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HomeMy WebLinkAbout209 CHERRY STREET - MIXED USE - PDP230006 - CORRESPONDENCE - STAFF'S PROJECT COMMENTS  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 October 17, 2023 Mary Taylor Russel + Mills Studios 506 S College Ave Unit A Fort Collins, CO 80524 RE: 209 Cherry Street ‑ Mixed Use, PDP230006, Round Number 3 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of 209 Cherry Street ‑ Mixed Use. If you have questions about any comments, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras via phone at 970‑416‑2744 or via email at bbethuremharras@fcgov.com. Comment Summary: Department: Development Review Coordinator Contact: Brandy Bethurem Harras bbethuremharras@fcgov.com 970‑416‑2744 Topic: General Comment Number: 1 04/03/2023: 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 04/03/2023: SUBMITTAL / FOR FINAL PLAN: 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. Comments requiring action should NOT have a response such as noted or acknowledged. You will need to provide references to specific project plans, pages, reports, or explanations of why comments have not been addressed [when applicable]. Comment Number: 3 08/08/2023: SUBMITTAL ‑ UPDATED: Our Electronic Naming Conventions document has recently been updated. Please be sure you are following the current standard. Thank you. 04/03/2023: SUBMITTAL: 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.pdf File type acronyms maybe appropriate to avoid extremely long file names. Example: TIS for Traffic Impact Study, ECS for Ecological Characterization Study. Reach out to me if you would like a list of suggested names. *Please disregard any references to paper copies, flash drives, or CDs. Comment Number: 4 04/03/2023: SUBMITTAL: 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" (version 2016.1) or “PDFSHX (version 2017 and newer) in the command line and enter "0". Read this article at Autodesk.com for more on this topic: https://knowledge.autodesk.com/support/autocad/troubleshooting/caas/sfdcarti cles/sfdcarticles/Drawing‑text‑appears‑as‑Comments‑in‑a‑PDF‑created‑by‑Aut oCAD.html Comment Number: 5 04/03/2023: SUBMITTAL: Resubmittals are accepted any day of the week, with Wednesday at noon being the cut‑off for routing the same week. When you are preparing to resubmit your plans, please notify me with an expected submittal date with as much advanced notice as possible. Comment Number: 8 04/03/2023: FOR HEARING: All "For Hearing" comments need to be addressed and resolved prior to moving forward with scheduling the Hearing. Staff will need to agree the project is ready for Hearing approximately 4 to 8 weeks prior to the hearing. Comment Number: 9 04/03/2023: FOR HEARING: This proposed project is processing as a Type 2 Development Plan. The decision maker for Type 2 is the Planning and Zoning (P&Z) Commission. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right‑of‑way and publicly owned open space). Comment Number: 10 04/03/2023: INFORMATION: If the Project Development Plan is approved at hearing, please apply for Final Development Plan within three years of the date of approval to avoid the expiration of the PDP Approval. Department: Planning Services Contact: Clark Mapes cmapes@fcgov.com 970‑221‑6225 Topic: General Comment Number: 5 08/15/2023: Thank you for the discussion about Tract A. We agreed that that will not be resolved for hearing. Department: Historic Preservation Contact: Jim Bertolini jbertolini@fcgov.com 970‑416‑4250 Topic: General Comment Number: 1 03/30/2023: INFORMATION: This proposed project has one historic resource, the Fort Collins Municipal Railway Trolley Barn at 330 North Howes, within the 200’ area of adjacency for the project. Since both properties rest on their respective corners of this city block, staff is considering the alley separating the two parcels as a side alley for the purposes of applying LUC 3.4.7. Comment Number: 2 08/14/2023 REVISED: FOR HEARING ‑ HISTORIC PRESERVATION COMMISSION: Correction from comment response ‑ this step has NOT been completed ‑ conceptual comments from the HPC were given but no formal recommendation. The applicant is required to seek a recommendation to the decision maker (the Planning & Zoning Commission) for development sites that contain historic resources or have historic resources within 200 feet. The recommendation addresses compliance of the development with Section 3.4.7 of the land use code. This project completed a conceptual review with the HPC on November 16 at which preliminary feedback was provided regarding setbacks, materials, and reference features (see detailed comment below). Prior to final hearing with P&Z, a formal recommendation for the project from the HPC is required. Meetings are the 3rd Wednesday of the month at 5:30pm. Submission materials are typically due 3.5 weeks prior to the meeting (Monday at 5pm). Comment Number: 3 03/30/2023: FOR HEARING – HPC CONCEPTUAL NOTES UNDER 3.4.7: On November 16, 2022, the HPC provided preliminary comments related to this project to assist the applicant. Those notes covered the following items regarding compliance with design compatibility requirements in LUC 3.4.7(E), Table 1, Column A. 1) Footprint, Massing – Appears compliant. 2) Stepbacks – The overall building makes good use of stepbacks between the 2nd and 3rd floors. On the northwest corner, the HPC recommended an increase from 3’ to the depth of the stepback, if practical. The HPC noted that the large space between the new building and the Trolley Barn (75’) accomplishes most of the intent of this standard. 