HomeMy WebLinkAboutHOWES SIX TWO NINE - FDP210025 - 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/developmentreviewNovember 19, 2021Kristin
Turner TB Group444 Mountain AveBerthoud, CO 80513RE:Howes Six Two Nine, FDP210025, Round Number 1Please 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: 11/16/202111/16/2021: 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: 11/16/202111/16/2021:
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: 11/16/202111/16/2021: 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.pdfFile type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization
Study. *Please disregard any references to paper copies, flash drives, or CDs.Comment Number: 4 Comment Originated: 11/16/202111/16/2021: INFORMATION:All plans should be
saved as optimized/flattened PDFs to reduce file size and remove layers.Per the Electronic Submittal Requirements AutoCAD SHX attributes need to be removed from the PDF’s.AutoCAD turns
drawing text into comments that appear in the PDF plan set, and these must be removed prior to submittal as they can cause issues with the PDF file. The default setting is "1" ("on")
in AutoCAD. To change the setting and remove this feature, type "EPDFSHX" in the command line and enter "0". Read this article at Autodesk.com for more tips on this topic:https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarticles/sfdcarticles/DrawingtextappearsasCommentsinaPDFcreatedbyAutoCAD.htmlComment
Number: 5 Comment Originated: 11/16/202111/16/2021: 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 with as much advanced notice as possible.Comment Number: 6 Comment Originated: 11/16/202111/16/2021: 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 10, 2021 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: 7 Comment Originated: 11/16/202111/16/2021: INFORMATION:Please resubmit within
180 days, approximately 6 months, to avoid the expiration of your project. 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: 8 Comment Originated: 11/16/202111/16/2021: 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.Department: Engineering Development ReviewContact: Marc Virata, 9702216567, mvirata@fcgov.comTopic: GeneralComment
Number: 1 Comment Originated: 11/16/202111/16/2021: for approval:There is an existing railing which has a portion of the railing and post in rightofway. The applicant would
need to reflect the removal of the post and have all portions of the railing/post on private property which appears to be 4 feet behind the existing sidewalk.RESPONSE: Acknowledged and
RevisedDepartment: Traffic OperationContact: Spencer Smith, 9702216820, smsmith@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 11/15/202111/15/2021: FOR
FINAL APPROVALSigning and Striping Please differentiate the parking lot signage. Currently, you are calling out a compact parking sign as typical and the handicapped parking area sign
on the east side of the parking lot is not specified.RESPONSE:Acknowledged and RevisedComment Number: 2 Comment Originated: 11/15/202111/15/2021: FOR FINAL APPROVALParking
overhang Not sure if the 2foot vehicle overhang is being accommodated on either side of the parking lot. If providing parking spaces that are 2 feet shorter than LCUASS standard, there
needs to be space for the 2 feet to overhang the adjacent area. If the adjacent space is sidewalk, the sidewalk needs to still be able to meet ADA requirements for min. width, setback,
etc. The area between the compact spaces and the parallel alley parking spaces should be able to also accommodate the vehicle overhang and allow the parallel parked passenger doors
to be able to open as well. I don't know that there is a specific standard that could be used, but it should be able to function reasonably.RESPONSE: There are no attached/adjacent
sidewalks on either side of the parking lot. Parking stalls have been checked to ensure 2’ of clearance for overhang – signage has been adjusted according.Comment Number: 3
Comment Originated: 11/15/202111/15/2021: FOR FINAL APPROVALPlease make sure that all notes on horizontal control and paving plan reference this project. I think there is a reference
