HomeMy WebLinkAboutSPRADLEY BARR REDEVELOPMENT - PDP - PDP180010 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSboth 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.
Northern Response: The applicant will reach out to Pretreatment once site demands are better understood.
Comment Number: 9
Comment Originated: 08/29/2017
08/29/2017: The water conservation standards for landscape and irrigation will
apply. Information on these requirements can be found at:
hnp://www.fcqov.com/standards
RMS Response: Acknowledges. All plants are low/medium water use and are appropriate for this zone.
Comment Number: 10 Comment Originated: 08/29/2017
08/29/2017: Development fees and water rights will be due at building permit.
RMS Response: Acknowledged.
Department: Zoning
Contact: Marcus Glasgow, 970-416-2338, mqlasgow@fc-gov.com
Topic: General
Comment Number: 1 Comment Originated: 08/30/2017
08/30/2017: All mechanical equipment, meters, conduit, vents and RTU's shall
be screened from public view both from above and below by integrating it into
the building and roof design as per 3.5.1(1)(6).
Oz Response: All equipment will be screened by parapets, mechanical screens, or similar strategies.
Comment Number: 2
Comment Originated: 08/30/2017
08/30/2017: Site lighting shall be provided as per 3.2.4 (C). Alighting plan is
required, including photometrics and fixture cut sheets. Use of warmer color
temperatures (3000 Kelvin) in site light fixtures is preferred.
Light levels measured 20' beyond the property line of the development
site(adjacent to residential uses or public rights -of -way shall net exceed 0.1
foot-candles a direct result of the on -site lighting
AE Design Response: A site photometric plan will be submitted with the information requested.
setback.
Comment Number: 2 Comment Originated: 08/29/2017
08/29/2017: Our records indicate that there is a single 2-inch water service to
the Spradley Barr parcel and a single 1/4-inch water service to the Sherwin
Williams parcel. This water service comes from the main in Thunderbird through
the 2633 Thunderbird parcel. If proposed to be used, this water service will
need to be relocated so that it is not routed through an adjacent property, or an
easement will need to be granted from the 2633 parcel owner.
Northern Response: Acknowledged.
Comment Number: 3
Comment Originated: 08/29/2017
08/29/2017: There is an existing 18-inch sewer main in Drake Road, a 10-inch
main in College Avenue along the westerly curb and an 8-inch sewer main in
Thunderbird Drive.
Northern Response: Thank you for the info. The project plans to connect a main to the existing manhole in
Drake and to take all other services directly to existing mains that are adjacent to the buildings.
Comment Number: 4 Comment Originated: 08/29/2017
08/29/2017: Both the water and sewer mains along College Avenue appear to
be located within an 18-foot wide utility easement behind the right-of-way. The
width of this easement will need to be updated to meet current standards (i.e.
35-feet wide or a minimum of 10-feet west of the water main and 15-feet east of
the sewer main.)
Northern Response: See response to comment #1 above.
Comment Number: 5 Comment Originated: 08/29/2017
08/29/2017: Water and sewer demands will need to be provided to the City so
that we can include this information into our water and sewer models to
determine if there are any capacity issues.
Northern Response: Acknowledged. This info will be provided at a future submittal when building
architecture and demands are better understood
Comment Number: 6
Comment Originated: 08/29/2017
08/29/2017: Separate water and sewer services will be required for each type
of use and each building.
Northern Response: None of the buildings are proposed to have multiple uses, so only one water and sewer
service is provided to each building
Comment Number: 7 Comment Originated: 08/29/2017
08/29/2017: Water service and meter sizing for this project 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.
Northern Response: Acknowledged. This info will be provided at a future submittal when building
architecture and demands are better understood.
Comment Number: 8
Comment Originated: 08/29/2017
08/29/2017: 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,
-Access locations and movement assignment
-Access
Delich Response: The traffic impact study has been scoped with Fort Collins Traffic Operations staff. It is
underway
Comment Number: 2 Comment Originated: 08/25/2017
08/25/2017: As a starting point for discussion, below are areas of particular
interest to be evaluated in the TIS:
-College Ave and Drake Rd intersection operations. Note the potential need to
add an eastbound auxiliary turn lane along the development's frontage
-Access locations and type of access. We'll need to review the proximity of
accesses to intersections, may need to restrict some left turning movements,
and the access on McClelland, if full movement may need to be relocated or
auxiliary lanes provided.
Delich Response: The traffic impact study has been scoped with Fort Collins Traffic Operations staff. It is
underway
Department: Transportation Planning
Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/29/2017
08/29/2017: TRANSFORT
The Transfort bus stop on Drake is a major transfer point from Route 7 to the
MAX. A bus pullout and Type III bus stop will be needed to upgrade the existing
stop. For details, please see LCUASS Drawing 711 for bus bay standards and
for Type III bus stop please see Bus Stop Design Standards and Guidelines:
http://www.ridetransfort.com/img/site_specific/uploads/Final_Design_Standard
s.pdf
RMS Response: Type Ill bus stop with pullout is shown on plans. Location and design were submitted for
review to planning, Transfort, FC Moves and traffic operations and all were in agreement with proposed plans
on June 20, 2018.
Comment Number: 2 Comment Originated: 08/29/2017
08/29/2017: TRANSFORT
The City of fort Collins is interested in public parking at this location to support
the MAX BRT line as a park-n-ride. There are many creative possibilities
including a public -private parking structure. Please contact us to discuss further
arrangements.
RMS Response: No public parking for MAX will be provided on the site. A PACE bike share station will be
provided in front of the hotel.
Department: Water -Wastewater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/29/2017
08/29/2017: There is an existing 24-inch water main in Drake Road, and
existing 12-inch water main in College Avenue along the westerly curb and a
6-inch water main in Thunderbird Drive.
Northern Response: Thank you for the info. Please note that we intend to relocate the existing 12" line along
College through the site as discussed, which will allow buildings along College to sit closer to the allowed
Department: Traffic Operation
Contact: Nicole Hahn, 970-221-6820, nhahn@fcqov.com
Topic: General
Comment Number: 6 Comment Originated: 08/29/2017
08/29/2017: The McClelland frontage will need to be improved to standard with
detached sidewalks and parkways per the Midtown in Motion plan.
