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Home My WebLink AboutFLATS ON MULBERRY - FDP200005 - - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewDecember 04, 2020Brian Majeski Urban Rural Design1404 43rd AveGreeley, CO 80634RE: Flats on Mulberry, FDP200005, Round Number 2Please 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 9702246119 or via email at tbeane@fcgov.com. Comment Summary:Department: Planning ServicesContact: Kai Kleer, 9704164284, kkleer@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 02/24/202011/25/2020 BY HEARING:The fixtures appear to be in compliance with the requirements of 3.2.4, however the lighting plan does not show light levels at property lines or show compliance with the 0.1 footcandle max, 20 feet beyond the property line. Please update the lighting plan.UR: per correspondence today, we are not required to provide a Photometric Plan for this particular project due to the historic nature and use of existing light fixture locations. We feel there is ample light to navigate the grounds at night, especially with new LED light fixtures.02/25/2020 BY HEARING:LightingA 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 3.4.1UR: Completed, thank you.Comment Number: 4 Comment Originated: 02/25/202002/25/2020 BY HEARING:It is not clear where fixed exterior bike parking is located (4 interior spaces are apparent). Is it possible to add a bike rack to the side of the building or somewhere convenient for guests?UR: We added one bike rack between the HC Parking spot and the amenity space fence.Bicycle ParkingThe 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.UR: 1 in each Foyer x 4, +1 outdoor rack = 5 total for 14 units.Department: ForestryContact: Molly Roche, 2246161992, mroche@fcgov.comTopic: GeneralComment Number: 5 Comment Originated: 02/25/202011/23/2020: FOR FINAL APPROVAL – UPDATED:Continued:Thank you for labeling all trees to be retained and protected. Please update the labels for Trees 4, 5, and 9. UR: Completed, thank you. We had an old note that was not corrected.Tree 4 is a Norway Maple – not an AshTree 5 is a Honeylocust – not an AshTree 9 should be labeled as offsite tree to remain and protect.Reference Forestry redlines if further clarification is needed.2/25/2020: FOR FINAL APPROVAL – UNRESOLVEDContinued: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”UR: Completed, thank you.Previous comments on 6/14/19 and 10/31/18Department: Engineering Development ReviewContact: Spencer Smith, 9702216603, smsmith@fcgov.comTopic: GeneralComment Number: 4 Comment Originated: 02/14/202011/30/2020: FOR FINAL APPROVAL UPDATEDPlease provide a copy of the approved encroachment permit that you received from the City.UR: Bill Dellenbach has an Agreement and the City should have a copy.02/25/2020: FOR APPROVALThe City does not allow obstructions or encroachments within public rightofway (ROW) without proper permitting (per Article III, Division 3, Sec. 2381 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 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: 6 Comment Originated: 11/30/202012/02/2020: FOR FINAL APPROVAL UPDATEDPer our discussion on 12/2/2020, the landscape rocks are existing. You can leave them where they are and just call them out as existing on your plans.11/30/2020: FOR FINAL APPROVALUR: Updated notes, thank you.There are landscape rocks called out on the site plan but not the landscaping plan. Are they proposed or not? If so, I'd like to know what size they are intended to be and that should be noted on the plan. Anything that would be more than 8 or 9" above grade would be an encroachment since it's in the ROW. Perhaps it would be best to move them back at least as far as the street trees and poles, etc.UR: They are all existing. Corrected, thank you.Comment Number: 7 Comment Originated: 11/30/202011/30/2020: BUILDING PERMITAn excavation permit will need to be obtained from City of Fort Collins Engineering department prior to commencing any work within the public RightofWay.UR: Noted, thank you.Department: FloodplainContact: Claudia Quezada, (970)4162494, cquezada@fcgov.comTopic: FloodplainComment Number: 7 Comment Originated: 12/01/202012/01/2020: Please address redlines.Additional floodplain notes have been added to plans. I emailed Claudia on December 11 at 9:46am to request a time to discuss the floodplain application further and received no response. No updates to the application have been completed with this submittal.Department: WaterWastewater EngineeringContact: Dan Mogen, 9703055989, dmogen@fcgov.comTopic: GeneralComment Number: 2 Comment Originated: 02/24/202002/24/2020: BUILDING PERMIT / INFORMATION: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.UR: Completed, thank