HomeMy WebLinkAboutMAGNOLIA DWELLINGS - FDP210015 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewAugust 06, 2021Shelley
La MastraRussell + Mills Studios506 S College Ave, Unit AFort Collins, CO 80524RE: Magnolia Dwellings, FDP210015, Round Number 1Please see the following summary of comments from City
staff and outside reviewing agencies for your submittal of Magnolia Dwellings. If you have questions about any comments, you may contact the individual commenter or direct your questions
through your Development Review Coordinator, Todd Sullivan via phone at 9702216695 or via email at tsullivan@fcgov.com. Comment Summary:Department: Development Review CoordinatorContact:
Todd Sullivan, 9702216695, tsullivan@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 08/03/2021I 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!RMS Response:
Noted, thank you.Comment Number: 2 Comment Originated: 08/03/2021As 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.RMS Response: Noted, please see comment responses.Comment Number: 3 Comment Originated: 08/03/2021Please 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. Files are to be named PLAN NAME_PROJECT NAME_REVIEW TYPE_ROUND NO.Example: UTILITY PLANS_MY PROJECT_PDP_RD1.pdfRMS Response: Noted, files will be submitted with this
naming convention.Comment Number: 4 Comment Originated: 08/03/2021Temporary Service Changes City of Fort Collins Development ReviewTo best provide thorough reviews and give
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.RMS Response:
Noted, review timeline was discussed during FPD R1 staff review.Comment Number: 5 Comment Originated: 08/03/2021FOR 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.RMS Response: Noted, comments are addressed as stated below.Comment Number: 7 Comment Originated: 08/03/2021INFORMATION: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.RMS Response: Noted, resubmittal has been
submitted within timeframe.Comment Number: 8 Comment Originated: 08/03/2021INFORMATION:Demolition related to this project will require a separate building permit. This permit
can be applied for prior to the finalization/recording of the project with Staff's approval. Erosion Control measures are required to be in place prior to any work can be performed on
the site. This includes approved plans, approved security/escrow calculations, escrows submitted to the City, Erosion fees paid to the City, and the completion of the initial site inspection
of controls both installed & demonstrated to be functioning as planned for.Forge and Bow Response:Noted.Department: Planning ServicesContact: Kai Kleer, 9704164284, kkleer@fcgov.comTopic:
GeneralComment Number: 1 Comment Originated: 08/03/202108/03/2021: Regarding the photometric plan, the southwest corner of the site remains out of compliance with lighting
maximums measures at 20 feet beyond the property line. Can the light be lowered onetwo feet to mitigate for this? This is a minor issue, but let's discuss further so that a full rerun
of the study isn't needed.RMS Response: If the pole was lowered it would affect the lighting on the parking stalls to the north, the lighting intensity would become greater near the
bike sheds, rather than the parking stalls, making it less uniform. Additionally this was submitted prior to the lighting code update which stated 0.1 that permitted at 20’ off of the
property line.Comment Number: 2 Comment Originated: 08/03/202108/03/2021: Ready for recording.RMS Response: Thank you, appreciate are your effort in this project!Department:
Engineering Development ReviewContact: Spencer Smith, 9702216603, smsmith@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 08/03/202108/03/2021: FOR APPROVALEasement
legal descriptions and exhibits will need to be submitted for review and approval. These will need to be recorded prior to final approval. Coordinate with City staff on final recording
fees for the easement documents. Recording fees must be payable to the Larimer County Clerk and Recorder and are the responsibility of the applicant.Highland response: In process. Comment
Number: 2 Comment Originated: 08/03/202108/03/2021: FOR APPROVALStandard note #19 is missing (the one that references the drainage report). Please add to the notes and make
sure to renumber the rest of the notes accordingly.Highland response: Noted, Standard Note #19 has been added to General Notes.Comment Number: 3 Comment Originated: 08/03/202108/03/2021:
FOR APPROVALThe offsite drainage easement doesn't appear to be shown on any plans. Please add as necessary.Highland response:Noted, the offsite Drainage Easement (on lot west of project)
has been added, and will be filed with the Easement legal descriptions. Comment Number: 4 Comment Originated: 08/03/202108/03/2021: FOR APPROVALPlease check that the area
draining across the sidewalk at the end of the alley does not exceed the max. of 700 SF. If it is, you will need to propose a way to get the drainage to the street without a point source
discharge across the walk.Highland response: For alleys with side drainage, LCUASS allows drainage to gross the walk with amaximum of 0.5 cfs in a 2-year storm. We added a drainage basin
(Basin OS-2) to analyze the total flowacross the sidewalk, and determined the flow to be 0.28 cfs in a 2-year storm. For reference, we emailedSpencer on 8/30 to confirm this criteria.
