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HomeMy WebLinkAbout320 MAPLE STREET - PDP - PDP150025 - SUBMITTAL DOCUMENTS - ROUND 1 -14 Department: Water -Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboyle((Dfcgov.com Topic: General Comment Number: 1 Comment Originated: 08/11/2015 08/11/2015: There is an existing'/4-inch commercial water service tapped from the 16-inch main in Maple and'/4-inch commercial and 3/4-inch domestic services tapped from the 8-inch main in Meldrum. In addition, there are three separate sewer services serving the site, two tapped from the main in Meldrum and one from the main in Maple. All services will need to be reused or abandoned at the main as part of this development. Response: All water services will either be reused as -is, or upgraded from their current location. All sanitary sewer services are currently proposed to be reused. Comment Number: 2 Comment Originated: 08/11/2015 08/11/2015: Separate water and sewer services will be required for the commercial and residential portions of the development. Resoonse: Comment Acknowled- Comment Number: 3 Comment Originated: 08/11/2015 08/1112015: The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: hap://www.fcgov.com/standards Resoonse: Comment Acknowledged Comment Number: 4 Comment Originated: 08/11/2015 08/11/2015. Development fees and water rights will be due at building permit. Response: Comment Acknowledges. Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom()fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/11/2015 08/11/2015: Please provide a parking and bicycle parking break down. Parking requirements are based on bedrooms per unit for the residential portion and buidling square footage for the commercial portion. We need to see the breakdown. Bike Parking has been broken out by type (fixed/enclosed) as well as locations. Comment Number: 2 Comment Originated: 08/11/2015 08/11/2015: Light sources shall be concealed and fully shielded and shall feature sharp cut-off capability so as to minimize up -light, spill -light, glare and unnecessary diffusion on adjacent property. No lighting plan will be submitted as the building covers most of the site. All lighting will be from city ROW lights. Covered parking garage will be lighted. Comment Number: 3 Comment Originated. 08/11/2015 LUC 3.5.1 (1) (6) All rooftop mechanical equipment shall be screened from public view from both above and below by integrating it into building and roof design. Response: Comment Acknowledged. 13 ($0.1795 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 at: http://www. fcgov. com/uti I ities/busi ness/bu i lders-and-developers/pl ant-investmen t-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. Response: Comment Acknowledged. Comment Number: 19 Comment Originated: 08/11/2015 08/11/2015: The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the Fort Collins Stormwater Manual. Response: Comment Acknowledged. Department: Technical Services Contact: Jeff County, 970-221-6588, Topic: General Comment Number: 1 08/05/2015: No comments. Department: Traffic Operation icounty(afcgov.com Comment Originated: 08/05/2015 Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/11/2015 08/11/2015: The anticipated traffic volume from this development meets the threshold for needing a Traffic Impact Study - likely just a memo. Please have your traffic engineer contact me to scope the study. Response: Comment Acknowledged. TIS has been provided with the PDP Submittal. Comment Number: 2 Comment Originated: 08/11/2015 08/11/2015: Its great that all access will be off the alley. This alley will end up seeing quite a bit of traffic, and we'll need to be careful that the alley access points at Maple (and Cherry?) have good sight distance, etc. Response: Comment Acknowledged. Sight triangle is provided. Comment Number: 3 Comment Originated: 08/11/2015 08/11/2015: Engineering will be able to tell you whether the alley needs any improvements. Response: We look forward to this determination from Engineering. Comment Number: 4 Comment Originated: 08/11/2015 08/11/2015: Does the on -street parking need to change to 1-hr parking for the retail components? We may need to work with parking services on this. Response: Comment Acknowledged. This will need to be further evaluated. 