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Home My WebLink AboutFLATS ON MULBERRY - FDP200005 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSFort Collins 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/developmenfre view February 28, 2020 Brian Majeski Urban Rural Design 1404 43rd Ave Greeley, CO 80634 RE: Flats on Mulberry, FDP200005, Round Number 1 (Now addressed as "229 W. Mulberry") Final Comments: October 30, 2020 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of Flats on Mulberry. 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 970-224-6119 or via email at tbeane@fcgov.com. Comment Summary: Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/24/2020 02/25/2020 BY HEARING: UR: Done Lighting A lighting plan will be required for this project. All lighting, whether existing or proposed, will need to be fully shielded, down directional and 3,000K or less. Other performance specifications exist for LED fixtures and minimum lighting requirements. See 3.4.1 Comment Number: 2 Comment Originated: 02/24/2020 02/25/2020 BY HEARING: Trash & Recycling Staff is concerned about how trash, recycling and linens will be handled on the site. An enclosure for this project will be required that demonstrates a separate 32" person door and is recommended to have at least 10-foot gated area for service providers to access to bins. The enclosure will be required to match the inches high red letters on a contrasting white background (IFC 504.2). Department: Environmental Planning Contact: Kelly Smith, ksmith&fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/25/2020 02/2512020: NO COMMENTS UR: Thank you Department: Building Services Contact: Russell Hovland, 970416-2341, rhovlandofcgov.com Topic: Building Insp Plan Review Comment Number: 1 UR: Done, thank you Comment Originated: 02/24/2020 02/24/2020: Please contact plans examiner Russ Hovland 416-2341 for requirements to convert these residential buildings into R-1 hotel occupancy. Department: Technical Services Contact: Jeff County, 970-221-65881 jcounty@fcgov.com Topic: Construction Drawings Comment Number: 3 UR: Added to Cover Sheet Comment Originated: 02/24/2020 02/24/2020: FOR FINAL APPROVAL: Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM - X.XX'. Topic: Site Plan Comment Number: 1 UR: Completed, thank you Comment Originated: 02/24/2020 02/24/2020: FOR FINAL APPROVAL: If you are going to say "per deed", please show these as they are described in the deed. Comment Number: 2 UR: Corrected, thank you Comment Originated: 02/24/2020 10 02/24/2020: FOR FINAL APPROVAL: There are text over text issues. See redlines. Department: Water Conservation Contact: Eric Olson, 970.221-6704, eolson fcgov.com Topic: General Comment Number: 1 UR: Not required, no irrigation system Comment Originated: 02/12/2020 02/12/2020: 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 221-6704 or eolson@fcgov.com 11 brick of the existing building and demonstrate/describe how trash will be handled on site. Please see 3.2.5 - Trash and Recycling Enclosures section for more specific details. UR: 65 gallon cans will be located per Site Plan behind the buildings and the Sanitation company will operate the same as they have in recent years. The Laundry will be located just inside 223's back porch for everyone to access through That back door. Comment Number: 3 Comment Originated: 02/25/2020 02/25/2020 BY HEARING: Vehicle Parking UR: Corrected, thank you. Parking spaces #1 & #2 show the ends of the parking space extending beyond the property line. It is prohibited for any portion of right-of-way to be used to meet the parking stall dimensions. Please place the location of the concrete parking block (where the wheels hit the block) at 17 feet. The fence door swing will also need to change as a result. Comment Number: 4 Comment Originated: 02/25/2020 02/25/2020 BY HEARING: Bicycle Parking UR: One bike rack will be located in each foyer (4 total) The plan does not demonstrate adequate bike parking. Add and callout the location of parking spaces and physical characteristics of the bicycle racks on the site plan. The requirements for lodging establishments is 1 space for every 4 units with 60% enclosed and 40% outside. Comment Number: 5 Comment Originated: 02/25/2020 02/25/2020 BY HEARING: Handicap Parking UR: Corrected, thank you. Thank you for providing the required handicap parking space. In order to comply with the requirements of a van -accessible space, provide a minimum of an 8 foot stall width that adjoins a 8-foot-wide pedestrian access aisle. This will require an additional 3 feet to be added to the east portion of this parking area. Comment Number: 6 02/25/2020 BY HEARING: Comment Originated: 02/25/2020 Redlines UR: Corrections made, thank you There are numerous redlines provided by staff that relate to labeling, land use table, and notes. Please ensure that all comments are addressed upon resubmittal. Comment Number: 7 Comment Originated: 02/26/2020 Landscape Plan