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HomeMy WebLinkAboutJOHNSON DRIVE APARTMENTS - PDP - PDP170034 - SUBMITTAL DOCUMENTS - ROUND 1 - (3)Comment Number: 1 Topic: General Comment Originated: 01/13/2017 01/13/2017: The maximum building height in the C-G zone is 4 stories. An additional story may be added in the T.O.D if the building is mixed -use and at least 1/7 of the building is considered residential or office use. If the requirements are not met a modification would need to be granted for any additional height. RMS response: Acknowledged Comment Number: 2 Comment Originated: 01/13/2017 01/13/2017: All developments shall establish groves and belts of trees along all city streets, in and around parking lots, and in all landscape areas that are located within fifty feet of any building or structure order to establish at least a partial urban tree canopy. RMS response: Street trees will be installed per ROW requirements Comment Number: 3 Comment Originated: 01/13/2017 01/13/2017: Is this development planned to rent by the bedroom, or by individual dwelling units? The parking requirements are not meeting the required T.O.D. rent by the bedroom requirements. If the development is being rented by the dwelling unit, 200 parking spaces will need to be provided (not including the T.O.D mitigation) to satisfy the requirements. An additional amount of parking spaces must be provided for the commercial use (2/1000ft min. - 4/1000ft max.) depending on the proposed use. RMS response: parking mitigation is being utilized. Comment Number: 4 Comment Originated: 01/13/2017 01/13/2017: At least one handicap space provided shall be designated van accessible and must be a minimum 8' wide, and adjoin a minimum 8' wide access aisle. RMS response: Acknowledged Comment Number: 5 Comment Originated: 01/13/2017 01/13/2017: All developments shall provide adequately sized, conveniently located, accessible trash and recycling enclosures each in an enclosure and screened from public view. Each enclosed area shall be designed to have a separate walk-in access as per 3.2.5. If trash/recycling chutes are to be used, the chutes shall need to be designed to have a large enough capacity to accommodate cardboard recycling. Cardboard cannot be disposed of as trash and is illegal within the city of Fort Collins. If assistance with appropriate sizing and design of trash enclosures is needed please contact Caroline Mitchell #970-221-6288. RMS response: Acknowledged Comment Number: 6 Comment Originated: 01/13/2017 01/13/2017: All mechanical equipment, meters, conduit, vents and RTU's shall be screened from public view from both above and below by integrating it into the building and roof design as per 3.5.1(1)(6). Comment Number: 7 Comment Originated: 01/13/2017 01/13/2017: Site lighting shall be provided as per 3.2.4(C). A lighting plan is required, including photometrics and fixture cut sheets. Use of warmer color temperatures (3000 Kelvin) in sight lighting is preferred. RMS response: Acknowledged, a lighting plan will be included with the PDP submittal Comment Number: 1 Comment Originated: 01/13/2017 01/17/2017: Existing water and sewer mains in the vicinity include a 24-inch water main in Johnson Dr, a 6-inch water main in Spring Ct, a 30-inch sewer main in Johnson Dr, an 8-inch sewer main in Spring Ct, and a 6-inch sewer main that runs along the western property line of the single-family residential houses. It is assumed the 6-inch sewer main will be abandoned with the development Noted Comment Number: 2 01/17/2017 Comment Originated: 01/17/2017: The 30-inch sewer main may not be used for direct service connection, but connection to any of the other adjacent mains is acceptable. There are multiple existing water and sewer connections serving this development. All services will need to be abandoned at the main unless reused. A mixed use building will require separate water and sewer services for the residential and commercial components of the building. Noted Comment Number: 3 01/17/2017 Comment Originated: 01/17/2017: The water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. Noted Comment Number: 4 01/17/2017 Comment Originated: 01/17/2017: Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26-306 Wastewater Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, (970) 221-6900, to discuss these requirements and how they apply to this development. Noted Comment Number: 5 01/17/2017 Comment Originated: 01/17/2017: The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Comment Number: 6 01/17/2017 Comment Originated: 01/17/2017: Development fees and water rights will be due at building permit. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov. com/uti I ities/busi n ess/b u i lde rs-and-developers/plant- investment-de velopment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. Noted Department: Zoning Contact: Ryan Boehle, 970-416-2401, rboehle@fcaov.com Comment Number: 1 Comment Originated: 01/13/2017 This will be included with the Final Drainage Report Comment Number: 13 01/17/2017 Comment Originated: 01/17/2017: The 2017 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 sq. ft. and there is a $1,045.00/acre review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and- developers/plant-investment-de velopment-fees or our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Noted Department: Technical Services Contact: Jeff County, 970-221-6588, icounty@fcaov.com Topic: General Comment Number: 1 01/17/2017 Comment Originated: 01/17/2017: As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Plans are on NAVD88 Comment Number: 2 01/17/2017 Comment Originated: 01/17/2017: If submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Noted Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcaov.com Topic: General Comment Number: 2 01/17/2017 Comment Originated: 01/17/2017: The trail and foot bridge to the South is a critical connection. Has the design team reviewed any alternatives that are ADA accessible? RMS response: The connection has been removed from the project. Topic: Traffic Impact Study 01/17/2017: The anticipated traffic volume from this development meets the threshold for needing a full Traffic Impact Study. Please have your traffic engineer contact me to scope the study. RMS response: Noted. Department: Water -Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sbovle@fcaov.com Topic: General Comment Number: 1 Comment Originated: 01/17/2017 Comment Number: 1 Comment Originated: 01/13/2017 01/17/2017: The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Stormwater Criteria Manual. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 orjschlam@fcgov.com. SWMP will be provided at FDP RND 1 Comment Number: 8 Comment Originated: 01/17/2017 01/17/2017: Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate for any net new impervious area. The outfall for this site is into Spring Creek. See drainage report for calculations with regards to this comment. This is how we sized the internal vault. Comment Number: 9 Comment Originated: 01/17/2017 01/17/2017: 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). (http://www.fcgov.com/utilities/business/builders-and-developers/development- form s-guidelines-regulations/stormwater-crite ria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. 100% of the water quality is being provided via sand filters = 100% LID Comment Number: 10 Comment Originated: 01/17/2017 01/17/2017: 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. 01/17/2017: There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on -going maintenance of 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/uti I ities/what-we-do/stormwater/stormwater-quality/low- impac t-development 100% of the water quality is being provided via sand filter = 100% LID Comment Number: 12 Comment Originated: 01/17/2017 01/17/2017: 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. This will apply to any volume based stormwater storage, including extended detention basins and bio-retention cells. Comment Number: 1 Comment Originated: 01/13/2017 01/10/2017: 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; an Erosion Control Plan, an Erosion Control Report, and an Escrow / Security Calculation. If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com Jesse, the SWMP, Escrow, and Erosion Control plan will be submitted with FDP Round 1. Contact: Mark Taylor, 970-416-2494, mtavlor@fcaov.com Topic: General Comment Number: 2 Comment Originated: 01/10/2017 01/10/2017: Sherwood Lateral - Property owners are responsible for obtaining a crossing agreement, and paying all applicable fees, before constructing anything (utility crossings, pedestrian crossings, vehicle crossings, walkways, etc.) within the ditch company's easement. 01/10/2017: Sherwood Lateral - Irrigation ditches are prone to seepage. Property owners should be aware of water problems and associated consequences due to seepage prior to developing land adjacent to an irrigation ditch. Noted Comment Number: 4 01/10/2017 Comment Originated: 01/10/2017: Sherwood Lateral - Any landscaping, grading changes, etc. within the ditch company"s easement must be approved by the ditch company prior to starting construction. Trees, shrubs, etc. are not allowed due to root problems associated with ditch leakage. Noted Contact: Shane Boyle, 970-221-6339, sbovle@fcgov.com Topic: General Comment Number: 5 Comment Originated: 01 /17/2017 01/17/2017: The design of this site must conform to the drainage basin design of the Spring Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Design meets Spring Creek Master Drainage Plan as well as the Fort Collins Stormwater Criteria Manual. Comment Number: 6 01 /17/2017 Comment Originated: 01/17/2017: 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. Noted Comment Number: 7 01 /17/2017 Comment Originated: Comment Number: 1 Comment Originated: 01/13/2017 as a floodplain use permit is obtained prior to construction. Noted Comment Number: 20 Comment Originated: 01/17/2017 01/17/2017: Please be aware that per Section 10-103 (9), Critical Facilities are prohibited in the floodplain. The definition for Critical Facilities includes facilities for at -risk populations (daycares, schools, nursing homes, etc.), facilities utilizing hazardous materials (gas stations, auto repair, laboratories), emergency services facilities (urgent care, hospitals, fire, police) and government services (municipal offices, library). Please keep this regulation in mind when planning uses for the commercial portion of the structure. This is not classified as a critical facility. 