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HomeMy WebLinkAboutTHE SUMMIT ON COLLEGE PARKING GARAGE - MJA/FDP - FDP130056 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWChoice Center/Summit on College - Parking Garage Response to Conceptual Review Comments 13. Please see the Submittal Requirements and Checklist at: hftp://www.fcqov.com/developmentreview/applications.php. Comment noted. 14. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. Comment noted. 15. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Comment Noted. Brian Williamson with TST, Inc. will make an appointment with Community Development and Neighborhood Services and submit the Major Amendment Package. Page 13 Choice Center/Summit on College - Parking Garage Response to Conceptual Review Comments 8. Comment from Ward Stanford, Traffic Operations Department, 221-6630, wstanford@fcgov.com. Please provide a memo discussing whether there will be any additional trips created by the inclusion of the parking garage not reviewed in the approved TIS? From a simple perspective and an assumption that the previous parking facilities were adequate to accommodate the traffic/trips the site was estimated to generate, it would seem that additional capacity is being created onsite that could allow for additional trips. Please discuss this perception in the memo. No intersection analysis is expected unless the review indicates a need to do so. Capstone Development hired ELB Engineering, LLC to prepare a revision to the Transportation Impact Study. A scoping meeting was held with the City Traffic Department and a Memorandum TIS is included in the Major Amendment Package stating that no additional trips are created. 2. Please provide a plan showing how traffic enters and exits the garage and if it will have a restricted access, how an errant motorist is expected to safely redirect their vehicle out of the restricted entrance. There is no restricted access to or from the garage. A sign will be posted at the entry to the remaining portion of the parking lot indicating "Parking by Permit Only." Any errant motorists will be able to turn around by turning left into the garage entry lane and backing up and turning around in the fire lane. If the errant motorist is unable to back up because they are being followed by another vehicle, they can turn around by circulating through the ground level of the garage. Traffic flow is indicated on the site plan. 9. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. Since this is not a requirement of the Project we are electing to proceed without a neighborhood meeting. 10. Please seethe Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Comment noted. 11. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at hftp://www.colocode.com/ftcollins/landuseibegin.htm. Comment noted. 12. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Where the design is not satisfying the requirements in the LUC, Requests for Modification of Standards are included in the Major Amendment Package. Page 12 Choice Center/Summit on College - Parking Garage Response to Conceptual Review Comments 3. The Major Amendment will be required to comply with providing the minimum number of bicycle parking spaces. There must be one bike parking space per bedroom. These spaces must be divided at no less than 60% enclosed and 40% exterior in a fixed rack. Bike spaces within the garage may be considered enclosed. Please indicate how the project will comply with this standard. There are currently 378 bicycle spaces at the Summit on College, which are approximately 80% utilized. We are proposing adding up to 150 more covered bicycle spaces on the south side of the garage on the ground level. The bicycle parking to bedroom ratio with the additional spaces will be 0.79 spaces per bedroom, given 665 bedrooms. Although this bicycle parking ratio falls slightly below the requirement for one bicycle space per bedroom, this is anticipated to represent more than sufficient bicycle parking for the housing complex given the current utilization of the bicycle parking. A Request for Modification of Standards to reduce the bicycle parking is included in the Major Amendment Package. 4. The site plan needs to be expanded to include a larger contextual area so that all access, circulation and compatibility issues can be evaluated. For example, the proximity to the adjoining commercial properties needs to be ascertained. Also, since West Stuart is a public street, please indicate how a driver can reverse direction without having to enter the garage. And, how close would the west elevation be in relation to the Bus Rapid Transit system? A full site plan has been submitted with this submittal, and it shows a larger context and the general circulation patterns and proximity of the parking garage to the adjacent property lines. 5. Is there the ability to provide a bicycle and pedestrian only access to the south in order to gain access to the Spring Creek Trail without having to use the vehicle access? Existing pedestrian and bicycle access to the Spring Creek Trail via the 8' paved path to the east of the garage will be utilized for trail access. 