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HomeMy WebLinkAboutMASON PLACE - MAJOR AMENDMENT - MJA180003 - SUBMITTAL DOCUMENTS - ROUND 1 - (3)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 April 06, 2018 Klara Rossouw Ripley Design 419 Canyon Avenue Fort Collins, CO 80521 RE: Mason Place, PDR180004, Round Number Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com. RESPONSES 4.25.2018 HOUSING CATALYST; SHOPWORKS; JVA ENGINEERING; DELICH; RIPLEY DESIGN Comment Summary: Department: Engineering Development Review Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/02/2018 04/02/2018: This project is responsible for dedicating any right-of-way necessary or required by the City for this project. The Midtown in Motion plan calls for a total of 72 feet of ROW for the cross section of Mason Street (see Appendix B). The property will need to dedicate a portion of this ROW according to this plan. Response: Half street right-of-way will be dedicated to the City along the property frontage for both Mason Street (36’) and Creger Street (33’) with this project. See preliminary plat prepared by Flatirons Surveying. Comment Number: 2 Comment Originated: 04/02/2018 04/02/2018: This project is responsible for dedicating any easements that are necessary or required by the City for this project. Most easements to be dedicated need to be public easements dedicated to the City. This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial and 9 foot along all other street classifications). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php Response: Utility easements will be dedicated with this project. See preliminary plat prepared by Flatirons Surveying Comment Number: 3 Comment Originated: 04/02/2018 04/02/2018: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Response: Comment noted. Comment Number: 4 Comment Originated: 04/02/2018 04/02/2018: The driveway access shown on the conceptual plan does not meet engineering standards. Because Mason Street is a 2-lane arterial, the driveway spacing standard in Table 7-3 of the LCUASS, which would necessitate 460 feet distance from an access on Mason to Creger Drive, is not attainable for this site. In situations like this where the standard can’t be met, we typically ask that developments place their primary access on a different adjacent roadway or push the access as far from the street intersection as possible. Response: Comment noted and a variance request has been provided with the PDP submittal Response: Acknowledged. Revised site plan provided utilizing the existing curb-cut along Creger Drive. Comment Number: 5 Comment Originated: 04/02/2018 04/02/2018: The parking configuration that’s shown on the conceptual site plan does not appear to conform with the parking setback standards of Figure 19-6 of the LCUASS (50’ setback from the Mason flowline for the 2-lane arterial). In order for this to remain, a variance would need to be reviewed by City transportation staff and approved by the City Engineer. Any submitted variance should be backed by engineering theory and provide all information required by Section 1.9.4.2 of the LCUASS. Response: Acknowledged. A new site plan is provided utilizing the exiting curb-cut along Creger Drive. Comment Number: 6 Comment Originated: 04/02/2018 04/02/2018: Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any questions. Response: Comment noted Comment Number: 7 Comment Originated: 04/02/2018 04/02/2018: The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php Response: TDR fee submitted with this application. Comment Number: 8 Comment Originated: 04/02/2018 04/02/2018: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Response: Noted. Comment Number: 9 Comment Originated: 04/02/2018 04/02/2018: All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet ADA standards, if they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. Response: Comment noted. Comment Number: 10 Comment Originated: 04/02/2018 04/02/2018: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Comment noted. Comment Number: 11 Comment Originated: 04/02/2018 04/02/2018: As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Response: Comment noted. Comment Number: 12 Comment Originated: 04/02/2018 04/02/2018: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Noted. Comment Number: 13 Comment Originated: 04/02/2018 04/02/2018: All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. Response: Comment noted. No encroachment in the right-of-way are proposed. Comment Number: 14 Comment Originated: 04/02/2018 04/02/2018: Any rain gardens within the right-of-way cannot be used to treat the development/ site storm runoff. We can look at the use of rain gardens to treat street flows – the design standards for these are still in development. Response: Comment noted. Comment Number: 15 Comment Originated: 04/02/2018 04/02/2018: Doors are not allowed to open out into the right-of-way. Response: Comment noted. Response: There are no doors that open into ROW. Comment Number: 16 Comment Originated: 04/02/2018 04/02/2018: Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. Response: Bike parking provided on site. Comment Number: 17 Comment Originated: 04/02/2018 04/02/2018: In regards to construction of this site: the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary Staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Response: Comment noted. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/02/2018 04/02/2018: Generally an Ecological Characterization Study (ECS) is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (New Mercer Canal) as defined the Land Use Code. However, as there are parcels in between this feature and the standard buffer would not extend from this feature into the parcel included in this project proposal, the ECS is waived for this site. Response: Acknowledged. Thank you! Comment Number: 2 Comment Originated: 04/02/2018 04/02/2018: A note that repurposing versus building an entirely new building potentially supports City sustainability efforts. Sometimes the "greenest building" is the one that already exists (e.g. embodied energy etcetera). Response: Thanks for mentioning this, and we agree. Response: We agree, and we will focus on maintaining as much of the existing structure as possible while creating an amazing new building for residents and the community. Comment Number: 3 Comment Originated: 04/02/2018 04/02/2018: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf. Response: We will definitely be considering how to best incorporate conservation materials and plantings in the plan as we move forward into more detailed site and landscape design. Comment Number: 4 Comment Originated: 04/02/2018 04/02/2018: In regard to lighting, especially 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 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)]. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Response: Acknowledged. Comment Number: 5 Comment Originated: 04/02/2018 04/02/2018: 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. 1) ClimateWise program: http://fcgov.com/climatewise, contact Heidi Wagner at970-416-2230 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 at 970-416-2701 or jnagel@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 6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Justin Scharton at 970-221-6213 or jscharton@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: Thank you for providing these contacts. We’re excited about working in Fort Collins, and we’ll take advantage of the City’s sustainability resources as much as possible. Response: Acknowledged. Response: Housing Catalyst is a sponsor of Bike Share Fort Collins and looks forward to continuing the relationship. We share the commitment to sustainability with the City of Fort Collins. Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 04/02/2018 4/2/2018: Please retain existing significant trees to the extent reasonably feasible. Significant trees on the property include trees #1, 2, 3, 9, 10, 11, and 27. The mature crabapples within the parking lot are worth saving as well, though I understand that the parking lot might be significantly modified. Please note that trees # 1, 14, 15, 16, 18, 19, and 20 are Rocky Mountain Juniper, and tree #21 is a Russian Olive. Response: Feasibility of keeping these trees was explored and trees are retained to the maximum extent possible. See mitigation plans for updates. Comment Number: 2 Comment Originated: 04/02/2018 4/2/2018: Please provide a landscape plan that meets the Land Use Code and 3.2.1 requirements. This should include, but is not limited to, including the City of Fort Collins General Landscape Notes, Tree Protection Notes, and Street Tree Permit Note, providing a detailed Plant List – species, quantity, size, method of transplant, and species percentage, and including current and proposed utility lines as well as proper tree separation requirements. Please contact Molly Roche (mroche@fcgov.com) if you have any questions. Response: Acknowledged. Comment Number: 3 Comment Originated: 04/04/2018 4/4/2018: Please explore ‘shadow planting’ trees between the existing Ash trees on the west side of the parking lot. When Emerald Ash Borer (EAB) reaches Fort Collins, these trees will get infested with (EAB), and if left untreated, will die rapidly. A smart management tool is to plant a different species between the existing Ash, to get new trees established and to prepare for the eventual removal of the Ash. Response: Ash trees along mason will be removed as a result of the Mason Street ROW improvements. New street trees are proposed along Mason. Se landscape plans for further clarifications. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/02/2018 04/02/2018: Light & Power currently serves this property with 3 phase power from a 150 kVA pad mount transformer on the south edge of the property. If single phase is desired please contact Light and Power engineering to coordinate system modifications. Response: Comment noted. Comment Number: 2 Comment Originated: 04/02/2018 04/02/2018: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site may apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Response: Noted Comment Number: 3 Comment Originated: 04/02/2018 04/02/2018: Multifamily buildings are treated as commercial services; therefore a commercial service (C-1) form must be filled out and submitted to Light & Power Engineering along with a one line diagram. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor to provide the secondary service from the transformer to the electric meter bank. All residential units will need to metered separately. The C 1 form can be downloaded from the following link: http://zeus.fcgov.com/utils procedures/files/EngWiki/WikiPdfs/C/C 1Form.pdf Response: SWARC: We will ensure our electrical engineer is aware of this. Comment Number: 4 Comment Originated: 04/02/2018 04/02/2018: Please contact Light & Power Engineering if you have any questions at 221 6700. Please reference our policies, development charge processes, and use our fee estimator at https://www.fcgov.com/utilities/business/builders-and-developers/plant-investme nt-development-fees/electric-development-fee-estimator. Response: Comment noted. Comment Number: 5 Comment Originated: 04/04/2018 04/04/2018: Light and Power has existing electric facilities along Mason St and Creger Dr. If changes to the street frontages are anticipated existing Light and Power oval vaults and street lights may need to be relocated or modified at the expense of the developer. Please contact Light and Power to discuss relocation's to existing electric facilities, if necessary. Response: Comment noted. Response: Noted SWARC: We will ensure our electrical engineer is aware of this. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 04/02/2018 04/02/2018: RESIDENTIAL AUTOMATIC FIRE SPRINKLERS > IFC 903.2.8: A full NFPA 13 automatic sprinkler system shall be installed throughout all buildings with a Group R (Residential) fire area in accordance with Section 903.3. A 13-R system will not be allowed per local amendment. > IFC 912.2: With the redesign of the Resident Patio on the building's west side, direct access to the FDC is no longer available. The FDC location will need to move to the building's northwest corner. This location is to be approved by the fire department and subsequently noted on Utility Plans. Response: We will plan on incorporating a full NFPA 13 automatic sprinkler system into the budget/ design for this project. This is also required due to an atrium in the building. We will move the FDC to the northwest corner of the building as requested. Comment Number: 2 Comment Originated: 04/02/2018 04/02/2018: REQUIRED FIRE ACCESS (1) PERIMETER ACCESS: Fire lanes are required to within 150' of all exterior portions of any building as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road (eg. South Mason St). The proposed Site Plan does not allow for fire access per code as currently deigned. Dedicating the dead-end drive lane into the property will improve the condition; however, approximately 175 feet of the building remains out of access. (2) AERIAL ACCESS: In addition to perimeter access, should the 3rd floor addition cause the building to exceed 30' in height, additional fire access requirements are triggered. A fire lane intended for aerial ladder trucks shall be provided on not less than one side of the building; that side being the building's longest side. Where aerial access is required, the fire lane shall be a minimum of 26' in width, positioned no closer than 15' to the building and no greater than 30' from the building. Refer to IFC Appendix D for further detail. (3) All required fire lanes shall be designed to minimum standards (provided previously). Response: Comment noted. See utility plans for emergency access easement locations (to be included on the plat at next submittal). Comment Number: 3 Comment Originated: 04/02/2018 04/02/2018: WATER SUPPLY A hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300' of the building; as measured along an approved path of vehicle travel. Hydrants on the opposite sides of major arterial roadways are not typically considered accessible. The existing hydrant spacing on the east side of Mason St in this area exceeds 2,000 feet and as such, the addition of a hydrant is required. Response: Hydrant added on Mason Street, see utility plans. Comment Number: 4 Comment Originated: 04/02/2018 04/02/2018: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST > 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: We will provide a public safety amplification system as part of the project, and ensure that the contractor is aware of testing requirements. Comment Number: 5 Comment Originated: 04/02/2018 04/02/2018: FIRE PITS & GRILLS Fire pits & grills fueled by natural gas may be allowed in association with multi-family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/fixed location, such as a built-in kitchen or fireplace with UL fixtures as appropriate; or as otherwise limited by manufacturer's installation guidelines. Connections shall have hard pipe, not flex pipe and be equipped with an emergency shut off. Fire pits and grills fueled by natural gas shall have a 10' separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. Response: There will be no grill/fire pits on site. Comment Number: 6 Comment Originated: 04/02/2018 04/02/2018: PREMISE IDENTIFICATION/ADDRESS POSTING The building address shall be prominently displayed on the south facing side of the building. The address and full street name shall be posted on the north facing side of the building. > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of eight-inch numerals on a contrasting background. > IFC 505.1.8: Buildings that are addressed on one street, but are accessible from other streets, shall have the address numbers AND STREET NAME on each side that is accessible form another street. Response: We will provide address signage on north and south facades of