01/17/2017: Any development within the floodplain boundary including, site work, structures, utilities, and landscaping must be preceded by an approved floodplain use permit and comply with the safety regulations of Chapter 10 of the City Municipal Code. The permit for can be obtained at http://www.fcgov. com/utilities/what-we-do/sto rmwate r/flooding/form s- documents. Comment Number: 22 Comment Originated: 01/17/2017 01/17/2017: There is a small amount of 100-year Floodway that crosses the northwestern corner of the site. Please include the floodway line on drawings. Construction of a new mixed -use structure is prohibited in the floodway, please ensure the structure is located completely outside of the floodway boundary. In addition to obtaining an approved Floodplain Use Permit, any development in the Floodway (utility work, landscaping, paving, curb & gutter, sidewalks, 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. Any work in the Johnson Drive right-of-way or near the pedestrian tunnel may require further analysis . 100-year floodway is shown on the drainage plan Comment Number: 23 Comment Originated: 01/17/2017 01/17/2017: Development review checklists and permit application forms for floodplain requirements can be obtained at http://www.fcgov.com/uti I ities/what-we-do/stormwater/flooding/forms- documents. Please utilize these documents when preparing your plans for submittal. Comment Number: 24 01/17/2017 Comment Originated: 01/17/2017: Please show the boundaries of the floodplain on site drawings as applicable. Contact Beck Anderson of Stormwater Master Planning at banderson@fcgov.com for floodplain CAD line work. Comment Number: 25 01/17/2017 Comment Originated: 01/17/2017: Please contact Heidi Hansen with any questions about these comments or to schedule a meeting to discuss requirements for development in the floodplain in detail. hhansen@fcgov.com 970-221-6854. Contact: Jesse Schlam, 970-218-2932, ischlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 01 /10/2017 Comment Number: 1 Comment Originated: 01/13/2017 year Spring Creek floodplain. Any development within the floodplain must obtain a floodplain use permit and comply with the safety regulations of Chapter 10 of City Municipal Code. A FEMA Flood Risk Map is attached. There are multiple projects planned or under review that may modify the floodplain and floodway in this area in the future. The project must meet the floodplain regulations based on the adopted regulatory map at the time of building permit issuance. 01/17/2017: Construction of mixed -use structures is allowed in the floodplain provided the structures meet all the requirements of Chapter 10 including elevating or floodproofing the lowest floor of the building, and all duct work, heating, ventilation, AC, electrical systems, etc. to the Regulatory Flood Protection Elevation (RFPE). The RFPE is the Base Flood Elevation (BFE) plus an additional amount for safety. RFPE = BFE + 18-inches for mixed -use structures. It appears from the documents submitted for conceptual review that there will not be any residential units on the ground floor, if this is the case, the first floor can be either elevated or floodproofed. If there will be residential units on the first floor then the building must be elevated as floodproofing is not allowed for residential. Please note: If any part of the building is within the floodplain boundary then the entire structure is considered to be in the floodplain and the entire building envelope must meet the requirements of elevating and/or floodproofing to the RFPE. Noted. We are aware of this and have designed all the door elevations to be 18" above the BFE. Comment Number: 16 Comment Originated: 01/17/2017 01/17/2017: If floodproofing is chosen as an option rather than elevating the structure, all the requirements of Section 10-38 of City Code must be met. All residential uses must be located on a floor completely above the RFPE. Floodproofing is allowed to a maximum depth of 3 feet, if flood depths are greater than 3 feet a combination of elevation and floodproofing must be utilized. 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/uti I ities/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-library-data/20130726-1511-20490-5294/job6.pdf. Noted Comment Number: 17 Comment Originated: 01/17/2017 01/17/2017: Elevators must meet the requirements of FEMA Technical Bulletin 4, Elevator Installation, http://www.fema.gov/media-library-data/20130726-1511-20490-5041 /fema_tb_4_rev .pdf . The mechanical system for the elevator must be elevated or floodproofed above the RFPE for the structure. Noted Comment Number: 18 Comment Originated: 01/17/2017 01/17/2017: The drawings submitted for conceptual review show at -grade parking under the building. If the parking is at grade, the garage could be wet floodproofed but the commercial space must be either elevated or dry floodproofed. If there will be parking below grade, please refer to FEMA Technical Bulletin 6 for Below Grade Parking Requirements http://www.fema.gov/media-library-data/20130726-1511-20490-1163/jobl2.pdf Noted Comment Number: 19 Comment Originated: 01/17/2017 01/17/2017: Nonstructural development (grading, fencing, detention ponds, hard surface paths, trails, walkways, vegetation, etc.) is allowed in the floodplain as long Comment Number: 1 Comment Originated: 01/13/2017 Neighborhood Scale. Buildings or structures greater than forty (40) feet in height shall be compatible with the scale of the neighborhoods in which they are situated in terms of relative height, height to mass, length to mass and building or structure scale to human scale. (b) Submittal Requirements. All development plans proposing building or structure heights in excess of forty (40) feet shall, at a minimum, include the following information: 1. a shadow analysis that indicates, on the project development site plan, the location of all shadows cast by the building or structure (with associated dates of the year); 2. A summary of the key conclusions of the shadow analysis, and steps to be taken to comply with the review standards set forth above. City staff will provide project specific notes for projects that propose rent by the bedroom and extra occupancy. The standard notes clarify that: 1. The leasing of each bed or dwelling unit shall include a City Transit pass for the use of each tenant with no separate fee charged to the tenant. (Rent by the bedroom, where parking reductions areproposed). 