3) Quality materials – The HPC found this standard met. 4) Predominant materials – The HPC generally found this standard met through the use of brick masonry on much of the 1st and 2nd floor building exterior, but encouraged simplification of the material palette (i.e., increase brick use and decrease corrugated metal use) to align with simple material pallete of the Trolley Barn, which is almost exclusively brick. 5) Window compatibility – The HPC found this standard met. 6) Reference lines – The HPC recommended stronger alignment between horizontal features on the Trolley Barn (such as roofline) and dominant horizontal elements on the new construction. 7) Visibility – The HPC found this standard met, as the Trolley Barn will remain highly visible from most directions, excepting from the east down Cherry Street. Comment Number: 4 08/16/2023: HISTORIC PRESERVATION COMMISSION (added 8‑16‑2023): The applicant is required to seek a recommendation to the decision maker from the HPC for development sites that contain historic resources or have historic resources within 200 feet. The recommendation addresses compliance of the development with Section 3.4.7 of the land use code. Staff has the discretion to waive that requirement and provide staff comments that note that all requirements have been met and the project has only minor or no impact on historic resources. Department: Traffic Operation Contact: Steve Gilchrist sgilchrist@fcgov.com 970‑224‑6175 Topic: General Comment Number: 2 10/13/2023: FOR FINAL PLAN: Thank you for the coordination with the crossing on the west leg of Mason and Cherry. Design of the crossing and RRFB will be finalized in FDP. 08/14/2023: FOR HEARING ‑ UPDATED: The TIS did not analyze the bike and pedestrian facilities directly adjacent to this site on Cherry as requested in the Base Assumption Form. The Multi‑Modal Level of Service will be needed to try and understand why a crosswalk was added to the west side of the Cherry and Mason intersection. The north/south pedestrian crossing utilizes a Rectangular Rapid Flashing Beacon on the east leg of the intersection, but you are just showing a crosswalk on the west leg. 04/03/2023: FOR HEARING: Multi Modal Level of Service: Based on what is provided in the Utility Plans, it looks as though there are no planned improvements for the pedestrian crossings on Cherry. We will need to have further discussions to see if the Multi Modal Level of Service Evaluation supports this. The landscaping within the pedestrian refuge island for the midblock crossing west of Mason should be redone. The current plantings have been an issue with sight distance, as they get overgrown. With greater access to this crossing, it should be evaluated. Department: Erosion Control Contact: Andrew Crecca acrecca@fcgov.com Topic: Erosion Control Comment Number: 8 08/11/2023: INFORMATION: Thank you for acknowledging Erosion comments from PDP Round 1. We understand the the changing conditions that occur during preliminary review. We will look for Erosion Control plans, report and escrow calculation at FDP. Please refer to the Fort Collins Stormwater Criteria Manual Chapter 2 Section 6 for submittal requirements. Topic: Fees Comment Number: 10 10/10/2023: Fees: 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. Based on the proposed site construction associated with this project we are assuming 1 lots, 0.87 acres of disturbance, 2 years from demo through build out of construction and an additional 1.00 years till full vegetative stabilization due to seeding. Which results in an Erosion Control Fee estimate of $1,460.97 . 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. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. The Stormwater Inspection Fees are based on the number of LID/WQ Features that are designed for on this project. Based on the plans we identified 0 number of porous pavers, 1 number of bioretention/level spreaders, 0 number of extended detention basins, and 0 number of underground treatments, results in an estimate of the Stormwater LID/WQ Inspection fee to be $ $315.00 . 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. Please respond to this comment with any changes to these assumed estimates and why, so that we may have a final fee estimate ready for this project. The fee will need to be provided at the time of erosion control escrow. " Department: Stormwater Engineering Department: Water‑Wastewater Engineering Contact: Wes Lamarque wlamarque@fcgov.com 970‑416‑2418 Topic: General Comment Number: 1 10/17/2023: FOR HEARING ‑ UNRESOLVED: In order to proceed to Hearing, City Utilities needs documentation that the other owners of the private sanitary sewer service, that was originally and still planned to serve multiple buildings and owners per the original Penny Flats DA, acknowledges the intent to extend this sewer service to the proposed building at 209 Cherry Street. 08/15/2023: FOR HEARING ‑ UNRESOLVED: 04/04/2023: FOR HEARING: The proposed sanitary sewer main is proposed to serve one (1) building and the City has no plans to use this main for any other public entities. The City's policy on situations like this is for a "private" sewer service be extended to the building from the existing main. This should be on private property. The original utility plans for Penny Flats showed a private sewer service extending north as well. Department: Light And Power Contact: Cody Snowdon csnowdon@fcgov.com 970‑416‑2306 Topic: General Comment Number: 5 04/04/2023: FOR FINAL PLAN: A Customer Owned Service Information Form (C‑1 Form) and a one‑line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. Due to the density of the site and the scale of the building, a preliminary C‑1 Form will be required before hearing to ensure multiple transformers are not required. A link to the C‑1 Form is below: https://www.fcgov.com/utilities/img/site_specific/uploads/c‑1_form.pdf?159767 7310 Comment Number: 6 04/04/2023: FOR FINAL PLAN: On the one‑line diagram, please show the main disconnect size and meter sequencing. A copy of our meter sequencing can be found in our electric policies practices and procedures below. http://www.fcgov.com/utilities/business/builders‑and‑developers/development‑fo rms‑guidelines‑regulations Comment Number: 7 04/04/2023: FOR FINAL PLAN: This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Residential units will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. 