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HomeMy WebLinkAbout4235 S MASON ST - MASON CENTER SOUTH - FDP200010 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 8 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Engineer of Record Kenneth Armfield’s Sept 8, 2021 Fort Collins, CO 80522 response to City comments below in blue italics. 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview August 23, 2021 Marc Shen Maliakai Architectural Design 636 Fairfield Lane Louisville, CO 80027 RE: 4235 S Mason St - Blue Ribbon Auto Body, FDP200010, Round Number 2 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of 4235 S Mason St - Blue Ribbon Auto Body. 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 970-221-6695 or via email at tsullivan@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/29/2021 INFORMATION: I will be your primary point of contact throughout the development review and permitting processes. 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. To best serve you, 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: 06/29/2021 06/29/2021: FOR APPROVAL: Another round of review is required for this project. 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 Page 2 of 8 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: 06/29/2021 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_Rd1.pdf Comment Number: 4 Comment Originated: 06/29/2021 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. Comment Number: 5 Comment Originated: 06/29/2021 INFORMATION: Temporary Service Changes - City of Fort Collins Development Review In order to continue providing thorough reviews and giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing staff shortages in a number of key departments, which has begun to impact the 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 level adjustments. Currently, one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks). Lengths of subsequent rounds of review will be considered after each round of review. Also, Completeness Checks will be performed on all initial and Round 2 submittals during this time. Please reach out with any questions or concerns. Comment Number: 6 Comment Originated: 06/29/2021 FOR APPROVAL: All "FOR FINAL APPROVAL / FOR APPROVAL" comments need to be addressed and resolved prior to moving forward with scheduling the hearing for this project. Comment Number: 7 Comment Originated: 06/29/2021 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. Page 3 of 8 Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 9 Comment Originated: 06/30/2021 08/17/2021: FOR HEARING A temporary irrigation plan is required for the establishment period of "very low use" plants. Though the land use code provides an exemption for these types of plants (after successful establishment), with the cost and labor to maintain and establish the plants, it is often more cost effective to install permanent irrigation. Turkish Filbert is considered a moderate water use plant and will require permanent irrigation. It is likely that the non-irrigated landscape adjacent to the walkway will turn into a weed patch that will ultimately require much more maintenance than expected, it may be best to make this a mulched planting bed with Apache Plume, Fernbush, Sumac, Leadplant, etc. Permanent Irrigation has been added to the plans. The proposed trees have been changed to Catalpa instead of Turkish Filbert. The proposed seeded areas have been revised to be mulch areas. 06/30/2021: FOR APPROVAL: Staff will provide suggestions for a few different shrubs in the area proposed to have no permanent irrigation. Lavender, Mugo Pine and Common Juniper would not likely survive with no irrigation. We'll follow up on this minor point. Dwf. Rabbitbrush, yucca, 3-leaf sumac, apache plume, leadplant...are the kind of natives that might survive. Rocky Mt. Juniper... Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 8 Comment Originated: 06/25/2021 08/17/2021 FOR HEARING: One of the proposed light fixtures is not compliant (see redlines) and it is not clear where existing lights are located or being replaced along the building exterior. Please update plan to reflect this. Lighting cut sheets need to be added to the plan set as well. The fixture that is not compliant with downlighting standards is only for emergency egress, and it was agreed during the meeting with the City that this would be acceptable for this use. Lighting removal and placement areas added to the Site Plan sheet. Cut Sheets added to the details sheet. 