HomeMy WebLinkAboutMARS LANDING - PDP190013 - SUBMITTAL DOCUMENTS - ROUND 5 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewJuly 02, 2021James Prelog
Galloway and Company5265 Ronald Reagan Blvd Suite 210Johnstown, CO 80534RE: Mars Landing, PDP190013, Round Number 4Please see the following summary of comments from City staff and
outside reviewing agencies for your submittal of Mars Landing. If you have questions about any comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Tenae Beane via phone at 9702246119 or via email at tbeane@fcgov.com. Comment Summary:Department: Development Review CoordinatorContact: Tenae Beane,
9702246119, tbeane@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 06/29/202106/29/2021: INFORMATION:I will be your primary point of contact throughout the
development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know
and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you!Response: Comment noted.Comment
Number: 2 Comment Originated: 06/29/202106/29/2021: INFORMATION:As part of your resubmittal you will respond to the comments provided in this letter. This letter is provided
to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please
be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when
applicable, avoiding responses like noted or acknowledged.Response: Comment noted.Comment Number: 3 Comment Originated: 06/29/202106/29/2021: INFORMATION:Please follow the
Electronic Submittal Requirements and File Naming Standards found at https://www.fcgov.com/developmentreview/files/electronic submittal requirements and file naming standards_v1_8 1
19.pdf?1566857888. File names should begin with the file type, followed by the project information, and round number. Example: UTILITY PLANS_PROJECT NAME_PDP_Rd2.pdfResponse: File
names have been adjusted accordingly. Comment Number: 4 Comment Originated: 06/29/202106/29/2021: INFORMATION:Resubmittals are accepted any day of the week, with Wednesday
at noon being the cutoff for routing the same week. When you are ready to resubmit your plans, please notify me advanced notice as possible.Response: Comment noted. Comment Number:
5 Comment Originated: 06/29/202106/29/2021: INFORMATION:Temporary Service Changes City of Fort Collins Development ReviewIn order to continue providing thorough reviews and
giving every project the attention it deserves, the City of Fort Collins is implementing temporary changes in how we serve our development customers. As you may be aware, we are experiencing
staff shortages in a number of key departments, which has begun to impact the timeliness of our reviews. We recognize that development and construction play a critical role in our community’s
vibrancy and economic recovery, and we have been exploring options for mitigating impacts to our customers. As a result, we will be making some temporary service changes.Beginning Monday
May 10th one additional week of review time will be added to all 1st and 2nd round submittals (increase from 3 weeks to 4 weeks).Response: Comment noted. Comment Number: 6
Comment Originated: 06/29/202106/29/2021: INFORMATION:LUC 2.211 Lapse, Rounds of Review: Applicants, within one hundred eighty (180) days of receipt of written comments and notice
to respond from the City on any submittal (or subsequent revision to a submittal) of an application for approval of a development plan, shall file such additional or revised submittal
documents as are necessary to address such comments from the City. If the additional submittal information or revised submittal is not filed within said period of time, the development
application shall automatically lapse and become null and void.Response: Comment noted. Comment Number: 7 Comment Originated: 06/29/202106/29/2021: INFORMATION:LUC 2.211(D)
Project Development Plan and Plat. Following the approval of a project development plan and upon the expiration of any right of appeal, or upon the final decision of the City Council
following appeal, if applicable, the applicant must submit a final plan for all or part of the project development plan within three (3) years... If such approval is not timely obtained,