6. The building will be evaluated for compliance with Section 3.10.5 - Character and Image in the T.O.D. Overlay District. While this section was not codified with parking structures in mind, the design of the proposed garage must strive to comply with these standards to the extent reasonably feasible. There will be high visibility from the public right-of-way to the east, west and south. Even as a utilitarian structure, there must be attention given to architectural treatment of the building. Where high quality finish materials cannot be achieved, staff expects that there be sufficient land area in which to plant a generous amount of landscaping to mitigate the height, mass and bulk of the building. A good example of a private parking structure is the Poudre Valley Hospital Garage located at the corner of South Lemay Avenue and Garfield Street. Intend to comply with TOD Overlay District design standards. The garage architectural design is very similar to the architectural design of the existing residential buildings. 7. The garage must comply with Section 3.10.4(D) - Parking Structure Design in the T.O.D. Overlay District. Since the proposed parking garage does not face a street, ground floor commercial space is not being provided. Page 11 Choice Center/Summit on College - Parking Garage Response to Conceptual Review Comments Department: Electric Engineering Contact: Rob Irish, 970-224-6167, rirish@fcgov.com 1. Developer will be responsible for Electric Capacity Fee, Building Site Charges & system modification charges that apply. Comment noted. 2. There is an existing 3-phase electric duct line running East & West along the Northside of the proposed site. This line looks like it will need to be relocated to the North to be out from under the proposed parking structure. This line will need to be field located and shown on the construction drawings. Existing 3-phase power noted on the utility plans. Field location of the line (and potential relocation) to be coordinated with City Light & Power in January 2014. 3. The existing transformer feeding the Choice Center at the end of Stuart St. will need to be accessible by a line truck without going thru the proposed parking garage. Comment noted 4. The transformer for the proposed parking garage will need to be within 10' of an all weather drive over surface. Also, it will need to be accessible with a line truck without going into the parking garage. Coordinate transformer location with Light & Power Engineering. Intend to comply. 5. Developer will need to submit a C-1 form and a One -line diagram showing power requirements to Light & Power Engineering. Intend to comply. 6. Contact Light & Power Engineering @ 970-221-6700 to discuss transformer locations and the relocation of the existing electric line. Contact Norm Weaver @ 970-416-2312 to discuss possible energy alternatives on the new structure. Intend to comply. Department: Current Planning Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com 1. The request will be processed as a Major Amendment, subject to consideration by the Hearing Officer as an Administrative Review. Comment noted. 2. With the proposed changes to the easements and the requirement that floodway and flood fringe delineations be shown on the plat, a replat is recommended. A replat is being prepared by NV5 surveyors. Page 10 Choice Center/Summit on College - Parking Garage Response to Conceptual Review Comments 4. Please contact the City's Traffic Engineer, Joe Olson (224-6062) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well. ELB Engineering has contacted the City. The Traffic Impact Study based on the increased parking capacity is being submitted with Major Amendment. 5. 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 Comment noted. There are existing easements for emergency access, access, drainage, and utilities dedicated to the City on the Choice Center plat that would appear to preclude the ability to construct the parking garage with these easements overlapping. In addition, the Choice Center plat also shows a floodway designation that may impact the ability to build the structure. Easements dedicated to the City may be vacated by separate document at a cost of $400 for each easement and its associated legal description. The dedication of new easements to the City by separate document would require a cost of $250 for each easement and its associated legal description. A replat is another option to vacate and dedicate easements and may be the only way to remove a floodway designation line. New and existing easements pertaining to the parking garage project will be dedicated/vacated by replat, to be prepared by NV5 surveyors. The 100-yr FEMA floodway boundaries for Spring Creek have been revised for the construction of the Choice Center and detailed in a LOMR that will be approved before submittal for a building permit for the proposed garage. Floodway and floodplain boundaries as -built with the Choice Center project are shown on the utility plans. 7. Utility plans (or revisions to the Choice Center plans by JVA) will be required. JVA will provide new utility plans for the parking garage 8. An amendment to the Development Agreement for Choice Center may be required and if so, will be recorded once the project is finalized with recordation costs paid for by the applicant. An amendment to the Development Agreement will be submitted after the Major Amendment package sometime in January 2104. 