06/25/2021 FOR APPROVAL: There are several non-compliant lighting fixtures located on-site today (not fully shielded, down directional, 3,000K or less). As mentioned in the conceptual review comment letter, this project will require conformance with the requirements of 3.2.4. Let's schedule a site visit to address the next steps on lighting. Comment Number: 11 Comment Originated: 08/16/2021 Page 4 of 8 08/16/2021 FOR HEARING: Generally, the planning set requires a lot of clean-up before the project can be taken to hearing. There are several conflicts where the sheets are referencing old information or do not include the new line work from revisions that were done. Another note is that the overall 9 page plan set could probably be condensed into 4 pages. The plan does not need to demonstrate existing conditions but rather just provide clear labeling of existing and proposed (e.g., "existing building, existing tree, existing sign, proposed tree, proposed fence). The utility plan SP7 sheet should be removed, and text sizes should be consistently used throughout the document - there are many instances where there is 18 pt. font used next to 10 and a lot of redundant site plan notes have been added. Title Sheet Standard Notes Site Plan/Landscape Plan Detail Sheet (include cut sheet from lighting, fencing details, retaining wall details, and planting details) Conflicting information resolved within plans. The cover sheet still shows the existing conditions, in order to reduce clutter on the proposed conditions Site Plan sheet, but additional labeling has been added to the cover sheet to clarify that it is only for existing conditions. The 9-page set was condensed to 5 sheets, and font sizes have been adjusted where practical. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 5 Comment Originated: 06/29/2021 08/17/2021: for approval: It is acknowledged in the comment response that the legals are being generated. Carried over as unresolved while tracking the completion of this. DRAFT legal sheets for the dedication and easement along Mason Street have been included in this re-submittal. The owner (Don Roy) is coordinating with Todd Sullivan regarding payment of the fees for this. 06/29/2021: FOR APPROVAL: The conceptual review comments indicated the requirement of having a 42 foot half street right-of-way on Mason Street along the property, along with a 15 foot utility easement behind this right-of-way. With the premise that there appears to be only a 30-foot half street existing, a 12 foot right-of-way dedication to the City would be required as part of the City's adopted ultimate street cross section for Mason Street (and corresponding 15-foot utility easement as well). These deeds of dedication are required as part of the development application and would follow the process and fees outlined in the link below ($250 for each dedication, a deed of dedication for right-of-way and utility easement in the formats in the link, signed and notarized by the grantor along with an attorney certification.) https://www.fcgov.com/engineering/devrev.php#cb-38308-6601 Comment Number: 8 Comment Originated: 06/29/2021 Page 5 of 8 08/16/2021: FOR APPROVAL: Carried over as unresolved, will require with drawings for approval. 06/29/2021: FOR APPROVAL: Please add LCUASS street construction details 701 and 706.2 to the civil set. Details added to Utility/Civil Set. Comment Number: 10 Comment Originated: 08/17/2021 08/17/2021: FOR APPROVAL: On the Utility Plan set, please remove sheets C7 & C8 these sheets will be only on the Site Plan set. Similarly, please remove SP7 on the Site Plan as this will only be on the Utility Plan. Sheets C7 & C8 removed from Utility set, Utility Plan removed from Site Plan set. Department: Stormwater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 2 Comment Originated: 06/29/2021 08/17/2021: FOLLOW UP: Thank you for providing impervious area documentation. Based on review and discussion it has been determined that the gravel geogrid will be considered “modified impervious area” (at 40% impervious) and the project will trigger stormwater quality and low impact development (LID) requirements. I know that this is a requirement you were hoping to avoid with your project. However, since this project is being considered “development” (or essentially re-development) through the Project Development Plan (PDP) process, certain portions of the site may be required to be upgraded to meet current requirements. This includes installing water quality treatment if there is a modification or addition of 1000-sf of impervious area. We are willing to help work through solutions with you, in the hopes of finding an economical solution that meets City requirements for stormwater quality. WQ treatment facility incorporated into the stabilized gravel by increasing depth to 8” for 25% of the gravel area, and by adding an underdrain. 