RMS Response: McClelland frontage updated per agreed upon section from City Planning Staff meeting on
July 3, 2018 to a 15' tree lawn/i2' multi -modal path and 10' building setback.
Comment Number: 7
Comment Originated: 08/29/2017
08/29/2017: The n/s connecting through road/drive between Thunderbird and
Drake will need to have sidewalks with ADA ramps along the entire length.
RMS Response: Ramps have been provided at all crosswalks.
Comment Number: 8
Comment Originated: 08/29/2017
08/29/2017: The Thunderbird frontage will need to be improved to standard
with detached sidewalks and parkways.
RMS Response: Thunderbird improved with on -street parallel parking, bulb -outs, tree lawn and detached
walk.
Comment Number: 9
Comment Originated: 08/29/2017
08/29/2017: The southwest corner of Drake and College may need to be
improved pending results from the TIS, improvements should be in keeping with
the conceptual plans shown for that intersection in the Midtown in Motion plan.
Northern Response: The requested turn lane improvements have been provided.
Topic: Site Plan
Comment Number: 3 Comment Originated:
08/29/2017: Please include pedestrian connectivity within the southern portion
of the site running East/West. All internal sidewalks and site connectivity must
be ADA accessible.
RMS Response: new sidewalk is shown along Thunderbird.
Comment Number: 4 Comment Originated:
08/29/2017
O8/29/2017
08/29/2017: The project will need to implement the Midtown in Motion plans
along College Ave, which includes a 12 foot shared use path (replaces the
existing attached sidewalk).
RMS Response: A 12' path is shown on the plans.
Comment Number: 5 Comment Originated: 08/29/2017
08/29/2017: The Drake frontage will need to be improved to standard with
detached sidewalks and parkways.
RMS Response: Drake section has been improved with standards.
Topic: Traffic Impact Study
Comment Number: 1
Comment Originated: 08/25/2017
08/25/2017: 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. The scoping sheet must be signed by
the City prior to doing the study.
Areas of particular interest in this review will include:
-College Ave. and Drake Rd
the Development Agreement. More information and links can be found at:
http://www.fcgov.com/utilities/what-we-do/stormwater/sto rmwate r-quality/low-im
pact -development
Northern Response: Acknowledged.
Comment Number: 10 Comment Originated: 08/29/2017
08/29/2017: The 2017 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.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees or contact 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.
Northern Response: Thank you for the information.
Contact: Jesse Schlam, 970-218-2932, ischlam@fcgov.com
Topic: Erosion Control
Comment Number: 1 Comment Originated: 08/21/2017
08/21 /2017: The Erosion Control Materials will need to be submitted at time of
the first round of FDP. The site disturbs more than 10,000 sq. ft. and therefore
Erosion and Sediment Control Materials need to be submitted. Based upon the
area of disturbance, State permits for stormwater will be required since the site
is over an acre and should be pulled before Construction Activities begin.
Current Erosion Control Materials Submitted do not meet requirements. The
erosion control requirements are in the Stormwater Design Criteria under the
Amendments of Volume 3 Chapter 7 Section 1.3.3. a copy of the erosion
control requirements can be found at www.fcgov.com/eroison. If you need
clarification concerning the Erosion Control Material Requirements or
Comments presented above please contact myself. Jesse Schlam (970)
224-6015 Ischlam @ fcgov.com
Northern Response: Erosion Report will be provided at final as required.
Department: Technical Services
Contact: Jeff County, 970-221-6588, icounty@fcgov.com
Topic: General
Comment Number: 1
Comment Originated: 08/16/2017
08/16/2017: 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.
Northern Response: Project is on NAVD88 as required.
Comment Number: 2
Comment Originated: 08/16/2017
08/16/2017: Portions of this property are not platted. If submitting a Subdivision
Plat for this property/project, addresses are not acceptable in the Plat
title/name.
Northern Response: Acknowledged.
drainage requirements and fees are based on new impervious area. An exhibit
showing the existing and proposed impervious areas with a table summarizing
the areas is required prior to the time fees are calculated for each building
permit.
Northern Response: An exhibit showing this info is provided in the report. Comment Number: 5
Comment Originated: 08/29/2017
08/29/2017: When improvements are proposed to an existing developed site
and there is an increase in impervious area greater than 1000 square feet,
onsite detention is required with a 2-year historic release rate for water quantity.
Parking lot detention for water quantity is allowed as long as it is not deeper
than one foot.
Northern Response: Imperviousness on the site has decreased, so no detention is provided.
Comment Number: 6
Comment Originated: 08/29/2017
08/29/2017: There is an existing 15-inch storm pipe located along College
Avenue draining to the north with an inlet located near the intersection of
College and Drake. The depth of this storm pipe is not known but appears to be
the only stormwater outfall location available for this project site.
Northern Response: We have connected to the existing storm drain in College. Please note that we will size
our onsite facilities to convey the 100-yr release so that any future improvements to the existing College
storm drainage facilities can result in all stormwater being conveyed underground from the site. In the
interim, the grading design will convey minor flows underground and when capacity is reached downstream,
flows will pass overland through the parking lot (with no more than 8" of ponding) and out into the College
curb and gutter. For what it is worth, the existing storm locates and information collected thus far is
confusing and we would like to confirm our conclusions with staff at some future point prior to beginning final
design.
Comment Number: 7 Comment Originated: 08/29/2017
08/29/2017: 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).
(hftp://www.fcgov.com/uti lities/b usiness/bu ilders-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.
Northern Response: The project is meeting this requirement.
Comment Number: 8 Comment Originated: 08/29/2017
08/29/2017: 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.
Northern Response: The project is meeting this requirement.
Comment Number: 9
Comment Originated: 08/29/2017
08/29/2017: 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
and shall include coordinated linkages between separate developments. This
requirement dovetails with earlier comments about providing open space and
improved bike and pedestrian connectivity.
RMS Response: Please see above comments that talk about pedestrian and bike connections. Open spaces
and gathering areas are provided along the central drive. Large patios spaces in front of the multi -use
buildings provided gathering space and outdoor eating.
Comment Number: 24
Comment Originated: 08/29/2017
08/29/2017: If each retail building will have multiple tenants then section
3.10.5(D) will apply. This requires multi -tenant buildings to be unified by using
architecturally compatible features, such as colors, details, awnings, signage
and lighting fixtures.
