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HomeMy WebLinkAbout2908 S TIMBERLINE RD MULTI-FAMILY DWELLINGS - FDP210028 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS Page 1 of 9 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview January 25, 2022 David Karimi Tetrad Property Group 1730 S College Ave, #200 Fort Collins, CO 80525 RE: 2908 S Timberline Rd Multi-Family Dwellings, FDP210028, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of 2908 S Timberline Rd Multi-Family 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 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: 01/25/2022 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: 01/25/2022 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. Page 2 of 9 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. Files are to be named PLAN NAME_PROJECT NAME_REVIEW TYPE_ROUND NO. Example: UTILITY PLANS_MY PROJECT_PDP_RD1.pdf 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 as much in advance as possible. Comment Number: 3 Comment Originated: 01/25/2022 Temporary Service Changes - City of Fort Collins Development Review To 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 2 weeks to 3 weeks for Affordable projects). 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: 4 Comment Originated: 01/25/2022 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: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/25/2022 01/25/2022 FOR APPROVAL: Please provide a low screen fence for all ground mounted a/c units which are highly visible from the private street. Please provide detail view of fence/wall. The fence could be something similar to the horizontal material that is used on the balconies which a 1/4" gap between boards. Comment Number: 2 Comment Originated: 01/25/2022 01/25/2022 FOR APPROVAL: Please provide detail view of fence used to screen parking areas. Page 3 of 9 Comment Number: 3 Comment Originated: 01/25/2022 01/25/2022 FOR APPROVAL: Regarding sound attenuation between buildings, it's expected that people will want to spend time utilizing the amenitized space. Please help mitigate the noise created by ground mounted a/c condensers by using scroll style compressors and by adding sound blankets to compressors. Comment Number: 4 Comment Originated: 01/25/2022 01/25/2022 FOR APPROVAL: Regarding the leasing office there are several comments around drive width, building protection, and bicycle parking. Comments for this area may be moot considering different line work is shown on the utility plan and the renderings provide a different representation of the building. In either respect comments include: Adjusting the adjacent drive width. The dimension is typically required to be 28' to avoid conflict. Will there be any curbing or bollards to protect the building from someone backing into it? Can this area be rethought? Allowing more space to access the hanging bicycle parking. How will people access their bikes in this area when a car or truck is parked adjacent to the area. Please remove a parking space and stripe accordingly. It also appears that this building is represented differently in the Utility Plan (which actually makes this comment moot), please unify and correct line work for both plans. Providing better access to bicycle parking from street sidewalk system. Wrap walkway around to the east side of the building to provide better access this area from the sidewalk system. Comment Number: 5 Comment Originated: 01/25/2022 01/25/2022 FOR APPROVAL: Some amenity areas on the utility plan are called out as concrete while on the site plan it is called out as crusher fines. Please unify line work and update impervious surface calcs as needed. Comment Number: 6 Comment Originated: 01/25/2022 01/25/2022 FOR APPROVAL: Show parking lot screen fencing on utility plan. As a higher-level comment, please ensure that plan sets are unified. Comment Number: 7 Comment Originated: 01/25/2022 01/25/2022 FOR APPROVAL: Regarding walkway directness and continuity 3.2.2(C)(7), the south walkway along the private street should connect directly into the Timberline sidewalk system, this off-site pedestrian connection is critical to providing safety, efficiency, and convenience for pedestrians and bicyclists within the area. With the idea that the former CSU property will redevelop sometime in the future let's chat about what might be the best interim or permanent solution for the pedestrian connection. Page 4 of 9 Department: Engineering Development Review Contact: Sophie Buckingham, , sbuckingham@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/25/2022 01/25/2022: FOR APPROVAL: A continuous pedestrian route to Timberline Road will need to be provided. This may involve installing a short stretch of sidewalk to connect two existing sections of sidewalk. Please see