06/29/2021: FOR APPROVAL: In the report body, please state the total of the “new and modified impervious areas”. This is the criteria item that is used to “trigger” stormwater requirements. If this value is greater than 1000-sf, then permanent stormwater requirements are triggered. Right now, it appears that these requirements will not be triggered but would like it presented more clearly in the report body. Comment Number: 6 Comment Originated: 06/29/2021 08/20/2021: FOR APPROVAL – UPDATED: The proposed grading plan will need more detail to show the proposed configuration. Please add to the grading plan: proposed contours, spot elevations (as necessary), and survey grades along all property lines being modified. The plans need to show adequate grading tie-into existing topography. More detail added to the grading plan, including elevations at property boundaries to tie into, and spot elevations for swale and underdrain. Page 6 of 8 06/29/2021: FOR APPROVAL: Please clarify the grading and flow patterns along the northeast property line. See redlines for more information. Department: Water-Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/29/2021 08/20/2021: FOR APPROVAL - UPDATED Please show location and size of the existing sand/oil separator on the plans. Please confirm it is sized appropriately for this use. You may contact Wes Lamarque (WLAMARQUE@fcgov.com) to discuss sizing requirements further. Sand/Oil separator will be removed because it is no longer needed for the proposed use. 06/29/2021: FOR APPROVAL: Please confirm if there are or are-not any existing or proposed floor drains in the building. Any floor drains in the auto use area will require a sand/ oil separator on that portion of the sewer service. Comment Number: 2 Comment Originated: 06/29/2021 08/17/2021: FOR INFORMATION ONLY: Follow up comment to remain for information. 06/29/2021: Sewer discharge - Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26-306 Wastewater Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, Industrial_Pretreatment@fcgov.com or (970) 221-6900, to discuss these requirements and how they apply to this development. Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com Topic: General Comment Number: 5 Comment Originated: 06/28/2021 8/16/2021: FOR FINAL APPROVAL – UPDATED: Continued: Please do not plant Turkish Filbert – they are marginally successful trees in Fort Collins and I don’t think they would survive well on this site. Please plant Kentucky Coffeetree ‘Espresso’ or Honeylocust (Shademaster or Skyline) in their place. Please note that new trees should be irrigated for at least 3-5 years to get established. Canopy shade trees, including the Kentucky Coffeetree, Honeylocust, and Catalpas all must be 2-inch caliper B&B (ball and burlapped) trees. Please remove the note that they should be 6-ft tall and include this new information in the plant list. Permanent Irrigation has been added to the plans. The proposed trees have been changed to Catalpa instead of Turkish Filbert. Page 7 of 8 6/28/2021: FOR APPROVAL: Proposed rocky mountain juniper and juniper trees must be at least 6-ft height balled and burlapped species. Currently they are shown as 1.5” and 5 gallon container trees which is too small. Please update the plant list to reflect the required sizes. Comment Number: 6 Comment Originated: 08/16/2021 8/16/2021: FOR FINAL APPROVAL Please include the tree inventory and mitigation table provided by City Forestry. Remove the incorrect inventory table on sheet SP5 and label the trees according to Forestry’s notes. Tree inventory & mitigation table has been revised per Forestry’s notes. Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 3 Comment Originated: 06/28/2021 06/28/2021: FOR APPROVAL: FIRE LANE SIGNS The limits of the fire lane shall be fully defined. Fire lane sign locations and details should be indicated on future plan sets. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided below. - IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. Label for sign on north access lane/gate has been added. Per correspondence with Marcus Glasgow, possible additional signage/striping requirements can be deferred until final inspections of site. 8/13/2021: Please add LCUASS fire lane signage detail to Utility plans. Sign details added to the detail sheet. Department: Light And Power Contact: Cody Snowdon, 970-416-2306, csnowdon@fcgov.com Topic: General Comment Number: 6 Comment Originated: 07/27/2021 07/27/2021: FOR INFORMATION: With no electrical alteration required for this project, Light and Power has no further comments or concerns with this project. Department: Environmental Planning Contact: Scott Benton, (970)416-4290, sbenton@fcgov.com Topic: General Page 8 of 8 Comment Number: 2 Comment Originated: 08/16/2021 08/16/2021: No further comments. Department: Internal Services Contact: Katy Hand, , khand@fcgov.com Topic: Building Insp Plan Review Comment Number: 3 Comment Originated: 08/16/2021 08/16/2021: Change of Occupancy Handout: https://www.fcgov.com/building/files/handout-change-of-occupancy-requirements-2.pdf?1628805703 Comment Number: 4 Comment Originated: 08/16/2021 08/16/2021: An accessible parking and access aisle should be located in accordance with 2018 IBC Section 1106. Proposed addition of accessible van parking, access aisle, and ramp is shown in the drawings at the SE corner of the building.