UR: Irrigation system no required. See Landscape Plan. Please include a water budget chart that shows the annual water use (this number cannot exceed an average of 15 gallons/square foot). Hydrozones should also be depicted on the landscape plan. Please visit our landscaping standards for the hydrozone chart located under 3.2.1(E)(3)(b). hftps://Iibrary.municode.com/co/fort—collins/codes/land—use? nodeld=ART3GEDEST DIV3.2SIPLDEST 3.2.1LATRPR Department: Historic Preservation Contact: Karen McWilliams, 970-224-6078, kmcwilliamsOfcgov.com A6 Topic: General Comment Number: 1 Comment Originated: 02/24/2020 02/24/2020: Prior to Hearing: All site alterations and all alterations to the exterior of the buildings will need to have received a Certificate of Appropriateness (CofA) from Historic Preservation. Please contact staff for submittal requirements. It is likely that this CofA can be reviewed and approved by staff, rather than the LPC; this will be confirmed upon the receipt of the CofA submittal information. UR: CofA submitted, thank you. Department: Engineering Development Review Contact: Spencer Smith, 970-221-6603, smsmithpfcgov.com Topic: General Comment Number: 1 Comment Originated: 02/14/2020 02/14/2020: FOR APPROVAL UR: Corrected, thank you. SITE PLAN: Please show the existing pedestrian ramps at the corner and call out that the detectable warning plates were installed as part of this project. Make sure the existing vaults are shown correctly (size, shape, location, etc.) and make sure the callout leaders are pointing to them (see redlines). Comment Number: 2 Comment Originated: 02/14/2020 02/14/2020: FOR APPROVAL KC: Completed, thank you UTILITY PLANS: Please refer to the Larimer County Urban Area Street Standards (LCUASS) Appendix E-4 for utility plan standards. A utility plan should have a separate cover sheet, note sheet, detail sheet, utility plan, etc. There are specific signature blocks, indemnification statements, etc. that need to be on a utility plan. The plans need to have a measurable scale, in addition to the written drawing scale and a north arrow. They will also need to be stamped and signed by a Colorado licensed professional engineer. If no other City department needs to have a full Utility Plan set and is okay with a one -page utility exhibit, then we can discuss the minimum requirements that would still apply to that sheet (signature blocks, indemnification statement, etc.). Comment Number: 3 Comment Originated: 02/14/2020 02/14/2020: FOR APPROVAL KC: Completed, thank you UTILITY PLANS: There is existing infrastructure and detail missing from the utility plan that is on the site plan. The utility plan base should look the same as the site plan, ideally, and just have the added linework, callouts, etc. that are specific to the utility plan. If you would like to see some examples of utility plans, please let me know and I can provide some for reference. Comment Number: 4 Comment Originated: 02/14/2020 02/25/2020: FOR APPROVAL UR: Encroachment Permit Approved The City does not allow obstructions or encroachments within public right-of-way (ROW) without proper permitting (per Article III, Division 3, Sec. 23-81 of the City Land Use Code). Conceptual Engineering comment #10 (dated June 19, 2019) also spoke to this requirement. There are two encroachments into the Howes Street ROW, one existing and one proposed. The existing one will need to be addressed because of the City requirement to bring properties up to current standards when developing or redeveloping. I believe that the proposed encroachment can be remedied by some site layout adjustments. The existing 3 encroachment is the patio and iron fencing on the west side of the property. It extends approximately 2 feet into the Howes ROW. To comply with City Land Use Code, you could remove the concrete patio and fencing to the property/ROW line, then reinstall the fencing at the property line. The proposed encroachment relates to the two proposed parking spaces on the west side of the property. They appear to extend approximately 4 feet into the Howes Street ROW. The parking stall length can be 17 feet (you dimension them as 18 feet 4 inches). If you shorten the proposed parking stalls to 17 feet and then shift them approximately 2 feet 8 inches east, you would be complying with the Land Use Code. The Land Use Code does allow for an encroachment or obstruction to be permitted. You could apply for a ROW encroachment permit with the City Engineering department if you wanted to try and keep the existing encroachment or get approval of the proposed one. There are a couple of reasons that I would recommend just removing the existing encroachment and adjusting your site plan to remove the proposed one. The first is cost. There is a permit application fee as well as a requirement that the property owner provide liability insurance for the City for a minimum of $1 million. The permit is also revocable at the City Council or City Manager's discretion. Comment