OZ Response: We have reviewed this section and will comply with these standards.
Comment Number: 25 Comment Originated: 08/29/2017
08/29/2017: Minimum glazing on pedestrian -oriented facades of buildings shall
be 60% on the ground floor and 40% on upper floors. Display windows for the
retail buildings cannot exceed 90% of the total ground level facade area.
OZ Response: The project provides significant areas of glazing on all the building types. The retail buildings
have ample glass, the apartment focus glass at entries and amenity spaces with larger windows for dwelling
units. The hotel also provides a lot of glazing at amenity spaces such as the dining area, lobby and the pool.
Glazing on all building types is focused on areas with pedestrian interaction and key view corridors within the
block.
Comment Number: 26
Comment Originated: 08/29/2017
08/29/2017: 4.21(E)(2) requires that outdoor spaces within the CG zone district
be placed in close proximity to the uses that activate the space. This space
shall also be integral to the site and not located in residual areas left over after
the buildings and parking has been sited. This is another standard that further
reinforces earlier comments about connectivity and open space.
RMS Response: Patio dining areas are all along the building facades that will be using the spaces. The large
garden and outdoor gathering areas along the central drive are directly located next to residential buildings as
they will the primary and most consistent users. They are well connected with walkways from all of the other
buildings on site.
Department: Stormwater Engineering
Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com
Topic: General
Comment Number: 2
Comment Originated: 08/29/2017
08/29/2017: 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.
Northern Response: Will do.
Comment Number: 3
Comment Originated: 08/29/2017
08/29/2017: A drainage report and construction plans are required and they
must be prepared by a Professional Engineer registered in the State of
Colorado. The drainage report must address the four -step process for
selecting structural BMPs.
Northern Response: The requested info is provided.
Comment Number: 4 Comment Originated: 08/29/2017
08/29/2017: It is important to document the existing impervious area since
ample sunlight.
Comment Number: 18 Comment Originated: 08/29/2017
08/29/2017: The retail and hotel buildings will need to comply with the standards found in 3.5.3 of the Land
Use Code, which are specific standards for commercial buildings. This section contains information about
the build -to line, connecting walkways, and additional architectural requirements. Please note this section
requires buildings to have a distinct base, middle, and top to break up the mass of the building and provide
pedestrian scale.
OZ Response: We have reviewed and acknowledge division 3.5.3 of the Land Use Code. We are using
these strategies to create a human scale environment. For the prototype hotel brand, we are able to
customize the layout in terms of massing, proportion and materials to meet the intent of these standards.
For the hotel, the design focus for the hotel is to provide an impactful aesthetic at the corner of Drake and
College.
Comment Number: 19 Comment Originated: 08/29/2017
08/29/2017: Section 3.8.30(D) requires that all multi -family developments be developed as a series of
blocks to retain a neighborhood style development pattern. While the blocks do not have to be bound by
public streets, the access aisles shown do not create the sort of block pattern envisioned by this standard.
Please work with staff to develop a block pattern more in line with this standard.
RMS Response: The north -south and east -west private drives through the Drake Redevelopment meet the
intent of the section as per a phone conversation with Clay on June 5, 2018.
Comment Number: 20 Comment Originated: 08/29/2017
08/29/2017: The minimum setbacks for the multi -family buildings from McClelland will be 9 feet.
RMS Response: Setbacks are shown and dimensioned on the plans. As per engineering comments the utility
easement is shown at 9' behind walk and building setback is shown and labeled as 10.
Comment Number: 21 Comment Originated: 08/29/2017
08/29/2017: Section 3.8.30(F) contains design standards for multi -family buildings. These standards
include having a different color scheme for buildings placed next to one another, entrances must be clearly
visible from public streets, roofs should have two forms of articulation, and walls should be broken up every
40' by some sort of change horizontally or vertically.
OZ Response: The two multi -family buildings provide varied forms, materials and colors to align with the
intent of the section to avoid monotonous facades that can result from projects where there are multiple
buildings of the same type. Main entrances are focused on the corner of each building and are clearly visible
from the street.
Comment Number: 22 Comment Originated: 08/29/2017
08/29/2017: Since this project is within the TOD zone, section 3.10 of the Land Use Code will apply.
RMS Response: The following requirements are met: buildings front street, walkways connect sidewalk ROW
to front entrances, gathering spaces provided along central potion of drive, trees in tree lawns, on -street
parking with bulb -outs are along Thunderbird, on -site parking is behind buildings, buildings have pedestrian
level detailing and design, building materials are of high quality, buildings are minimum of 20', windows meet
requirements.
Comment Number: 23 Comment Originated: 08/29/2017
08/29/2017: Section 3.10.3(C) requires 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,
parking area are a variety of racks including surface racks as well as wall racks for additional storage. The
bike parking exceeds the minimum required by two spaces.
The hotel and mixed -use buildings (lots 3,4,5 & 6) have been combined. Two locations are shown next to the
Transfort bus stop on the NW and across from Building F on the SE for covered bike parking areas.
Additionally a PACE bike station is located in front of the hotel. This will serve not only the community at large
but also hotel guests that are visiting and looking for a great way to take advantage of the Fort Collins bike
paths. Several other locations are distributed around the building for surface parking.
Comment Number: 13 Comment Originated: 08/29/2017
08/29/2017: Please note the following setback requirements for parking lots:
Along an arterial street -15 feet
Along a non -arterial street -10 feet
Along a lot line - 5 feet
RMS Response: Acknowledged. Parking spaces have also been coordinated for LCUASS requirement of
setbacks based on ADT numbers.
Comment Number: 14 Comment Originated: 08/29/2017
08/29/2017: With a 400 space parking lot, you would be required to provide at least 9 handicap parking
spaces. At least one of these spaces would need to be van accessible with a 8' wide access aisle adjacent
to the parking space.
RMS Response: Handicap parking spaces have been shown per lot that is servicing each building.
Discussion with Clay on how to handle this was to base number required based off of each lot, not overall
development parking space quantities.
Comment Number: 15 Comment Originated: 08/29/2017
08/29/2017: How will trash and recycling be handled for the site? Please show the locations of all trash
and recycling enclosures on the site and landscape plans. Also include elevations of the proposed
enclosures. The enclosures should be placed on a concrete pad and have a pedestrian access gate
separate from the main service gate.
