut off text issues. See redlines. Response: Cut off text issues have been addressed per redlines (response to redlines provided). Topic: Plat 1. FOR FINAL APPROVAL – UPDATED: 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: Redlines have been addressed (response to redlines provided).