the project development plan (or any portion thereof which has not received final approval) shall automatically lapse and become null and void.Response: Comment noted. Comment Number:
8 Comment Originated: 06/29/202106/29/2021: FOR HEARING: This proposed project is processing as a Type 2 Development Plan. The decision maker for Type 2 is the Planning and
Zoning (P&Z) Board. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public rightofway and publicly owned open space). Staff would need
to be in agreement the project is ready for Hearing approximately 35 weeks prior to the hearing. I have attached the P&Z schedule, which has key dates leading up to the hearing.Response:
Comment noted. Comment Number: 9 Comment Originated: 06/29/202106/29/2021: FOR HEARING:All "For Hearing" comments need to be addressed and resolved prior to moving forward
with scheduling the Hearing. Staff would need to be in agreement the project is ready for Hearing approximately 3 5 weeks prior to the hearing.Response: Comment noted. Department:
Planning ServicesContact: Pete Wray, 9702216754, pwray@fcgov.comTopic: GeneralComment Number: 14 Comment Originated: 03/22/202103/23/2021: FOR HEARING:Site/Landscape
Plan- South parking bay area along retaining wall - staff will use alternative compliance for not providing landscaping along this south parking lot perimer edge of site. This will
include wall and screen fence in lieu of planting. - On landscape plan please add a shade tree at each at ends of the 16 space parking bay curb extension, and as mentioned in meeting
add a shade tree and ground plane planting in middle (2-parking spaces) of this parking bay to provide sufficient alternative landscaping along this edge.Response: Revised as requested,
shade trees have been added where requested on the landscape plan. Comment Number: 16Comment Originated: 06/29/2021FOR HEARING:Section 3.8.30 - Central gathering space and amenities.-
Please provide sufficient outdoor gathering areas or site amenities, either public or private, to sustain the activities associated with single-family attached and multi-family residential
development, to adequately serve the occupants of the development, as an alternative to club house and plaza shown previously. This can be accomplished in one area, or in 2-3 smaller
areas of site. The space should include usable space with such amenities as arbor, seating, tables, BBQ, lawn area, lighting, etc.Response: Revised as requested, two smaller amenity
areas have been added adjacent to the east side of the buildings, and one larger amenity area has been added to the northwest edge of the parking lot. Department: Engineering Development
ReviewContact: Spencer Smith, 9702216603, smsmith@fcgov.comTopic: GeneralComment Number: 16 Comment Originated: 10/02/201906/29/2021: FOR FINAL PLANPlease see redlines
for additional comments.Response: The provided Utility Plans have been updated to address the redlines.03/22/2021: FOR FINAL PLANPlease see redlines for additional comments. 09/29/2020:
INFORMATION ONLYPlease refer to redlines for additional comments.10/02/2019: INFORMATION ONLYPlease refer to redlines for additional comments.Comment Number: 19 Comment Originated:
09/29/202006/29/2021: FOR HEARINGRepeat comment. We will need the letters of intent before we can schedule the project for a P&Z hearing. Response: Comment noted. Letters of intent
will be provided directly to the reviewer. 03/22/2021: FOR HEARINGRepeat comment.09/29/2020: FOR HEARINGWe will need letters of intent for all offsite easements necessary for the
development of this site. There appear to be a sanitary sewer easement, temporary grading easement, drainage easement as well as others that will needed that are offsite. See redlines.Comment
Number: 23 Comment Originated: 03/22/202106/29/2021: FOR FINAL PLANSome of the easements are labeled differently from one plan to the next or are not necessarily called what
we typically would call them. Response: Easement names have been updated per the redlines.03/22/2021: FOR HEARINGAll existing and proposed easements need to be shown and labeled on
