HomeMy WebLinkAboutBLOCK 23 MORNINGSTAR - FDP200027 - - RESPONSE TO STAFF REVIEW COMMENTS (2)
Page 1 | 10
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 08, 2021
Cathy Mathis
TB Group
444 Mountain Avenue
Berthoud, CO 80513
RE: Block 23-Morningstar, FDP200027, Round Number 2
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Block 23-Morningstar. 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: Planning Services
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Topic: General
Comment Number: 5 Comment Originated: 01/05/2021
01/05/2021:
Continued from last round:
Architectural plans:
Variation in parking garage panel design is labelled as A and B, please
indicate on the plans what specific variation is proposed for the A and B panels.
Please indicate what color selections, sheen and/or pattern is proposed for the
panel variation in order to meet the condition of approval.
RESPONSE: See Sheet A2 for additional garage façade decorative metal panel details.
Comment Number: 6 Comment Originated: 01/05/2021
01/05/2021:
PRIOR TO MYLAR:
Architectural plans:
Staff has reviewed the paint samples submitted. Staff is concerned that the
FC-2 “Wrought Iron” color selection is too dark for the upper story setback. The
color appears lighter in the perspective renderings, and the color sample would
seem to be more appropriate for an accent color and not the majority of the
Page 2 | 10
fourth floor. Please send staff alternatives and coordinate the final selection with staff prior to mylar.
RESPONSE: HCM and staff reviewed the proposed color finish and reviewed the locations where the color
is used and compared it with other buildings in the area that used a saturated dark color like “Wrought Iron”
at 4pm on Jan 21st. In that meeting with Jason Holland, it was determined that the color would be accepted
as proposed.
Comment Number: 7 Comment Originated: 01/05/2021
01/05/2021:
FOR MYLAR:
Please see redlines for minor comment.
RESPONSE: Depth of cobble has been changed to 3”.
Comment Number: 8 Comment Originated: 01/08/2021
01/08/2021:
FOR MYLAR:
No bike rack detail has been provided yet. Please contact me to discuss.
RESPONSE: Bike rack detail is now provided.
Department: Engineering Development Review
Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com
Topic: General
Comment Number: 13 Comment Originated: 01/05/2021
01/05/2021: FOR FINAL APPROVAL
Please update Cherry St. sidewalk to reflect the comments from the railroad
regarding offset from existing signal pole/mast arm of 3 feet (min.) and crossing
the tracks at perpendicular. This is important to show now so that you can
include the additional easement or ROW that will be needed for the walk on your
plat.
RESPONSE: Sidewalk has been updated per comments from the railroad.
Comment Number: 14 Comment Originated: 01/05/2021
01/05/2021: INFORMATION ONLY
I will continue to work on the draft of the Development Agreement. Once it is
complete, I will route to our City legal staff for review. Once we have a
satisfactory draft, it will be sent to the applicant for review.
RESPONSE: Acknowledged, thank you
Comment Number: 15 Comment Originated: 01/05/2021
01/05/2021: FOR DCP
Please submit an engineer's cost estimate as soon as possible. Our
Engineering Inspections staff will need to review the estimate. Once approved,
we will use that as the basis for our engineering inspection fees and public
infrastructure surety. The surety and fees will need to be provided as part of the
Development Construction Permit issuance. If you will be using a LOC or Bond,
please use the City standard template and submit a copy to the City as soon as
you are able. When you believe that you are ready to schedule your DCP
meeting, please let me know and we can look at getting it scheduled.
RESPONSE: Engineer’s cost estimate sent 1/20/21, waiting for approval from City staff.
Department: Traffic Operation
Contact: Steve Gilchrist, 970-224-6175, sgilchrist@fcgov.com
Page 3 | 10
Topic: General
Comment Number: 3 Comment Originated: 12/22/2020
12/22/2020: FOR FINAL:
I do not see the location on the plans where the existing directional signs for the
highway and interstate will be placed on College for southbound traffic. These
are currently on light poles and will need to be replaced. There is also an
advance railroad warning sign on Maple that will need to be replaced for
westbound traffic. Please detail the location of these on your plans.
RESPONSE: Added new signs for existing directional signs for the highway on signage sheet. We also
replaced the railroad warning sign on Maple.
Department: Stormwater Engineering – Erosion and Sediment Control
Contact: Basil Hamdan, 970-222-1801, bhamdan@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 01/04/2021
01/04/2021: INFORMATION ONLY:
Starting in 2021 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 fees will be
collected on projects for these 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 upon the materials submitted we are assuming 2 lots, 2.62 acres of
disturbance, 3 years from demo through build out of construction and an
additional 1 year till full vegetative stabilization due to seeding. Which equates
to an Erosion Control Fee of $2414.71
The stormwater quality inspection fee is based on 5 rain gardens or sand filters
and 1 underground treatment system which equates to a Stormwater LID/WQ
Inspection fee of $1,990.