RMS Response: Multi -family buildings will have chutes to internal trash enclosures, labeled on plans. The
trash will be wheeled on to the drive lanes in Thunderbird for Building A and to the parking aisle to the north of
Building B. Building CID have a trash enclosure on the south side of the parking lot. The hotel has an internal
trash room as well that will be access from the central drive. Building F has a trash enclosure to the south of
the building.
Comment Number: 16 Comment Originated: 08/29/2017
08/29/2017: This project will need to comply with the general compatibility section in 3.5.1. This section
mainly deals with the height, bulk, mass, and scale of the building as well the materials used in the building.
OZ Response: We have reviewed these code sections thoroughly and the new architecture proposed will
set an enhanced standard of quality for future projects. This transformative redevelopment will greatly
enhance this neighborhood and the height, bulk, mass, scale and materials of the buildings are consistent
with section 3.5.1 and the vision of the Midtown plan.
Comment Number: 17 Comment Originated: 08/29/2017
08/29/2017: Since a couple of the buildings in this development will be more than 40' in height, a shadow
analysis will be required. This analysis should show the shadows cast from the building on the winter
solstice and the summer solstice and include a narrative about how the project has been designed to
minimize the casting of shadows on adjacent properties.
OZ Response: Shadow studies have been provided. At no time throughout the year do shadows cast on
any adjacent properties. The building positioning on the site prioritizes activating the streets and bring
parking to the interior of the site as well as privacy for users/neighbors and providing amenity spaces with
and would require a modification request.
OZ Response: The proposed project is eligible for a 5th story because it is mixed use and more than 117 of
the building contains residential or office uses. The proposed project is a mixed -use development with a
combination of retail, a hotel, and multi -family housing. The apartment building themselves are mixed -use
including live work units on the ground floor.
Comment Number:
Comment Originated: 08/29/2017
08/29/2017: Full tree stocking will apply to this development per 3.2.1(D)(1).
This means within 50' of all buildings, you must establish groves or belts of trees
with 20'-40' spacing on average.
RMS Response: Street trees are provided along all of the arterial streets ROW and are within 50' of the
buildings. Buildings, C, D, E, and Fall have trees in grates incorporated in the plazas as well as parking lot
island trees. A large utility easement runs along College and prevents any further tree plantings along the
east side of Buildings D and F. Utility easements along Drake also prevent the additional plantings of trees in
front of C, D and F on the north.
Comment Number: 9 Comment Originated: 08/29/2017
08/29/2017: Drake does not have street trees currently. As part of this
development, you will need to install street trees per 3.2.1(D)(2). Since the site
has PRPA transmission lines running along Drake, you will only be able to use
ornamental trees for your street trees since canopy shade trees interfere with
the maintenance of the transmission lines. Please coordinate the planting of
these street trees with PRPA.
RMS Response: Trees species and spacing have been shown per coordination with Forestry.
Comment Number: 10 Comment Originated: 08/29/2017
08/29/2017: When designing your landscape plan, ensure that you meet the
tree diversity requirements outlined in section 3.2.1(D)(3). The maximum
number one species of tree will vary depending on the number of trees you
propose to plant.
RMS Response: Tree diversity requirements are met. Maximum number of trees species allowed is shown on
the landscape legend.
Comment Number: 11
Comment Originated: 08/29/2017
08/29/2017: Since the parking area proposed will be in excess of 100 spaces,
10% of the interior of the parking area will need to be landscaped. All
landscape islands should contain a canopy shade tree. Please also note that
you can have no more than 15 parking spaces in a row without a landscape
island.
RMS Response: a breakdown of the parking lots has been shown with both the parking area and parking
spaces provided. For lots over 100 spaces the landscape area has been met.
Comment Number: 12 Comment Originated: 08/29/2017
08/29/2017: Bicycle parking is required for each use as follows:
Multi -family -1 per bedroom, at least 60% in enclosed locations and 40% via
fixed racks.
Retail-1/4,000 sq. ft., 20% enclosed, 80%fixed rack
Hotel -1/4 units, 60% enclosed, 40% fixed rack
Please note balconies in the multi -family buildings may not be used towards
meeting the enclosed bicycle parking requirement.
Response: Bike parking for the multi -family buildings (lots 1&2) have been combined. Each residential unit
will be equipped with a permanent rack/locker area for a bike. Around the buildings and within the overhang
Comment Number: 3 Comment Originated: 08/29/2017
08/29/2017: How will pedestrians and bikes get around within the site? While
the site plan shows some north/south walkways, there is a lack of connectivity
within the site going east/west. Staff will be looking for a more fully fleshed out
connectivity scheme for your PDP submittal. Please also note that walkways
internal to the site should all be ADA accessible.
RMS Response: The east -west connection on the south side of the multi -use buildings and hotel provide a
strong pedestrian connection to this crosswalk for all of the hotel guests as well as the College multi -use
buildings. An east -west sidewalk between the residential buildings connects across the site on the south end
that connects McClelland to College. A crosswalk on the south end of the College Multi -use buildings brings
pedestrians up to the north end of the site. The large promenade walk in the center of the site also connects
east -west pedestrian traffic up to the Drake Multi -Use buildings and Drake Road.
Comment Number: 4 Comment Originated: 08/29/2017
08/29/2017: The Midtown Plan also identifies the area along Drake between
College and McClelland as being a key streetscape node. Improvements staff
will be looking for as part of the Drake streetscape include street trees,
landscaping, lighting, wayfinding signage to destinations, benches, planters,
trash receptacles, and bike racks. Chapter 3 of the plan discusses these
improvements in further detail.
RMS Response: The streetscape along Drake provides and upgraded bus stop pull-out that has additional
bike parking adjacent to the stop above what is required for the bus stop. Street trees have been provided
along the tree lawn at the spacing and species identified by forestry. Lush landscaping in character with the
garden district runs along the multi -use and hotel buildings. A pedestrian area with a bench as identified with
the midtown Garden district logo and trash receptacle have been provided in front of the hotel.
Comment Number: 5 Comment Originated: 08/29/2017
08/29/2017: This project is located in the Transit Oriented Development (TOD)
Overlay Zone. This means the maximum parking allowed is reduced in this
area. The parking proposed for the residential and retail components of the site
exceed the maximums allowed per Land Use Code section 3.2.2(K). The
maximum parking allowed in the TOD is 115% of the minimums for residential
unless the parking is provided in a parking structure. Staff is concerned about
the site being over parked and will not support exceeding the parking
maximums.