all plans.Department: Traffic OperationContact: Steve Gilchrist, 9702246175, sgilchrist@fcgov.comTopic: GeneralComment Number: 3 Comment Originated: 09/28/202010/01/2019:
BY FINAL PLAN:CDOT has provided a review and comments back. They are indicating that no changes are needed along College (their jurisdiction) and that an access permit for change in
use will be needed at Skyway. That can be completed at final.Response: Comment noted. Department: Stormwater EngineeringContact: Wes Lamarque, 9704162418, wlamarque@fcgov.comTopic:
GeneralComment Number: 15 Comment Originated: 06/29/202106/29/2021: FOR FINAL COMPLIANCE:Please add building roof subbasins for each design point that enters a roof drain
to ensure the 12inch pipe size conveys the 100year storm.Response: This will be revised for the first Final Submittal. Department: Light And PowerContact: Luke Unruh, 9704162724,
lunruh@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 10/01/201910/01/2019: INFORMATION ONLY:There is currently 3phase power located on the southern frontage
of Skyway Dr with conduits stubbed to the north east corner of the site.Response: Comment noted. Comment Number: 3 Comment Originated: 10/01/201910/01/2019: INFORMATION
ONLY:The services to the buildings will be considered a commercial service; therefore, the service lines from the transformers to the meters are required to be installed, owned and maintained
by the property owner.Response: Comment noted. Comment Number: 5 Comment Originated: 10/01/201910/01/2019: FOR FINAL APPROVAL: A commercial service information
form (C1 form) and a oneline diagram for all commercial services will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C1
form is below:http://zeus.fcgov.com/utilsprocedures/files/EngWiki/WikiPdfs/C/C1Form.pdfResponse: Comment noted. These will be provided at final. Comment Number: 6 Comment
Originated: 10/01/201910/01/2019: INFORMATION ONLY:Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will
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/buildersanddevelopers/plantinvestmentdevelopmentfeesResponse:
Comment noted. Comment Number: 7 Comment Originated: 10/01/201910/01/2019: INFORMATION ONLY:L&P has an above ground vault on the corner of Skyway and College Ave. If any
existing electric infrastructure needs to be relocated or underground as part of this project, it will be at the expense of the developer and will need to be relocated within a dedicated
easement. Please coordinate relocations with Light and Power Engineering.Response: Comment noted. Comment Number: 8 Comment Originated: 10/01/201910/01/2019: FOR HEARING
UPDATED: Please contact Luke Unruh to verify new transformer locations on the utility and site plans before the next submittal.Response: Engineer has verified with the reviewer
that transformer placement and on-site utilities are acceptable for hearing. Comment Number: 9 Comment Originated: 06/22/202106/22/2021: AFTER HEARING AND BEFORE 1ST ROUND
OF FINAL:Please contact me to coordinate streetlight locations and finalize the electrical layout.Response: Comment noted. These will be coordinated prior to and submitted with first
final. Comment Number: 10 Comment Originated: 06/25/202106/25/2021: BEFORE HEARINGPlease add the utility easement and electric line that is shown in the redlinesResponse:
This has been added to the Utility Plans. Department: Environmental PlanningContact: Kelly Smith, ksmith@fcgov.comTopic: GeneralComment Number: 1 Comment Originated:
06/28/202106/28/2021: FOR HEARINGCan you help explain why two parking spaces were added near the NHBZ after removing the clubhouse? Wondering if these two spaces are needed.Response:
These parking spaces have been removed to accommodate amenities per planning recommendation. Comment Number: 3 Comment Originated: 06/28/202106/28/2021: FOR HEARINGPlease
provide shielded directional light fixtures to ensure no light spill into the NHBZ.Response: Photometric Plan has been updated to eliminate light spillage in the buffer zone.Comment
