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HomeMy WebLinkAbout221 EAST MOUNTAIN AVENUE - BASIC DEVELOPMENT REVIEW - BDR180012 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTS15 6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Justin Scharton at 970-221-6213 orjscharton@fcgov.com 7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort Collins at stacy@bikefortcollins.org or 970-481-5577 Response: Acknowledged. 14 Comment Number: 6 Comment Originated: 05/15/2018 05/15/2018: Thank you for providing screening for mechanical equipment. Please add note onto elevations and site plan: Conduits, meters, vents and other equipment attached to the building or protruding from the roof shall be painted to match surrounding building surfaces. Response: See elevations. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sbiochowiak@fcqov.com Topic: General Comment Number: 1 Comment Originated: 05/14/2018 05/14/2018: Proposed plant list looks sufficient. Comment Number: 2 Comment Originated: 05/14/2018 05/14/2018: See comments from City Forestry regarding planned private and public trees included on site and landscape plan(s). Comment Number: 3 Comment Originated: 05/14/2018 05/14/2018: Please submit lighting and photometric plans including luminaire schedule. If there will be updates to outdoor lighting: note that for LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures is preferred. Please also consider fixtures with motion -sensing or dimming capabilities so that light levels can be adjusted as needed. Site light sources shall be fully shielded and down -directional to minimize up -light, light spillage and glare [see LUC 3.2.4(D)(3)]. Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-h uman-health-impacts-from-leds/ Response: See lighting photometric plan. Comment Number: 4 Comment Originated: 05/14/2018 05/14/2018: Our city has an established identity as a forward -thinking community that cares about the quality of life it offers its citizens now and generations from now. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) ClimateWise program: http://fcgov.com/climatewise, contact Heidi Wagner at 970-416-2230 or climatewise@fcgov.com 2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at970-416-2701 orjnagel@fcgov.com 3) Green Building Program: http://fcgov.com/greenbuilding contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 4) Solar Energy: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 13 Response: Corrected. Department: Traffic Operation Contact: Tim Tuttle, , TTUTTLE@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/11 /2018 05/11/2018: Signing and striping comments will be provided at the staff review meeting. Response: Striping shown on drawings and compliant with city standards. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcqov.com Topic: General Comment Number: 1 Comment Originated: 04/30/2018 04/30/2018: 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@fcqov.com Response: Irrigation will b _. Department: Zoning Contact: Missy Nelson, mnelson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/15/2018 05/15/2018: LUC 4.16(D)(4)(a) There needs to be a step -back designed into any building over three stories tall. Understood that "The fourth story of a building shall be set back at a thirty -five -degree angle measured at the intersection of the floor plane of the fourth story and the property line along the public street frontage. See Figure 19." Response: Acknowledgec Comment Number: 2 Comment Originated: 05/15/2018 05/15/2018: Please meet your minimum bike parking requirements Response: Bike parking provided in garage. Comment Number: 3 Comment Originated: 05/15/2018 05/15/2018: Please show garage parking space layout on site plan. On -street parking cannot contribute parking requirements. Please make sure 1 of the handicap spaces in the garage is van -accessible with an 8' wide access aisle. Please submit request for shared parking with adjacent parking structure. Response: Parking garage Comment Number: 4 Comment Originated: 05/15/2018 05/15/2018: Please include trash and recycling enclosure details and plans for collection. Please note, a separate pedestrian access should be provided. Response: Blowup included. See site plans. Comment Number: 5 Comment Originated: 05/15/2018 05/15/2018: Please show line key. Property line location should be more clearly defined. Please also show dimensions from building to property lines on all building sides. Response: Property line clearly shown and labeled. > Single story buildings must have 1 of each key 12 > 2-3 story buildings must have 2 of each key > 4+ story buildings must have 3 of each key For further details or to determine the size of Knox Box required, contact the Poudre Fire Authority Division of Community Safety Services. Response: Will comply with required codes. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, 'schlam@fcqov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 05/01/2018 05/01/2018: Materials do not seem to have substantially changed from BDR160011 the materials accepted in 2016 are still up to current criteria and will be accepted as submitted. If you need clarification concerning the Erosion Control Material Requirements or Comments presented above please contact myself. Jesse Schlam (970) 224-6015 jschlam@fcgov.com Response:Acknowledgec. Department: Technical Services Contact: Jeff County, 970-221-6588, 'county@fcgov.com Topic: Building Elevations Response: Corrected. Comment Number: 3 Comment Originated: 05/15/2018 05/15/2018: There are line over text issues. See redlines. Comment Number: 4 Comment Originated: 05/15/2018 05/15/2018: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: Will comply with required codes. Topic: Construction Drawings Comment Number: 5 Comment Originated: 05/15/2018 05/15/2018: Please revise the sub -title as marked. See redlines. Response: The subtitle has been corrected Comment Number: 6 Comment Originated: 05/15/2018 05/15/2018: Please make changes to the Benchmark Statement as marked. See redlines. Response. The benchmark statement has been corrected. Topic: Landscape Plans Response: Corrected. Comment Number: 1 Comment Originated: 05/15/2018 05/15/2018: There are line over text issues. See redlines. Comment Number: 2 Comment Originated: 05/15/2018 05/15/2018: There is text that needs to be masked. Mask all text in hatched areas. See redlines. 11 > 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. 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. Response: General roof plan provided in landscape drawing. Amenities will be provided by owner and may inciuoe gas grills and or fire pits. Storage of landscape maintenance equipment is not anticipated. Comment Number: 12 Comment Originated: 05/11/2018 05/11/2018: SOLAR ARRAYS Commercial rooftop structures and ground mounted solar arrays require a separate plan review and permit from the Poudre Fire Authority. Refer to IFC 605.11.1 for access and pathway details. General Requirements for Marking: > Direct Current conduits, enclosures, raceways, junction boxes, cable assemblies, combiner boxes and disconnects must be marked. > Markings must be reflective and weather resistant. > Must be at least 3/8th of an inch and white on red background. > Contain the words in capital letters "Warning: Photovoltaic Power Source". > Main Service Disconnect must be clearly marked. > Markings must be placed every 10 feet and within 1 foot of turns or bends. Within 1 foot of penetrations and on both sides of the penetration if accessible. Response: Will comply with required codes Comment Number: 13 Comment Originated: 05/14/2018 05/14/2018: KEY BOXES REQUIRED > IFC 506.1 and Poudre Fire Authority Bureau Policy 88-20: Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. The box shall be positioned 3 to 7 feet above finished floor and within 10 feet of the front door, or closest door to the fire alarm panel. Exception can be made by the PFA if it is more logical to have the box located somewhere else on the structure. Knox Box size, number, and location(s) to be determined at building permit and/or by time of final CO. All new or existing Knox Boxes must contain the following keys as they apply to the building: > Exterior Master > Riser room > Fire panel > Elevator key if equipped with an elevator The number of floors determines the number of sets of keys needed. Each set will be placed on their own key ring. 10 approved fire sprinkler system. >> IFC 903.2.10: An automatic sprinkler system shall be provided throughout buildings classified as enclosed parking garages (Group S-2 occupancy) in accordance with IBC 406.6 OR where located beneath other groups. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. Response: The project v, -e with required codes. Comment Number: 7 Comment Originated: 05/11/2018 05/11/2018: FDC The FDC is required to be within 100ft of the hydrant when the building is equipped with a standpipe. It shall be located on the elevation that faces Mathews Street. Code language follows: > 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. The location of the FDC shall be approved by the fire department and the location labeled on Utility Plans. Response: The FDC is s� � i "•'F- " 'r,i� building, wthin vicinity of the existing fire hydrant Comment Number: 9 Comment Originated 05/11/2018: ADDRESSING/WAYFINDING To assist with prompt emergency response a comprehensive overall addressing and wayfinding plan will be provided to PFA for approval before Building Permit. >The address should be clearly visible in no less than 8" letters and numerals on the north and east elevations. >Each retail business should be clearly identifiable from the street with unit designations. >Wayfinding