you.Comment Number: 4 Comment Originated: 02/27/202011/25/2020: BUILDING PERMIT / INFORMATION:Please note there is a 3% increase that will be effective at the beginning of 2021. If desired, Water Supply Requirements can be paid in advance of this increase, please contact Fee & Rate Specialists for more information or to make this payment.UR: Noted, thank you.02/27/2020: 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: UR: Noted, thank you.http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelopmentfees or contact our Utility Fee and Rate Specialists at (970) 4164252 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.UR: Completed, thank you.Department: Light And PowerContact: Tyler Siegmund, 9704162772, tsiegmund@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 02/24/202002/24/2020: Light and Power serves both buildings with a 4/0T electric service from an existing secondary box located in the alley east of the properties.UR: Noted, thank you.Comment Number: 2 Comment Originated: 02/24/202002/24/2020: 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: Noted, thank you.http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelopmentfeesComment Number: 3 Comment Originated: 02/24/202002/24/2020: 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: 02/24/202002/24/2020: 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/business/buildersanddevelopersUR: Noted, thank you.Department: Historic PreservationContact: Karen McWilliams, 9702246078, kmcwilliams@fcgov.comTopic: GeneralComment Number: 2 Comment Originated: 11/30/202011/30/2020: A Certificate of Appropriateness (COA), required for any exterior changes to the buildings and site, has been approved by Historic Preservation staff as meeting the code requirements contained in Fort Collins Municipal Code Chapter 14, Article IV, which includes the Secretary of the Interior’s Standards for the Treatment of Historic Properties, https://www.nps.gov/tps/standards/treatmentguidelines2017.pdf. Any changes from what is approved in the COA will need to be resubmitted to Historic Preservation staff for review.UR: Thank you!Comment Number: 3 Comment Originated: 11/30/202011/30/2020: The property containing the Alfred Parker Duplexes I and II, originally addressed as 221, 223, 227, and 229 West Mulberry were officially designated as a Fort Collins Landmark by Ordinance No. 073, 2019. These designations include both the land and built resources. The property’s designation as a Fort Collins Landmark provides access to financial programs to assist with both interior and exterior work to the site and buildings. These include federal and state tax credits, grants, loans, and professional assistance with design and construction issues. These programs may be used multiple times over the ownership of the property. Please contact staff to learn more.UR: Noted, thank you.Department: Building ServicesContact: Russell Hovland, 9704162341, rhovland@fcgov.comTopic: Building Insp Plan ReviewComment Number: 1 Comment Originated: 02/24/202002/24/2020: Please contact plans examiner Russ Hovland 4162341 for requirements to convert these residential buildings into R1 hotel occupancy.UR: Noted, thank you.Department: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.comTopic: Construction DrawingsComment Number: 3 Comment Originated: 02/24/202011/30/2020: FOR FINAL APPROVALUPDATED:Please revise the Benchmark Statement on sheet 2 as marked. See redlines.Benchmark statements on sheets 1 and 2 of the utility plans have been updated to match the required format.02/24/2020: FOR FINAL APPROVAL:Please provide the following information for the Benchmark Statement in the EXACT format shown below.PROJECT DATUM: NAVD88BENCHMARK # w/ DESCRIPTIONELEVATION:BENCHMARK # w/ DESCRIPTIONELEVATION: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’.Comment Number: 7 Comment Originated: 11/30/202011/30/2020: FOR FINAL APPROVAL:There are line over text issues. See redlines.Redlines have been addressed on utility plans.Topic: PlatComment Number: 6 Comment Originated: 11/30/202011/30/2020: 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.UR: Noted, thank you.Topic: Site PlanComment Number: 4 Comment Originated: 11/30/202011/30/2020: FOR FINAL APPROVAL:Please make changes to the sheet index as marked. See redlines.UR: Corrected, thank you.Comment Number: 5 Comment Originated: 11/30/202011/30/2020: FOR FINAL APPROVAL:There are line over text issues. See redlines.UR: Corrected, thank youDepartment: Water ConservationContact: Eric Olson, 9702216704, eolson@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 02/12/202002/12/2020: 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 2216704 or eolson@fcgov.comUR: Noted, thank you