RMS Response: Residential buildings have taken the TOD parking requirements into account, maximums
shown on the land use chart are with the TOD 115%.
Comment Number: 6 Comment Originated: 08/29/2017
08/29/2017: The site plan shows no open space for residents of the multi -family
buildings. Land Use Code section 3.8.30(C) requires open space or a central
gathering feature for multi -family buildings. Given that there are few parks
nearby staff will be looking for some sort of open space integrated into the site.
RMS Response: The multi -family buildings are directly adjacent to the garden and plaza areasjust east of the
buildings. There are sidewalks from the buildings that connect into these spaces. The spaces are collectively
managed and maintained by the metro district and are open to all of the residents for recreational enjoyment.
Comment Number: 7
Comment Originated: 08/29/2017
08/29/2017: The maximum building height in the General Commercial zone
district is four stories. You would be able to increase the height of the buildings
by providing structured parking and/or having mixed -use buildings where more
than 1/7 of the building contains residential or office uses. The residential
buildings proposed would not meet the height requirements in the zone district
Response: Acknowledged.
Comment Number: 11
08/25/2017: LANDSCAPE PLAN
Comment Originated: 08/25/2017
As this site will require internal fire lanes, please be cognizant of tree species
and placement so as to limit mature canopy encroachment on the fire lane over
time.
RMS Response: Note has been added to landscape plans to limb up trees a minimum of 14'. Trees species
that can be limbed up high have been located in islands. Trees have been coordinated with Auto Turn
diagrams that show truck sweep over islands.
Comment Number: 12 Comment Originated: 08/25/2017
08/25/2017: FIRE PITS & GRILLS
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 and
be equipped with an emergency shut off. Fire pits and grills fueled by natural
gas shall have a 5' separation to combustible construction and/or vegetation.
This distance is measured both horizontally and vertically from the fire source.
RMS Response: Email was sent on July 6, 2018 to ask for clarification on this. Normally 10' is required. Jim
confirmed that this was an error and that 10' would be required. The plans reflect the 10' separation.
Department: Planning Services
Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/29/2017
08/29/2017: The Midtown Plan identifies a pedestrian promenade to be
located on the western edge of this property. Page 2-15 contains a
cross-section of the promenade. The plan calls for a 15' wide landscape area
with a double row of trees adjacent to the MAX line. The cross-section shows a
15' wide multi -use path between the landscape area and any new buildings.
Staff will be looking for this promenade to be included as part of your submittal.
RMS Response: a 15' tree lawn with a double row of trees and 12' multi -use path are part of the plans. This
section was submitted to Planning Staff at the July 3, 2018 meeting and was accepted as an appropriate
section along McClelland.
Comment Number: 2 Comment Originated: 08/29/2017
08/29/2017: In addition to the pedestrian promenade, staff will be paying close
attention to bike and pedestrian connectivity within the site and to nearby
amenities. With the MAX, CSU campus, grocery stores, and numerous
employers north of the site it is critical that this development provide strong
bicycle and pedestrian connectivity across Drake. We will be looking for more
details on how this site connects to nearby amenities upon submittal of a PDP.
RMS Response: The site provides the 12' multi -modal path along McClelland that allows residents of the
multi -family buildings to directly access the crosswalk to the MAX station, CSU and developments to the
north. The east -west connection on the south side of the multi -use buildings and hotel provide a strong
pedestrian connection to this crosswalk for all of the hotel guests as well as the College multi -use buildings.
Street ROW walks along Drake have been added at a 8' width as well.
percent slope), shall be provided with a stairway to the roof. Stairway access to
the roof shall be in accordance with IFC 1011.12. Such stairways shall be
marked at street and floor levels with a sign indicating that the stairway
continues to the roof. Where roofs are used for roof gardens or for other
purposes, stairways shall be provided as required for such occupancy
classification.
> 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.
> IFC 507.5.1.1: Buildings equipped with a standpipe system installed in
accordance with Section 905 shall have a fire hydrant within 100 feet of the fire
department connections. Exception: The distance shall be permitted to exceed
100 feet where approved by the fire code official.
OZ Response: Acknowledged.
Comment Number: 9 Comment Originated
08/24/2017: FIRE LANE SIGNS
The limits of the fire lane shall be fully defined. Fire lane sign locations should be
indicated on future plan sets. Refer to LUCASS detail #1418 & #1419 for sign
type, placement, and spacing. Appropriate directional arrows required on all
signs. Posting of additional fire lane signage may be determined at time of fire
inspection. Code language provided below.
> IFC D103.6: Where required by the fire code official, fire apparatus access
roads shall be marked with permanent NO PARKING - FIRE LANE signs
complying with Figure D103.6. Signs shall have a minimum dimension of 12
inches wide by 18 inches high and have red letters on a white reflective
background. Signs shall be posted on one or both sides of the fire apparatus
road as required by Section D103.6.1 or D103.6.2.
08/24/2017
Northern Response: Fire Lane signage will be identified on the final plans.
Comment Number: 10 Comment Originated: 08/24/2017
08/24/2017: ADDRESSING POSTING ON MULTIPLE SIDES OF BUILDING
Based upon the current site plan, posting of address along with full street name
will be needed on every proposed structure. The street side will require only the
posted address while the rear will require address and street name. Code
language provided below.
> IFC 505.1.7: Buildings, either individually or part of a multi- building complex,
that have emergency access lanes on sides other than on the addressed street
side, shall have the address numbers and street name posted on each side that
fronts a public street or fire lane.
08/24/2017: AUTOMATIC FIRE SPRINKLER SYSTEM VS CONTAINMENT
> Any commercial retail building exceeding 5,000 square feet shall be
sprinklered or fire contained. Occupancy use and occupancy load of these
buildings may further drive sprinklering requirements.
> The R-1 Group Occupancy (hotel) will require a full NFPA 13 sprinkler system.
> The R-2 Group Occupancies (residential apartments) shall require a full NFPA
13 sprinkler system per local amendment.
In addition to the above, under -parking will require a sprinkler system as shall
balconies and decks.