Number: 5 Comment Originated: 02/25/2020 02/14/2020: INFORMATION ONLY KC: Completed, thank you Please see redlines for additional comments and detail. Department: Traffic Operation Contact: Martina Wilkinson, 970-221.6887, mwilkinson(a)fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/18/2020 02/18/2020: FOR INFORMATION UR: Thank you The traffic study was waived due to low change in trip generation. Comment Number: 2 Comment Originated: 02/18/2020 02/18/2020: FOR HEARING UR: We have, thank you Please work to minimize the occurrence of vehicles backing out onto Mulberry. Comment Number: 3 Comment Originated: 02/18/2020 02/18/2020: FOR INFORMATION UR: Thank you, we understand. Note that there is no guarantee the a full movement is allowed into any of the driveways. Since the access points are on arterials, the City reserves the right to restrict these movements to a right -in, right -out if deemed necessary from an operational and/or safety perspective. Department: Floodplain Contact: Claudia Quezada, (970)416-2494, cguezada@fcgov.com Comment Number: 2 Comment Originated: 02/21/2020 02/21/2020: FOR HEARING: UR: Added, thank you Please include the following note on the site plan 'These properties are located in the City -regulated, 100-year Old Town floodplain. Any development within the floodplain must comply with the safety regulations of Chapter 10 of City Municipal Code. The Developer shall obtain a Floodplain Use Permit from the City of Fort Collins and pay all applicable floodplain use permit fees prior to 4 commencing any construction activity (building of structures, utilities, grading, fill, landscaped areas, sidewalks, curb and gutter, bike paths, parking lots, detention ponds, flood control channels, etc.) within the Old Town floodplain limits as delineated on the Final Development Plan Documents for this Development." Comment Number: 3 UR: Corrected, thank you Comment Originated 02/21/2020: FOR INFORMATION ONLY: Remodeling a residential structure is allowed in a City flood fringe as long as the cost of the improvements (over a 12-month period) does not equal or exceed 50 percent of the value of the structure (not including the land or use value). Remodel of a structure is defined as the construction of improvements to the interior and exterior of a structure that does not result in an increase in the building footprint. If the remodel improvements exceed 50 percent of the value of the structure, the building must comply with the requirements of Chapter 10, and the lowest floor of the structure as well as duct work, HVAC equipment, etc. must be elevated a minimum of twelve -inches above the Base Flood Elevation (BFE) for the property. Total Remodel Costs - $118,986 / Property Value - $1.6mil = 12% < 50%. Comment Number: 4 02/21/2020 Comment Originated: 02/21/2020 02/21/2020: FOR HEARING: UR: Completed Please show the boundaries of the floodplain and floodway on site drawings as applicable (Site Plan, Utility Plan, etc.). Contact Beck Anderson of Stormwater Master Planning at banderson@fcgov.com for floodplain CAD line work. Comment Number: 5 Comment Originated: 02/21/2020 02/21/2020: FOR HEARING: UR: Completed Please Review the Floodplain Review Checklist for required notes to include on the plans and items to include in the Drainage Report. The checklist can be found at: https://www.fcgov.com/utilitiesfmg/site specific/uploads/fp-checklist100-2018- u pd ate. pdf? 1522697905 Department: Stormwater Engineering Contact: Dan Mogen, 970-305-5989, dmogen(a)fcgov.com Topic: General Comment Number: 6 Comment Originated: 02/24/2020 02/24/2020: INFORMATION: UR: Noted, thank you The proposed site changes shown in this submittal are not substantial enough to trigger Stormwater requirements; therefore, no requirements apply at this time. Please note: it is assumed based on the provided plans that the existing grading and drainage patterns will be maintained. If future submittals include site or grading changes that are not shown on these plans, please contact Dan Mogen at (970)305-5989 or dmogen@fcgov.com to coordinate and determine what requirements, if any, will apply. Department: Water -Wastewater Engineering Contact: Dan Mogen, 970-305-5989, dmogen(Mcgov.com Topic: General Comment Number: 1 Comment Originated: 02/24/2020 7 02/24/2020: FOR FINAL APPROVAL: KC: New utility plans are provided with this submittal. Existing tree south of the building has been removed. Backflow prevention will be installed within a heated crawlspace. Additional detail is required on the fire service including valving, material, length, etc. It does not appear that adequate separation is provided from the existing tree (six feet) - please review. Backflow prevention is required on the existing water services and a discussion around how this will be provided is encouraged. Please see redlines for additional details and notes. 