the building as required. Comment Number: 7 Comment Originated: 04/02/2018 04/02/2018: 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. Response: Acknowledged. Department: Planning Services Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/02/2018 04/02/2018: This project will require a landscape plan in accordance with section 3.2.1 of the Land Use Code. Staff will be paying particular attention to how the two new green spaces are landscaped in addition to the parking lot on the north side of the building. Response: Noted. Comment Number: 2 Comment Originated: 04/02/2018 04/02/2018: It appears Mason already has street trees for most of the frontage along Lot 5A. Based on the existing trees and the Land Use Code standards for street trees, it looks like you will need to plant at least one more street tree along Mason due to the closure of the curb cut that creates the green space on the west side of the building. Response: Street trees will be planted along Mason and Creger on lot 5. Comment Number: 3 Comment Originated: 04/02/2018 04/02/2018: Your landscape plan will need to meet the species diversity requirements found in Land Use Code section 3.2.1(D)(3). The maximum number of any one species is based on the number of proposed trees as follows: 10-19 trees: 50% 20-39 trees: 33% 40-59 trees: 25% 60 or more: 15% Response: Noted. Comment Number: 4 Comment Originated: 04/02/2018 04/02/2018: Since this is an affordable housing project, you may plant trees and shrubs at smaller sizes than other developments per Land Use Code section 3.2.1(D)(5) as follows: Canopy shade trees – 1.0” caliper container or equivalent Evergreen tree – 4.0’ height container or equivalent Ornamental tree – 1.0” caliper container or equivalent Shrubs – 1 gallon Canopy shade tree as a street tree on a local or collector street only – 1.25” caliper container or equivalent Response: Noted – thanks for the reminder! Comment Number: 5 Comment Originated: 04/02/2018 04/02/2018: The total annual water use of the site shall be less than 15 gallons/square foot. Response: Noted. Comment Number: 6 Comment Originated: 04/02/2018 04/02/2018: The north parking lot will need to meet the interior and perimeter parking lot landscaping requirements from 3.2.1(E)(4)+(5). For perimeter landscaping, you must screen the parking lot so that 75% of the shine of headlights is blocked to adjacent properties. You will also need to plant one tree every 40' on a side or rear lot line and one tree every 25' along a public street. For the interior landscaping standards, 6% of the parking lot interior needs to be landscaped. Landscape islands with a tree and shrubs are a good way to meet this requirement. Please provide a table on your formal submittal that shows the landscape areas counted towards meeting this parking requirement and their size compared to the overall size of the parking lot. Response: Noted, shrub screening shown on landscape plans. Comment Number: 7 Comment Originated: 04/02/2018 04/02/2018: This project will need to provide one bicycle parking space per bedroom. 60% of these spaces must be in enclosed locations while the rest can be provided via fixed rack. While your site plan shows an area for enclosed bicycle parking, please note that balconies above the first floor cannot be used to count towards the bicycle parking requirement. Response: Noted, bicycle parking provided in full on site and inside the building. Comment Number: 8 Comment Originated: 04/02/2018 04/02/2018: Note that the minimum setback for the parking lot along Mason St. is 15 feet per Land Use Code section 3.2.2(J). Response: Acknowledged. Comment Number: 9 Comment Originated: 04/02/2018 04/02/2018: Thank you for the detailed information about your proposed parking demand mitigation strategies. Your development may use the affordable housing reduction along with the transit pass reduction. Based on the information provided, it doesn’t appear you will be able to use the project’s proximity to MAX as a reduction since it doesn’t appear the entire path to the MAX stop is ADA accessible. Please provide staff with more information about the path to MAX from Mason Place and its ADA accessibility. Either way, the proposed amount of parking would meet the minimum required. Response: Thank you. Comment Number: 10 Comment Originated: 04/02/2018 04/02/2018: Staff also requires a Parking Impact Study since you are seeking a reduction in parking that is more than 50% of the parking required. Please submit this study as part of your PDP submittal. Response: Acknowledged. Parking Impact Study provided with this submittal. Comment Number: 11 Comment Originated: 04/02/2018 04/02/2018: Since the north parking lot contains 28 parking spaces, two of the spaces must be handicap accessible. One of these spaces must be van accessible with an 8-foot wide access aisle. Response: Noted. Comment Number: 12 Comment Originated: 04/02/2018 04/02/2018: This project will need to conform to the architectural standards found in section 3.5.1 of the Land Use Code. Since you will be modifying an existing building, staff will be paying close attention to how the addition ties into the existing building and the fenestration pattern. Response: Noted. See elevations for further detail and material call-out. Comment Number: 13 Comment Originated: 04/02/2018 04/02/2018: How tall will the building be? It appears that even with the additional height added to the building that the building will be less than 40 feet tall. If the building exceeds 40 feet in height, you will need to submit a shadow study per Land Use Code section 3.5.1(G). This study should show the shadow cast by the building on the summer and winter solstices. You should also prepare a narrative discussing how the design of the building minimizes the casting of shadows on nearby properties as part of the shadow study. Response: The building will not exceed 40’ in height. Comment Number: 14 Comment Originated: 04/02/2018 04/02/2018: Section 3.10 of the Land Use Code applies since this parcel is located within the Transit Oriented Development Overlay Zone (TOD) boundaries. This section of the Land Use Code calls for enhanced architecture, plazas, and connections to the MAX. Once again, staff will be looking closely at the architectural elevations to ensure the building meets the intent of the code to provide high quality, well-articulated buildings in this corridor. For the MAX connection, staff will be looking to see if we can achieve an ADA accessible path to MAX that is more direct than what exists today. Your green space will likely meet the requirements of this section, but staff will also be looking for a quality green space that serves residents of the building and softens the corridor. Response: We will be aware of the Land Use Code when designing open green space and the building facades, and work to enhance the pedestrian experience as much as possible. We feel that these standards align very well with our vision for the building and site. Response: We believe these standards will all be net with the proposed design and site plan. Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: General Comment Number: 2 Comment Originated: 03/28/2018 03/28/2018: Documentation requirements (site specific comment): If there is an increase in imperviousness greater than 1,000 square feet a drainage report, erosion control report and construction plans are required and they must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. If the increase in impervious area is greater than 350 square feet and less than 1,000 square feet, a drainage letter along with a grading and erosion control plan should be sufficient to document the existing and proposed drainage patterns. A grading plan is required if the increase in imperviousness is less than 350 square feet. The images provided in the site application make it appear as though you are actually reducing the amount of impervious area. If this is the case, we will likely still want to see a grading plan to ensure proper grading and drainage away from the existing building. Response: Drainage letter and grading plan provided with PDP submittal. Comment Number: 3 Comment Originated: 03/28/2018 03/28/2018: Imperviousness documentation (standard comment): It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. Response: Exhibits are included in the Drainage letter provided with the PDP submittal. Comment Number: 4 Comment Originated: 03/28/2018 03/28/2018: Detention requirements (standard comment): When improvements are proposed to an existing developed site and there is an increase in impervious area greater than 1000 square feet, onsite detention is required with a 2-year historic release rate for water quantity. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. If there is less than 1000 but more than 350 square feet of new impervious area, a site grading plan is required along with the impervious area documentation. The site application seems to indicate a reduction in impervious area. If this is the case, detention will not be required. If for some reason you choose to provide detention, the stormwater outfall would be to the storm pipe running through your northerly parking lot or the storm pipe in Mason Street. Response: Onsite detention is not required and is not proposed. Comment Number: 5 Comment Originated: 03/28/2018 03/28/2018: Standard water quality requirements (standard comment): If the site is required to meet present Land Use Code requirements, onsite water quality treatment of the runoff is required. Water quality treatment methods are described in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices (BMPs). A method that could be used on an existing site is to direct the downspouts to a landscape area. Another is if perimeter landscape buffers or parking lot medians are required, they could be used to treat the runoff in bio-retention areas or rain gardens. (http://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/stormwater-criteria) Response: Water quality treatment provided within landscaped areas, see utility plans and Drainage letter. Comment Number: 6 Comment Originated: 03/28/2018 03/28/2018: LID requirements (standard comment): Please note, LID will not be required for this site if there is a reduction in impervious area and if this site application is being processed as a Minor Amendment. The LID requirements are provided herein for reference in the event that the site design changes and LID becomes a requirement. Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment with one of the two following options: 1. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. 2. 