2. The leasing of each multi -family bed or multi -family dwelling unit shall include off-street parking spaces in accordance with the parking quantity noted with these plans with no separate fee charged to the tenant for the use of the parking spaces required by these plans. (Rent by the bedroom or multi- family City-wide). 3. All parking and parking demand mitigation strategies provided by these plans shall be subject to City audit for the duration of the project. The owner/developer shall be responsible for keeping records as necessary to ensure compliance with the noted strategies and shall promptly provide the City with requests for informationto confirm compliance with the strategies if requested by the City. (All projects that propose parking mitigation) 4. An on -site manager shall be provided and the 24-hour contact information for the manager shall be posted at the building entries. The on -site manager shall be promptly available as a designated point of contact to assist with resolving operational matters related to the development, tenants and guests. (Where extra -occupancy units with more than 3-bedrooms are proposed). 5. In order to ensure that off-street parking continues to be provided in accordance with the minimum requirements of these plans, the owner/developer shall be responsible for including a provision in the lease of each multi -family dwelling unit that prohibits tenant sub -leasing by the bed and shall enforce all such provisions. (Rent by the bedroom or multi -family City- wide). RMS response: Acknowledged Department: Stormwater Engineering Contact: Heidi Hansen, 970-221-6854, hhansen@fcoov.com Topic: Floodplain Comment Number: 14 Comment Originated: 01 /17/2017 01/17/2017: A portion of this property is located in the FEMA regulated, 100- Comment Number: 1 Comment Originated: 01/13/2017 structures shall meet the following design criteria: (1) Where parking structures face streets, retail or other nonresidential uses shall be required along at least fifty (50) percent of the ground level frontage to minimize interruptions in pedestrian interest and activity. The decision maker may grant an exception to this standard for all or part of the ground level frontage on streets with low pedestrian interest oractivity. --TOD Building Height: Buildings greater than two (2) stories in height shall also be designed so that upper portions of the building are stepped back from the base. The adequacy of upper floor step -backs shall be determined by the extent to which they advance the following objectives: (a) providing pedestrian scale along sidewalks and outdoor spaces; (b) enhancing compatibility with the scale and massing of nearby buildings; (c) preserving key sunshine patterns in adjacent spaces; and (d) preserving views. 3.5.1(H) Land Use Transition . When land uses with significantly different visual character are proposed abutting each other and where gradual transitions are not possible or not in the best interest of the community, the development plan shall, to the maximum extent feasible, achieve compatibility through the provision of buffer yards and passive open space in order to enhance the separation between uses. 3.5.1 (G) Building Height Review Applies for building over 40 feet in height: (1)Special Height Review/Modifications. Purpose. The purpose of this Section is to establish a special process to review buildings or structures that exceed forty (40) feet in height. Its intent is to encourage creativity and diversity of architecture and site design within a context of harmonious neighborhood planning and coherent environmental design, to protect access to sunlight, to preserve desirable views and to define and reinforce downtown and designated activity centers. All buildings or structures in excess of forty (40) feet in height shall be subject to special review pursuant to this subsection (G). (a) Review Standards. If any building or structure is proposed to be greater than forty (40) feet in height above grade, the building or structure must meet the following special review criteria: 1. Light and Shadow. Buildings or structures greater than forty (40) feet in height shall be designed so as not to have a substantial adverse impact on the distribution of natural and artificial light on adjacent public and private property. Adverse impacts include, but are not limited to, casting shadows on adjacent property sufficient to preclude the functional use of solar energy technology, creating glare such as reflecting sunlight or artificial lighting at night, contributing to the accumulation of snow and ice during the winter on adjacent property and shading of windows or gardens for more than three (3) months of the year. Techniques to reduce the shadow impacts of a building may include, but are not limited to, repositioning of a structure on the lot, increasing the setbacks, reducing building mass or redesigning a building shape. 