to a CDOT detail that isn't in the plans.RESPONSE:Acknowledged and RevisedComment Number: 4 Comment Originated: 11/15/202111/15/2021: FOR FINAL APPROVALMake sure what you
are proposing for pavement markings in the parking lot and drive aisle areas is clear. There really isn't any information on the plan about what is proposed.RESPONSE:Acknowledged and
RevisedComment Number: 5 Comment Originated: 11/15/202111/15/2021: FOR FINAL APPROVALThe plans should indicate that existing striping on Howes St. needs to be replaced by
the developer's contractor when the roadway section being removed, is replaced. Maybe include on the demo plan as well as the horizontal control and paving plan?RESPONSE:Acknowledged
and RevisedDepartment: Erosion ControlContact: Basil Hamdan, 9702221801, bhamdan@fcgov.comTopic: Erosion ControlComment Number: 1 Comment Originated: 11/10/202111/10/2021:
INFORMATION ONLY:The 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 lot, 2 building permits, 0.49 acres of disturbance, 1 year from demo through build out of construction and an additional 4 years till full
vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $1250.56Based on 1 number of bioretention/bioswale the estimate of the Stormwater LID/WQ
Inspection fee is $315.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 your review.Comment Number: 2 Comment Originated: 11/10/202111/10/2021: FOR FINAL APROVAL:Please use the updated Construction
Measures Standard Notes available in Appendix F of the City’s Stormwater Criteria Manual, the general notes currently show outdated Standard Erosion Control Notes.Please address all
redline comments provided on the Utility Plans.RESPONSE:Acknowledged and RevisedDepartment: Stormwater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.comTopic:
GeneralComment Number: 3 Comment Originated: 11/16/202111/16/2021: FOR APPROVAL: Please check the rain garden outlet elevation on the plans. See redlines for more informationRESPONSE:Acknowledged
and RevisedComment Number: 4 Comment Originated: 11/16/202111/16/2021: FOR INFORMATION ONLY: Upon completion of construction, a stormwater certification and lot grading certification
will be required for CO.Comment Number: 5 Comment Originated: 11/16/202111/16/2021: FOR APPROVAL: See redlines of UT Plans and DR Report for minor comments.RESPONSE:Acknowledged
and RevisedDepartment: WaterWastewater EngineeringContact: Matt Simpson, (970)4162754, masimpson@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 11/16/202111/16/2021:
FOR APPROVAL: *Notice of Changes to Domestic Water Fees and Irrigation Service Requirements*On Oct. 5, 2021 Council adopted changes to Fort Collins Utilities Water Supply Requirements
and Plant Investment Fees. In general developments that use more water may pay more and developments that use less water may pay less. These changes are to be implemented 1/1/2022;
more information can be found at:www.fcgov.com/wsrupdate*As a result, for FDP Round 2 the following items will be required for this development:**A separate irrigation tap will be required
and will need to be shown on the Utility and Site Plans**Preliminary Irrigation Plan: https://www.fcgov.com/utilities//img/site_specific/uploads/wsrcalc_irrigation.pdf?1614887246Water
budget and peak flow per irrigation tap. (this should be shown on the Preliminary Irrigation Plan)Hydrozone table on the Landscape Plan will need to be updated to match the 2022 City
hydrozones. See this page for more information: https://www.fcgov.com/utilities/wsrupdateRESPONSE:Acknowledged. A variance for the irrigation tap has been submitted and verbally approved
– formal variance paperwork will accompany this submittal.Irrigation POC note states peak flow demand-hydrozone water budget required per wsr updates is shown on landscape plan.Comment
Number: 2 Comment Originated: 11/16/202111/16/2021: FOR APPROVAL:See Redlines for other minor comments.RESPONSE:Acknowledged and RevisedDepartment: ForestryContact: Molly
Roche, 2246161992, mroche@fcgov.comTopic: GeneralComment Number: 24 Comment Originated: 11/08/202111/8/2021: DEVELOPMENT AGREEMENTForestry will provide DA language to