> IFC 903.2.10: An automatic sprinkler system shall be provided throughout
buildings classified as enclosed parking garages (Group S-2 occupancy) in
accordance with IBC 406.6 OR where located beneath other groups. Exception:
Enclosed parking garages located beneath Group R-3 occupancies.
> 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
of fire department vehicle access. The location of the FDC shall be approved by
the fire department and the location labeled on Utility Plans.
Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler
related questions at 970-416-2868.
OZ Response: Acknowledged.
Comment Number: 7 Comment Originated: 08/24/2017
08/24/2017: PUBLIC -SAFETY RADIO AMPLIFICATION SYSTEM TEST
> IFC 510 & 1103.2: New & existing 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.
LOCAL EXCEPTION: PFA will waive the testing requirement and system
installation in all buildings less than 10,000 sq. ft. and any Type V construction
building less than 15,000 sq. ft. PFA policy P15-510.1
OZ Response: Acknowledged.
Comment Number: 8 Comment Originated: 08/24/2017
08/24/2017: FOUR STORY BUILDINGS AND TALLER
> IFC 504.3: New buildings four or more stories above grade plane, except
those with a roof slope greater than four units vertical in 12 units horizontal (33.3
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: WIDTH - Aerial fire apparatus access roads shall have a
minimum unobstructed width of 26 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.
Response: See above comment response.
Comment Number: 4 Comment Originated: 08/24/2017
08/24/2017: FIRE LANE SPECIFICATIONS
A fire lane plan shall be submitted for approval prior to installation. In addition to
the design criteria already contained in relevant standards and policies, any
new fire lane must meet the following general requirements:
> Shall be designated on the plat as an Emergency Access Easement.
> Maintain the required 20 foot minimum unobstructed width & 14 foot minimum
overhead clearance (except where otherwise required).
> Be designed as a flat, hard, all-weather driving surface capable of supporting
40 tons.
> Dead-end fire access roads in excess of 150 feet in length shall be provided
with an approved area for turning around fire apparatus.
> The required turning radii of a fire apparatus access road shall be a minimum
of 25 feet inside and 50 feet outside. Turning radii shall be detailed on
submitted plans.
> Be visible by painting and/or signage, and maintained unobstructed at all
times. Sign locations or red curbing should be labeled and detailed on final
plans.
> Additional access requirements exist for buildings greater than 30' in height.
Refer to Appendix D of the 2015 IFC.
Response: See above comment response.
Comment Number: 5 Comment Originated: 08/24/2017
08/24/2017: COMMERCIAL HYDRANT REQUIREMENTS
> IFC 507.5 and PFA Policy: Hydrants to provide 1,500 gpm at 20 psi residual
pressure, spaced not further than 300 feet to any building, and on 600-foot
centers thereafter (EXCEPTION: Buildings equipped with standpipe systems
require a hydrant within 100' of the Fire Department Connection). The project
will also be required to provide infill hydrants along Drake or College as needed
to meet minimum spacing requirements along these roads.
Northern Response: Hydrants have been added throughout the site to meet code requirements and have
been reviewed by PFA. An additional hydrant has been added at the corner of Drake and College as
requested by PFA staff.
Comment Number: 6 Comment Originated: 08/24/2017
place.
Department: PFA
Contact: Jim Lynxwiler, 970-416-28695
Topic: General
Comment Number: 1
Ilynxwiler@ poudre-fire.org
Comment Originated: 08/24/2017
08/24/2017: 2015 IFC CODE ADOPTION
Poudre Fire Authority and the City of Fort Collins have adopted the 2015
International Fire Code.
Response: Acknowledged.
Comment Number: 2 Comment Originated: 08/24/2017
08/24/2017: FIRE LANES
Fire access is required to within 150' of all exterior portions of any building as
measured by an approved route around the perimeter. For the purposes of this
section, fire access cannot be measured from an arterial road (Drake Rd or
College Ave) but may be measured from McClelland Dr, Thunderbird Dr, or
from fire lanes located internal to the site.
Based upon the preliminary site plan, perimeter access will be achieved if all
internal drives are dedicated fire lanes. Further changes to the site plan may
require updating perimeter access comments. Code language 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. When any
portion of the facility or any portion of an exterior wall of the first story of the
building is located more than 150 feet from fire apparatus access, the fire code
official is authorized to increase the dimension if the building is equipped
throughout with an approved, automatic fire -sprinkler system.
RMS Response: Acknowledged. Meeting was held on June 25, 2018 with PFA. EAE, Auto Turn analysis,
aerial access and perimeter access were all shown in exhibits. Full meeting minutes of approved approach to
design and fire requirements were sent to PFA documenting direction given by PFA.
Comment Number: 3 Comment Originated: 08/24/2017
08/24/2017: AERIAL FIRE APPARATUS ACCESS ROADS
In addition to perimeter access, buildings over 30' in height trigger additional
fire lane requirements so as to accommodate logistical needs of aerial
apparatus (ladder trucks). The Hotel and Multi -Family products both appear to
trigger an aerial need. Fire lanes adjacent to these locations shall be a
minimum of 26' in width. Aerial access should be available on at least one long
side of the building, or as otherwise approved by the fire marshal. The M-F
building on the SW corner may possibly be compliant from Thunderbird Dr. The
other M-F building and the hotel do not currently appear to meet aerial
standards. Parapet heights in these buildings greater than 4' in height do not
support ladder truck operations. Code language provided below.
> IFC D105.1: WHERE REQUIRED - Where the vertical distance between the
grade plane and the highest roof surface exceeds 30 feet, approved aerial fire
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.
Response: Acknowledged.
Department: Forestry
Contact: Molly Roche, mroche@fcgov.com
Topic: Landscape Plans
Comment Number: 1 Comment Originated: 08/31/2017
08/31/2017:
Please provide a final landscape plan that meets the Land Use Code and 3.2.1
requirements.
Response: PDP level landscape plans delineating shrub/turf area/canopy and evergreen tree locations as
well as a complete list of shrubs, ornamental grasses and perennials have been submitted.
Comment Number: 2
Comment Originated: 08/31/2017
08/31/2017:
If there are any existing trees on -site, please contact City Forestry (Molly Roche
— mroche@fcgov.com) to schedule a meeting to obtain tree inventory and
mitigation information.