I have included the spreadsheet used to calculate these fees for your review that
show what values in our calculations.
These fees will need to be provided at the time of erosion control escrow.
Erosion Control and Stormwater Inspections. As of January 1st, 2021, these
fees fees will be collected on projects for these inspections.
RESPONSE: Acknowledged, thank you
FOR FINAL APPROVAL:
Please address all redlined comments provided on the Erosion and Sediment
Plan included with the submitted SWMP for this site.
RESPONSE: See redlines for responses
11/20/2020:
INFORMATION ONLY:
Page 4 | 10
The City has The City has instituted temporary and permanent water quality
inspection fees that will take effect starting in January of 2021. These are based
on development type and the number of permanent stormwater control
measures that need to be inspected. An estimate of these fees will be provided
prior to Final approval of FDP and these fees will be included in the
Development Agreement associated with this site.
RESPONSE: Acknowledged, thank you
FOR FINAL APPROVAL:
Please address all redlines provided on the Erosion and Sediment Control Plan
and adjust the Erosion Control Cost Estimate accordingly.
RESPONSE: See redlines for responses
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 8 Comment Originated: 12/01/2020
12/28/2020: The solid section of the underdrain needs to be at least 2 feet into
the aggregate layer. It looks like this is around 15 feet of solid pipe.
12/01/2020: FOR APPROVAL:
For the Stormtech underdrain, please label which section is perforated and which section is solid.
RESPONSE: Adjacent manhole has been shifted south so that cleanout is now within aggregate.
The perforated pipe will begin at cleanout.
Comment Number: 9 Comment Originated: 12/01/2020
12/28/2020: Detail 409 should not be used as the rain garden cleanout, just
used as the outlet basin do to the dome grate. Please remove heading on this
detail and add rain garden cleanout to the existing Nyoplast detail.
12/01/2020: FOR APPROVAL:
Please add a rain garden underdrain cleanout detail. Detail 403 may not be the
best option as perforations are not needed, it can be 4-inches rather than
6-inches, and the intended use is not really for a cleanout and may be harder for
a contractor to use with no elbow.
RESPONSE: Rain garden underdrain cleanout detail added. Heading removed from Nyloplast detail.
Comment Number: 13 Comment Originated: 12/28/2020
12/28/2020: FOR APPROVAL:
There is a spot elevation just south of the spillway for the sand filter into the
detention pond (78.32) that should be higher than the spillway of 78.55. Please revise to 79.00.
RESPONSE: Fixed label and went through the detail to ensure all spot elevations were correct
Comment Number: 14 Comment Originated: 12/28/2020
12/28/2020: FOR APPROVAL:
The valley pan dumping drainage into the sand filter at the northern end needs
erosion protection in the sand filter. Also, assuming the detention pond has a
concrete bottom and no erosion protection is needed for the spills from the sand filter.
RESPONSE: Erosion protection has been added to area where swales dump into sand filter
Comment Number: 15 Comment Originated: 12/28/2020
12/28/2020: FOR APPROVAL:
On sheet G1, the Sand Filter Label references Sheet G4 and should say G3.
RESPONSE: Fixed label
Page 5 | 10
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 12/01/2020
12/28/2020: REPEAT COMMENT:
12/01/2020: FOR APPROVAL:
The sewer service location is in conflict with a proposed shade tree. Please
provide 10 feet of separation.
RESPONSE: Tree has been moved.
Comment Number: 3 Comment Originated: 12/01/2020
12/28/2020: REPEAT COMMENT:
12/01/2020: FOR APPROVAL:
Please coordinate with the City on the location of the fiber optic line that is in
conflict with the 3-inch meter pit once exact location is known and a relocation
plan is discussed with the fiber line owner.
RESPONSE: Water fixture units for future retail have been adjusted for a 2” meter size per AWWA.
We are coordinating with utility provider on relocation of fiber. The current plan is to move the fiber
away from water meters and other obstructions as there is slack in the line.
Comment Number: 4 Comment Originated: 12/04/2020
12/28/2020: REMINDER COMMENT:
12/04/2020: FOR APPROVAL:
Additional clarification is required on the Water Usage calculations to
determine if the water meter sizing's are adequate for the proposed uses of
Assisted Living and Retail. There was quite a large difference between the
two(2) sizing methods.