my redlines on sheet C300, and coordinate with Engineering, Planning, and Traffic. Comment Number: 2 Comment Originated: 01/25/2022 01/25/2022: FOR APPROVAL: There are two sheets in the civil plan set that are both titled C390. One of these sheets will need to be renamed, and then please update all references throughout the plan set to reference the correct sheet name. Comment Number: 3 Comment Originated: 01/25/2022 01/25/2022: FOR APPROVAL: What is the status of the Developer, Owner, and Lender information for the Development Agreement? Please submit an updated DA Information form with the next submittal. Comment Number: 4 Comment Originated: 01/25/2022 01/25/2022: INFORMATION ONLY: There are no public improvements associated with this project. For all improvements in public access easements on private property, City Engineering cannot require the improvements to meet City standards or LCUASS. My comments and redlines regarding improvements on private property should be interpreted as suggestions rather than strict requirements. Comment Number: 5 Comment Originated: 01/25/2022 01/25/2022: INFORMATION ONLY: Please see my redlines for additional comments and questions. Comment Number: 6 Comment Originated: 01/25/2022 01/25/2022: INFORMATION ONLY: Please be aware that the Engineering Development Review group is currently at 50 percent staffing. We are distributing the normal amount of project reviews between just two reviewers. If you make changes to the plans for the next round of review, please clearly label all significant changes to help us review your project efficiently. If a significant change is not labeled and is therefore not noticed by the reviewer until a later round of review, additional rounds of review or longer review periods may become necessary. Department: Traffic Operation Contact: Spencer Smith, 970-221-6820, smsmith@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/24/2022 01/24/2022: There are a few locations along the main drive aisle into the site that may need some pedestrian ramp/crosswalk striping revisions. At the far southwest end of the drive, there is no ramp to take pedestrians north into the Page 5 of 9 church parking lot sidewalk. Along the curve of the drive aisle, near the double existing crosswalks, you show one crosswalk to remain, but it doesn't lead to a ramp on the south side. Also, near the north end of the drive aisle, you have a proposed ramp that angles into the drive aisle intersection, rather than point north to the existing ramp. The existing ramp is not a directional one, which is the City's standard for public pedestrian ramps, but I'd prefer the proposed one to be, at least. Comment Number: 2 Comment Originated: 01/24/2022 01/24/2022: Please see redlines for full Traffic Operations comments. Department: Stormwater Engineering – Erosion and Sediment Control Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 01/24/2022 01/24/2022: INFORMATION ONLY: Based upon the area of disturbance or this project is part of a larger common development, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. 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 7 buildings, 12 acres of disturbance, 2 years from demo through build out of construction and an additional 3 years ‘til full vegetative stabilization due to seeding results in an Erosion Control Inspection Fee estimate of $2431.96. Based on 2 number of bioretention, 1 bioswale, 1 number detention basin, and 2 number of underground treatment systems, the estimate of the Stormwater LID/WQ Inspection fee to be $2025. 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. Comment Number: 2 Comment Originated: 01/24/2022 01/24/2022: FOR FINAL APPROVAL: Please ensure that the Erosion Control Plans provided include a individual sequence sheets in accordance with (FCDCM Ch 2 Section 6.1.3.2) Page 6 of 9 Please ensure that the Erosion Control Plans, Escrows, and Reports include phasing requirements (FCDCM Ch 2 Section 6.1.3, 6.1.4, & 6.1.5) It seems that there will be a demolition phase for this project as well as a construction phase, please provide erosion control plans for the demolition phase as well as the construction phase. This project is adjacent to an existing development as well as wetlands. Extra care should be taken to limit construction access to the church area from the construction site and to protect the downstream channel at all times during construction. Please add notes to that effect on the plans and provide appropriate measures to protect these. Please address all comments provided on the redlined Erosion and Sediment Control Plans. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/25/2022 01/25/2022: FOR PLAN APPROVAL: In some utility crossings, the water hydrant, fire and domestic services are below the public sewer main. The City would prefer these be above the sewer main. It appears this can be accomplished with 1 foot of separation and with 4 feet of cover. Please revise where these conditions can be met. Comment Number: 2 Comment Originated: 01/25/2022 01/25/2022: FOR PLAN APPROVAL: Please change the note on the plans to read insulate any sanitary sewer less than 48-inches rather than 36 inches. Comment Number: 3 Comment Originated: 01/25/2022 01/25/2022: FOR PLAN APPROVAL: Please provide water sizing calculations for the multi-family buildings to justify the 1 1/2 inch domestic service. Comment Number: 4 Comment Originated: 01/25/2022 01/25/2022: FOR PLAN APPROVAL: Please add a note on the water plans that all joints are to be restrained. This is currently preferred over any thrust blocks. Comment Number: 5 Comment Originated: 01/25/2022 01/25/2022: FOR PLAN APPROVAL: Please propose all water service curb stops within landscape areas. Page 7 of 9 Department: Light And Power Contact: Luke Unruh, 970-416-2724, lunruh@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/25/2022 01/25/2022: FOR FINAL APPROVAL: Please increase the size of the utility easement to 10 feet wide and have it extend 5’ past the transformer. Please label these utility easements on the utility plan Comment Number: 2 Comment Originated: 01/25/2022 FOR FINAL APPROVAL: Please make the transformer pad size 73 inches by 84 inches. Please make the pad spatially accurate on the utility plan. Comment Number: 3 Comment Originated: 01/25/2022 FOR FINAL APPROVAL: Please show the electric meter locations and the electric services on the utility plan. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Comment Number: 4 Comment Originated: 01/25/2022 FOR FINAL APPROVAL: Please add a note to the utility plan that states: The electric service conductors shall be installed owned and maintained by the owner. Comment Number: 5 Comment Originated: 01/25/2022 01/25/2022: FOR FINAL APPROVAL Please provide a C-1 form and one-line diagram for each building. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development- forms-guidelines-regulations Department: Environmental Planning Contact: Kelly Smith, , ksmith@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/25/2022 01/25/2022: FOR APPROVAL Please ensure all plant species within the NHBZ are native to Fort Collins. Comment Number: 2 Comment Originated: 01/25/2022 01/25/2022: FOR APPROVAL Language regarding the protection and enhancement of the Natural Habitat Buffer Zone will be included in the Development Agreement for this project. A security will need to be provided prior to the issuance of a Development Construction Permit that accounts for the installation and establishment of the Natural Habitat Buffer Zone. Prior to the FDP approval please provide an estimate of the landscaping costs for the Natural Habitat Buffer Zone, including materials, labor, monitoring for a minimum of three years, weed mitigation and irrigation. We will then use the approved estimate to collect a security (bond or escrow) at 125% of the total amount prior to the issuance of a Development Construction Permit. Page 8 of 9 Department: PFA Contact: Marcus Glasgow, 970-416-2869, marcus.glasgow@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 01/24/2022 01/24/2022: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING Where possible, the naming of private drives is usually recommended to aid in wayfinding. Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. Code language provided below. - IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of eight-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole, or other sign or means shall be used to identify the structure and best route. Please show any proposed directional monument/pole sign locations on site plan. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 01/21/2022 01/21/2022: 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. Important: Fort Collins will be adopting the new 2021 Building Codes in March 2022. 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. Page 9 of 9 · Commercial and Multi-family 4 stories and taller: 2018 IECC commercial chapter. 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. Stock Plans: When 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 built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/res-requirements.php. Building Permit Pre-Submittal Meeting: Please schedule a pre-submittal meeting with Building Services for this project. Pre-Submittal 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 listed above. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a pre-submittal meeting. Department: Parks Contact: Aaron Wagner, , aawagner@fcgov.com Topic: General Comment Number: 1 Comment Originated: 01/25/2022 01/25/2022: FOR INFORMATION Parks has no further comments.