Response: Meeting was completed on May22, 2018.
Department: Light And Power
Contact: Luke Unruh, 9704162724, lunruh@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 08/29/2017
Light & Power has three phase electric facility's readily accessible to serve the
proposed development.
AE Design Response :AE Design has contacted the city of Fort Collins power and light to confirm voltage on
site. AE is currently awaiting a response.
Comment Number: 2 Comment Originated: 08/29/2017
08/29/2017: There are existing electric facility's that run through the proposed
development that feed neighboring lots. These electric lines will either need to
be moved at the owner's expense, and/or placed in a utility easement.
AE Design Response: AE Design will coordinate with the city on relocating.
Comment Number: 3 Comment Originated: 08/29/2017
08/29/2017: Electric Capacity Fee, Building Site charges, and any necessary
system modification charges will apply at owners expense. Please see the
Electric Estimating Calculator at the following link:
http://www.fcgov.com/utilities/business/builders-and-developers
AE Response: The owner will be made aware of the expense
Comment Number: 4 Comment Originated: 08/29/2017
08/29/2017: The overhead electric transmission lines that travel along the North
side of this development are owned by Platte River Power Authority. Light and
Power has not heard of any plans to underground these lines.
Response: The existing lines will remain overhead. Coordination on building elevations with lines will take
Plan goals.
RMS Response: Acknowledged. Meeting with Molly Roche for existing tree inventory and mitigation value
was completed May 22, 2018. Tree Mitigation have been provided as noted from meeting.
Comment Number: 3 Comment Originated: 08/29/2017
08/29/2017: In regard to LED light fixtures, 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.
Cooler color temperatures are harsher at night and cause more disruption to
circadian (biological) rhythms for both humans and wildlife; blue light brightens
the night sky and creates more glare than any other color of light. Therefore, use
of warmer color temperature (warm white, 3000K or less) for light fixtures is
preferred in addition to fixtures with dimming capabilities. 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)].
Several departments within the City of Fort Collins have been working together
to address lighting issues; they are referred to as the City's Night Sky team.
Results of the team's work can currently be viewed on the City's Public Records
website in Resolution 2016-074, a summary of City of Fort Collins City Council
Intent and General Policy Regarding Night Sky Objectives. For further
information regarding health effects please see:
hftp://darksky.org/ama-report-affirms-human-health-impacts-from-leds/
AE Design Response: AE Design will ensure installation of dark sky fixtures per the city of Fort Collins
requirements
Comment Number: 4
Comment Originated: 08/29/2017
08/29/2017: 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
the:
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
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: hftp://www.fcgov.com/natureinthecity/,
contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com
08/30/2017: 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.
RMS Response: Bike parking areas have been located within the property limits, bikes with racks for
illustrative purposes of space required.
Comment Number: 24 Comment Originated: 08/30/2017
08/30/2017: 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.
Response: Acknowledged.
Department: Environmental Planning
Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcclov.com
Topic: General
Comment Number: 1 Comment Originated: 08/29/2017
08/29/2017: 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,
songbirds) landscaping and maintenance are also encouraged. Landscape
plans need to include both scientific and common names of plant species.
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: http://www.fcgov.com/naturalareas/pdf/nativeplants20l3.pdf. Also
see the City of Fort Collins Plant List :
https://www.fcgov.com/forestry/plant list.pdf
RMS Response: Plants selected are appropriate for the region and plant zone. Many appear on the City's
plant list. The project is located with Garden District for the Midtown Plan, the planting list provides many
perennials that are pollinators.
Comment Number: 2 Comment Originated: 08/29/2017
08/29/2017: 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." 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. City
Staff highly recommends keeping healthy, mature growth trees in place, as our
urban tree canopy helps reduce energy costs in summer months, mitigates heat
island effects, adds to the pedestrian environment, and provides habitat for
local wildlife including songbirds and pollinators. Maintaining and enhancing the
urban tree canopy aligns with City of Fort Collins Nature in the City and City
the NAVD88 vertical datum. Please make your consultants aware of this, prior
to any surveying and/or design work.
Northern Response: Acknowledged.
Comment Number: 16
Comment Originated: 08/30/2017
08/30/2017: This site is adjacent to CDOT roadway and all access to the site is
governed by an access control plan. The access control plan will need to be
followed and implemented with any project. Plans will be routed to CDOT for
review and approval and the applicant may need to obtain access permits from
CDOT. A Development Construction Permit (DCP) will need to be obtained
prior to starting any work on the site. The new contact for CDOT is Tim Bilobran,
timothy.bilobran@state.co.us, 970-350-2163.
Northern Response: Acknowledged. CDOT was contacted and indicated that they will defer to Fort Collins
regarding access requirements and spacing.
Comment Number: 17
Comment Originated: 08/30/2017
08/30/2017: 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.
Northern Response: Acknowledged.
Comment Number: 18
Comment Originated: 08/30/2017
08/30/2017: LCUASS parking setbacks (Figure 19-6) apply and will need to
be followed depending on parking design.
Northern Response: Delich has provided ADT counts for the parking setbacks McCelland is 50' and College
is 75, plans are in compliance.
Comment Number: 19 Comment Originated: 08/30/2017
08/30/2017: 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.
Northern Response: Acknowledged.
Comment Number: 20 Comment Originated: 08/30/2017
08/30/2017: 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.
Northern Response: No LID or stormwater treatment is proposed within the ROW.
Comment Number: 21 Comment Originated: 08/30/2017
08/30/2017: Doors are not allowed to open out into the right-of-way.
OZ Response: Acknowledged.
Comment Number: 22 Comment Originated: 08/30/2017
08/30/2017: Doors are not allowed to open out into the right-of-way.
OZ Response: duplicate comment, see #21.
Comment Number: 23 Comment Originated: 08/30/2017
are due at the time of building permit. Please contact Kyle Lambrecht at
221-6566 if you have any questions.
Northern Response: Acknowledged.
Comment Number: 9
Comment Originated: 08/30/2017
08/30/2017: 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.fcqov.com/en-gineering/dev-review.php
Northern Response: Acknowledged.
Comment Number: 10
Comment Originated: 08/30/2017
08/30/2017: 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 completed improvements and/or prior to the issuance of the
first Certificate of Occupancy.
Northern Response: Acknowledged.
