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HomeMy WebLinkAboutSPRING CREEK STATION (2105 S. COLLEGE AVE.) - PDP - PDP160020 - CORRESPONDENCE - (5)Comment Number: 7 Comment Originated: 07/19/2016 07/19/2016: Please indicate on the utility plans the location of the roof drain connection to the storm pipe system. Topic: Landscape Plans Comment Number: 12 Comment Originated: 07/19/2016 07/19/2016: Please modify note 5 on the cover sheet of the landscape plans to include storm sewer lines in the landscape/utility separation requirements, as noted on the redlined plans. Topic: Plat Comment Number: 8 Comment Originated: 07/19/2016 07/19/2016: Please dedicate a utility easement for the existing waterline. The easement should be 10' on either side of the waterline, approximately 20' in width through the parcel included in this plat. Comment Number: 9 Comment Originated: 07/19/2016 07/19/2016: The Plat is showing an existing 12' utility easement that is located where the proposed building is going to sit. Are you planning to vacate this easement? Who does the utility easement belong to? Topic: Site Plan Comment Number: 10 Comment Originated: 07/19/2016 07/19/2016: Site Plan — There are several existing easements shown on the site plan that don't quite seem to match the easements shown on the plat. Please reconcile. Comment Number: 11 Comment Originated: 07/19/2016 07/19/2016: It appears as though the proposed building footprint overlaps the 15' utility easement that is located on the west side of the site. Generally this is not allowed. Who does the utility easement belong to? Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/26/2016 08/03/2016: LUC 3.2.2(K)(5) The total number of parking spaces (166) will require a minimum of (6) handicap spaces with at least one van -accessible space. Comment Number: 2 Comment Originated: 07/26/2016 08/03/2016: Please show parking stall and drive aisle dimensions for covered parking area as part of LUC3.2.2(L) Comment Number: 3 Comment Originated: 07/26/2016 08/03/2016: Please show location of trash enclosure or provide detail of trash and recycling plans. Comment Number: 4 Comment Originated: 07/26/2016 08/03/2016: Where is the mechanical equipment located? Comment Number: 5 Comment Originated: 07/26/2016 O8/03/2016: Bicycle parking required as part of 3.2.2(C)(4) 18 Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/25/2016 07/25/2016: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Department: Water -Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 07/19/2016: Please update contact information on the cover sheet of the Utility Plans, per redlines. Comment Number: 2 Comment Originated: 07/19/2016: The Utility Department recommends conducting a fire flow test, during the course of design, on the existing 6" waterline that this site is proposing to tap into to verify that adequate fire flows are available in this location. If there are not adequate fire flows at this location, this project will be responsible to upsize the main to the extents required to achieve required fire flows. Comment Number: 3 07/19/2016 07/19/2016 Comment Originated: 07/19/2016 07/19/2016: The proposed water meter will need to be placed outside of that easement. (It cannot be built this close to the water main. It should be at least 10' away from the main.) These plans will also need to show and callout the curb stop. Comment Number: 4 Comment Originated: 07/19/2016 07/19/2016: The proposed fire service will need to be placed such that it is not going through the proposed water meter. The fire service will also need to have an isolation valve on the service line and a thrust block at the connection point to the main. Comment Number: 5 Comment Originated: 07/19/2016 07/19/2016: If the proposed sanitary sewer service ends up being sized at less than 8", it will need to be connected to the sewer main, not the manhole. Also, since the connection is occurring on the neighboring property, you will need to get an easement from that neighbor to install your service into their property. For this preliminary approval, a Letter of Intent from that property owner will be required to be submitted to the City that indicates their approval of the sewer connection and that they will grant an easement during the final design and platting of the project. Comment Number: 6 Comment Originated: 07/19/2016 07/19/2016: The existing sewer and water services to the existing buildings will need to be identified and shown on a demo plan. The demo plan should then clearly show which services will need to be removed and abandoned at the main. 17 Comment Number: 7 Comment Originated: 07/25/2016 07/25/2016: Please label the Point Of Beginning. Comment Number: 8 Comment Originated: 07/25/2016 07/25/2016: If you choose to keep existing off -site easements on the plat, you need to label what they are. See redlines. Comment Number: 9 Comment Originated: 07/25/2016 07/25/2016: There is plat language missing. See redlines. Comment Number: 11 Comment Originated: 07/25/2016 07/25/2016: The boundary closes. Topic: Site Plan Comment Number: 12 Comment Originated: 07/25/2016 07/25/2016: We would prefer that the project name on all plans be "Spring Creek Station" rather than an address. With this property being replatted, the address could change. Comment Number: 13 Comment Originated: 07/25/2016 07/25/2016: The bearings & distances on the property boundary should match the Subdivision Plat. Comment Number: 14 Comment Originated: 07/25/2016 07/25/2016: Some of the right of way descriptions shown are incorrect. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. Comment Number: 15 Comment Originated: 07/25/2016 07/25/2016: Some of the easement descriptions shown are incorrect. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcqov.com Topic: General Comment Number: 2 Comment Originated: 08/02/2016 08/02/2016: We will have to work with you as you develop your landscape plans to ensure there is good sight distance at the entry to the garage. The opposing off set through traffic adds some complexity to this movement, and we want to make this area as visible as possible. Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 08/02/2016 08/02/2016: The Fort Collins multimodal transportation level of service was not addressed in the study. This can be found in Appendix H in LCUASS. An addendum memo with a narrative related to the multimodal LOS can be submitted as a supplement to the traffic study. 16 Comment Number: 28 Comment Originated: 07/25/2016 07/25/2016: Some of the easement descriptions shown are incorrect. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. Topic: General Comment Number: 21 Comment Originated: 07/25/2016 07/25/2016: SHADOW STUDY: We would prefer that the project name on all plans be "Spring Creek Station" rather than an address. With this property being replatted, the address could change. Comment Number: 22 Comment Originated: 07/25/2016 07/25/2016: SHADOW STUDY: There are line over text issues. See redlines. Topic: Landscape Plans Comment Number: 16 Comment Originated: 07/25/2016 07/25/2016: We would prefer that the project name on all plans be "Spring Creek Station" rather than an address. With this property being replatted, the address could change. Comment Number: 17 Comment Originated: 07/25/2016 07/25/2016: There are line over text issues. See redlines. Topic: Lighting Plan Comment Number: 20 Comment Originated: 07/25/2016 07/25/2016: We would prefer that the project name on all plans be "Spring Creek Station" rather than an address. With this property being replatted, the address could change. Topic: Plat Comment Number: 1 Comment Originated: 07/25/2016 07/25/2016: We would prefer that the name be "Spring Creek Station" to match the other plans. Comment Number: 2 Comment Originated: 07/25/2016 07/25/2016: Please make changes to the Statement Of Ownership And Subdivision as marked. See redlines. Comment Number: 3 Comment Originated: 07/25/2016 07/25/2016: Are there any Lienholders for this property? If so, please add a signature block. If not, please add a note stating there are none, and include response in written comments. Comment Number: 4 Comment Originated: 07/25/2016 07/25/2016: Please label the west & east lines of Lot 3, Bankcenter Square First Filing. See redlines. Comment Number: 5 Comment Originated: 07/25/2016 07/25/2016: All easements must be labeled & locatable. See redlines. Comment Number: 6 Comment Originated: 07/25/2016 07/25/2016: The "Found PK Nail In Asphalt" needs to be upgraded with PLS # attached. See redlines. 15 Department: Technical Services Contact: Jeff County, 970-221-6588, icounty@fcgov.com Topic: Building Elevations Comment Number: 18 Comment Originated: 07/25/2016 07/25/2016: We would prefer that the project name on all plans be "Spring Creek Station" rather than an address. With this property being replatted, the address could change. Comment Number: 19 Comment Originated: 07/25/2016 07/25/2016: There are line over text issues. See redlines. Topic: Construction Drawings Comment Number: 23 Comment Originated: 07/25/2016 07/25/2016: We would prefer that the project name on all plans be "Spring Creek Station" rather than an address. With this property being replatted, the address could change. Comment Number: 24 Comment Originated: 07/25/2016 07/25/2016: The City has moved to the NAVD88 vertical datum, and as of January 1, 2015, all projects are required to be on NAVD88 datum. Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX'. Comment Number: 25 Comment Originated: 07/25/2016 07/25/2016: The Basis Of Bearings statement should match the Subdivision Plat. Comment Number: 26 Comment Originated: 07/25/2016 07/25/2016: There are line over text issues. See redlines. Comment Number: 27 Comment Originated: 07/25/2016 07/25/2016: Some of the right of way descriptions shown are incorrect. If they are going to stay on the plan, they should match what is shown on the Subdivision Plat. 14 Comment Number: 14 Comment Originated: 07/19/2016 07/19/2016: Appendix B — The StormCAD table indicates slightly different flow values than those shown in the runoff table in the report. Please check to make sure these match. Also, please indicate on the plans where the roof drain connection into the storm pipe system is to occur. Comment Number: 15 Comment Originated: 07/19/2016 07/19/2016: Appendix B — Please clarify what specific pipe the Worksheet for Circular Pipe is for. Comment Number: 16 Comment Originated: 07/19/2016 07/19/2016: The City's stormwater criteria have been updated to include LID requirements since your conceptual review submittal. A meeting to go over stormwater requirements is recommended at this preliminary stage. Please contact Heather McDowell at (970) 224-6065 or hmcdowell@fcgov.com to set up a meeting. Topic: General Comment Number: 4 Comment Originated: 07/19/2016 07/19/2016: Water quality and LID devices/chambers, etc need to be shown on these preliminary plans. Comment Number: 5 Comment Originated: 07/19/2016 07/19/2016: Standard operating procedures (SOPs) for all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/sto rmwater/sto rmwater-quality/low-i m pact -development Comment Number: 6 Comment Originated: 07/19/2016 07/19/2016: Per Colorado Revised Statute §37-92-602 (8) effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. Comment Number: 7 Comment Originated: 07/19/2016 07/19/2016: The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov. co m/uti I ities/b usiness/b u i lders-an d-developers/plant-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. 13 Comment Number: 9 Comment Originated: 07/19/2016 07/19/2016: Hydrologic Criteria— Please note that runoff coefficient values cannot exceed 1.0. Please see the Runoff Chapter, Section 2.1 for information on the frequency factor calculations. Please update your runoff calculations accordingly. Comment Number: 10 07/19/2016: Water Quality Requirements - Comment Originated: 07/19/2016 • Standard Water Quality requirements per the Fort Collins Stormwater Criteria Manual are: fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices (BMPs). (hftp://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. • Enhanced (or LID) Water Quality requirements per the Fort Collins Stormwater Criteria Manual are: Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment with one of the two following options: a. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. b. 75% of all newly added or modified impervious area must be treated by LID techniques. • The existing inlet and pipe system located at the northwest corner of the site is providing standard water quality treatment for the portion of the site draining toward that inlet. Per the standard water quality and LID requirements, you will then need to provide LID treatment for the balance of the site. • LID systems do not include mechanical separator devices. Comment Number: 11 Comment Originated: 07/19/2016 07/19/2016: The drainage report must discuss the four -step process for selecting structural BMP's. This process is outlined in the 2011 version of the Urban Drainage Manual, Volume 3, Section 4.0. This version is posted on the City's website. Comment Number: 12 Comment Originated: 07/19/2016 07/19/2016: Please include more detailed information in the narrative about how you arrived at the allowable release rates from both the westerly and easterly basins. It needs to be clear that the proposed condition release rates do not exceed the existing condition release rates in either direction. Comment Number: 13 Comment Originated: 07/19/2016 07/19/2016: Appendix B — The UD-Detention spreadsheet cannot be used to calculate detention volumes in the City of Fort Collins because it utilizes Denver rainfall data. Please build your own mass balance spreadsheet using the Modified FAA Procedure as outlined in the Fort Collins Stormwater Criteria Manual, Volume 2, Chapter 10, Section 3.2.3. 12 Comment Number: 23 Comment Originated: 08/03/2016 08/03/2016: The Lighting Plan needs a schedule and cut sheets of the selected fixtures. The point -by -point illuminance plan must be calibrated using a light loss factor of 1.00. Also the Lighting Plan must include the U.S. Department of Energy - Lighting Facts and provide ratings for Backlight, Uplight and Glare (B.U.G). Since all fixtures must be fully shielded, the lighting designer should strive to achieve a BUG rating of B-1, U-0, G-1. If LED is used, all Kelvin temperatures must be limited to no greater than 3,000 degrees to mitigate glare and harshness. Department: Stormwater Engineering Contact: Basil Harridan, 970-224-6035, bhamdan@fcgov.com Topic: Erosion Control Comment Number: 17 Comment Originated: 08/01/2016 08/01/2016: No Erosion Control Plans or Report were submitted as part of this original submittal. These will need to be provided and ESC issues should be addressed at an FDP level submittal. Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: Construction Drawings Comment Number: 1 Comment Originated: 07/19/2016 07/19/2016: Grading Plan — It is hard to see what is proposed for the grading plan along the north property line. Please provide a detail to show that stormwater is being intercepted into the inlets and the storm pipe and not draining onto the neighbor's property to the north. Comment Number: 2 Comment Originated: 07/19/2016 07/19/2016: Grading Plan —the proposed storm pipe shown along the northern property line is very close to the property line and would require an easement from the neighbor if you plan to keep it this close to the property line. (Typical storm pipe easement widths are a minimum of 20'.) Consider moving the storm pipe at least 10' south to keep the limits of installation and maintenance of that pipe on your property. Comment Number: 3 Comment Originated: 07/19/2016 07/19/2016: Grading Plan — the sidewalk along the south side of the building looks like its elevated higher than the finished floor of the building. With the Final Utility Plans, please provide a detail and/or cross-section of this. Topic: Drainage Report Comment Number: 8 Comment Originated: 07/19/2016 07/19/2016: Historic Drainage - The inlet located at the northwest corner of the project site was installed as a part of the Max BRIT project. Design information on that inlet and storm pipe should be included and referenced in this report. (I can email you some of the pertinent pages from that report. If you want to review the entire report, I can put it on a dropbox link for you.) Please note that the developed condition runoff toward that inlet and the receiving swale from this project will need to be no more than what was assumed for the BRT project. 11 Comment Number: 16 Comment Originated: 08/03/2016 08/03/2016: The same comment applies to the roofline. Section 3.10.5(B) requires that flat -roofed buildings feature a three-dimensional cornice on all walls facing streets or connecting walkways or otherwise be broken up to avoid a long continuous roofline. It appears the building complies but the extent of the various roof parapets and overhangs in relation to the wall plane needs to be dimensioned to assure compliance. Comment Number: 17 Comment Originated: 08/03/2016 08/03/2016: One of the main criticisms of The Summit Apartments is the lack of any meaningful relationship to South College and the broader community. The complex is viewed as being isolated and out of scale. Staff would like to explore ways for this project to overcome these issues. Please consider adding a ground -floor architectural feature(s) to the right side of the east elevation to strengthen the relationship of the building to the South College Avenue and the larger neighborhood (South College Heights). Perhaps a projecting element or ground floor patios with overhangs or some other element could be added to introduce an attractive feature at the ground level. Would it be possible for the ground floor east -facing units to feature individual exterior entries, porches, patios, stoops or other treatments enhance the relationship to the broader community? Comment Number: 18 Comment Originated: 08/03/2016 08/03/2016: There are a series of windows on the ends of the east and west elevation that appear flat in relationship to the fagade. The overall articulation of the building would be improved if these windows were upgraded with additional trim, or sills or lintels. Comment Number: 19 Comment Originated: 08/03/2016 08/03/2016: The person doors on the north, south and west elevations are not very well demarcated on the elevations. They appear as simple recesses without any other components that benefit the overall articulation. Please consider highlighting these person doors with additional features so that the ground floor of the building continues to contribute to the pedestrian scale. Comment Number: 20 Comment Originated: 08/03/2016 08/03/2016: The steel screen walls for the garage may need to be softened with additional trim such as sills or lintels. Also, the color may need to be a color tone that is more complementary to the overall color scheme. Please consider a color that more closely resembles the alternate color brick panels. Comment Number: 21 08/03/2016: Comment Originated: 08/03/2016 On the south elevation, it is difficult to read the second floor courtyard. Perhaps the graphics could be more detailed to indicate how this feature contributes to the overall architectural character of the south fagade. Comment Number: 22 Comment Originated: 08/03/2016 08/03/2016: A material and color board would be helpful to see how all the components work together. m Comment Number: 10 Comment Originated: 08/03/2016 08/03/2016: Please label the trash and recycling area. If these are to be located internally, please note on the Site Plan. Please be aware to size these containers properly as it is illegal to deposit cardboard products in the trash. With regard to a best practice approach to recycling within multi family projects, please contact Caroline Mitchell, Environmental Planner, 221 6288. Comment Number: 11 Comment