signage will be required to clearly indicate the appropriate entrances for the offices and residential units. Response: The project r.11 1, ccrdance with required codes. Comment Number: 10 05/11/2018 Comment Originated: 05/11/2018 05/11/2018: EMERGENCY RESPONDER RADIO COVERAGE TEST (ERRC) >IFC 510 & 1103.2: New & existing buildings require a fire department, emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public -safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. Response: Will be provided and will be in accordance with required codes. Comment Number: 11 Comment Originated: 05/11/2018 05/11/2018: ROOFTOP AMENITIES & OTHER AREAS OF ASSEMBLY > A plan for rooftop amenities shall include an egress plan from any assembly occupancy in compliance with IFC 1006.3. ti. official. Response. FDC will be provided and will be in accordance with required codes. Comment Number: 3 Comment Originated: 05/11/2018 05/11/2018: AERIAL APPARATUS ACCESS >Mountain Ave is classified as an Arterial street and therefore cannot be used for this access requirement. Also, the building is set back 38ft from Mountain Avenue which is out of compliance for aerial access. >Although Mathews Street is classified as a Collector Street, it cannot be used for this measurement since its drive aisle is less than 26ft in width and the building is set back 41 ft which is also out of compliance for aerial access. >Alleys, in general, cannot be considered for access. Response: See attached letter The fire code requires aerial access on at least one, long side of any building greater than 30 feet in height. Based upon the proposed site design, the project will not be able to meet this requirement per IFC Appendix D, Section D105.3. When the site plan is unable to meet the prescription of the code, the project team will need to explore ways of achieving the intent of the code via alternative means of code compliance. Further discussion will be needed on this issue. Code language provided below: >2015 IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 26 foot wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building Comment Number: 4 Comment Originated: 05/11/2018 05-16-2018 UPDATE At the City meeting today the project team stated they would be meeting off line with PFA with a proposal to meet the intent of alternative means and methods. Response: See attached Ic-tter. 05/11/2018: ALTERNATIVE MEANS & METHODS Where project size and scope and/or site constraints conflict with fire code compliance, the intent of the fire code may be met via alternative means and methods, as approved by the fire marshal. As per IFC 104.8 & 104.9, the fire marshal may allow this approach when perimeter access and/or aerial apparatus access requirements cannot be met on the site plan. A written plan to meet the intent of the code via alternative means and methods will need to be submitted to Fire Marshal, Bob Poncelow for review and approval prior to final plans approval. Comment Number: 6 Comment Originated: 05/11/2018 05/11/2018: AUTOMATIC FIRE SPRINKLER SYSTEM >As stated in the provided documents this building will be designed with an 8 Please verify that the existing transformers on the south of the building are protected during construction Response: Protected as r) ;ill be removed and relocated during construction to provide service as rectiired. Comment Number: 3 Comment Originated: 05/15/2018 05/15/2018: There will be a significant outage during removal and replacement of the transformer in the alley. We will need to coordinate with the garage and PFA to create a temporary transformer set-up during installation of the underground vault and installation of the sub -grade transformer. Response: Project will coordinate and comply with jurisdictions and agencies involved. Comment Number: 4 Comment Originated: 05/15/2018 05/15/2018: We will need a C-1 form to identify the size and voltage of the electric service. Normal Capacity fees will apply. Response: Contractor will provide form C-1 Comment Number: Comment Originated: 05/15/2018 Department: PFA Contact: Andrew Rosen, , arosen@fcgov.com Topic: General Comment Number: 2 Comment Originated: 05/11/2018 05/11 /2018: BUILDINGS FOUR OR MORE STORIES IN HEIGHT > IFC 504.3 - ROOF ACCESS: New buildings four or more stories above grade plane, except those with a roof slope greater than four units vertical in 12 units horizontal (33.3 percent slope), shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1011.12. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. Where roofs are used for roof gardens or for other purposes, stairways shall be provided as required for such occupancy classification. Response: Stairway to rool will be provided and will be in accordance with required codes > IFC Sections 905 and 913 - FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 or the 2012 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system shall be capable of supplying a minimum of 100 psi to the top habitable floor. An approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection. Response: Standpipe wili be provided and will be in accordance with required codes. > IFC 507.5.1.1 - HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant within 100 feet of the fire department connections. Exception: The distance shall be permitted to exceed 100 feet where approved by the fire code 7 Comment Number: 5 Comment Originated: 05/15/2018 05/15/2018: For clarification: sidewalk details and long-term maintenance. Response: Details not typically required for BDR. Maintenance per development agreement. Department: Internal Services Contact: Jonathon Nagel, , Inagel@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/30/2018 04/30/2018: The Community Recycling Ordinance (No. 109 2016) requires that all new business and multifamily complexes subscribe to recycling service that is at minimum 1/3 of their overall service capacity(total bin capacity x number of weekly pickups, include both trash and recycling when calculating overall service capacity). In general recycling containers must be at least 50% the size of proposed trash containers to meet this requirement. Please make sure proposed containers meet this requirement and that adequate space is provided in all enclosures. Response: Space is adequate and the project will comply. Response: Enlargemen! Comment Number: 4 Comment Originated: 05/16/2018 05/16/2018: Please provide a plan enlargement for the trash & recycling enclosure on the first floor and for any upstairs staging rooms that include the following details: overall dimensions, service gate/pedestrian entrance widths, label all proposed containers either "trash" or "recycle" and include the capacity for each. Comment Number: 5 Comment Originated: 05/16/2018 05/16/2018: As discussed please make sure space is provided and labeled on the enclosure enlargement for waste cooking oil collection. Response: Grease trap is Comment Number: 6 Comment Originated: 05/16/2018 05/16/2018: Please include narrative in the plan set describing the trash and recycling collection system; how smaller bins will be located on upper floors for residents to use and that management will be responsible for emptying them into the main dumpsters. Response: Building management will determine internal trash / recycling practices and policies. Adequate provisions are being made to accommodate expected trash and recycling needs of the proposed building occupants. Department: Light And Power Contact: Janet McTague, 970-224-6154, Imctague@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/15/2018 05/15/2018: Please verify that the 10' x 10' vault on the NE corner does not encroach into the building foundation. Response: Still need veril.- Comment Number: 2 Comment Originated: 05/15/2018 05/15/2018: visual and pedestrian between the site and neighborhood focal points. In this Downtown context, focal points would be the Old Town Historic District along Mathews and Library Park along Mathews. The applicant has addressed the pedestrian connections and should consider and then improve the justification for how the new construction preserves and enhances those visual connections. Response: Project is within compliance. Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmages@fcqov.com Topic: General Comment Number: 1 Comment Originated: 05/15/2018 05/15/2018: The building: Overall, the project is highly consistent with longstanding planning for the Downtown. The most significant Planning comments involve questions about the building scale and design. Staff has seen a sequence of iterations. The FIRST iteration was most clearly supportable under code standards. For discussion at the meeting: whether and how we can go back through the iterations including revisiting the first one. Subsequent iterations would require at least one major Modification of a key standard and more difficult findings regarding compatibility, coherent/meaningful massing modulation, and design details. Understood that there have already been discussions about these issues, and that the LPC is also currently reviewing the design as well. Response: Meetings have been held with Planning and the applicant to review the fourth -floor setback massing and the first level details relative to the ground plain impact and the pedestrian experience. Feedback from planning on massing adjustments and detailing have been positive. The architectural solution is acceptable except for the fourth -floor setback modification request which will be reviewed further by staff. Comment Number: 2 Comment Originated: 05/15/2018 For discussion at the meeting or as follow-up if more appropriate: whether the structured parking is DEPENDENT on not having a 4th floor stepback, and exactly