9. Access off of Stuart Street will need to be reviewed for sight distance and approach grade considerations. Sight distance and approach grades are being evaluated by JVA and will be submitted to the city in early January, 2014. 10. If public improvements are required to be built (or relocated) a Development Construction Permit (DCP) would need to be obtained prior to starting any work on the site. Intend to comply. Page 9 Choice Center/Summit on College - Parking Garage Response to Conceptual Review Comments 4. With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re landscaping and reduce bluegrass lawns as much as possible. Native Plants have been used to the greatest extent possible in this design. Where native plants were not used, it was due to a spatial constraint or esthetic decision, but adaptive and low water use plants were used. 5. Projects in the Vicinity of Spring Creek must also comply with Section 3.4.1(1)(1) of the Land Use Code, which states the following: "Projects in the vicinity of large natural habitats and/or natural habitat corridors, including, but not limited to, the Poudre River Corridor and the Spring Creek Corridor, shall be designed to complement the visual context of the natural habitat. Techniques such as architectural design, site design, the use of native landscaping and choice of colors and building materials shall be utilized in such manner that scenic views across or through the site are protected, and manmade facilities are screened from off -site observers and blend with the natural visual character of the area. These requirements shall apply to all elements of a project, including any aboveground utility installations." As we discussed, for this project, green screening of the parking structure should be provided. Ideas at prior meetings included vines along the wall with cables, evergreen plantings, etc. The ECS should discuss and comment on this issue. Green screening has been included in this submittal. The use of steel cables and vines on the southern side of the parking garage have been indicated on the landscape plan and the elevations. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcclov.com Typically, Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. It may likely be that the parking garage use is not subject to street oversizing fees. Determination of this is made by Matt Baker, who manages Street Oversizing but is currently out of the office. Final determination will look to be made upon Matt's return. Comment noted. 2. 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/engineeringMev-review.php Comment noted. 3. 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. Comment noted. Page 8 Choice Center/Summit on College - Parking Garage Response to Conceptual Review Comments 4. PREMISE IDENTIFICATION O61FC Code 505.1: New shall be plainly identified. Address numbers shall be visible from the street fronting the property, plainly visible, and posted on a contrasting background. Intend to comply. 5. PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM New buildings greater than 50,000 square feet will 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. Poudre Fire Authority Bureau Admin Policy #07-01. Intend to comply. Radios should be adequa?: 6. SECURITY GATES 061FC 503.6: As applicable, the installation of security gates across a fire apparatus access road shall be approved by the fire chief. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. There are no security or parking control gates in the garage. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com 1. An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (Spring Creek). An update to your prior ECS is acceptable. The ECS should highlight how the impacts of the proposed parking structure are mitigated, e.g., visually and from a habitat perspective. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. An ECS was submitted to Lindsay Ex on 12/13./2013. 2. Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is determined to be insufficient, then restoration and mitigation measures will be required. In this case, as we discussed, it may be prudent to consider a fee -in -lieu payment to the City, so that City Parks and Floodplain can determine the most appropriate buffering between the creek and the parking structure. A meeting to discuss the buffer zone is being coordinated. This meeting will discuss Fee -In -Lieu options and the design basis for the fees, as well as other buffering options. 3. With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. Intend to comply. Also see response to item 4 in Zoning. Page 7 Choice Center/Summit on College - Parking Garage Response to Conceptual Review Comments 17. There are several easements that will need to be vacated and rededicated for this project. The applicant will need to evaluate whether to accomplish this with a replat or to do it with separate documents. A replat is being prepared by NV5 surveyors. 18. The city wide Stormwater development fee (PIF) is $6,390.00/acre ($0.1467/sq.