Number: 4 Comment Originated: 06/29/202106/29/2021: FOR HEARINGBased on comments from the Louden Ditch Company, the easement, open ditch and pipe need to be shown on plans.Response:
We have met with the Ditch Company to address their concerns. There is no ditch company infrastructure on or adjacent to the project site. There is an existing easement, labeled on
the Existing Conditions, Site, and Utility Plans, that show the location of their easement which is offset (not adjacent) to our property line. Comment Number: 5 Comment
Originated: 06/30/202106/30/2021: FOR HEARINGYour project is not meeting the quantitative natural habitat buffer zone requirements for .581 ac of low quality uplands habitat. Staff
understands you have worked with adjacent property owners to mitigate off site who are unwilling to allow you to mitigate on their properties. Staff also recognizes that the applicant
has removed buildings to enlarge the buffer zone. Staff will work with City Natural Areas Department to develop a fee in lieu to ensure the resource value lost by this development is
replaced.Response: Comment noted. Department: ForestryContact: Molly Roche, 2246161992, mroche@fcgov.comTopic: GeneralComment Number: 19 Comment Originated: 10/05/20203/23/2021:
CONTINUED THROUGH FINAL PLAN:10/5/2020: INFORMATION ONLYForestry will perform final plant counts during final plan review.Response: Comment noted. Comment Number: 24 Comment
Originated: 03/23/20216/28/2021: FOR FINAL APPROVAL – UNRESOLVEDContinued:Can the applicant please explain what the detail in the right of way symbolizes for reference?Response: As
discussed in the comment review call, that area is a bus stop. 3/23/2021: FOR FINAL APPROVAL:Please clarify the detail along College Ave between the two northern most proposed street
trees.Comment Number: 26 Comment Originated: 03/23/20216/28/2021: FOR FINAL APPROVAL – UNRESOLVED:Continued:Please review Forestry redlines and shift trees away from utilities
or vice versa. Trees should be 6ft from service lines and 10ft from mains.Response: Revised as requested, we will continue to monitor for future changes. 3/23/2021: FOR FINAL APPROVAL:There
are a few utility conflicts with parking lot island trees. Please review redlines and adjust tree or utility spacing as needed.Comment Number: 28 Comment Originated: 06/28/20216/28/2021:
FOR FINAL APPROVALPlease center all street trees in the middle of the right of way.Response: Revised as requested. Comment Number: 29 Comment Originated: 06/28/20216/28/2021:
FOR FINAL APPROVALPlease remove tree symbols of trees that are proposed to be removed from the proposed landscape plan. In addition, please show Xs over the tree symbols (of trees to
be removed) on the utility plans.Response: Utility plans have been updated to show symbols on trees to be removed. Comment Number: 30 Comment Originated: 06/28/20216/28/2021:
FOR FINAL APPROVALPlease show mitigation trees on the landscape plan and label them in the plant list.Response: Trees that are being used for mitigation have been called out in the
plant list as well as the plan. Topic: Landscape PlansComment Number: 10 Comment Originated: 09/30/20193/23/2021: CONTINUE THROUGH FINAL PLAN:10/5/2020: FOR FINAL APPROVAL
– UPDATEDStreet lights and stop signs do not appear to be shown on the landscape plan. Please confirm that there are no street lights along Mars and Skyway or let me know if they will
be shown at final plan.Response: At this point in time, no streetlights are being proposed along Mars and Skyway. We will coordinate with Light & Power and coordinate through Final
Plan.9/30/2019: FOR FINAL APPROVALPlease include locations of street lights and stop signs. Please adjust tree locations to provide proper tree separation:40 ft between Canopy Shade
Trees and street lights15 ft between ornamental trees and street lights50 ft between street trees and stop signsDepartment: Building ServicesContact: Russell Hovland, 9704162341,
rhovland@fcgov.comTopic: Building Insp Plan ReviewComment Number: 10 Comment Originated: 06/28/202106/28/2021: Construction shall comply with adopted codes as amended.