how to proceed in evaluating that issue if a proposal were to move forward with a Modification request for that. If a proposal were to move forward with the Modification request to omit the 4th story stepback, staff would like to coordinate on a side by side comparison of a plan that meets the standard and any proposed plan that does not.05/15/2018: Response: Comparisons have been made with staff and evaluation of the solutions are being considered by staff. Comment Number: 3 Comment Originated: 05/15/2018 05/15/2018: Specific details in later iterations that warrant further development include a top treatment such as a cornice -type feature where the building meets the sky, detailing of the base portion where the building relates directly to pedestrians, windows on the south wall that were eliminated based on interpretation of LPC comments, and details where different materials meet. Response: Modifications to the design have been made and reviewed with staff. Comment Number: 4 Comment Originated: 05/15/2018 05/15/2018: For clarification: the interrelated functions of bike parking, parking ramp, elevator, and ground floor hallways. Response: Bike parking vvill be located in the parking garage and access will be provided through a private residential lobby to a adequately sized elevator for bike movement. The parking garage ramp will be used for bike access also. 5 Comment Number: Comment Originated: 05/15/2018 05/15/2018: Conceptual review discussion with LPC in March established the area of adjacency as the abutting Frozen Food Center at 133 Mathews, the McIntyre House at 137/143 Mathews, the Old Town Historic District (more specifically, the two contributing buildings at 238-240 and 250 E Mountain), 300 E Oak, 210 E Oak, 142 Remington, and 148 Remington. All of these buildings are designated landmarks or are determined to be eligible for designation, which triggers the application of LUC Section 3.4.7 and the requirements for compatibility with these historic structures. As noted in discussions to date, the most sensitive building would be the abutting structure at 133 Mathews. Response: Follow up meeting is in July. Applicant feels that the project has adequately addressed the concern. Comment Number: 2 Comment Originated: 05/15/2018 05/15/2018: LPC comments on compatibility with the area of adjacency, to date, have focused on the relationship of the south elevation and southeast corner of the new construction with 133 E Mathews. Their notes have requested a stronger response to the height, width, defining architectural characteristics, and materiality of that building. Staff notes that the applicant response to those requests is currently in process and will benefit from further conceptual review with the LPC on the evening of May 16 at their regular meeting. Response: Follow up meeting is in July. Applicant feels that the project has adequately addressed the concern. Comment Number: 3 Comment Originated: 05/15/2018 05/15/2018: Historic Preservation staff have been in regular communication with the planners who have been assigned to this BDR and our understanding is that the modification request regarding the 3-story stepback requirement is still in process and will require comment from our division as well as the LPC once that is underway. The relevant code section, 3.4.7 (F)(1), calls for "similar" height, setback and width of new structures with existing historic structures to the maximum extent feasible. Response: Follow up meeting is in July. Applicant feels that the project has adequately addressed the concern. Comment Number: 4 Comment Originated: 05/15/2018 05/15/2018: Staff notes the recent addition of windows on the south elevation that reference the windows on 133 Mathews as a positive contribution towards satisfying a portion of 3.4.7 (F)(2), which calls out using horizontal elements and window patterns to create visual ties among buildings and maintaining the pattern of primary building entrance facing the street to the maximum extent feasible. Response: Acknowledged Comment Number: 5 Comment Originated: 05/15/2018 05/15/2018: Section 3.4.7 (F)(2) requires the dominant building material of the historic buildings (masonry - brick and block) to be used as the primary material for new construction. The applicant should be prepared to demonstrate compliance with this portion of the code. Response: Project is within compliance. Comment Number: 6 Comment Originated: 05/15/2018 05/15/2018: 3.4.7 (F)(4) calls for preservation and enhancement of existing n Coffeetrees along Mathews will be addressed. They have average shape and form. They could be used on the project or moved off site to another City property. Forestry generally thinks that moving them to another City property might be preferred and planting two new Espresso Coffeetrees with a better shape. Please define how the project wants