-ft.) for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) 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 on the City's web site at hftp://www.fcgov.com/utilities/business/builders-and-developers/plant-investment- development-fees or contact Jean Pakech at 221- 6375 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. Intend to comply. 19. The design of this site must conform to the drainage basin design of the Spring Creek Basin Master Drainage Plan as well the Fort Collins Stormwater Manual. Intend to comply. Department: Park Planning Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com 1. 10/14/2013: No comments Department: Fire Contact: Jim Lynxwiler, 970-416-2869, jynxwiler@poudre-fire.org PARKING GARAGE 061FC 903.2.9: An automatic sprinkler system shall be provided throughout buildings classified as enclosed parking garages in accordance with IBC Section 406.4. There is no requirement to sprinkler it if the parking structure can be defined as an Open Parking Garage per IBC 406.3. The parking structure is classified as Open per IBC 406.3 and an automatic sprinkler system is not required. 2. FIRE STANDPIPE SYSTEM 061FC Sections 905 and 913: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 or the 2006 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 at minimum of 100 psi to the top habitable floor. Intend to comply. 3. FIRE ACCESS Fire access to the south side of the adjacent multifamily residential building shall be maintained. Emergency access to the south of the adjacent Choice Center residential building will be maintained. Page 6 Choice Center/Summit on College - Parking Garage Response to Conceptual Review Comments 12. A drainage report, erosion control report, and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage report must address the four -step process for selecting structural BMPs. Standard operating procedures (SOPS) for all onsite drainage facilities need to be prepared by the drainage engineer and there is a final site inspection required when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. The erosion control report requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. Intend to comply. 13. There was no onsite detention requirement for the Choice Center project so a simple statement in the drainage report documenting it is sufficient. Comment noted 14. The "buffer area" south of the existing parking lot also served as water quality treatment for the parking lot runoff. The proposed building would eliminate the 20 ft. infiltration area that was followed by the grass buffer both of which served as the only water quality treatment for the parking lot runoff. In addition, as of March of this year there is now an ordinance requiring Low Impact Development (LID) treatment for 50% of the runoff area and 25% of new parking and driveway area to be porous pavement. Parking garages do need maintenance which usually involves power washing. The design of the building will need to consider a way to capture and dispose of the wash water used in the cleaning process. Water quality treatment will be achieved with a bioswale and pond located underneath the overhanging upper tiers at the south end of the structure, adjacent to the covered bicycle parking area. Refer to the utility plans. With the exception of the open top tier of the garage, all floors will drain and collect in the sanitary sewer system. Wash water collection for the top floor will be addressed in the Standard Operating Procedures for onsite drainage facility maintenance, to be included in the final erosion control report. 15. The drainage ouffall for the site is Spring Creek or the channel along the railroad. In addition the 30 storm drain being impacted could possibly be used if it remains. Comment noted. 16. One of the items previously discussed was the possibility that the Spring Creek Map Revision approval had eliminated the need for the 30 inch storm sewer that is located under the proposed parking garage site. In order to know if that is a possibility the applicant's design team will need to review both the site drainage report (JVA) and the modeling performed by Baker Engineering and show by modeling that it is no longer needed. It is highly recommended that the applicant use a consultant that has experience in modeling. The staff recommended the consultant meet with City staff to discuss this in more detail to determine the scope of the work involved. This needs to be done prior to any submittal so that the applicant does not have any misconceptions on what route to take in the final design of the parking garage. The design team still needs to consider relocation of the storm sewer around the proposed building site as one of the options. Per discussion with FC Stormwater Utilities on 11/25/13, the existing 30 inch storm sewer will be retained and relocated around the proposed building site. Page 5 Choice Center/Summit on College - Parking Garage Response to Conceptual Review Comments Any and all construction activities in the 100-year flood fringe ---the parking garage, sidewalk, curb & gutter, utility installation or relocation, landscaping, etc. ---must be preceded by an approved floodplain use permit, $25 fee, and approved plans. In addition to