75% of all newly added or modified impervious area must be treated by LID techniques. Response: The proposed development in being processed as a Major Amendment. See utility plans and Drainage Letter for water quality treatment and LID documentation. Comment Number: 7 Comment Originated: 03/28/2018 03/28/2018: Fees (standard comment): The 2017 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. 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/builders-and-developers/plant-investmen t-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Response: Comment noted. Response: Noted. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 03/27/2018 03/27/2018: The site disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control Materials need to be submitted. The erosion control requirements can be located in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. a copy of the erosion control requirements can be found at www.fcgov.com/eroison. The Erosion Control Materials will need to be submitted at time of the first round of FDP. Based upon the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. 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: Comment noted. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/30/2018 03/30/2018: As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Response: Comment noted. Comment Number: 1 Comment Originated: 03/30/2018 03/30/2018: If submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Response: Comment noted. Department: Traffic Operation Contact: Tim Tuttle, , TTUTTLE@fcgov.com Topic: General Comment Number: 2 Comment Originated: 04/03/2018 04/03/2018: The access onto Mason currently does not meet the City's intersection spacing requirements and moving the access closer to the intersection is not supported by Traffic Operations. Staff recommends keeping the Creger access and removing the access onto Mason. Response: Access to the north parking now remains on Creger. The existing curb cut on mason has moved further south to better meet the separation requirements. A variance request has been submitted with this submittal. Department: Transportation Planning Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com Topic: Site Plan Comment Number: 1 Comment Originated: 04/02/2018 04/02/2018: Pedestrian access to the Horsetooth MAX station is unfortunately a circuitous route requiring a walk out to Horsetooth Street and back-tracking to the station. A much shorter and more direct route would be along the south property line of Chippers Lane. We encourage you to engage with the property owners regarding an access easement (temporary or otherwise) from Mason Street to the MAX Station. Transfort is happy to help with negotiations, please contact Seth Lorson 970-275-1054. Response: We look forward to coordinating with the City of Fort Collins on successfully pursuing an easement. Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/28/2018 03/28/2018: Existing Water Infrastructure (site specific comment): There is an existing 8-inch water main in Mason Street and in Creger Drive. There is an existing 1.5-inch domestic water service and a 4-inch fire service coming from the water main in Mason Street. Response: Comment noted. Comment Number: 2 Comment Originated: 03/28/2018 03/28/2018: Existing Sewer Infrastructure (site specific comment): There is an existing 10-inch sewer main in Mason Street and in Creger Drive. If the existing sanitary sewer service to this parcel needs to be upsized then the existing service will need to be abandoned at the main. Response: Comment noted. Comment Number: 3 Comment Originated: 03/28/2018 03/28/2018: Service abandonment (standard comment): For existing water and sewer services that are not planned to be re-used with this project, these will be required to be abandoned at the main. Response: Comment noted. Comment Number: 4 Comment Originated: 03/28/2018 03/28/2018: Service sizing (standard comment): This project will be required to provide water demand calculations to determine the correct size for the domestic water service to the apartment building. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. Response: Comment noted. Comment Number: 5 Comment Originated: 03/28/2018 03/28/2018: Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Response: Noted. We will engage the irrigation designer after project approval. Comment Number: 6 Comment Originated: 03/28/2018 03/28/2018: Fees (standard comment): 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/builders-and-developers/plant-investmen t-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. Response: Comment noted. Response: As affordable housing, this project is eligible for both fee waivers and (some) fee deferrals. We will work with the Building Department on obtaining the approvals necessary and utilizing the deferral of eligible fees. Department: Zoning Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/04/2018 04/04/2018: If the trash enclosure does not meet our current size and design standards it will have to be redesigned to do so. pedestrian access will need to be added and the enclosure might need to be increased in size to accommodate the increased trash demand. Response: We will provide a new trash enclosure for the site that meets current standards. Response: Acknowledged. See elevations for redesigned trash enclosure. Response: Noted.