Originated: 08/03/2016 08/03/2016: In designing the entrance to the below grade and at grade under structure parking, please note the standards found in Section 3.10.4(D) (3)(a f). These standards are intended to add a measure of safety and reduce any conflicts between vehicles entering and exiting the structure and pedestrians. Comment Number: 12 Comment Originated: 08/03/2016 08/03/2016: There is an existing mature Honey Locust at the southeast corner of the site that looks like it's outside the building envelope and the access drive that the Landscape Plan indicates to be removed. Is there any reason this tree can't be preserved? Comment Number: 13 Comment Originated: 08/03/2016 08/03/2016: Due to the grade difference along both north and south property lines, will retaining walls be needed? If so, please call out on both the site and landscape plans. Also, be sure to specify the material used for these walls. If needed, please construct these walls out of split -face or textured concrete masonry units, or other decorative concrete products, but not smooth -face block. Comment Number: 14 Comment Originated: 08/03/2016 08/03/2016: Section 3.10.5(F)(3) requires that buildings in the Transit -Oriented Development Overlay Zone (T.O.D.) that are greater than two stories must be designed so that upper portions of the building are stepped back from the base. The adequacy of the upper floor step -backs will be evaluated by the extent to which they advance objectives related to providing a pedestrian scale along sidewalks, enhancing compatibility with the scale and massing of nearby buildings, preserving sunshine patterns in adjacent spaces and preserving views. It appears that the upper floors are not stepped back. Staff is mostly concerned about the pedestrian experience along the south elevation and the relationship between the treatment along the garage and the ten foot wide sidewalk. The pedestrian scale and experience walking along the screen walls for the garage needs to be considered in the architectural design of the south elevation. Comment Number: 15 Comment Originated: 08/03/2016 08/03/2016: On the architectural elevations, we need to be able to evaluate the extent of the recesses and projections of the building modules. While the perspective renderings are helpful, no dimensions are provided. Please include a plan view line, with dimensions, that describes the variation in the massing of the building at the ground level that corresponds to the architectural elevation. Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/03/2016 08/03/2016: The site plan needs to be expanded to the south and east in order to provide a broader context in relationship to South College Avenue to the east and the shopping center circulation system to the south. It would be helpful to see the relationship of the subject site to the intersection of S. College and Rutgers. We need to see how the vehicular and sidewalk networks tie into the adjoining developments. Perhaps a separate Contextual Site Plan would be a good idea. Comment Number: 2 Comment Originated: 08/03/2016 Also, on the west, the site plan needs to indicate what the sidewalk on the north side of the public courtyard ties into as it leaves the site. Comment Number: 3 Comment Originated: 08/03/2016 08/03/2016: On the site plan, please use a graphic that highlights the 35-foot wide Ingress -Egress Road Right -of -Way. This circulation is critical in depicting how access is gained to and from the site. Without a graphic, this system gets a little lost. Comment Number: 4 Comment Originated: 08/03/2016 08/03/2016: On the site plan, pleases label all sidewalk widths. Comment Number: 5 Comment Originated: 08/03/2016 08/03/2016: Is there any opportunity to add east -west sidewalks in the existing east -west access drive between S. College and the subject site? Perhaps these walks could be attached. If the existing roadway width is not sufficient for walks on both sides, then it appears that a walk on the south side would better align with the building entrance than the north side. Comment Number: 6 Comment Originated: 08/03/2016 In the site data table, please add a column for the minimum required parking based on the number of bedrooms per unit (Section 3.2.2(K)(1)(a)1. so this number can be compared to the number of spaces provided. Comment Number: 7 Comment Originated: 08/03/2016 08/03/2016: Bicycle parking is required at a minimum ratio of one space per bedroom. There is no data provided as to the number of bike parking spaces. Also, please note that a minimum of 60% of the total must be enclosed and the balance may be outside in fixed racks. This data needs to be added to the table. Also, please indicate the locations of the enclosed spaces and exterior racks. Comment Number: 8 Comment Originated: 08/03/2016 08/03/2016: Standard notes will be provided to be added to the Site Plan. Comment Number: 9 Comment Originated: 08/03/2016 08/03/2016: The plaza on the west complies with the Midtown Plan. Please consider upgrading the plaza to include seat walls. 