Comment Number: 5 Comment Originated: 08/03/202108/03/2021: FOR APPROVALThe proposed fence on the west side of the property and the proposed offsite drainage channel are very
close to each other. Are fence posts going to beable to be installed that close to the concrete drainage channel? Please verify that this can work. I think a detail of how this will
be constructed would be a good thing to show on the plans.Highland response: Noted, and the curb has been adjusted to allow for the fence posts to be molded directly into the concrete.
See cross section B-B in Grading Plan for a visual reference of the configuration. Comment Number: 6 Comment Originated: 08/03/202108/03/2021: FOR APPROVALUtilities has a
couple of service line comments. Engineering is okay with the relocation of the water service, meter and curb stop per Dan's redlines. If this is shifted, I think you may be able to
straighten out the fire service to get the proposed bends out of the ROW and easement. Take a look and we can discuss if necessary.Highland response: The water service, meter and curb
stop has been relocated to the suggested alignment(eliminating all bends/curves), however, the Fire service will need to require bends to connect the maintapping location with the fire
riser room. The tapping location is constrained in part by the existing tee(north) on the main, as well as the desire to keep separation between the proposed fire service and theexisting
gas line (west of fire service) in order to prevent conflicts; which limits the fire tap to a location eastof the existing tee. Department: Stormwater Engineering – Erosion and Sediment
ControlContact: Basil Hamdan, 9702221801, bhamdan@fcgov.comTopic: Erosion ControlComment Number: 1 Comment Originated: 07/29/202107/29/2021: INFORMATION ONLY:This project
is located within the City's MS4 boundaries and is subject to the erosion control requirements located in the Stormwater Design Criteria, Chapter 2, Section 6.0. A copy of those requirements
can be found at www.fcgov.com/erosionThe City Manager’s development review fee schedule under City Code 7.52 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 lots, 0.22 acres of disturbance, 1 years 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 $1116.04.Based on no number of porous pavers, no bioretention/level spreaders,
no extended detention basins, and 1 underground treatment, the estimate of the Stormwater LID/WQ Inspection fee is $415.Please note that as the plans and any subsequent review modifications
of the abovementioned 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.The fee will need
to be provided at the time of erosion control escrow.Highland response: Acknowledged. FOR FINAL APPROVAL:Please address all comments provided on the redlined Grading and Erosion Control
Plan.Highland response: All Redline Comments within Grading & Erosion Control Plans have been addressed. Department: Stormwater EngineeringContact: Dan Mogen, 9703055989, dmogen@fcgov.comTopic:
GeneralComment Number: 2 Comment Originated: 08/02/202108/02/2021: FOR APPROVAL:Please see redlined drainage report and utility plans. I encourage you to reach out with
any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so.If a meeting is not requested, please ensure written responses to redlines
are included in the next submittal.Highland response: All redlines in the Overall Utility Plan have been addressed except for the commentregarding raising the 15” storm pipe connection.