the floodplain use permit, any of those construction activities in the floodway must be preceded by a No -Rise Certification. The No -Rise Certification must be prepared by a professional engineer licensed in the State of Colorado. The permit and certification forms can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Under direction of the FC floodplain administrator, Brian Varrella, the existing Floodplain Use Permit for the Choice Center will be revised to include the proposed parking garage. No portion of the garage lies within the as -built Spring Creek 100-yr floodway boundary, to be approved by LOMR before submittal for garage building permit. However, a No -Rise Certification will be prepared to demonstrate that the proposed development will not affect the current effective floodway. 8. Development review checklists for floodplain requirements can be obtained at h_ttQ//www.f_cgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Please utilize these documents when preparing your plans for submittal. You can contact Shane Boyle of Stormwater Master Planning at sboyle@fcgov.com for floodplain CAD line work as required per the floodplain development review check list. Intend to comply. 9. Please note that if any structure in a floodplain is physically connected to another structure outside the floodplain, then both structures will be considered to be in the floodplain, and will be subject to the flood insurance standards of the NFIP, and the City of Fort Collins Chapter 10 Floodplain Standards. I realize this is not proposed at this time, but the information is offered here for informational purposes, since it may affect future planning. Comment noted. 10. The Floodplain Administrator for the Spring Creek Basin is Brian Varrella; 970.416.2217,bvarrella@fcgov.com. Please contact Brian, or Mark Taylor; 970.416.2494, mtaylor@fcgov.com to schedule a meeting at your convenience. Meeting held on 12/10/13 at FC Utilities. 11. 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. Exhibits and calculations for stormwater runoff from existing and new impervious areas are shown in the drainage report. Page 4 Choice Center/Summit on College - Parking Garage Response to Conceptual Review Comments A parking garage is considered an accessory structure, and as such is allowed in a FEMA 100-year floodway or flood fringe, as long as the lowest finished floor of the garage; and all duct work, heating, ventilation, elevator control systems, electric systems, etc. are elevated 6-inches above the Base Flood Elevation (BFE). This elevation is known as the Regulatory Flood Protection Elevation (RFPE). Intend to comply. Per correspondence with City Floodplain Administrator Brian Varrella on 12/13/2013, freeboard criteria was changed by City Council last month to meet new statewide standards adopted by the CWCB. The new state standard is that all structures must be elevated or flood -proofed to a RFPE of 12 inches above the BFE. This went into effect the first week of December. 3. In lieu of elevating the structure, the garage may be floodproofed up to the RFPE, if desired. If that option is chosen, all the requirements of Section 10-38 of City Code must be met. Floodproofing Guidelines as well as a FEMA Floodproofing Certificate (which will be required before construction begins, and again after constructior is complete and prior to issuing a Certificate of Occupancy) can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. FEMA Technical Bulletin 3, "Non -Residential Floodproofing - Requirements and Certification" can be found at http://www.fema.gov/media- I ibrary-data/20130726-1511-20490-5294/lob6. pdf. Comment noted. 4. A third option, rather than elevating or floodproofing, would be to vent the structure. If that option is chosen, all the requirements of Section 10-39 of City Code would have to be met. Intend to comply with this option with appropriate venting requ rements. 5. In addition to the requirement to either elevate, floodproof, or vent the structure, development in the floodway will be allowed only if it can be certified by appropriate floodplain modeling techniques, that the building will cause no -change to the BFE, and no change to the floodway or flood fringe boundaries. This certification must be prepared by a Professional Engineer licensed in the State of Colorado. If the modeling shows that there is a change to the BFE or floodway or flood fringe boundaries, and the change will only be on the building owner's contiguous property or on property for which the owner has obtained an easement. a Conditional Letter of Map Revision (CLOMR) must be approved by FEMA. No porlion of the garage lies within the as -built Spring Creek 100-yr floodway boundary, to be approved by LOMR before submittal for garage building permit. 