12 less than 5,000 square feet of new impervious area on an existing development, a drainage letter along with a grading plan should be sufficient to document the existing and proposed drainage patterns. If there is less than 5,000 but more than 350 square feet of new impervious area; a site grading and erosion control plan is required instead of a complete construction plan set. Response: Comment Acknowledged. Comment Number: 14 Comment Originated: 08/11/2015 08/11/2015: When there is an increase in impervious area greater than 5000 square feet on an existing development, 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 5000 but more than 350 square feet of new impervious area; a grading and erosion control plan is required instead of a complete construction plan set. Response: Comment Acknowledged. Comment Number: 15 Comment Originated: 08/11/2015 08/11/2015: Alley drainage, particularly in the Old Town Basin, is problematic and must be accounted for with this development. In particular, any new stormwater drainage being added to the alley must be safely conveyed to Maple Street without impacting adjacent properties. This analysis will be required as part of the drainage design for the site and will need to be included in the drainage report. Response: Comment Acknowledged. Comment Number: 16 Comment Originated: 08/11/2015 08/11/2015: Water quality treatment is also required as described in the Fort Collins Stormwater Criteria Manual. Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. (hftp://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/stormwater-criteria) Response: Comment Acknowledged. Comment Number: 17 Comment Originated: 08/11/2015 08/11/2015: 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 for 50% of the new impervious area and 25% of new paved areas must be pervious. More information and links can be found at: http://www.fcgov.com/uti I ities/what-we-do/stormwater/stormwater-quality/low-i m pact -development Response: Since there is no exposed surface parking, the 25% permeable pavement criterion does not apply. However, 50% of the total site area will be treated by bioretention planter boxes located in the second story courtyard. Comment Number: 18 Comment Originated: 08/11/2015 08/11/2015: The city wide Stormwater development fee (PIF) is $7,817/acre 11 Comment Number: 8 Comment Originated: 08/11/2015 08111/2015: Any construction activities in the flood fringe (e.g. buildings, fences, driveways, parking lots, sidewalks, utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. Response: Comment Acknowledged. Comment Number: 9 Comment Originated: 08/11/2015 08/11/2015: In addition to obtaining an approved Floodplain Use Permit, any development in the floodway (utility work, landscaping, paving, curb & gutter, sidewalks, steps, railings, retaining walls, etc.) 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 Floodplain Use Permit and the No -Rise Certification forms can be obtained at http://www.fegov.com/utilities/what-we-do/stormwater/flooding/forms-documents Response: Comment Acknowledged. Comment Number: 10 Comment Originated: 08/11/2015 08/1112015: Development review checklists for floodplain requirements can also be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents . Please contact Beck Anderson of Stormwater Master Planning at banderson@fcgov.com for floodplain CAD line work as required per the floodplain development review check list. Response: Comment Acknowledged (pending corrective mapping pursuit). Comment Number: 11 Comment Originated: 08/11/2015 08/11/2015: Please contact Mark Taylor, 970.416.2494, mtaylor@fcgov.com if you have any questions or wish to schedule a meeting. Response: Comment Acknowledged. Contact: Shane Boyle, 970-221-6339, sbovleffcaov.com Topic: General Comment Number: 12 Comment Originated: 08/11/2015 08/11/2015: 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: Comment Acknowledged. Comment Number: 13 Comment Originated: 08/11/2015 08/11/2015: If there is an increase in imperviousness greater than 5,000 square feet a drainage and 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. If there is 10 Contact: Mark Taylor, 970.416-2494, mtaylor(a)fcgov.com Topic: Floodplain Comment Number: 2 Comment Originated: 08/11/2015 08/11/2015: Portions of this site, along the Maple Street frontage, are within the City -regulatory Old Town 100-year floodplain, and all development in that floodplain must comply with the safety regulations of Chapter 10 of City Municipal Code. A City Flood Risk Map is included with these comments. Response: Comment Acknowledged. Stormwater Staff indicated that a relatively "easy" mapping correction would likely remove most of the building site from the high risk floodplain. This is the path the Applicant intends to pursue, with the hopes that mitigation measures will be greatly reduced. In all cases, the development proposal will comply with Chapter 10. Comment Number: 3 Comment Originated: 08/11/2015 08/11/2015: Construction of a new mixed -use structure is allowed within the 100-year flood fringe, provided that the lowest floor of the structure as well as all duct work, heating, ventilation and air-conditioning systems, electrical, hot water heaters, etc. are elevated a minimum of eighteen -inches above the Base Flood Elevation (BFE) for the property. That finished floor elevation is known as the Regulatory Flood Protection Elevation (RFPE = BFE + 18" for mixed -use structures). Response: Comment Acknowledged. Comment Number: 4 Comment Originated: 08/11/2015 08/11/2015: After construction, a FEMA Elevation Certificate must be submitted to, and approved by, the City before a Certificate of Occupancy will be issued. Response: Comment Acknowledged (pending effective mapping). Comment Number: 5 Comment Originated: 08/11/2015 08/11/2015: As an alternative to elevating the building 18-inches, the building may be floodproofed up to the RFPE. If floodproofing is chosen as an option 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 construction is complete and prior to issuing a Certificate of Occupancy) can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flood i ng/forms-documents . FEMA Technical Bulletin 3, "Non -Residential Floodproofing — Requirements and Certification" can be found at http://www.fema.gov/media-library-data/20130726-1511-20490-5294/job6.pdf. Response: Comment Acknowledged. Comment Number: 6 Comment Originated: 08/11/2015 08/11/2015: Critical Facilities are not allowed in the 100-year floodplain. Response: Comment Acknowledged. Comment Number: 7 Comment Originated: 08/11/2015 08/11/2015: Anew mixed -use structure is not allowed within the 100-year floodway, so it would not be acceptable to have any portion of the building located in the floodway. Any change in site grading as well as construction of steps, railings, retaining walls, etc. within the floodway would have to be justified by a no -rise certification. Response: Comment Acknowledged. E Response: Comment Acknowledged. GROUP S-2 AUTOMATIC SPRINKLER SYSTEM REQUIREMENTS > IFC 903.2.9 & 903.2.9.1: An automatic sprinkler system shall be provided throughout buildings classified as enclosed parking garages (Group S-2 occupancy) in accordance with IBC 406.4 OR where located beneath other groups. Exception: Enclosed parking garages located beneath Group R3 occupancies. Response: Comment Acknowledged. BALCONIES AND DECKS > IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. Response: Comment Acknowledged. Comment Number: 4 Comment Originated: 08/14/2015 08/14/2015: FDC > IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department. Response: Comment Acknowledged. Comment Number: 5 Comment Originated: 08/14/2015 08/14/2015: PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM New 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. Poudre Fire Authority Bureau Admin Policy #07-01 Response: Comment Acknowledged. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, ischlam(@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 08/04/2015 08/04/2015: The site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted do not meet requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. If you need clarification concerning this section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com Response: Comment Acknowledged. R In addition to general perimeter access, buildings exceeding 30' in height need to meet additional fire height access requirements, which the current site plan does not currently comply with. Please see Appendix D of the 2012 International Fire Code and contact me with questions. Code language provided below. AERIAL FIRE APPARATUS ACCESS ROADS - WHERE REQUIRED > IFC D105.1: Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. AERIAL FIRE APPARATUS ACCESS ROADS - WIDTH > IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: Aerial fire apparatus access roads shall have a minimum unobstructed width of 30 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. AERIAL FIRE APPARATUS ACCESS ROADS - PROXIMITY TO BUILDING > IFC D105.3: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Response: Comments Acknowledged. Architect met with Jim Lynxwiler on 11/6/15 to discsuss potential alternates to the building not meeting the 30 distance requirement. Our proposal will be formalized in a r equest letter and sent to PFA in the coming weeks. Comment Number: 2 Comment Originated: 08/14/2015 08/14/2015: WATER SUPPLY A fire hydrant able to provide 1500 gpm at 20 psi is required within 300' of the building. The existing utility infrastructure available in the area appears to meet this requirement however applicant is to verify volume and pressure. Code language provided below. Response: Comment Acknowledged. > IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building. Response: Comment Acknowledged. Comment Number: 3 Comment Originated: 08/14/2015 08/14/2015: AUTOMATIC FIRE SPRINKLER SYSTEM This building will require an automatic fire sprinkler system under a separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970416-2868. Additional requirements shall apply. 