The pipe is currently at roughly 3’ of cover at the curbflowline, and cannot be raised any further. The pipe is also currently designed at a slope of only 0.5%, sothere is no room for
any elevation gain from flattening the pipe. Comment Number: 3 Comment Originated: 08/02/202108/02/2021: FOR APPROVAL:Drain Time Compliance: Please provide evidence that the
underground system is in compliance with drain times per Colorado Revised Statute 3792602(8). More information on this statute is available at http://tinyurl.com/RevisedStatuteMemo,
and a spreadsheet to show compliance is available for download at http://tinyurl.com/ComplianceSpreadsheet. Please contact Dan Mogen at (970)3055989 or dmogen@fcgov.com with any questions
about this requirement or for assistance with the spreadsheet.Highland response: We are under the impression that relatively small water quality enhancement featuresare not required
to be documented on the state system. Please let us know otherwise. Comment Number: 4 Comment Originated: 08/02/202108/02/2021: INFORMATION:Please note that all City construction
detail drawings are to be used in theiroriginal, unaltered state. ANY modification(s) must be clearly distinguished and all City logos/identifiers must be removed from the modified
detail. Detail drawings can be found in both .pdf and .dwg formats through the links to “Construction Drawings” on www.fcgov.com/utilitydevelopment.Highland response:Acknowledged. Comment
Number: 5 Comment Originated: 08/04/202108/04/2021: FOR APPROVAL:Dedication of drainage easement for the proposed Stormtech system is required prior to approval.Highland response:
Easement in process. Department: WaterWastewater EngineeringContact: Dan Mogen, 9703055989, dmogen@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 08/02/202108/02/2021:
FOR APPROVAL:The water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand
calculations for maximum flows and estimated continuous flows will need to be provided prior to approval of this project.Highland response:Comment Number: 2 Comment Originated:
08/02/202108/02/2021: FOR APPROVAL:Please see redlines regarding updated/replaced water main in Magnolia, water service alignment, curb stop/water meter location, and other more minor
details. I encourage you to reach out with any questions or to review potential revisions, and I’d be happy to set up a meeting or conference call to do so.If a meeting is not requested,
please ensure written responses to redlines are included in the next submittal.Highland response:Plans are updated to show 8” water line. Comment Number: 3 Comment Originated:
08/02/202108/02/2021: INFORMATION:Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section
26306 Wastewater Discharge Permit Requirements and Section 26332 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)2216900,
to discuss these requirements and how they apply to this development.Highland response: Acknowledged. Comment Number: 4 Comment Originated: 08/02/202108/02/2021: INFORMATION:Please
note that all City construction detail drawings are to be used in theiroriginal, unaltered state. ANY modification(s) must be clearly distinguished and all City logos/identifiers must
be removed from the modified detail. Detail drawings can be found in both .pdf and .dwg formats through the links to “Construction Drawings” on www.fcgov.com/utilitydevelopment.Highland
response: Acknowledged. Department: Light And PowerContact: Tyler Siegmund, 9704162772, tsiegmund@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 08/03/202108/03/2021:
INFORMATION:The site currently has a single-phase service with a capacity of 150 ampsHighland response:Acknowledged. Comment Number: 2 Comment Originated: 08/03/202108/03/2021:
INFORMATION: It appears that the existing electric service to the neighboring property to the east that is within the existing 6ft utility easement on the east side of this property
will need to be relocated within the same utility easement. This relocation will be an expense to the project and may need to be completed during early morning hours to minimize outage
impacts and may require overtime hours for our line crew to complete the relocation.Highland response: Acknowledged. Comment Number: 3 Comment Originated: 08/03/202108/03/2021:
INFORMATION:We can serve your electrical needs for this project out of an existing vault located at southeast corner of the property, adjacent to the alley. A newtransformer will not
be needed on site. If this existing vault needs to be modified or relocated as part of the project then the associated costs will be an expense to the project. The conductor that feeds
this vault from the transformer will need to be upsized to handle the additional electric load for the project. System modifications will be needed and a cost to the project.Highland