0 does not appear it can be met via the prescriptive measure of the code, the intent of the code shall be maintained via alternative means of compliance. These alternative means shall include applicable provisions of the high rise code and should include but may not be limited to multiple roof access points via stairwells, pressurized stairwells, areas of refuge with communication in stairwells, walk out roof access, standpipes in the stairwells with hose connections for roof operations, occupant notification, and possibly a fire department command center. A letter to the fire marshal shall be submitted with a proposal for meeting the intent of the code and further discussion is advised. Comment Number: 2 Comment Originated: 07/08/2016 07/08/2016: EMERGENCY ACCESS EASEMENT The limits of the fire lane shall be fully labeled on the plat and shown on the plans as an Emergency Access Easement (EAE). Comment Number: 3 Comment Originated: 07/08/2016 07/08/2016: FIRE LANE CONNECTION TO THE MAX TRANSIT LINE > The proposed fire lane connection to the Max Transit line will have to be approved by the City Transportation Department and Poudre Fire Authority. Currently, the connection point is undersized at approximately 8'. Any gate design less than 20' width will require approval by the fire marshal, but shall be no less than 16' wide. Turning radii may need to be adjusted so as to allow full vehicle movement. > In addition, the connection will require an approved electric, functioning gate for emergency access only. The opening mechanism should comply with existing Max corridor access standards although an Opticon function may also be warranted. Further discussion will be needed. Comment Number: 4 Comment Originated: 07/13/2016 07/13/2016: FIRE LANE CONNECTION TO MAX LINE - UPDATED I contacted Transit Planner Emma Belmont at FC Transportation Dept. to get a read on the possible emergency access connection to the Max Line. She informed me that is on Railroad ROW and permission to access would have to come from the railroad. She considers it highly unlikely that the railroad will approve the connection. If so, the proposed access plan will need to be reconsidered. Comment Number: 5 Comment Originated: 08/03/2016 08/03/2016: FIRE LANE ON SOUTH SIDE The city staff meeting today mentioned that negotiations are underway with Whole Foods to create better cross -site access and clean up exiting easements between the properties. PFA would like to once again entertain the idea of providing for an Emergency Access Easement on the south side of Spring Creek Station to help mitigate perimeter access problems inherent at the site. 7 Department: Light And Power Contact: Coy Althoff, , CAlthoff@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/29/2016 07/29/2016: Both single phase & 3-phase power facilities are running along the south and the west side of the property lines. Comment Number: 2 Comment Originated: 07/29/2016 07/29/2016: Electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this project. Comment Number: 3 Comment Originated: 07/29/2016 07/29/2016: Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show the locations on the utility plans. 'Please note that minimum clearances around transformers are 3' around the back and sides and 8' clearance from the front."' Comment Number: 4 Comment Originated: 07/29/2016 07/29/2016: Multi -family buildings are treated as commercial services; therefore a(C-1) form must be filled out and submitted to Light & Power Engineering. All secondary electric service work is the responsibility of the developer and their electrical consultant or contractor. Please provide a one line diagram and a C-1 form to Light and Power Engineering. The C-1 form can be found at: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1 Form.pdf Comment Number: 5 Comment Originated: 07/29/2016 07/29/2016: You may contact FCU Light & Power, project engineering if you have questions. (970) 221-6700. Please also reference our Electric Services Standards (ESS) document at the following link. http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar ds_FI NAL_17June2016.pdf Comment Number: 6 Comment Originated: 07/29/2016 07/29/2016: Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/bu ilders-and-developers. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, ilynxwiler@poudre-fire.org Topic: General Comment Number: Comment Originated: 07/08/2016 07/08/2016: STRUCTURES EXCEEDING WIN HEIGHT IFC Appendix D105 and local amendments: In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 30 foot wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to at least one entire side of the building. As this requirement R early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid -design stage for this meeting to be effective. Applicants of new projects should email scarter@fcgov.com to schedule a pre -submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage and type of construction being proposed. Comment Number: 2 Comment Originated: 07/22/2016 07/22/2016: Adoption of the 2015 I -Codes is anticipated for January 2017. Be advised that permit applications submitted after the code adoption date will be subject to the new codes and standards, as amended. For more information, contact Sarah Carter, Plans Examiner at 970-416-2748 or scarter@fcgov.com. Comment Number: 3 Comment Originated: 07/22/2016 07/22/2016: Construction shall comply with adopted codes as amended. Current adopted codes are: 2012 International Building Code (IBC) 2012 International Residential Code (IRC) 2012 International Energy Conservation Code (IECC) 2012 International Mechanical Code (IMC) 2012 International Fuel Gas Code (IFGC) 2012 International Plumbing Code ([PC) as amended by the State of Colorado 2014 National Electrical Code (NEC) as amended by the State of Colorado Fort Collins has amendments to most of the codes listed above. See the fcgov.com/building web page to view them. Accessibility: State Law CRS 9-5 & ICC/ANSI Al17.1-2009. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code Use 1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC. 2. Multi -family and Condominiums 3 stories max: 2012 IECC residential chapter. 3. Commercial and Multi -family 4 stories and taller: 2012 IECC commercial chapter. Comment Number: 4 Comment Originated: 07/22/2016 07/22/2016: City of Fort Collins IBC amendments require a full NFPA-13 sprinkler system in multifamily units with an exception for buildings with up to 6 dwelling units that are not more than 2 stories nor more 5000 sgft per floor. Comment Number: 5 Comment Originated: 07/22/2016 07/22/2016: Building code and State statute CRS 9-5 requires project provide accessible units. This project has 72 units and will need to achieve at least 36 points. 5 1) ClimateWise program: fcgov.com/climatewise/ 2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com 3) Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 4) Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or nweaver@fcgov.com 5) Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 6) Nature in the City Strategic Plan: http://www.fcgov.com/natureinthecity/, contact Justin Scharton at 970-221-6213 or jcharton@fcgov.com Please consider City sustainability goals and ways this development can engage with these efforts. Let me know if I can help connect you to these programs. Department: Forestry Contact: Tim Buchanan, 970-221-6361, tuchanan@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 07/29/2016 07/29/2016: Contact the City Forester for an on -site meeting to conduct an existing tree inventory and receive information for a tree mitigation plan. This information will need to be placed on the landscape plan. Existing trees will need to be identified by species, size , condition and the mitigation requirement. Comment Number: 2 Comment Originated: 07/29/2016 07/29/2016: The large existing honeylocust at the south east corner of the site is in good condition and warrants retention. Review the design around this tree for accommodating its retention. Comment Number: 3 Comment Originated: 07/29/2016 07/29/2016: Along the south perimeter planting use canopy shade trees in place of the 6 Radiant Crab. Comment Number: 4 Comment Originated: 07/29/2016 07/29/2016: Use the standard City of Fort Collins Landscape notes. These notes are available from the City Forester or from the project planner. Department: Internal Services Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 07/22/2016 07/22/2016: Please schedule a pre -submittal meeting with Building Services for this project. Pre -Submittal meetings assist the designer/builder by assuring, 4 3) providing tree canopy cover; 4) creating visual interest year round; 5) complementing the architecture of a development; 6) providing screening of areas of low visual interest or visually intrusive site elements; 7) establishing an urban context within mixed -use developments; 8) providing privacy to residents and users; 9) conserving water; 10) avoiding reliance on excessive maintenance; 11) promoting compatibility and buffering between and among dissimilar land uses; 12) establishing spatial definition. Comment Number: 4 Comment Originated: 07/26/2016 07/26/2016: If significant trees are on site, note Land Use Code (LUC) Section 3.2.1(C) that requires developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment'. 