RESPONSE: IPC and AWWA are different codes and result in different sizes. Usually, the meter
size is coordinated with the AWWA sizing and the piping interior to the building is upsized to meet
IPC. The design intent is to have 3” retail CW and 4” senior living CW piping mains inside the
building.
Comment Number: 5 Comment Originated: 12/04/2020
12/28/2020: REMINDER COMMENT:
12/04/2020: FOR APPROVAL:
The City is now instituting a yearly allotment of water usage associated with the
size of the water meter. This will allow for a certain Gallon usage for the year.
Any usage above this limit will trigger a large surcharge for any additional water
usage that year. The allotments are: 2-inch meter - 2,577,480 gallons, 3 &
4-inch meters - Based on Use. Different uses would produce different
allotments; restaurant vs. retail.
RESPONSE: Our understanding is that the owner acknowledges this and is applying for 2” meters.
Department: Environmental Planning
Contact: Scott Benton, sbenton@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 11/24/2020
11/24/2020: FOR FINAL APPROVAL: The cutsheets for two of the exterior
sconces, Twilight and Pandora, have both up and down illumination. Please
Page 6 | 10
either replace with only down directional lights or demonstrate how uplighting will be eliminated.
RESPONSE: Please see revised cut sheets
Department: Forestry
Contact: Nils Saha, nsaha@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/01/2020
1/5/2021: FOR APPROVAL - UNRESOLVED
12/01/2020: FOR APPROVAL
The two trees on Cherry St that are proposed for removal are still shown on
sheet 2 of the site plan. Since these are slated to be removed, please omit
them from this sheet.
RESPONSE: The symbols and critical root zones have been removed from the site plan.
Comment Number: 7 Comment Originated: 12/01/2020
1/5/2021: FOR APPROVAL - UPDATED
FOR APPROVAL
Thank you for providing the construction plan. Please see the following
comments:
1. The placement of the crane on Maple St appears to encroach in the critical
root zone of the honeylocust to be protected (#17). It should be shifted at least
18’ away from the trunk of the tree.
RESPONSE: Yes, the self-erector crane can be shifted roughly 18’ away from the root zone (to the West.)
The orientation of the crane should also allow us to keep the crane off of the root zone.
2. Is there/what’s the back swing on the crane? Please adjust the positioning
accordingly to prevent any damage to the canopy.
RESPONSE: Back swing will depend on the final crane spec, however assuming we shift the crane to the
West, there will be no clearance issues relative to existing tree trunks for canopies.
3. Please install a chainlink fence around tree #17. Given the scope of the work
and the location of this project, Forestry recommends chainlink fence as tree
protection instead of orange mesh fencing for all trees to be protected.
RESPONSE: Yes, we can utilize chain link fence.
4. Please note that given the large canopy of tree #17, any scaffolding that is
installed down the line will need to protect the branches. Please consult with a
licensed arborist prior to installation.
RESPONSE: Shaw will with an arborist prior to construction mobilization
12/01/2020: FOR APPROVAL – UNRESOLVED
Please provide a preliminary construction plan. The goal of this comment is for
the applicant team to begin thinking about construction access, location and
placement of scaffolding, cranes etc. and work with city forestry to proactively
determine tree protection strategies and make any necessary modifications. If
any pruning of street trees is required, a site visit will need to be scheduled with
the contracted licensed arborist and forestry.
Forestry can provide a template of the construction access plan.
An onsite meeting with Forestry will required prior to construction to further
discuss tree protection and construction access.
9/20/2020: FOR FINAL
Page 7 | 10
Please provide a construction plan and work with city forestry to determine
strategies to adequately protect trees throughout the construction process.
Please schedule a site visit with Forestry prior to any construction work adjacent to existing trees.
8/24/2020: FOR HEARING
It appears that the building face is approximately 10-12’ from the trunks of
existing trees on Cherry St, ~15’ on Maple St and ~20’ on College.
Please provide a construction access plan and detail how the applicant intends
to protect the large mature street trees during building construction. Forestry
wants to ensure that these trees are protected throughout the construction
process, including when the foundation is set, during any crane work and for any
scaffolding that may be installed.
Comment Number: 8 Comment Originated: 01/05/2021
01/05/2021: FOR APPROVAL
Please make the following adjustments to the plant schedule:
1. 'Goldspire’ gingkos have a mature canopy height of 16-20’ and a canopy
spread of ~8’. Please adjust.
2. ‘Princeton sentry’ gingkos have a mature canopy height of 40-50’ and an
approximately spread of 20-30’. These are not considered ornamental trees.