7 Comment Number: 4 Comment Originated: 08/11/2015 08/11/2015: LUC 3.4.7(F)(6), states, "In its consideration of the approval of plans for properties containing or adjacent to sites... that (a) have been determined to be ... individually eligible..., the decision maker shall receive and consider a written recommendation from the Landmark Preservation Commission 4" This process often takes more than one meeting. Please contact Historic Preservation staff for scheduling. LPC Work Sessions are held on the 4th Wednesdays of each month. Response: Comment Acknowledged. We have a LPC work session schedule for December 9th. Department: Light And Power Contact: Rob Irish, 970-224-6167, rirish , cgov.com Topic: General Comment Number: 1 Comment Originated: 08/06/2015 08/06/2015: Light & Power has an existing 3-phase service and 2-single phase services on this site. Any relocation or modification to existing electric services will be at the developers expense. Response: Comment Acknowledged. Comment Number: 2 Comment Originated: 08/06/2015 08/0612015: Developer will need to submit a C-1 Form and a One -line diagram to electric engineering with load requirements. This will inform Light & Power of the service size, 3-phase or 1-phase and the voltage you are requesting. Response: Comment Acknowledged. Comment Number: 3 Comment Originated: 08/06/2015 08/06/2015: A transformer location will need to be coordinated with Light & Power and then shown on the site plan. Location needs to be within 10' of a paved surface accessible by a line truck. Response: Comment Acknowledged. Comment Number: 4 Comment Originated: 08/06/2015 08/0612015: Electric Capacity Fee, Building Site charges and system modification charges will apply. See the following link for estimated Light & Power charges and Electric Construction Practices, Policies & Procedures. http://www.fcgov.com/utilities/business/builders-and-developers Response: Comment Acknowledged. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, ilynxwiler(a)poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 08/14/2015 08/14/2015: FIRE ACCESS Fire access is required to within 150' of all exterior portions of the first floor. The current site plan puts the building at approximately 120' out of access, however as the building will be equipped with an automatic fire sprinkler system, this out of access condition is approved. Response: Comment Acknowledged. 14-72, to determine if it would qualify for recognition as a landmark. The previous determination of potential eligibility was valid for only one year. The determination of eligibility requires current color photographs of all sides of each building or structure, provided by the applicant. Sufficient photos should be taken to show the current condition of the building, especially any previous alterations or additions. Additionally, photos of the front elevation of adjacent buildings or structures are also required, to show the context of the building. Digital photos are encouraged, and may be sent to kmcwilliams@fcgov.com. Hard copies may be sent to P.O. Box 580, 80522; or dropped off at CDNS, 1st Floor, 281 N. College Ave. Response: Comment Acknowledged. Comment Number: 2 Comment Originated: 08/04/2015 Updated 08/11/2015: Because the project is adjacent to eligible or designated historic properties, then the plans will be reviewed for compliance with LUC Section 3.4.7, Historic and Cultural Resources. Response: Comment Acknowledged. We have a LPC work session schedule for December 9th. Comment Number: 3 Comment Originated: 08/11/2015 08/1112015: This property is located adjacent to the Emma Mallaby Store and associated historic buildings. The massing and character of the proposed project is not compatible with the historic structures. This can be remedied by careful attention to design. LUC 3.4.7(F)(1)(a) states that, to the maximum extent feasible, the height, setback and width of new structures shall be similar to those of existing historic structures on any block face on which the new structure is located and on any portion of a block face across a local or collector street from the block face on which the new structure is located ... ; LUC 3.4.7(F)(2) states that new structures shall be designed to be in character with such existing historic structures. Horizontal elements, such as cornices, windows, moldings and sign bands, shall be aligned with those of such existing historic structures to strengthen the visual ties among buildings. Window patterns of such existing structures (size, height, number) shall be repeated in new construction, and the pattern of the primary building entrance facing the street shall be maintained to the maximum extent feasible. LUC 3.4.7(F)(3) states that the dominant building material of such existing historic structures adjacent to or in the immediate vicinity of the proposed structure shall be used as the primary material for new construction. Variety in materials can be appropriate, but shall maintain the existing distribution of