to address these two Coffeetrees. On sheet 5, it states that the two Kentucky Coffeetrees along Mathews will be transplanted. Is it possible to keep these trees in their current spot? If not, it would be desired to transplant the trees back into the City right-of-way as a part of this project. Response: Trees to rema'i Comment Number: 3 Comment Originated: 05/14/2018 05/14/2018: Tim Buchanan's comments from 7/15/2016 stated: Under notes in the tree mitigation table add a statement to the notes for existing tree number 1 and 2 in the tree mitigation table that says: Tree pruning to provide clearance of building to be approved by the City Forester. Please address. Response: Notes are updated. Comment Number: 5 Comment Originated: 05/14/2018 05/14/2018: Please evaluate if tree grates are necessary in the right-of-way, especially along Mathews Street. If trees are planted in irrigated turf, which it looks like turf is provided along Mathews Street, that is better for establishment and growth than tree grates. Tree grates are expensive and not necessary if trees are going into a turf area anyway. Irrigated turf is much more preferred. Response: Tree grates have been removed from the project. Comment Number: 6 Comment Originated: 05/14/2018 05/14/2018: Please provide irrigated turf and irrigation in general to all trees on -site, including tress in the right-of-way. Show irrigated turf in the legend. Response: Note regarding irrigation added and legend updated. Comment Number: 7 Comment Originated: 05/14/2018 05/14/2018: The abbreviation for Shademaster Honeylocust is not consistent between the plant list and landscape plans (shows both GL TR and GL SK). Please update that this symbol to remain consistent. Response: Plant abbreviation has been corrected. Comment Number: 8 Comment Originated: 05/14/2018 05/14/2018: Street trees should be spaced 30 feet minimum and 40 feet maximum. Please adjust spacing to meet this requirement, or detail the reasoning for the 51-74 feet spacing between street trees. Response: Location of existing trees to remain limit space for required mitigation trees. Spacing along Mountain is per code. Spacing alonq Mathews is slightly tighter based on existing tree locations. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General 3 requirements and would be subject to the approval of an encroachment permit. Response: Bike parking above the required requirement is provided in the parking garage below grade within the project site. Comment Number: 4 Comment Originated: 05/14/2018 05/14/2018: Low Impact Development to meet the project's stormwater requirements cannot be placed in the public ROW. The previous iteration of this project designed a green roof with roof drain system. Response: LID features have been removed from right-of-way and is proposed to be provided by a green roof system. See landscape plan and drainage report. Comment Number: 5 Comment Originated: 05/14/2018 05/14/2018: The private storm line under the public walk should be located on the private property, up against the building, if possible. If it were to remain in the ROW, it would need to be approved via encroachment permit. Response: The storm drain, na< �)er 1 �outed into the garage and is outside of right-of-way Comment Number: 6 Comment Originated: 05/14/2018 05/14/2018: The water meter vault should be located in the private alley if possible. If it were to remain in the ROW it would also be subject to encroachment permit. Response: The alley is very congested with existing utilities and does not provide area to locate the meters. The meters are shown within right-of-way and will be subject to an encroachment permit. Comment Number: 7 Comment Originated: 05/14/2018 05/14/2018: Please show existing and proposed utility easements on the site and utility plans - is there an existing easement or an intent to grant an easement in the private DDA alley? No hearing so no letter of intent needed - we will need the reception number for the dedicated offsite easement shown on the plans before final plan approval. Response: The existing utility easement s nourid the electric transformer is shown on the existing conditions plan and is anticipated to be vacated with the transformer being relocated to the private alley Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 05/14/2018 05/14/2018: There are several existing trees on -site, including City street trees. It appears that tree inventory and mitigation has already been provided by City Forestry staff — please confirm. I am assuming that the initial inventory occurred at time of first submittal, which was in 2016? There appears to be (2) existing Kentucky Coffeetrees along Mathews Street that are of transplantable size — please explore this option. All existing trees should be retained and protected to the extent reasonably feasible. Response: A tree inventory was