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. Comment Number: 2 Comment Originated: 02/24/2020 02/24/2020: BUILDING PERMIT: UR: Noted, thank you. A covenant agreement will be required to allow one fire service to serve the two buildings. This agreement essentially requires that if the property divides in the future, separate fire service will be required for each building. Comment Number: 3 Comment Originated: 02/27/2020 02/27/2020: FOR FINAL APPROVAL: UR: Plat updated to combine lots into one. Please submit plat to replat as one lot which will allow one fire service to the two buildings (service is not allowed to cross lot line / serve multiple lots). Comment Number: 4 Comment Originated: 02/27/2020 02/27/2020: BUILDING PERMIT:: UR: Noted, thank you Development fees and water rights will be due at building permit. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www,fcgov.com/utilities/business/bu ilders-and-developers/plant-investmen t-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. There has been some discussion about the fees associated with transitioning services from residential to commercial, and I encourage continuing this discussion to determine the size of services needed for the interior improvements. Please provide water service sizing calculations based on proposed fixture counts in the building to determine what size services is most appropriate for the project. Department: Light And Power Contact: Tyler Siegmund, 970.416-2772, tsiegmund(aD-fcgov.com Topic: General Comment Number: 1 Comment Originated: 02/24/2020 02/24/2020: INFORMATION: Light and Power serves both buildings with a 4/OT electric service from an existing secondary box located in the alley east of the properties. UR: Noted, thank you Comment Number: 2 Comment Originated: 02/24/2020 02/24/2020: INFORMATION: If an increase in electric capacity is needed for this project then electric capacity fees, development fees, building site charges and system modification charges will apply. Please contact me if an increase in capacity is needed. You can contact me or visit the following website for an estimate of charges and fees related if an increase in capacity is needed: UR: not required 9 http://www.fcgov.com/utilities/business/buiIders-and-developers/plant-investmen t-development-fees Comment Number: 3 Comment Originated: 02/24/2020 02/24/2020: INFORMATION: With this project changing the existing buildings to Hotel designation the existing electrical services will now be considered commercial services with the owner taking over ownership of the service from the secondary box to the meters for future maintenance. If the project needs an increase in electric capacity it will be the owner to supply the new electric secondary services from the meters to the existing vault and/or transformer, if needed. UR: Noted, thank you Comment Number: 4 Comment Originated: 02/24/2020 02/24/2020: INFORMATION: Please contact Tyler Siegmund at Light & Power Engineering if you have any questions or need guidance at 970.416.2772. Please reference our policies, construction practices, development charge processes and to use our fee estimator at http://www.fcgov.com/utilities/businessibuilders-and-developers UR: Noted, thank you Department: Forestry Contact: Molly Roche, 224-616.1992, mroche(cDfcgov.com Topic: General Comment Number: 3 Comment Originated: 02/25/2020 2/25/2020: FOR FINAL APPROVAL —UNRESOLVED: Please include all utilities — both proposed and existing — on the landscape/site plan for Forestry to review tree separation requirements. UR: Completed, thank you 10' between trees and public water, sanitary, and storm sewer main lines 6' between trees and public water, sanitary, and storm sewer service lines 4' between trees and gas lines There appears to be a water line within 6-feet of the existing Crabapple tree (tree #1). If possible, please shift this line so that it is at least 6-feet from the tree. See comment number 6 regarding a note that should be added to the site/landscape (and utility plans if required) related to the installation of this line. Previous comment on 6/14/2019 Comment Number: 5 Comment Originated: 02/25/2020 2/25/2020: FOR FINAL APPROVAL —UNRESOLVED UR: Completed, thank you Continued: This comment was not addressed in the comment letter or on the landscape plans. Please add a note near all existing trees that reads "EXISTING TREES TO REMAIN AND BE PROTECTED" Previous comments on 6/14/19 and 10/31/18 Comment Number: 6 Comment Originated: 02/25/2020 2/25/2020: FOR FINAL APPROVAL — UNRESOLVED Continued: This comment was not addressed in the comment letter or on the landscape plans. Please add the following note to the site and utility plans. WATER LINE 7 TO BE INSTALLED THROUGH BORING TECHNIQUES. BORE DEPTH TO BE A MINIMUM OF 48" TO AVOID ALL TREE ROOTS. PRIOR TO BORING AND OTHER CONSTRUCTION OPERATIONS, CONTACT CITY FORESTRY (FORESTRY@FCGOV.COM) TO INSPECT AND APPROVE TREE PROTECTION STRUCTURES. TREE PROTECTION IN THE FORM OF CONCRETE BLANKETS AND ORANGE SNOW FENCING AROUND TREE TRUNKS SHOULD BE INSTALLED PRIOR TO ON -SITE