materials in the same block. LUC Division 5.1, Definitions, provides the definition of Maximum Extent Feasible: Maximum extent feasible shall mean that NO feasible and prudent alternative exists, and all possible efforts to comply with the regulation or minimize potential harm or adverse impacts have been undertaken. Response: Comment Acknowledged. The building design, massing and use of materials have been carefully selected to mitigate potential negative affects to the adjacent historic and single family structures. Topic: General Comment Number: 1 Comment Originated: 08/11/2015 08/11/2015: The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any of the trees within this site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221-6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Tree to be removed shown on plans with space for Tim B to note mitigation trees required. All street trees have been shown as 3" caliper for mitigation. Comment Number: 2 Comment Originated: 08/11/2015 08/11/2015: If tree mitigation is necessary, please include a note on the tree mitigation plan or landscape plan, as appropriate, that requires a tree removal to occur outside of the migratory songbird nesting season (February 1-July 31), or that a survey be conducted prior to removal to ensure no active nests in the area. Noted. Comment Number: 3 Comment Originated: 08/11/2015 08/11/2015: Our city has an established identity as a forward -thinking community that cares about the quality of life it offers its citizens and has many sustainability programs and goals that may benefit your project. Of particular interest may be the: 1. ClimateWise program: http://www.fcgov.com/climatewise/ 2. Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://www.fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com 3. Green Building and the Climate Action Plan: http://www.fcgov.com/enviro/green-building.php, contact Tony Raeker at 970- 416-4238 or traeker@fcgov.com 4. Nature in the City Strategic Plan: hftp://www.fcgov.com/planning/natureinthecity/? key=advanceplanning/natureinthecity/, contact Justin Scharton at 970-221-6213 orjscharton@fcgov.com Please consider the City's sustainability goals and ways for your development to engage with these efforts. Noted. Department: Historical Preservation Contact: Karen McWilliams, 970-224-6078, Topic: General Comment Number: 1 kmcwilliams a()fcgov.com Comment Originated: 08/04/2015 08/04/2015: This project contains a building that is 50+ years old; the demolition or exterior changes to this building would need to be reviewed under the City's Demolition/ Alteration Review Process, Municipal Code Section 4 08/12/2015: 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. The planter areas that are shown on the section provided that will collect the roof flows and contain a weep hole that would drain out onto and across the sidewalk are going to be a problem. Roof drains are not allowed to drain across the sidewalk and the weep holes would drain across the sidewalk. Rain gardens have been removed from plans. Comment Number: 12 Comment Originated: 08/12/2015: Doors are not allowed to open out into the right-of-way. All doors open behind ROW. Comment Number: 13 Comment Originated: 08/12/2015: 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. The 4 feet in which you show bike parking on site is not deep/wide enough to accommodate bikes without them sticking out onto the sidewalk. All bike parking outside of ROW. Comment Number: 14 Comment Originated: 08/12/2015: 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 locations) 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. Noted. Comment Number: 15 08/12/2015 08/12/2015 08/12/2015 Comment Originated: 08/12/2015 08/12/2015: Any prior variance requests granted with prior projects will not automatically apply to a new project. Staff, policies, and the project have changed and as such any variance request would need to be submitted, justified and reviewed to determine if it would be approved. Noted. Comment Number: 16 Comment Originated: 08/12/2015 08/12/2015: The public sidewalk will need to be constructed per standards and it is unlikely it will be allowed to be of colored concrete. Colored concrete has been shown outside of ROW. Comment Number: 17 Comment Originated: 08/12/2015 08/12/2015: Adequate sight distance needs to be provided at the intersection of the parking and the alley. Columns, walls and objects need to be set back in order for pedestrians and vehicles exiting and entering the facility to be able to see traffic within the alley. Noted. Department: Environmental Planning Contact: Kelly Kimple, , kkimpleQfcgov.com 3 08/12/2015: 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/engineerinq/GMARdStds/UrbanSt.htm Noted. Comment Number: 5 Comment Originated: 08/12/2015 08/12/2015: This project is responsible for