conducted with Ralph Zents at the time of the previous BDR. No change to existing trees since that time. The two Kentucky trees are being retained and protected with this project. Comment Number: 2 Comment Originated: 05/14/2018 05/14/2018: Tim Buchanan's comments from 6/2/2016 stated: Define how the two Kentucky 2 Response: The increase of impervious area is 40 sgft and is provided in the drainage letter. Department: Water -Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/14/2018 05/14/2018: Fort mixed use buildings, two water and sewer services are required with one being for the commercial area and one for residential. Response: Two (2) water meters are now proposeo anti shown on the utility plan. Comment Number: 2 Comment Originated: 05/14/2018 05/14/2018: A Grease Interceptor will be required if any food services is being proposed. Response: The grease interceptor is proposed at the garage entry and is shown on the utility plan. Comment Number: 3 Comment Originated: 05/14/2018 05/14/2018: Please show all water and sewer services to the building and any abandonments. Response: From the information we have, it appears the sanitary sewer service is provided by the norther manhole near the SW corner of the site. This manhole is noted to confirm if any services are active and to remove the manhole, routing any active services to the existing manhole to the south. There appears to be a water line service curb stop near the NW corner of the site. The curb stop is noted to be removed and the service line abandoned at the main and for the contractor to confirm the. Comment Number: 4 Comment Originated: 05/14/2018 05/14/2018: Please provide 2 to 3 feet of separation between the domestic and fire water service. Response: Separations are provided accordingly Department: Engineering Development Review Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/14/2018 05/14/2018: The alley intersection will need to be designed and constructed in accordance with Drawing 803 of the LCUASS, with concrete to the back of walk — please also include the 10' by 10' sight distance triangle per the standard. Response: RESPONSE: The alley intersection has been updated in accordance wilh LCUASS standards. The sight distance triangle is shown on the horizontal control plan. Comment Number: 2 Comment Originated: 05/14/2018 05/14/2018: Parking in ROW cannot be counted toward meeting parking requirements. In the past, Planning has supported modifications to the parking requirements in downtown. Please work with Planning and Zoning on meeting this requirement without counting ROW parking. Response: 15 Parking spaces will be leased for building tenants from adjacent parking structures. The additional 11 parking spaces provided in the ROW adjacent to the project are noted for information only and not intended to count toward project requiremt. Comment Number: 3 Comment Originated: 05/14/2018 05/14/2018: Bike parking in the ROW cannot be used to meeting bike parking Fort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov. com/developmentreview May 18, 2018 Jason Messaros BHA Design, Inc. 1603 Oakridge Dr Fort Collins, CO 80525 RE: 221 East Mountain Avenue, BDR180012, Round Number 1 Please see the following comments from City staff and outside reviewing agencies for your submittal of this project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Clark Mapes, at 970-221-6225 or cmapes@fcgov.com. Comment Summary: Contact: Wes Lamarque, 970-416-2418, wlamargue@fcgov.com Topic: General Comment Number: 2 Comment Originated: 05/14/2018 05/14/2018: The existing public 24-inch storm sewer is too close to the proposed building. 10 feet of separation is required or relocation of the storm pipe. Response: The location of the line has been confirmed and the pipe centerline is approximately 1.5 off the property line. We reviewed possible relocations and there are many conflicts with the existing trees, fiber optic lines, electrical lines, traffic signal controls, etc. Leaving the storm sewer will ensure protection of the existing trees and utilities. Appropriate measures are proposed to protect the storm drain -'tirinn 1vith the shoring operation for the building foundation. Comment Number: 3 Comment Originated: 05/14/2018 05/14/2018: The development is proposing to Meet the LID requirements by providing a rain garden in the right-of-way. The LID requirement must be met with a LID technique located on private property. The other examples mentioned in the drainage report were of public -private partnerships and would most likely not be an option here. Response: LID is proposed to be achieved by treating 50% of the roof with a green roof system. No LID features are proposed within the right-of-way. Comment Number: 4 Comment Originated: 05/14/2018 05/14/2018: Please provide the actual area of increased impervious area in the drainage report.