CONSTRUCTION. FOR MORE INFORMATION ON TREE PROTECTION, SEE CITY TREE PROTECTION NOTES. UR: Completed, thank you Previous comment on 6/14/19 Comment Number: 7 Comment Originated: 02/25/2020 2/25/2020: FOR FINAL APPROVAL UR: Completed, thank you Please include the existing tree inventory and mitigation table provided by City Forestry to the landscape plan. City Forestry will include inventory mitigation information for existing street trees to this table as well and email this to Tenae (Coordinator). Please note that there are a few trees along the south edge of the property that were not inventoried by Forestry. If these trees are on -site they will need to be inventoried by City Forestry and included in the tree inventory and mitigation table. Please schedule a follow-up site visit with Forestry to collect information on these additional trees. Comment Number: 8 Comment Originated: 02/26/2020 2/26/2020: FOR FINAL APPROVAL Please remove existing tree information labels currently shown on the plan sheets L1.0 and A1.1 (ex: existing ash tree 13" diameter). In place of these labels, please include the tree inventory and mitigation table provided by city forestry (addressed in comment 7) and number all existing trees to match with the table. UR: Completed, thank you Comment Number: 9 02/26/2020: INFORMATION ONLY Redlines are provided. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, Comment Originated: 02/26/2020 UR: Noted, thank you lynxwiler a(%poudre-fire.or9 Topic: General Comment Number: 01 UR: R-1 occupancy Comment Originated: 02/23/2020 02/23/2020: OCCUPANCY GROUP CLASSIFICATION The occupancy classification will ultimately be determined by the building department, yet the narrative suggests these units will be purposed for short-term rentals which is a Group R-1 Occupancy. R-2 Occupancies have slightly different requirements. Comment Number: 02 UR: Approved by PFA 3/30 Comment Originated: 02/23/2020 02/23/2020: GROUP R SPRINKLER SYSTEMS -LOCAL AMENDMENT > IFC 903.3.1.2: Group R-1 buildings shall be provided with full NFPA13 automatic fire sprinkler systems. Any deviation from full 13 systems shall be approved by the building department. n > 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. Comment Number: 03 UR: See A1.0, thank you Comment Originated: 02/23/2020 02/23/2020: GROUP R FIRE ALARM & DETECTION SYSTEMS Fire alarm systems and smoke alarms shall be installed in Group R-1 occupancies as per IFC 907.2.8. Comment Number: 04 UR: Thanks, done. Comment Originated: 02/23/2020 02/23/2020: REQUIRED FIRE ACCESS Fire access is required to within 15' of all portions of a building's perimeter as measured by an approved route around the perimeter. For the purposes of this section, fire access may not be measured from an arterial road (eg. Mulberry Street) but may be measured from Howes Street. As measured from Howes Street, the site is approximately 75' out of access; however, as these buildings shall be equipped with a fully automatic fire sprinkler system, the out of access distance is considered acceptable and no further action need be taken. Comment Number: 05 Comment Originated: 02/23/2020 02/23/2020: WATER SUPPLY A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300' of any building. An existing fire hydrant on the SE comer of Mulberry and Howes is located within the maximum allowable distance to the buildings. Please confirm with FC Water to ensure the hydrant meets minimum volume and pressure requirements. UR: confirmed by FC Water (Owner has document) Comment Number: 06 Comment Originated: 02/23/2020 02/23/2020: ADDRESS POSTING New and existing buildings shall have approved address numbers, unit numbers, etc. placed in a position that is plainly legible, visible from the street fronting the property, and posted with a minimum of eight -inch numerals on a contrasting background. UR: Completed, see A1.0 for addressing information Comment Number: 07 Comment Originated: 02/23/2020 02/23/2020: KEY BOXES REQUIRED Poudre Fire Authority requires a key box ("Knox Box") to be mounted in an approved, exterior location on every new or existing building equipped with a required fire sprinkler or fire alarm system. Location TBD at time of building permit. UR: See A1.1, included at all 4 doors Comment Number: 08 Comment Originated: 02/26/2020 02/26/2020: In response to a comment from Historical Preservation made at today's project meeting, I wanted to provide International Fire Code input regarding exterior doors that no longer function as points of access to a structure's interior. EXTERIOR DOORS & OPENINGS UR: Added for Units 2 and 12. Exterior doors and their function shall not be eliminated without prior approval. Exterior doors that have been rendered non-functional and that retain a functional door exterior appearance shall have a sign affixed to the exterior side of the door with the words THIS DOOR BLOCKED. The sign shall consist of letters having a principal stroke of not less than 314 inch wide and at least 6 E