dedicating any right-of-way and easements that are necessary for this project. This shall including the standard utility easements that are to be provided behind the right-of-way (8 foot along an alley, and 9 foot along all other street classifications). Right-of-way or easement shall be provided at the comer of the street intersection and the alley (per standards). Noted. Please see informal variances requested under General Note 48 on Sheet CS2. Comment Number: 6 Comment Originated: 08/12/2015 08/12/2015: Both Maple Street and Meldrum Street are considered local streets. Improvements to the frontages of the property will be required. Any existing driveways shall be closed and sidewalk shall be constructed meeting standards. The alley adjacent to the site is not in the best shape and will need to be improved (you will want to take a look at the Brownes on Howes plans to see the profile and design that was approved for that project and will need to tie into that design). Entrance into alley has been redesigned on west edge with vertical curb, curb along Maple to be redone as well as all sidewalks being redone. Comment Number: 7 Comment Originated: 08/12/2015 08/12/2015: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Comment Number: 8 Comment Originated: 08/12/2015 08/12/2015: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Noted. Comment Number: 9 Comment Originated: 08/12/2015 08/12/2015: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Noted. Comment Number: 10 Comment Originated: 08/12/2015 08/12/2015: 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. All encroachment permits are revocable and as such any objects that are approved within the right-of-way have to be items that can be removed from the project. Comment Number: 11 Comment Originated: 08/12/2015 2 Topic: Site Plan Comment Number: 1 Comment Originated: 08/12/2015 2nd Floor Courtyard It appears that that the width and orientation of the 2nd floor coutyard space will result in this area being cast in shadow during cooler months. Consideration should be given to shadow impacts to users' comfort. Response: The courtyard has been orientated to the south to address these comments. Comment Number: 4 Comment Originated: 08/12/2015 Building Setbacks Staff does not support the proposed 4' setback along Meld rum Street. The streetscape transition in this block is to a deeper setback more in keeping with building to street relationships to the west. A good example is found on the north end of this block at the Cherry Street lofts, which are setback 12 feet from the back of the Cherry Street sidewalk to the building face. Response: The revised design provides a 9'-4" setback along Meldrum and 4'-10" along Maple. Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger(a)fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/12/2015 08/12/2015: Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. Noted. Comment Number: 2 Comment Originated: 08/12/2015 08/12/2015: 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 Noted. Comment Number: 3 Comment Originated: 08/12/2015 08/12/2015: 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. 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. Noted. Comment Number: 4 Comment Originated: 08/12/2015 City of Fort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov. coWdevelopmentreview October 13, 2015 Alex Schuman Development Company LLC 605 S. College Ave., Suite 100 Fort Collins, CO 80524 RE: 320 Maple Mixed -Use - Preliminary Design Review, PDR150015, 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, Clark Mapes, at 970-221-6225 or cmapes@fcgov.com. Comment Summary: Department: Planning Services Contact: Cameron Gloss, cglossMcgov.com Topic: Building Elevations Comment Number: 2 Comment Originated: 08/12/2015 Variation in Building Massing The proposed horizontal building mass along both frontages exceeds the required height: width ratio of 1:3 without substantial variation in massing that includes a change in height and projecting or recessed elements. Response: The revised design meets this requirement. Comment Number: 3 Comment Originated: 08/12/2015 Building Size, Mass, Bulk and Scale The proposed design is not compatible with the mass, bulk and scale with the established character of the surrounding residential area to the north and west. Section 3.5.1 (C) requires that the building be articulated and subdivided into massing that is proportional to the mass and scale of other structures within the abutting and opposing Meldrum face block and cater -corner across the intersection. Please see Figures 7a and 7b illustrating how infill and redevelopment buildings must transition to the scale of the surrounding area. Response: The revised design meets this requirement. Building scale has been reduced on both the north and west elevations with significant setbacks.