6. If an elevator is planned in the parking garage, the elevator and all its components must comply with the provisions of FEMA Technical Bulletin 4, "Elevator Installation." That technical bulletin can be found at hUp://www.f_e_ma.gov/media-library-data/20130726-1511-20490-5041/fema tb 4 rev.pdf. An elevator is planned and will comply with the provisions in the FEMA Technical Bulletin. Page 3 Choice Center/Summit on College - Parking Garage Response to Conceptual Review Comments 7. At the conceptual review meeting the city asked about the shadow analysis Desman has performed a shadow analysis for the winter solstice and is being submitted to the city with the Major Amendment package. Department: Water -Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com The existing sanitary sewer adjacent to this project is a 21-inch sewer in a north/south alignment at the east edge of the proposed parking structure. A 30-foot easement (15 feet each side of the sewer) must be maintained for this sewer line. If the sewer is moved to the east, Capstone will be required to obtain/purchase easements from the adjacent properties to fulfill this easement requirement. The 21" sanitary sewer line will be moved to the east of the garage in a 15' wide easement provided for maintenance. In this scenario, the City is requesting a retaining wall to protect the parking structure when/if the City excavates to repair the sewer line. Based on analysis and calculations provided by the Engineer of Recorc and included with the Major Amendment Package, future excavation for maintenance of the sewer line will not compromise the integrity of the garage structure or the supporting drilled caissons. In the opinion of the Engineer of Record, a retaining wall is not necessary. 2. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://wvvw.fcgov.com/standards The landscape installation for this project has been designed with native and low water use plants that comply with the water conservation standards set forth in the City Code. 3. If water or sewer service is needed for this project, development fees and/or water rights will be due at building permit. Comment noted. 4. Stormwater from the top roof deck must drain into the stormwater system. Stormwater from the enclosed decks may drain into the sanitary sewer system, subject to compliance with the necessary design requirements. Intend to comply. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com This property is located in the FEMA-regulatory Spring Creek 100-year floodway and flood fringe, and must comply with the safety standards of Chapter 10 of City Code. A FEMA Flood Risk Map is attached. Intend to comply. Page 2 Choice Center/Summit on College - Parking Garage Response to Conceptual Review Comments Conceptual Review Comments & Responses: Department: Zoning Contact: Gary Lopez, 970-416-2338, glopez@fcgov.com Without a true site plan it is difficult to see where the garage structure will lie other than 15' from the east property line. A site plan has been included with this submittal showing dimensions to the garage from the property lines and the adjacent student housing building. 2. Please consider adding ground level bicycle racks, as well as "cages," to lock bikes within. There are currently 378 bicycle spaces at the Summit on College, which are approximately 80% utilized. We are proposing adding up to 150 more covered bicycle spaces on the south side of the garage on the ground level. The bicycle parking to bedroom ratio with the additional spaces will be 0.79 spaces per bedroom, given 665 bedrooms. Although this bicycle parking ratio falls slightly below the requirement for one bicycle space per bedroom, this is anticipated to represent more than sufficient bicycle parking for the housing complex given the current utilization of the bicycle parking. A Request for Modification of Standards to reduce the bicycle parking is included in the Major Amendment Package. 3. Consider some covered parking on the top level in the form of pitched "carports" opened at the sides with solar collection panels atop roofs for use in generating electricity for self and others. Examine Rocky Mountain Innosphere's "carports" at 320 E. Vine as an excellent example. Please contact Norm Weaver at Light and Power, (970) - 221-6700 for further information about public incentives and the feed -in tariff program. This was evaluated and determined not to be a viable option for this project. 4. Related is the use of LEED certified (special) lighting for parking garages which can be difficult to illuminate. Intend to comply. We are using lighting that will meet LEED with the parking garage lighting being energy efficient LED or fluorescent and light levels that will meet or exceed recommended Illuminating Engineering Society of North America (IESNA) light levels. 5. Top level pole lighting should be placed away from the structures edges with sharp cutoff down directional fixtures. All top level light fixtures will be away from the structure's edge and located at the interior with cutoff down fixtures for no light spillover. 6. Drive lane and parking stall depths/widths shall meet the LUC's parking standards contained in LUC 3.2.2. Drive lane and parking stall depths/widths meet the LUC's parking standards with the exception of a 53'-1" wide parking bay with 60' angled parking (19' vehicle projection x 2 plus a 15-1"drive aisle). A 53'-l" wide parking bay is more than comfortable for low turnover residential parking, based on National Parking Association standards. Supporting documents seeking modifications to standards are being submitted with the Major Amendment Package. Page 1