response: Acknowledged. Comment Number: 4 Comment Originated: 08/03/202108/03/2021: INFORMATION:Electric capacity fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders and developers/plant investment development feesHighland response: Acknowledged. Comment Number: 5 Comment Originated: 08/03/202108/03/2021:
INFORMATION:Please contact Tyler Siegmund with Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development
charge processes, electric service standards, and use our fee estimator at http://www.fcgov.com/utilities/business/buildersanddevelopersHighland response: Acknowledged. Department:
Internal ServicesContact: Katy Hand, , khand@fcgov.comTopic: Building Insp Plan ReviewComment Number: 1 Comment Originated: 08/02/202108/02/2021: INFORMATION:This is
considered an R2 Occupancy, multifamily building and must be designed per the current IBC code and local amendments.ALM2s Response:Acknowledged.Building designed per current adopted
building codes.Comment Number: 2. Comment Originated: 08/02/202108/02/2021: INFORMATION: Please visit our website for a list of current adopted building codes and local amendments
for building permit submittal: https://www.fcgov.com/building/codes.phphttps://www.fcgov.com/building/energycodeALM2s Response:Acknowledged. Building designed per current adopted building
codes.Comment Number: 3. Comment Originated: 08/02/202108/02/2021: INFORMATION: 10% of all parking spaces must be EV ready (conduit in place).RMS Response: Southern space
identified as EV with electrical shown to stall.Comment Number: 4 Comment Originated: 08/02/202108/02/2021: INFORMATION: Buildings located within 250ft of a 4-lane road, or
within 1000 ft of an active railway must provide exterior composite sound transmission of 39 STC min.ALM2s Response:Acknowledged – all exterior walls to have a minimum STC rating of
39 per figure 19B from following link using fiber cement siding, 2x6 studs at 16” o.c. and 5-1/2” fiberglass batt insulation:https://www.eaglerocksupply.com/application/files/4514/4890/6046/Sound_Control.pdfComment
Number: 5 Comment Originated: 08/02/202108/02/2021: INFORMATION:NFPA 13R sprinkler min system is required for multifamily R2 occupancy buildings with less than 6 dwelling units
where each unit is separated from the other with a 1 hr fire barrier continuous to the roof deck.ALM2s Response:Acknowledged – NFPA 13R Sprinkler system is specified in the architectural
drawings and 1-hour rated unit demising walls extend to bottom side of roof deck as required.Comment Number: 6 Comment Originated: 08/02/202108/02/2021: INFORMATION:This building
is closer than 10ft from property lines and will require rated walls with limited and or protected openings.ALM2s Response:Acknowledged – West wall of building is designed as 1-hour
rated per IBC chapter 7Comment Number: 7 Comment Originated: 08/02/202108/02/2021: INFORMATION:An air tightness test, mechanical performance testing are required for each dwelling
unit. For specific requirements on air tightness, energy performance and insulation, please visit: https://www.fcgov.com/building/energycode or contact Brad Smith (brsmith@fcgov.com).ALM2s
Response:Acknowledged. Air barrier details are provided in architectural drawings. General Contractor to provide testing as required.Department: Technical ServicesContact: Jeff County,
9702216588, jcounty@fcgov.comTopic: Building ElevationsComment Number: 3 Comment Originated: 08/03/202108/03/2021: FOR FINAL APPROVAL:There are line over text issues.
See redlines.ALM2s Response:Acknowledged. Redlines have been addressed.Comment Number: 4 Comment Originated: 08/03/202108/03/2021: FOR FINAL APPROVAL:There are text over text
issues. See redlines.ALM2s Response:Acknowledged. Redlines have been addressed.Topic: Construction DrawingsComment Number: 5 Comment Originated: 08/03/202108/03/2021: FOR
FINAL APPROVAL:Please revise the legal description as marked. See redlines.Highland response: Acknowledged, Legal description has been updated. Topic: Landscape PlansComment Number:
2 Comment Originated: 08/03/202108/03/2021: FOR FINAL APPROVAL:There are line over text issues. See redlines.RMS Response: Redlines correctedTopic: Site PlanComment Number:
1 Comment Originated: 08/03/202108/03/2021: FOR FINAL APPROVAL:Please revise the legal description as marked. See redlines.RMS Response: legal updated.Department: Environmental
PlanningContact: Kelly Smith, , ksmith@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 07/30/202107/30/2021: No comments.RMS Response: Noted thank you.Department:
PFAContact: Marcus Glasgow, 9704162869, marcus.glasgow@poudrefire.orgTopic: GeneralComment Number: 1 Comment Originated: 07/28/202107/28/2021: PFA has no comments on
the FDPRMS Response: Noted thank you.