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: 8 04/04/2023: INFORMATION: If any existing electric infrastructure needs to be relocated or underground as part of this project, it will be at the expense of the developer and will need to be relocated within Public Right‑of‑Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. Comment Number: 15 04/04/2023: 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‑investmen t‑development‑fees Department: PFA Contact: Marcus Glasgow marcus.glasgow@poudre‑fire.org 970‑416‑2869 Topic: General Comment Number: 2 03/27/2023: FOR FINAL PLAN: FIRE DEPARTMENT HOSE CONNECTION ‑ IFC 912.2 Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. If the location of the FDC is located near the bike racks, please provide adequate clearance. The location of the FDC will be reviewed at construction and the sprinkler system permit. An underground fire line permit is required by the Poudre Fire Authority. As per Colorado state law (8 CRR 1507‑11), individuals or companies installing underground supply lines from public water supplies to fire sprinkler system risers, standpipes, and other fire protection systems must be registered with the State of Colorado Division of Fire Prevention and Control (DFPC) as a “FIRE SUPPRESSION SYSTEM CONTRACTOR – UNDERGROUND”. Permit applications should include a current business name and registration number. As per DFPC records, currently registered individuals and companies can be found here: https://dfpc.colorado.gov/sites/dfpc/files/2021%20Suppression%20Contractor %20Registrations.pdf Additional information regarding requirements of Colorado state law can be found here: https://dfpc.colorado.gov/fire‑suppression‑system‑contractors Comment Number: 3 03/27/2023: FOR FINAL PLAN: PREMISE IDENTIFICATION: ADDRESS POSTING & WAYFINDING – IFC section 505.1.1 amendment Where possible, the naming of private drives is usually recommended to aid in wayfinding. New and existing buildings shall be provided with approved address identification. The address identification shall be legible and placed in a position that is visible from the street or road fronting the property. Address identification characters shall contrast with their background. Address numbers shall be arabic numbers or alphabetical letters. Numbers shall not be spelled out. The address numerals for any commercial or industrial buildings shall be placed at a height to be clearly visible from the street. They shall be a minimum of 8 inches in height unless distance from the street or other factors dictate larger numbers. Refer to Table 505.1.3 of the 2021 IFC as amended. The address numbers for one‑ and two‑family dwellings shall be a minimum of 4” in height with a minimum ½” stroke and shall be posted on a contrasting background. If bronze or brass numerals are used, they shall only be posted on a black background for visibility. Monument signs may be used in lieu of address numerals on the building as approved by the fire code official. Buildings, either individually or part of a multi‑ building complex, that have emergency access lanes on sides other than on the addressed street side, shall have the address numbers and street name on each side that fronts the fire lane. Comment Number: 4 03/27/2023: FOR FINAL PLAN: ROOFTOP AMENITIES & LANDSCAPING A plan for rooftop amenity areas shall detail floor and furnishing plan with vegetation, fixed grills, fireplace fixtures, etc. (as is applicable). ‑ A plan for rooftop amenities shall include an egress plan from any assembly occupancy in compliance with IFC 1006.3. ‑ Gas fire pits & grills fueled by natural gas may be allowed in association with multi‑family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/fixed location, such as a built‑in kitchen or fireplace with UL fixtures as appropriate; or as otherwise limited by manufacturer's installation guidelines. Connections shall have hard pipe, not flex pipe and be equipped with an emergency shut off. Fire pits and grills fueled by natural gas shall have a 10' separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. ‑ Landscaping on roofs shall be shown to comply with IFC 317. ‑ Access to the interior courtyard is required. The maximum hose lay from the interior standpipe within 200 feet of all portions of the courtyard shall be provided. Department: Technical Services Contact: Jeff County jcounty@fcgov.com 970‑221‑6588 Topic: General Comment Number: 1 10/11/2023: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Department: Water Conservation Contact: Emma Pett epett@fcgov.com Topic: General Comment Number: 1 03/29/2023: FOR FINAL PLAN: Please provide a landscape plan with a water budget and hydrozone map. Your water budget must be under 15 gallons/square foot for the property annually. Comment Number: 2 03/29/2023: FOR FINAL PLAN: Preliminary irrigation plans (PIP) are required for review at Final Development Plan (FDP), Final irrigation plans are required prior to issuance of building permit but we encourage you to submit them earlier. The irrigation plans must comply with the irrigation requirements outlined in Section 3.2.1(J) of the Land Use Code.