Comment Number: 11
Comment Originated: 08/30/2017
08/30/2017: 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.
Northern Response: All walks and buildings will meet ADA access requirements.
Comment Number: 12
Comment Originated: 08/30/2017
08/30/2017: Any public improvements must be designed and built in
accordance with the Larimer County Urban Area Street Standards (LCUASS).
Payment in lieu for the construction of Prospect Road may be accepted for the
required public street improvements. The Larimer County Urban Area Street
Standards are available online at:
http•//www.larimer.org/engineering/GMARdStds/UrbanSt.htm
Northern Response: Is this a new requirement? Just kidding — we will use LCUASS, as usual.
Comment Number: 13 Comment Originated: 08/30/2017
08/30/2017: This project is responsible for dedicating any right-of-way and
easements that are necessary or required by the City for this project. 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). No easements could be found on this property in
the country recorders files. The following easements will need to be dedicated
on the plat or separate document. Information on the dedication process can be
found at: http://www.fcgov.com/engineering/devrev.php
Northern Response: Utility easements are provided along all rights -of -way and a new easement is being
provided along the existing sanitary sewer main that runs parallel to College. We have also provided
emergency access easements throughout that correlate with PFA discussions. Last, there is a transit
easement provided around the bus stop on Drake.
Comment Number: 14 Comment Originated: 08/30/2017
O8/30/2017: Utility plans will be required and a Development Agreement will be
recorded once the project is finalized.
Northern Response: Acknowledged.
Comment Number: 15 Comment Originated: 08/30/2017
08/30/2017: As of January 1, 2015 all development plans are required to be on
the right-of-way. The proposed driveway on College does not meet spacing
requirements in LCUASS table 7.3, the minimum distance between a driveway
and an intersection on a 6-lane arterial is 460'. An access point off of College
Avenue would need to be approved and agreed to by both CDOT and the City.
The project will need to address how the existing frontage road that currently
connects into the property will end. This will need to be coordinated with CDOT,
the City and Emergency Services. The applicant will need to work with CDOT
on permits for closures of the existing access points.
Northern Response: Acknowledged. CDOT was contacted and indicated that they will defer to Fort Collins
regarding access requirements and spacing.
Comment Number: 3 Comment Originated: 08/30/2017
08/30/2017: Thunderbird Drive Improvements:
The sidewalk along Thunderbird will need to be detached a minimum of 6, a
minimum width of 5' and a 9' utility easement dedicated behind the right-of-way.
Where is the new access point in relation to the existing driveways? Need to
consider driveway spacing and alignments.
Northern Response: The requested dimensions are provided. The proposed driveway is placed as far east
as possible in order to provide the maximum spacing.
Comment Number: 4 Comment Originated: 08/30/2017
08/30/2017: McClelland Drive Improvements:
In 2014 after the right lane installation for the MAX BRT, there was an
agreement between the city and the property owners. The letter identifies that
the property still has an additional 6.8' of right-of-way that will need to be
dedicated to satisfy cross-section "0" in the Midtown Plan. This cross section
identifies a 15' parkway, 15' sidewalk, and a minimum of 10' building setback
from the sidewalk. A 9' utility easement will need to be dedicated behind the
right-of-way on McClelland Dr. The most northern driveway approach on
McClelland Dr., may not be feasible with the amount of cars utilizing the right
turn lane onto Drake Rd.
Northern Response: 6.8' of ROW has been dedicated. Trails/walks outside of this ROW have been placed
in an Access easement.
Comment Number: 5 Comment Originated: 08/30/2017
08/30/2017: The north to south street that is proposed down the middle of the
property from Drake to Thunderbird Dr. will need to be designed so that cut
through traffic is not promoted.
Northern Response: The drive has been designed with curves and raised crosswalks in an effort to deter
pass through traffic.
Comment Number: 6 Comment Originated: 08/30/2017
08/30/2017: 1 spoke to Kyle Lambrecht about reimbursement for this property,
and the city will is asking for reimbursement for the 15.2' of right-of-way
purchased in 2014 along McClelland Drive.
Northern Response: Acknowledged. There will need to be additional discussions with staff about
reimbursement for Drake improvements as well.
Comment Number: 7 Comment Originated: 08/30/2017
08/30/2017: PRPA will need to approve anything that is located within their
easement.
Northern Response: Plans were provided to PRPA for review, but we have not received a response.
Comment Number: 8 Comment Originated: 08/30/2017
08/30/2017: Larimer County Road Impact Fees and Street Oversizing Fees
Fort Collins
Community Development and
Neighborhood Services
281 North College Avenue
PO Box 580
Fort Collins, CO 80522
970.221.6750
970.224.6134 - fax
fcgov. com/developmentreview
September 01, 2017
Todd Parker
Brinkman Development
3528 Precision Dr Suite 100
Fort Collins, CO 80528
RE: Spradley Barr Redevelopment, PDR170012, Round Number
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of the above referenced project. If you have questions about
any comments, you may contact the individual commenter or direct your questions through
the Project Planner, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com.
Comment Summary:
Department: Engineering Development Review
Contact: Morgan Uhlman, 970-416-4344, muhlman@fcqov.com
Topic: General
Comment Number: 1 Comment Originated: 08/30/2017
08/30/2017: Drake Road Improvements:
This parcel is identified in the Midtown in Motion plan as having a dedicated
right -turn lane onto College from Drake Ave. This right turn lane creates a pork
chop for pedestrians at the College and Drake intersection. Drake is identified
in the master street plan as a four -lane arterial; the cross section shows the
sidewalk detached 10', the width of the sidewalk at a minimum of 8, with a 15'
utility easement behind the right-of-way. Right of way to accommodate these
improvements will need to be dedicated with the project and the improvements
designed and constructed by the project. The left turn currently into the
development from Drake may be problematic and not permitted. The traffic
study will help determine if this left is feasible.
Northern Response: A turn lane is included and has the dimensions discussed with staff, including an 8'
parkway, 6' walk, 6' bike lane, 11' turn lanes (both right and left turns) and 11, thru lanes.
Comment Number: 2 Comment Originated: 08/30/2017
08/30/2017: College Avenue Improvements:
This parcel is in the Center District in the Midtown in Motion plan, this identifies
the sidewalk as 12', detached a minimum of 8' and a 15' utility easement behind