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 (970-221-6361 or tbuchanan @fcgov.com) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Comment Number: 5 Comment Originated: 07/26/2016 07/26/2016: Add the following note to the landscape plans: "All tree removal shown shall be completed outside of the songbird nesting season (Feb 1 - July 31) or a survey will be conducted of the trees to be removed to ensure that no active nests are present." Comment Number: 6 Comment Originated: 07/26/2016 07/26/2016: Regarding site lighting and light fixtures, please note that The American Medical Association (AMA) and International Dark -Sky Association (IDA) both recommend using lighting that has a corrected color temperature (CCT) of no more than 3000 degrees Kelvin, in order to limit the amount of blue light in the night environment. Blue light brightens the night sky and creates more glare than any other color of light. Both LED and metal halide fixtures contain large amounts of blue light in their spectrum, and exposure to blue light at night has been shown to harm human health and endanger wildlife, in part through influence on circadian rhythms. Therefore, use of warmer color temperature (warm white, 3000K or less) for light fixtures is preferred in addition to fixtures with dimming capabilities. For further information regarding health effects please see: http://darksky.orglama-report-affirms-human-health-impacts-from-leds/ Comment Number: 7 Comment Originated: 07/26/2016 07/26/2016: Our city has an established identity as a forward -thinking community that cares about the quality of life it offers its citizens now and into the future. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be the: Comment Number: 6 Comment Originated: 08/01/2016 08/01/2016: An offsite access easement will be needed to connect to the whole foods site to the south. This agreement will be needed prior to hearing. Comment Number: 7 Comment Originated: 08/01/2016 08/01/2016: 3. Add the following note to the plat: "There shall be no private conditions, covenants or restrictions that prohibit or limit the installation of resource conserving equipment or landscaping that are allowed by sections 12-120—12-122 of the City Code." Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/11/2016 07/11/2016: The project owes an additional $54.75 for the TDRF PDP fees. The acreage included in the application did not match that on the subdivision plat. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcqov.com Topic: General Comment Number: 1 Comment Originated: 07/26/2016 07/26/2016: The northern lot next to Sherwood lateral is no longer on the plan thus an Ecological Characterization Study (ECS) is no longer needed to determine existing natural resources on -site and buffer standards for those resources per Land Use Code (LUC) Section 3.4.1. Comment Number: 2 Comment Originated: 07/26/2016 07/26/2016: A more detailed Landscape Plan will be required and should include scientific names of all species proposed, including detailed information (species and seeding rate) for 6Native Seed MixZ denoted on current plan. Note the City of Fort Collins Land Use Code requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques [3.2.1 E(3)]. This includes use of low- water -use plants and grasses in landscaping or re -landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife -friendly (ex: pollinators; songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants; the link is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Additionally, Environmental Planning can provide recommended native seed mixes appropriate for this site and context. Comment Number: 3 Comment Originated: 07/26/2016 07/26/2016: Note that in approving the required Landscape Plan, the decision maker shall have the authority to determine the optimum placement and interrelationship of required landscape plan elements such as trees, vegetation, turf, irrigation, screening, buffering and fencing, based on the following criteria outlined in LUC Section 3.2.1(H): 1) protecting existing trees, natural areas and features; 2) enhancing visual continuity within and between neighborhoods; 2 City of F,�ort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax tcgov. com/developmentre view August 5, 2016 Don Berland BERLAND DEVELOPMENT GROUP, INC 13394 E CONTROL TOWER RD Englewood, CO 80112 RE: Spring Creek Station, PDP160020, Round Number 1 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, Ted Shepard, at 970-221-6343 ortshepard@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 2 Comment Originated: 08/01/2016 08/01/2016: Existing (that will remain) and proposed easement need to be shown on the Utility Plans. Comment Number: 3 Comment Originated: 08/01/2016 08/01/2016: An emergency access easement will be needed for the fire lane and an access easement will be needed for the 10' multi -use path to the south. These will need to be dedicated on the plat with any other easements that will be needed for drainage and utilities. Comment Number: 4 Comment Originated: 08/01/2016 08/01/2016: There are portions of the building to the west that encroach into the Utility easement. There is also the existing 12' utility easement that runs through the building. No easements can be within the building's footprint. Comment Number: 5 Comment Originated: 08/01/2016 08/01/2016: More information is needed for the two sidewalks connecting to the MAX station. It appears that these walks will be crossing the existing drive aisle. Will this development propose removing the access? Based on existing conditions, ramps will be needed to get to the MAX station.