HomeMy WebLinkAboutHOWES SIX TWO NINE - FDP210025 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewJanuary 05, 2022Kristin
Turner TB Group444 Mountain AveBerthoud, CO 80513RE:Howes Six Two Nine, FDP210025, Round Number 2Please 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: 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.NE Response: AcknowledgedDepartment: Erosion ControlContact: Basil Hamdan, 9702221801, bhamdan@fcgov.comTopic:
Erosion ControlComment Number: 1 Comment Originated: 12/29/202112/29/2021: 11/10/2021: 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: 12/29/202112/29/2021: FOR FINAL APPROVAL [UPDATED]:Please address all ESC redlines provided on the utility plans.NE Response: Updated Utility
Plans per ESC redlines.11/10/2021: 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 updated redlined comments provided on the Utility Plans.Department: Stormwater EngineeringContact: Matt Simpson, (970)4162754,
masimpson@fcgov.comTopic: GeneralComment Number: 6 Comment Originated: 12/22/202112/22/2021: FOR INFORMATION ONLY:For your information this project will require a postconstruction
Lot Grading Certification and Site Drainage Certification, by a Colorado PE, before the CO can be issued. This requirement will also be included in the Development Agreement. Please
feel free to reach out to me with any questions.Comment Number: 8 Comment Originated: 01/03/202201/03/2022: FOR APPROVAL:See redlines for symbology issue on storm profile
and additional of “Public and Private” storm labels.NE Response: Updated storm manhole on profile and added Public and Private storm labels.Comment Number: 9 Comment Originated:
01/04/202201/04/2022: FOR APPROVAL:Please add the "Existing/ Modified Impervious Area" map back into the drainage report. Going back to PDP Rnd 3, this map was included in the drainage
report. Please add it back for the final report.NE Response: Added exhibit to back of drainage report.Department: WaterWastewater EngineeringContact: Matt Simpson, (970)4162754,
masimpson@fcgov.comTopic: GeneralComment Number: 4 Comment Originated: 01/03/202201/03/2022: FOR APPROVAL:The irrigation service variance application (per previous Water
Comment 1) will need to be signed by the property owner and submitted to me. Once this is done WaterWastewater is ready for approvals.NE Response: Emailed signed Variance Request form
to Matt on 1/6/22 and is included in the submittal package.Department: Light And PowerContact: Austin Kreager, 9702246152, akreager@fcgov.comTopic: GeneralComment Number: 1
Comment Originated: 11/16/202112/28/2021: FOR APPROVAL:After some consideration, I have decided that it would be appropriate to determine if a second transformer is necessary
prior to the plans being finalized. Please contact me directly so that we can determine how many transformers should be shown on the plans. Thank youNE Response: Per email on 1/18/22,
2nd transformer is not needed.11/16/2021: INFORMATION:Thank you for providing a oneline diagram. Before determining whether or nota 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: ForestryContact:
Molly Roche, 2246161992, mroche@fcgov.comTopic: GeneralComment Number: 25 Comment Originated: 11/17/202112/14/2021: FOR FINAL APPROVAL – UNRESOLVEDContinued:The notes
were not added to the utility plan. Please include the following notes to sheet EX1 of the Utility Plans alongside the tree protection notes:15. PRIOR TO SITE WORK, CONTACT CITY FORESTRY
TO INSPECT TREEPROTECTION AND COORDINATE UTILITY INSTALLATION WITHIN THE RIGHT OFWAY AND NEAR EXISTING STREET TREES. INSTALLATION OF UTILITIES OR ANYUNDERGROUND FIXTURE REQUIRING EXCAVATION
DEEPER THAN SIX INCHESSHALL BE ACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OFPROTECTED EXISTING TREES AT A MINIMUM DEPTH OF TWENTYFOUR INCHES.PLEASE REFER TO TREE PROTECTION NOTE #8.16.
IF PERMITTED BY CITY FORESTRY, TRENCHING WITHIN THE PROTECTED ZONEOF EXISTING TREES SHALL BE PERFORMED BY HAND, AND WITH EXTREME CARENOT TO SEVER ROOTS 2" IN DIAMETER AND LARGER.HYDRO_EXCAVATION/POTHOLING
METHODS SHALL OCCUR PRIOR TO TRENCHWORK TO IDENTIFY EXISTING ROOTS. WHERE ROOTS 2" IN DIAMETER ANDLARGER ARE ENCOUNTERED, THE CONTRACTOR SHALL NOTIFY THE FORESTRYDIVISION FOR DIRECTION.
TUNNELING UNDER ROOTS LARGER THAN 2" MAY BEPERMITTED. EXPOSED ROOTS THAT HAVE BEEN TUNNELED UNDER SHALL BEWRAPPED IN WET BURLAP AND KEPT MOIST WHILE THE TRENCH IS OPEN. ROOTSSHALL BE
COVERED WITH SOIL IMMEDIATELY AFTER TRENCHING IS COMPLETE.17. PROPOSED UTILITY LINES THAT ENCROACH THE CRITICAL ROOT ZONE (INNEROR OUTER) MUST BE BORED UNDER THE ROOT SYSTEM.
NE Response: Added as notes #12-14 on sheet EX1.11/17/2021: 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.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: Environmental PlanningContact: Scott Benton, (970)4164290, sbenton@fcgov.comTopic: GeneralComment
Number: 1 Comment Originated: 11/10/202111/10/2021: No comments.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 and comment
will be addressed in permit documents.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). 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. 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. 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: Noted. Bike shelter
was moved to be adjacent to the R-2 building and will have a 1-hour rated wall on the north side and will be sprinkled.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: This was discussed with Russ Hovland and we will be providing
three fire barriers and separating units into a maximum of 5 units per compartment. Russ confirmed this condition will allow for the use of an NFPA 13R.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: Noted and comment will be addressed in permit documents.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: Noted
and comment will be addressed in permit documents.Comment Number: 6 Comment Originated: 11/15/202111/15/2021: FOR BUILDING PERMITAccessibility is required per IBC, ICCA117.1
and state law CRS 95RESPONSE: Noted and comment will be addressed in permit documents.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: Noted. All stairs in the project are within residential 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 provided.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:Noted and comment will be addressed in permit documents.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: This has been done.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 structure.RESPONSE: Noted.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: Construction DrawingsComment
Number: 7 Comment Originated: 11/15/202101/03/2022: FOR FINAL APPROVALUNRESOLVED:There are line over text issues. See redlines.NE Response: Revised per redlines11/15/2021:
FOR FINAL APPROVAL:There are line over text issues. See redlines.Topic: PlatComment Number: 1 Comment Originated: 11/15/202101/03/2022: FOR FINAL APPROVALUPDATED: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.comNE Response: Acknowledged,
will remove note with final plat.11/15/2021: 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.comDepartment: Water ConservationContact: Eric Olson, 9702216704, eolson@fcgov.comTopic: 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.com