Current adopted codes are:2018 International Building Code (IBC) with local amendments2018 International Existing Building Code (IEBC) with local amendments2018 International Energy
Conservation Code (IECC) with local amendments2018 International Mechanical Code (IMC) with local amendments2018 International Fuel Gas Code (IFGC) with local amendments2018 International
Swimming Pool and Spa Code (ISPSC) with local amendments2018 International Plumbing Code (IPC) as amended by the State of Colorado2020 National Electrical Code (NEC) as amended by the
State of ColoradoCopies of current City of Fort Collins code amendments can be found at fcgov.com/building.Accessibility: State Law CRS 95 & ICC/ANSI A117.12017.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 5Energy Code: · Multifamily and Condominiums 3 stories max: 2018 IECC residential chapter.· Commercial and Multifamily
4 stories and taller: 2018 IECC commercial chapter. INFORMATIONAL ITEMS: · 10% of all parking spaces must be EV ready (conduit in place)· 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.· R2 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 NFPA13 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 firesprinkler. 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 multifamily structure.Stock Plans:When residential buildings will be built at least three times with limited variations, a stock plan design
or master plan can be submitted for a single review and then built multiple times with site specific permits. More information can be found in our Stock Plan Guide at fcgov.com/building/resrequirements.php.Building
Permit PreSubmittal Meeting: Please schedule a presubmittal meeting with Building Services for this project. PreSubmittal meetings assist the designer/builder by assuring, early on in
the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed above. The proposed project should be in the early to middesign stage
for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.com to schedule a presubmittal meeting.Response: Comment noted.Department: Technical ServicesContact:
Jeff County, 9702216588, jcounty@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 09/20/201906/29/2021: FOR FINAL PLANUNRESOLVED:We will confirm at FDP.Response:
Comment noted.03/22/2021: FOR FINAL PLAN:We acknowledge the response that the Benchmark Statements have been updated, and we will confirm that at FDP.09/20/2019: FOR FINAL PLAN:The
Benchmark Statements shown on the Site & Utility Plan cover sheets will need to match the following. Please provide the following information for the Benchmark Statement in the EXACT
format shown below.PROJECT DATUM: NAVD88BENCHMARK # w/ DESCRIPTIONELEVATION:BENCHMARK # w/ DESCRIPTIONELEVATION:PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING
DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS.IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED
FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM X.XX’.09/25/2020: FOR FINAL PLAN:The Benchmark Statements
shown on the Site & Utility Plan cover sheets will need to match the following. Please provide the following information for the Benchmark Statement in the EXACT format shown below.PROJECT
DATUM: NAVD88BENCHMARK # w/ DESCRIPTIONELEVATION:BENCHMARK # w/ DESCRIPTIONELEVATION:PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED
NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS.IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING
EQUATION SHOULD BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM X.XX’.09/20/2019: FOR FINAL PLAN:The Benchmark Statements shown on the Site & Utility
Plan cover sheets will need to match the following. Please provide the following information for the Benchmark Statement in the EXACT format shown below.PROJECT DATUM: NAVD88BENCHMARK
# w/ DESCRIPTIONELEVATION:BENCHMARK # w/ DESCRIPTIONELEVATION:PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED DATUM
(PRIOR CITY OF FORT COLLINS DATUM) FOR THEIR VERTICAL DATUMS.IF NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD
BE USED: NGVD29 UNADJUSTED DATUM (PRIOR CITY OF FORT COLLINS DATUM) = NAVD88 DATUM X.XX’.Comment Number: 2 Comment Originated: 09/20/201906/29/2021: INFORMATION ONLY:Unless
required during PDP, a complete review of all plans will be done at FDP.Response: Comment noted.03/22/2021: INFORMATION ONLY:Unless required during PDP, a complete review of all plans
will be done at FDP.09/25/2020: INFORMATION ONLY:Unless required during PDP, a complete review of all plans will be done at FDP.09/20/2019: INFORMATION ONLY:Unless required during
PDP, a complete review of all plans will be done at FDP.Department: Outside AgenciesContact: CDOT, Gloria HiceIdler, gloria.hiceidler@state.co.us, 9703818629, , Topic: GeneralComment
Number: 1 Comment Originated: 09/30/201909/30/2019: We agree with the findings of the TIS, but because the traffic volumes generated by this proposal increase traffic at the
intersection by more than 20%, the applicant should be required to obtain a new access permit. No highway improvements will be required.Response: Comment noted.Contact: Randy Starr,
9706671029, randy@starrwestbrook.com, Topic: GeneralComment Number: 5 Comment Originated: 06/28/202106/28/2021: Please see attached letter from North Loudon Ditch Company.Response:
We have met with the Ditch Company to address their concerns. There is no ditch company infrastructure on or adjacent to the project site. There is an existing easement, labeled on
the Existing Conditions, Site, and Utility Plans, that show the location of their easement which is offset (not adjacent) to our property line. Contact: Sam Lowe, 9702263104, slowe@fclwd.com,
Topic: GeneralComment Number: 6 Comment Originated: 06/29/202106/29/2021: Please see attached comments from FCLWD.Response: The Utility Plans have been updated to address
the redlines.