Please categorize with deciduous trees.
Please note that LUC requires that canopy shade trees constitute at least 50
percent of all tree plantings (LUC 3.2.1 (D.1.c). While the landscape schedule
does not exactly meet the 50 percent canopy shade tree requirement, there are 19 shade trees
proposed, which satisfies the mitigation requirement and aims to replace the loss of canopy.
RESPONSE: The changes were made to the plant schedule.
Comment Number: 9 Comment Originated: 01/05/2021
01/05/2021: FOR APPROVAL
There is a storm line on Maple St that’s ~5’ from a proposed street tree. Please
shift tree south to provide 10’ of separation (refer to redlines).
RESPONSE: Conflict resolved.
Department: Light And Power
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 12/01/2020
12/01/2020: INFORMATION:
Any existing electric infrastructure that needs to be relocated and/or removed as
part of this project will be at the expense of the developer.
There may be overtime labor charges to relocate our existing switch cabinet in
the alley. The multifamily building to the west is currently fed from this switch
cabinet and will need to be on an outage to relocate the switch cabinet as proposed with your plan.
RESPONSE: Acknowledged
Comment Number: 2 Comment Originated: 12/01/2020
12/01/2020: INFORMATION:
Electric fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Page 8 | 10
Please contact me to discuss a preliminary estimate 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
RESPONSE: Acknowledged
Comment Number: 3 Comment Originated: 12/01/2020
12/01/2020: PRIOR TO APPROVAL:
A preliminary commercial 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. A link to the C-1 form is below:
http://www.fcgov.com/utilities/business/builders-and-developers/development- forms-guidelines-regulations
RESPONSE: C-1 forms sent
Comment Number: 4 Comment Originated: 12/01/2020
12/01/2020: INFORMATION:
For additional information on our renewal energy programs please visit the
website below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/go renewable
RESPONSE: Acknowledged
Comment Number: 5 Comment Originated: 12/01/2020
12/01/2020: INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone
service. Contact Julianna Potts with Fort Collins Connexion at 970-207-7890 or
jpotts@fcgov.com for commercial grade account support, RFPs and bulk
agreements.
RESPONSE: Acknowledged
Comment Number: 6 Comment Originated: 12/01/2020
12/01/2020: INFORMATION:
Please contact Tyler Siegmund with Light & Power Engineering if you have any
questions at 970.416.2772 Please reference our policies, construction
practices, development charge processes, electric service standards, and use
our fee estimator at
http://www.fcgov.com/utilities/business/builders-and-developers
RESPONSE: Acknowledged
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 12/01/2020
12/01/2020: ALTERNATIVE METHODS PLAN
The applicant team and PFA continue to work offline to resolve alternative
methods of fire code compliance with regards to IFC D105 and Aerial
Apparatus Access.
RESPONSE: The design team has met with the PFA and is preparing an alternative methods matrix for
acceptance.
Comment Number: 4 Comment Originated: 12/01/2020
12/01/2020: FIRE DEPARTMENT TRAINING OPPORTUNITY
Poudre Fire Authority is currently looking to acquire a commercial property to
use for a major emphasis drill. Training can be tailored to be non-destructive in
Page 9 | 10
nature or as allowed, opportunities to practice advanced fireground skills are
always welcomed. Those operations could include doors, walls or ceilings
breeched, water flow, etc. Please contact me if your site may be willing to
pursue a discussion along this line and I will put you in touch with our training
division chief. Thank you.
RESPONSE: Landowner has previously agreed to allowing this, please contact him when ready.
Comment Number: 5 Comment Originated: 01/04/2021
01/04/2021: ALLEY LIGHTING
> Alley lighting above the alley to be installed with a minimum of 14 feet of
clearance below.
> A means of de-energizing and quick removal of overhead lights in the event
of an emergency is required.
> Please acknowledge and provide details with the plans.
RESPONSE: The note with a minimum 14-feet mounting height for the string lights was added to the site
photometric plan. The mounting detail and deenergizing mean were added to the sheet with the light fixture
cut sheets.
Department: Building Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 11/30/2020
11/30/2020: 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.
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.
· 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)
Page 10 | 10
· 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.
RESPONSE: Noted
Comment Number: 2 Comment Originated: 12/02/2020
12/02/2020: A full demo permit and an environmental assessment is required
to remove existing buildings. If asbestos is present then a state demo permit is
required also.
In addition a clean out of the automotive repair shop sand trap with a vacuum
truck, properly dismantle an underground hydraulic lift system and test
surrounding soils for contamination, and properly remove suspected
asbestos-containing materials.
RESPONSE: This process is underway