the City project Engineer during first round of FDP.RESPONSE: Acknowledged. Comment Number: 25 Comment Originated: 11/17/202111/17/2021: FOR FINAL APPROVALPlease include notes
#1517 that are on landscape plan sheet 5 to the utility plans – specifically on sheet EX1 alongside the tree protection notes.RESPONSE:Acknowledged and RevisedDepartment: Light And
PowerContact: Austin Kreager, 9702246152, akreager@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 11/16/202111/16/2021: INFORMATION:Thank you for providing
a oneline diagram. Before determining whether or not a second transformer will be necessary or not, I will need to be provided with information on the new service that is being installed
for the existing duplex. You may email that information directly to me at akreager@fcgov.comComment Number: 2 Comment Originated: 11/16/202111/16/2021: INFORMATION:Please
provide a C1 form for the new building to akreager@fcgov.com. The C1 form can be found at: https://www.fcgov.com/utilities/img/site_specific/uploads/c1_form.pdf?1597677310Comment Number:
3 Comment Originated: 11/16/202111/16/2021: INFORMATION:Electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this developmentComment
Number: 4 Comment Originated: 11/16/202111/16/2021: INFORMATION: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.Department: Environmental PlanningContact: Scott
Benton, (970)4164290, sbenton@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 11/10/202111/10/2021: No comments.Department: PFAContact: Marcus Glasgow,
9704162869, marcus.glasgow@poudrefire.orgTopic: GeneralComment Number: 1 Comment Originated: 11/10/202111/10/2021: PFA has no comments at this time for the FDP.Department:
Building ServicesContact: Katy Hand, , khand@fcgov.comTopic: Building Insp Plan ReviewComment Number: 1 Comment Originated: 11/15/202111/15/2021: NOTICE10% of all parking
spaces must be EV ready (conduit in place) including accessible parkingRESPONSE: Noted. This will be included in the construction documents. (Northern Eng. to cover site work).Comment
Number: 2 Comment Originated: 11/15/202111/15/2021: NOTICE Locate buildings 10ft from property lines and 20 feet from other buildings or provide fire rated walls with limited
openings (i.e. reduced doors and windows).Response: Exterior walls will meet the IBC 2018 requirements for separation or necessary fire ratings.1. the covered bike storage building is
closer than 10 ft from the property line and will need to be constructed with a fire rated wall, parapet and no openings on the side parallel to the main building. Response: The bike
shelter has been relocated to be just over 5’ from the property line and will meet 2018 IBC requirements for separation and necessary fire ratings for exterior walls.2. The covered parking
and new building are closer than 20ft apart and will each side of the structures will need to be fire protected. Response: The bike shelter has been relocated to be just over 5’ from
the property line and will meet 2018 IBC requirements for separation and necessary fire ratings for exterior walls.3. The new building and existing house are closer than 15ft apart.
It is unclear if the house also contains commercial functions. If commercial functions exist in the house then 20ft spacing between buildings are recommended to avoid fire rated walls
with parapets and limited openings.Response: Exterior walls will meet the IBC 2018 requirements for separation or necessary fire ratings.Comment Number: 3 Comment Originated:
11/15/202111/15/2021: NOTICECity of Fort Collins amendments to the 2018 IBC require a full NFPA13 sprinkler system in multifamily buildingsRESPONSE: The new building will contain 12
dwelling units and be divided per City of Fort Collins amendments to the 2018 IBC Section 903.3.1.2, Exception 2.Comment Number: 4 Comment Originated: 11/15/202111/15/2021:
FOR BUILDING PERMITMultifamily Residential located within 1000ft of rail tracks, 500 of highway, or 250ft of a 4 lane road must provide exterior wall composite sound transmission of
39 STC min.RESPONSE: Exterior walls will be provided with an STC of 39 as calculated by City of Fort Collins provided spreadsheet to calculate composite STC ratings.Comment Number:
5 Comment Originated: 11/15/202111/15/2021: FOR BUILDING PERMITEach detached structure requires a separate permit, this includes carports, bike shelters, trellises, pergolas
and garage buildings, and shade structures.Response: The bike shelter has been relocated to be just over 5’ from the property line and will meet 2018 IBC requirements for separation
and necessary fire ratings for exterior walls.Comment Number: 6 Comment Originated: 11/15/202111/15/2021: FOR BUILDING PERMITAccessibility is required per IBC, ICCA117.1 and
state law CRS 95RESPONSE: Accessibility will be provided per the above requirements.Comment Number: 7 Comment Originated: 11/15/202111/15/2021: FOR BUILDING PERMITExit stair
enclosures cannot be used for any other purpose other than egress (i.e. no bike racks, mail, or storage)RESPONSE: The project does not currently contain exit stair enclosures. All stairways
are within dwelling units.Comment Number: 8 Comment Originated: 11/15/202111/15/2021: FOR BUILDING PERMITIf trash chutes are proposed in the building, dedicated recycle chutes
must also be provided.RESPONSE: No trash chutes are included in the project.Comment Number: 9 Comment Originated: 11/15/202111/15/2021: FOR BUILDING PERMIT.Multifamily Residential
located within 1000ft of rail tracks, 500 of highway, or 250ft of a 4 lane road must provide exterior wall composite sound transmission of 39 STC min.RESPONSE: Exterior walls will be
provided with an STC of 39 as calculated by City of Fort Collins provided spreadsheet to calculate composite STC ratings.Comment Number: 10 Comment Originated: 11/15/202111/15/2021:
BUILDING PERMIT PRESUBMITTAL MEETING: If you have not done so yet, please work with your review coordinator to schedule a building permit 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. This should be scheduled when architectural drawings are at least 50% complete. Be prepared to present site plans, floor
plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, egress, accessibility, and energy compliance.RESPONSE: Preliminary review
meeting was completed on 03 June 2021.Comment Number: 11 Comment Originated: 11/15/202111/15/2021: FOR BUILDING PERMITA City licensed commercial general contractor is required
to construct any new multifamily structureRESPONSE: noted.Comment Number: 11 Comment Originated: 11/15/202111/15/2021: FOR BUILDING PERMITA City licensed commercial general
contractor is required to construct any new multifamily structureRESPONSE: Acknowledged. Contact: Lauren Wade, 9703025962, lwade@fcgov.comTopic: GeneralComment Number: 1
Comment Originated: 11/12/202111/12/2021: GIS has reviewed and has no comments.Department: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.comTopic: Building
ElevationsComment Number: 5 Comment Originated: 11/15/202111/15/2021: FOR FINAL APPROVAL:There are line over text issues. See redlines.RESPONSE: Revised. Topic: Construction
DrawingsComment Number: 7 Comment Originated: 11/15/202111/15/2021: FOR FINAL APPROVAL:There are line over text issues. See redlines.RESPONSE:Acknowledged and RevisedTopic:
Landscape PlansComment Number: 6 Comment Originated: 11/15/202111/15/2021: FOR FINAL APPROVAL:IRRIGATION PLAN: There are line over text issues. See redlines.RESPONSE: Revised.
Topic: PlatComment Number: 1 Comment Originated: 11/15/202111/15/2021: 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. If you have any specific questions about
the redlines, please contact John Von Nieda at 9702216565 or jvonnieda@fcgov.comRESPONSE:Acknowledged and RevisedTopic: Site PlanComment Number: 2 Comment Originated: 11/15/202111/15/2021:
FOR FINAL APPROVAL:There are line over text issues. See redlines.RESPONSE: Revised.Comment Number: 3 Comment Originated: 11/15/202111/15/2021: FOR FINAL APPROVAL:Please
revise the legal description as marked. See redlines.RESPONSE: Revised.Comment Number: 4 Comment Originated: 11/15/202111/15/2021: FOR FINAL APPROVAL:Some of the sheet titles
in the sheet index do not match the sheet titles on the noted sheets. See redlines.RESPONSE: Revised.Department: Water ConservationTopic: GeneralComment Number: 1 Comment
Originated: 10/25/202110/25/2021: 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.