2. Privacy. Development plans with buildings or structures greater than forty (40) feet in height shall be designed to address privacy impacts on adjacent property by providing landscaping, fencing, open space, window size, window height and window placement, orientation of balconies, and orientation of buildings away from adjacent residential development, or other effective techniques. 3. Comment Number: 1 Comment Originated: 01/13/2017 developments under review or recently approved. The applicant team may want to compare these projects to see what is being provided. RIMS response: This was discussed during the public meeting. Comment Number: 2 Comment Originated: 01 /17/2017 For the proposed parking mitigations in the TOD zone, staff will need to review an analysis by a qualified transportation consultant with the initial formal submittal which demonstrates a ped/bike level of service A is achieved. Additionally, the provided to the MAX station does not appear to meet the parking mitigation design requirements. RMS response: Acknowledged Comment Number: 3 Comment Originated: 01 /17/2017 The proposal is subject to building standards as outlined in LUC 3.5 and TOD standards 3.10. The building/site plan concept does not meet the parking structure design standard 3.10.4(D)(1) that requires retail or other non- residential uses along at least 50% of the ground level. Staff recommends that the plan be designed to comply with this provision. RMS response: Acknowledged Comment Number: 4 Comment Originated: 01 /17/2017 The ditch frontage outside of the buffer could be a potential place to incorporate outdoor areas and building terraces. Staff also recommends considering this south and west edge for height step -backs that incorporate outdoor terraces/amenity areas. Vertical massing transition is also recommended along street -facing portions. As a next step, please provide 3d massing diagrams and street views of the proposed design with the formal submittal. RMS response: Acknowledged Should aspects of the code provisions that describe specific vertical or horizontal articulation listed in the above code sections hinder a design style proposed, then alternatives could be considered through modifications to the code. For general feedback, the design should turn the corners of the facades so that the massing and material patterns are 4-sided and cohesive. Consider massing and design patterns where the parking garage and other portions of the design are cohesive and not subordinate to the remainder of the design facades. LUC highlights to consider are the following: --TOD Central Feature or Gathering Place. At least one (1) prominent or central location within each transit station area shall include a convenient outdoor open space or plaza with amenities such as benches, monuments, kiosks or public art. This feature and its amenities shall be placed adjacent to a transit station, to the extent reasonably feasible. --TOD Outdoor Spaces. To the extent reasonably feasible, buildings and extensions of buildings shall be designed to form outdoor spaces such as courtyards, plazas, arcades, terraces, balconies and decks for residents' and workers' use and interaction, and to integrate the development with the adjacent physical context. To the extent reasonably feasible, a continuous walkway system linking such outdoor spaces shall be developed, and shall include coordinated linkages between separate developments. --TOD Parking Structure Design. To the extent reasonably feasible, all parking Comment Number: 1 Comment Originated: 01/13/2017 of fire department vehicle access. The location of the FDC shall be approved by the fire department. > Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. RMS response: Acknowledged Comment Number: 10 01/10/2017 Comment Originated: 01/10/2017: COURTYARDS > Fire pits & grills fueled by natural gas may be allowed in association with multi -family buildings with prior approval of the fire marshal. Wood burning or smoke producing fire pits & grills are strictly prohibited. Fire pits & grills shall be located in a permanent/fixed location, such as a built-in kitchen or fireplace with UL fixtures as appropriate. Connections shall have hard pipe, not flex pipe. Fire pits and grills shall have a 10' separation to combustible construction and/or vegetation. This distance is measured both horizontally and vertically from the fire source. > Courtyard gardens and landscaping shall be shown to comply with IFC 317. RMS response: Acknowledged 01/10/2017: CUL-DE-SACS > FCLUC 3.6.2(B): Cul-de-sacs shall have a turnaround at the end with a minimum outside turning radius of 50 feet (100 foot diameter). Please provide an AutoTurn exhibit to verify this turning movement. RMS response: Acknowledged, a 50 foot radius has been added to the west end of Johnson Drive. Comment Number: 12 Comment Originated: 01/10/2017 01/10/2017: ALTERNATIVE MEANS & METHODS Where project size and scope and/or site constraints conflict with fire code compliance, the intent of the fire code may be met via alternative means and methods, with approval of the fire marshal. By indicating that the proposed building at 255 Johnson Dr is anticipated to be treated with high-rise code treatments, the project team is acknowledging that fundamental, perimeter access and aerial apparatus access requirements may not be met with this site plan. A plan to meet the intent of the code via alternative means and methods will need to be submitted to PFA for review and approval prior to final plans approval. RMS response: Acknowledged Comment Number: 13 01 /18/2017 Comment Originated: 01/18/2017: FIRE DEPARTMENT TRAINING OPPORTUNITY? PFA is interested in determining if any of the duplex units would be vacant and available for training during the month of June. RMS response: Acknowledged Department: Planning Services Contact: Jason Holland, 970-224-6126, iholland@fcaov.com Topic: General Comment Number: 1 01 /17/2017 Comment Originated: Proposed 0.52 parking/bed ratio is not in line with what other student housing Comment Number: 1 Comment Originated: 01/13/2017 > IFC Sections 905 and 913: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 or the 2012 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 a minimum of 100 psi to the top habitable floor. An approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection. RMS response: Acknowledged 01/09/2017: WATER SUPPLY A hydrant within 100' of any Fire Department Connection (FDC) is required. There are several fire hydrants in the area and it's the applicant's responsibility to verify hydrant location, pressure and volume. Code language provided below. > IFC 507.5 and PFA Policy: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building. RMS response: Acknowledged Contact: Jim Lynxwiler, 970-416-2869, jlvnxwiler@ooudre- it Topic: General Comment Number: 8 01/10/2017 Comment Originated: 01/10/2017: PREMISE IDENTIFICATION & WAYFINDING Addresses shall be posted on the structure and where otherwise needed to aid in wayfinding. Code language provided below. > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. RMS response: Acknowledged Comment Number: 9 Comment Originated: 01/10/2017 01/10/2017: AUTOMATIC FIRE SPRINKLER SYSTEM This building will require a full NFPA13 automatic fire sprinkler system under a separate permit. In addition: > 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. > 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. > 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 Comment Number: 1 Comment Originated: 01/13/2017 01/09/2017: PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM TEST > IFC 510: 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. RMS response: Acknowledged 01/09/2017: FIRE LANES Fire access is required to be within 150' of all exterior portions of any building, or facility as measured by an approved route around the perimeter. The currently Site Plan indicates the building perimeter is approximately 300 feet out of access on the southwest corner of the building. Code language and fire lane specifications provided below. > IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. RMS response: Acknowledged Comment Number: 4 Comment Originated: 01/09/2017 01/09/2017: AERIAL FIRE APPARATUS ACCESS ROADS REQUIREMENTS FOR BUILDINS GREATER THAN 30 FEET IN HEIGHT > IFC D105.1: WHERE REQUIRED - 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. > IFC D105.2; FCLUC 3.6.2(B)2006; and Local Amendments: WIDTH - 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. > IFC D105.3: PROXIMITY TO 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 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. RMS response: Acknowledged Comment Number: 5 Comment Originated: 01/09/2017 01/09/2017: ROOF ACCESS > IFC 504.3: New buildings four or more stories above grade plane, shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1009.13. See also IFC 1009.16. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. RMS response: Acknowledged Comment Number: 6 Comment Originated: 01/09/2017 01/09/2017: FIRE STANDPIPE SYSTEM Comment Number: 1 RMS response: Acknowledged Comment Originated: 01/13/2017 01/12/2017: Electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. RMS response: Acknowledged Comment Number: 3 01/12/2017 Comment Originated: 01/12/2017: 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. RMS response: Acknowledged Comment Number: 4 01/12/2017 Comment Originated: 01/12/2017: 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/EngWikiMikiPdfs/C/C-1 Form.pdf RMS response: Acknowledged Comment Number: 5 01/12/2017 Comment Originated: 01/12/2017: As your project begins to move forward please contact Light and Power Engineering to coordinate the streetlight, transformer and electric meter locations, please show the locations on the utility plans. Please note that all pad -mount transformers must be within 10' of a paved service and must have minimum clearances of 8' from the front and 3' around the sides and back of the unit. RMS response: Acknowledged Comment Number: 6 01/12/2017 Comment Originated: 01/12/2017: You may contact FCU Light & Power, project engineering if you have questions. (970) 221-6700. You may reference Light & Powerls Electric Service Standards at http://www.fcgov.com/utilities/img/site_specif is/uploads/ElectricServiceStandard s_F INAL_17June2016.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and- developers. RMS response: Acknowledged Department: PFA Contact: Cal Sheesley, 970-416-2599, csheeslev@poudre- fire.org Topic: General Comment Number: 1 Comment Originated: 01 /09/2017 01/09/2017: 2015 IFC CODE ADOPTION The Poudre Fire Authority and City of Fort Collins are in the process of adopting the 2015 International Fire Code. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. RMS response: Acknowledged Comment Number: 2 Comment Originated: 01 /09/2017 Comment Number: 1 RMS response: Acknowledged Comment Number: 9 01/06/2017 Comment Originated: 01/13/2017 Comment Originated: 01/06/2017: Environmental planning staff is supportive of the pedestrian bridge over the ditch, which will improve access to nature in the area. In the area north of the ditch along the pedestrian path, consider adding a small parklet or plaza area to offer additional access to nature for residents. RMS response: The pedestrian bridge was deemed not feasible and has been removed from the project. Comment Number: 10 Comment Originated: 01/06/2017 01/18/2017: If the apartments will allow pets, I would recommend adding pet waste stations along the sidewalks and pedestrian path. RMS response: Acknowledged Comment Number: 11 01 /18/2017 Comment Originated: 01/06/2017: Our city has an established identity as a forward -thinking community that cares about the quality of life it offers its citizens now and generations from now. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 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 orcmtichell@fcgov.com 3) Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 ortraeker@fcgov.com 4) Solar Energy: www.fcgov.com/solar 5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224-6003 orgschroeder@fcgov.com 6) Nature in the City Program: http://www.fcgov.com/natureinthecity/, contact Justin Scharton at 970-221-6213 orjscharton@fcgov.com 7) Urban Agriculture: http://www.fcgov.com/urbanagriculture, contact Spencer Branson at 970-224-6086 or sbranson@fcgov.com. In addition, the Northern Colorado Food Cluster is sponsored and supported by the City of Fort Collins. The executive Director, Brad Christensen, can be reached at director@nocofoodcluster.org. 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. RMS response: Acknowledged Department: Light And Power Contact: Coy Althoff,, CAlthoff@fcaov.com Topic: General Comment Number: 1 Comment Originated: 01 /12/2017 01/12/2017: Light & Power has facilities in this area. The existing buildings are fed by single phase power. If this project will require 3-phase power then system modifications/ upgrades will be needed. Comment Number: 1 RMS response: Acknowledged Comment Number: 4 Comment Originated: 01/13/2017 Comment Originated: 01/06/2017 01/06/2017: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low -water -use plants and grasses in landscaping or re -landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife -friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants20l3.pdf. RMS response: Acknowledged Comment Number: 5 Comment Originated: 01/06/2017 01/06/2017: In regard to lighting, especially LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Please consider a warmer color temperature (warm white, 3000K or less) for any LED light fixtures. Please also consider fixtures with dimming capabilities so that light levels can be adjusted as needed. Site light sources shall be fully shielded and down -directional to minimize up -light, light spillage and glare [see LUC 3.2.4(D)(3)]. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ RMS response: Acknowledged Comment Number: 6 Comment Originated: 01/06/2017 01/06/2017: Please note LUC Section 3.2.1(C) requiring 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. RMS response: A inventory/mitigation tree walk has been conducted Comment Number: 7 Comment Originated: 01/06/2017 01/06/2017: If tree removal is necessary, please include the following note on the tree mitigation plan and/or landscape plan, as appropriate: "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." RMS response: Acknowledged 01/06/2017: 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." Comment Number: 1 Comment Originated: 01/13/2017 the north may need to be modified. Bike parking is outside the ROW Comment Number: 19 Comment Originated: 01 /18/2017 01/18/2017: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Noted Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcaov.com Topic: General Comment Number: 1 Comment Originated: 01/06/2017 01/06/2017: 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 (Sherwood Lateral Ditch). Please note the buffer zone standard of 50' for ditches that are identified as wildlife corridors as you proceed with your site design process. Based on previous conversations about this site, the environmental protection performance standards in LUC Section 3.4.1(E) may be used to justify any variations from the standard 50' buffer. Based on site conditions, a shorter, memo -based ECS can be submitted that addresses (a) what wildlife utilize the ditch both on this site and in the broader area, (b) based on your ecologist's professional opinion, whether or not the ditch in this area qualifies as a wildlife corridor, and (C) the extent of any wetlands along the ditch. Once we have this information, staff will be able to better determine the implications to your project as a result. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. If you plan to rely on the qualitative performance standards in 3.4.1(E) to justify a deviation from the standard 50' buffer standard, please provide a narrative that describes how each of the nine standards will be met by the proposed project. Additional coordination with the Sherwood Lateral ditch may be needed to ensure that both the environmental planning and ditch company requirements can be met. RMS response: Acknowledged 01/06/2017: Note that within a designated Natural Habitat Buffer Zone, the City has the ability to determine if the existing landscaping within the zone is incompatible with the purposes and intent of the buffer zone [Section 3.4.1(E)(1)(g)]. Please ensure the ECS discusses existing vegetation on -site and identifies potential restoration options. If existing vegetation is determined to be insufficient, then restoration and mitigation measures may be required. RMS response: Acknowledged Comment Number: 3 Comment Originated: 01/06/2017 01/06/2017: With respect to lighting, the City of Fort Collins Land Use Code, Section 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. Comment Number: 1 Comment Originated: 01/13/2017 NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Noted Comment Number: 12 Comment Originated: 01/18/2017 01/18/2017: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Noted Comment Number: 13 Comment Originated: 01/18/2017 01/18/2017: A utility coordination meeting on this site is suggested. Utility coordination meetings if requested are typically scheduled after the preliminary submittal of the project, but can be scheduled prior to submittal upon request. Please provide a site plan with preliminary utility layout for routing with the meeting notice. If you are interested in having a utility coordination meeting, please contact the development review engineer for scheduling. Noted Comment Number: 14 Comment Originated: 01/18/2017 01/18/2017: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Noted Comment Number: 15 Comment Originated: 01/18/2017 01/18/2017: 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. There is currently nothing encroaching in the public ROW. 01/18/2017: The development/ site cannot use the right-of-way for any rain gardens to treat the storm runoff. We can look at the use of rain gardens to treat street flows -the design standards for these are still in development. Noted Comment Number: 17 Comment Originated: 01/18/2017 01/18/2017: In regards to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary Staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Noted Comment Number: 18 01/18/2017 Comment Originated: 01/18/2017: 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 bike stalls to Comment Number: 1 Comment Originated: 01/13/2017 completed improvements and/or prior to the issuance of the first Certificate of Occupancy. There is a note on the grading plan stating this same thing. Comment Number: 4 Comment Originated: 01/18/2017 01/18/2017: 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. ADA standards will be maintained throughout the site. Comment Number: 5 Comment Originated: 01/18/2017 01/18/2017: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: hftp://www.larimer.org/engineering/GMARdStds/UrbanSt.htmLC UASS standards have been implemented from the start of this project. 01/18/2017: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. Most easements to be dedicated need to be public easements dedicated to the City. This shall including the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process can be found at: hftp://www.fcgov.com/engineering/devrev.php Noted Comment Number: 7 Comment Originated: 01/18/2017 01/18/2017: The offsite pedestrian path and bridge will need to be in a public access easement. Any offsite easements will be needed prior to hearing. RMS response: The pedestrian bridge has been removed from the project. Comment Number: 8 Comment Originated: 01/18/2017 01/18/2017: What is the proposed roadway cross section? What is the ROW width forthe projects half of both adjacent streets? Johnson Drive and Spring Courtwill need to be builtto a Connector Local streetcross sections. This would provide a roadway width of 361. Plans show a sidewalk of 81', which is 3.51 largerthan the required cross section. Will this project be dedicating 3.5'I more feet to accommodate a larger sidewalk? No it will not be dedicated 3.5'. A 6' walk and 6' parkway are being proposed. Comment Number: 9 Comment Originated: 01/18/2017 01/18/2017: With the Elevations Credit Union project being proposed to the southeast, a receiving ADA ramp will be needed on the south end of Spring Court. Please refer to the Utility Plans to accommodate this. Noted. We missed this in round 1 PDP but will make sure to get it in next round. My apologies. Comment Number: 10 Comment Originated: 01/18/2017 01/18/2017: Please verify that the building overhang over the bikes to the north do not encroach into the 9' Utility Easement along Johnson Drive. RMS response: No encroachment over the easement. Comment Number: 11 Comment Originated: 01/18/2017 01/18/2017: As of January 1, 2015 all development plans are required to be on the Comment Number: 1 Fort Collins - January 20, 2017 Craig Russell Russell + Mills Studios 141 S College Ave. Suite 104 Fort Collins, CO 80524 Comment Originated: 01/13/2017 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/deve/opmentreview RE: 255 Johnson Dr. Mixed -Use - Preliminary Design Review, PDR170002, Round Number Please see the following summary of comments from City staff and outside reviewing agenciesfor 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, Jason Holland, at 970-224-6126 or jholland@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mraaasa@fcoov.com Topic: General Comment Number: 1 Comment Originated: 01 /18/2017 01/18/2017: Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Kyle Lambrecht at 970-221-6566 if you have any questions. Fees will be paid at the time of the building permit Comment Number: 2 Comment Originated: 01 /18/2017 01/18/2017: 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 Originated: 01 /18/2017 Comment 01/18/2017: 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