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HomeMy WebLinkAboutHARMONY & I-25 PDP/FDP SOUTH - FDP140028 - SUBMITTAL DOCUMENTS - ROUND 1 -Harmony & I-25 PDP SOUTH Submittal October 29, 2014 Planner: Clark Mapes RE: TST Responses to Preliminary Design Review Comments Dated 7/27/2014 for the PDP SOUTH submittal 10-29-14 Comment Summary: Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/22/2014 07/22/2014: Most planning comments will require follow up exploration of ideas and alternatives. Response: Noted. Comment Number: 2 Comment Originated: 07/22/2014 07/22/2014: The Harmony Corridor Plan identifies this area as a community gateway with an emphasis on visual quality and the river valley landscape setting. Extensive thought and community discussion over the years has resulted in some general direction for how development can contribute to these concepts and avoid the appearance of typical commercial development with responsive landscape architectural, architectural, and engineering design. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 3 Comment Originated: 07/22/2014 07/22/2014: The Transportation Transfer Center on the north side of Harmony Road represents that direction in many ways, particularly regarding landscaping. Specifically, it features naturalistic clumps and groves of multi-trunk and single-trunk cottonwoods in generous islands. This would be especially pertinent in the drainage area along Harmony Road, which may require interim landscaping. Low-cost, fast-growing native cottonwoods could be considered as a key part of solutions for this area as being more replaceable than typical commercial landscaping. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 4 Comment Originated: 07/22/2014 07/22/2014: The proposed Secondary Use must be integrated in function and appearance into a larger employment-based development plan that emphasizes primary uses. In the proposed scenario with secondary uses preceding the primary uses, the key will be to integrate the buildings into a heavily landscaped setting. This is consistent with the gateway area concepts. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Topic: Site Plan Comment Number: 5 Comment Originated: 07/22/2014 07/22/2014: The plan shows buildings brought together along pedestrian frontage(s), with consolidated internal parking, which is consistent with key code standards for the relationships among these parts. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 6 Comment Originated: 07/22/2014 The plan indicates buildings with articulation and shadow lines, consistent with code standards and the Harmony Corridor Plan’s direction for integrating buildings into the landscape. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 7 Comment Originated: 07/22/2014 07/22/2014: The central parking area looks like an opportunity for a space similar to the focal area of Harmony Centre at Harmony/College, with angled parking including center parking, wide walkways, and crosswalks in a somewhat streetfront-like arrangement. That general concept would be consistent with code and policy for pedestrian-oriented development. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 8 Comment Originated: 07/22/2014 While the emphasis on pedestrian frontages and attractive building faces is acknowledged and is consistent with code, it will also be important to have realistic accommodation for deliveries, trash and recycling service, other service functions, transformers, and the like. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 9 Comment Originated: 07/22/2014 07/22/2014: The plan appears to maximize potential building square footage and number of buildings. Other considerations may require shifting more space for other improvements. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 10 Comment Originated: 07/22/2014 07/22/2014: One way to emphasize the river valley setting and integrate development is to provide generous landscape islands. Cottonwoods should be given special consideration including clumps and multi-stemmed trees. Special design features should be considered such as landscape solutions to drainage, with flush concrete bands instead of standard curb and gutter. Staff can provide examples for discussion. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 10.5 Comment Originated: 07/23/2014 07/23/2014: A potential consideration may be future pedestrian connection to the property to the west (an intersection with Strauss Cabin.) Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 11 Comment Originated: 07/22/2014 07/22/2014: To integrate the buildings and parking into the landscape, the Harmony setback buffer area landscaping could extend south between buildings into generous parking lot islands and coordinate with crosswalks across the parking lot. This would provide a flowing, integrative landscape component to relieve the linear aspect of the development. This might require more space between buildings, thus reducing the building square footage shown. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 12 Comment Originated: 07/22/2014 07/22/2014: The question of a sidewalk along Harmony needs to be considered further. While indication of a pedestrian connection along the Harmony would add to attractiveness of the development if visible from Harmony, its functionality may warrant further exploration relative to a Harmony sidewalk. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 13 Comment Originated: 07/23/2014 07/23/2014: The function and design of the access street 'Access A' appears to warrant discussion, in conjunction with the relationship to the fronting buildings. (It scales at about residential local width.) Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/23/2014 07/23/2014: Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. Response: Noted. Comment Number: 2 Comment Originated: 07/23/2014 07/23/2014: 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 Response: Noted. Comment Number: 3 Comment Originated: 07/23/2014 07/23/2014: 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. Response: Noted. Comment Number: 4 Comment Originated: 07/23/2014 07/23/2014: Please contact the City's Traffic Engineer, Martina Wilkinson (221-6887) to schedule a scoping meeting and determine if a traffic study is needed for this project. In addition, please contact Transportation Planning for their requirements as well. Response: Matt Delich has had a scoping meeting with Martina and plans to provide a TIS for the PDP NORTH project. That project submittal is forthcoming. Comment Number: 5 Comment Originated: 07/23/2014 07/23/2014: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Response: Noted. Comment Number: 6 Comment Originated: 07/23/2014 07/23/2014: This project is responsible for dedicating any right-of-way and easements that are necessary for this project. Right of Way dedications include Strauss Cabin Road and may include Harmony Road. Utility easements needed to be dedicated adjacent to Harmony and Strauss Cabin along with any easements required for access, utilities, drainage within the site. Requirements will depend on further design of lane alignments, utility needs such as a District sewer line, any ditch alignments, and similar needs. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 7 Comment Originated: 07/23/2014 07/23/2014: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Noted. Comment Number: 8 Comment Originated: 07/23/2014 07/23/2014: This site is adjacent to CDOT Right of Way along I 25 and Harmony Road is governed by an access control plan. The access control plan needs to be followed and implemented with this project and changes proposed to the access control plan will require City Council approval. Need to accommodate the edge or right of way identified in the Environmental Overview Study (EOS). Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 9 Comment Originated: 07/23/2014 07/23/2014: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Noted. Comment Number: 10 Comment Originated: 07/23/2014 07/23/2014: Strauss Cabin Road is considered a Minor Arterial and will need to be designed and constructed adjacent to this property and off site as needed to accommodate the needs of this project. Strauss Cabin is a Minor Arterial on the Master Street Plan and is eligible for reimbursement for the cost difference between the minor arterial section and local street section. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 11 Comment Originated: 07/23/2014 07/23/2014: Harmony Road is considered a 6 lane Arterial and will need to be designed and constructed adjacent to this property and off site as needed to accommodate the needs of this project. Harmony Road is a 6 lane Arterial on the Master Street Plan and is eligible for reimbursement for the cost difference between the arterial section and local street section. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 12 Comment Originated: 07/23/2014 07/23/2014: Internal streets and drives not shown on the Master Street Plan as well as roadway improvements necessitated by the project such as right turn lanes, double lefts, medians not identified on standard street sections, etc are not eligible for street oversizing reimbursement and will be the full cost of the development. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 13 Comment Originated: 07/23/2014 07/23/2014: If box culverts or bridges are to be built under Harmony, Strauss Cabin, etc. with wing walls than additional right of way needs to be dedicated around these wing walls. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 14 Comment Originated: 07/23/2014 LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design.07/23/2014: Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 15 Comment Originated: 07/23/2014 07/23/2014: 1 step in your design work – Need to do a lane layout showing the ultimate lane configuration for Harmony Road and Strauss Cabin. This will need to include lane widths, transition lengths, turning templates, stacking lengths… to determine the overall layout that will need to be designed. When you get this done we can review this and meet to go over the layout. Nonstandard size pages, i.e. continuous long sheets can be provided for this review. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 16 Comment Originated: 07/23/2014 07/23/2014: Ditch companies will need to sign and approve the plans. Response: Noted. A ditch company signature is included on the cover sheet of the utility plans. Comment Number: 17 Comment Originated: 07/23/2014 07/23/2014: Ditch crossings shall be approximately 90 degrees across roadways. These crossings will require encroachment permits. We will need to look at the pipe size since these are required to be sleeved across the roadway. Lines are not allowed to run parallel within the ROW. So these will need to be shown outside of the ROW and adjacent easement. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/22/2014 07/22/2014: 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 (wetlands, aquatic areas). Please note the buffer zone standards range from 50-100' for these features, as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. The ECS will need to address the existing ecological value provided by the ponds and surrounding habitat. Any mitigation value will be based off the ecological value identified in the study and through staff review of that study. The Land Use Code requires that you replace or enhance the existing value on site in any mitigation efforts. We can have more detailed discussion on these questions once the ECS has been submitted. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. Response: The ECS had been submitted on October 9th, and a meeting is schedule for October 30th to review and discuss mitigation requirements based on the ECS findings. Comment Number: 2 Comment Originated: 07/22/2014 07/22/2014: Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is determined to be insufficient, then restoration and mitigation measures will be required. Response: Noted. The ECS addresses existing vegetation. Comment Number: 3 Comment Originated: 07/22/2014 07/22/2014: With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D) (6) requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 4 Comment Originated: 07/22/2014 07/22/2014: With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re landscaping and reduce bluegrass lawns as much as possible. Response: For the PDP SOUTH project, we have proposed a native seed mix to be applied to the newly graded areas, however, there are no specific landscape designs or plantings for the PDP SOUTH project as this project does not include any development or land uses at this time. This comment will be further addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 5 Comment Originated: 07/22/2014 07/22/2014: The applicant should make note of Article 3.2.1(C) that requires developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. As several of the trees within this site may have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Response: Trees that are significant have been identified on the site plan and a site walk will be scheduled with the forestry department to determine any mitigation necessary as well as additional information related to the specific species and diameter. Comment Number: 6 Comment Originated: 07/22/2014 07/22/2014: Projects in the Vicinity of Poudre River must also comply with Section 3.4.1(I)(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.” Response: This project will change the existing site from illegally exposed groundwater ponds to a filled area that is seeded with a native seed mix. There will not be any negative impacts to the surrounding natural context. Comment Number: 7 Comment Originated: 07/22/2014 07/22/2014: A Fugitive Dust Control Permit must be obtained from Larimer County Environmental Health for development involving: - land clearing of 5-25 acres; - land development creating more than a 25 acre contiguous disturbance or exceeding 6 months in duration Response: Noted. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 07/22/2014 07/22/2014: FIRE LANES IFC 503.1.1: Fire Lanes shall be provided to within 150' of all portions of the building, as measured by an approved route around the exterior of the building. 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 connect to a public way. > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width (see below)* & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire lanes cannot exceed 660' in length. Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > When a turnaround is required, the 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. 2006 International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. *STRUCTURES EXCEEDING 30' IN HEIGHT (BY IFC DEFINITION) IFC Appendix D; Poudre Fire Authority Administrative Policy 85-5: In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 30 foot wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The drive lanes into and through the "North Boundary" area of the PDP (and including portions of the parking area) will need to have a continuous fire access easement to support the proposed buildings on the north side of the "parking area." The drive aisle for the "Temporary Fire Access Easement" may be secured by gating however bollards will not be permissible. A roll over curb is allowed but no vertical curb. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 2 Comment Originated: 07/22/2014 07/22/2014: CUL-DE-SACS FCLUC 3.6.2(B): Cul-de-sacs are permitted only if they do not exceed 660 feet in length and have a turnaround at the end with a minimum outside turning radius of 50 feet (100 foot diameter). Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 3 Comment Originated: 07/22/2014 07/22/2014: WATER SUPPLY Fire hydrants must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and flow must meet minimum requirements based on type of occupancy. IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS. Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 4 Comment Originated: 07/22/2014 07/22/2014: 2012 IFC CODE ADOPTION The Poudre Fire Authority and the City of Fort Collins have adopted the 2012 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. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 5 Comment Originated: 07/22/2014 07/22/2014: FIRE CONTAINMENT Any building exceeding 5000 square feet shall be sprinklered or fire contained. If containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 6 Comment Originated: 07/22/2014 07/22/2014: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM New buildings require a fire department, emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. Poudre Fire Authority Bureau Admin Policy #07-01 Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Department: Stormwater Engineering Contact: Brian Varrella, 970-416-2217, bvarrella@fcgov.com Topic: Floodplain Comment Number: 1 Comment Originated: 07/22/2014 07/22/2014: FLOODPLAIN COMMENTS: A new LOMR is being developed at FEMA¿s reviewing agency as these comments are being compiled. To accurately record the Poudre River FEMA-regulatory floodplain and floodway boundaries on the ODP, it is advisable to wait until this LOMR is approved before recording any FEMA floodplain information for this site. Response: The LOMR under case number 14-08-0580P was approved by FEMA in a letter dated August 1, 2014. The effective date of the revision, as stated on the letter is December 15, 2014. If you do not already have a copy, please let us know and we can email a copy to you. Comment Number: 2 Comment Originated: 07/22/2014 07/22/2014: Please add a note to the Floodplain Notes on the PDP North Detail stating that all fill in the half-foot floodway associated with the approved LOMR-F must be immediately removed from the floodway and floodplain. No development work may commence until the violation has been resolved. Response: Noted. The PDP SOUTH grading plan proposes to remove that portion of fill located within the half-foot floodway, even though the fill is adjacent to the PDP NORTH project site. Comment Number: 3 Comment Originated: 07/22/2014 07/22/2014: Overview and PDP South, Sheet 1 of 2, the previously-approved CLOMR and LOMR-F effective area must be delineated and annotated, including effective date and case number recorded by FEMA. Response: These items are included in the PDP SOUTH grading plan. Comment Number: 4 Comment Originated: 07/22/2014 07/22/2014: Please change Floodplain Notes #8 on the PDP North Detail to clarify that all structures in the floodway and flood fringe must have an ERPP. Please add a statement that all ERP Plans must satisfy the standards of Section 10-48 of City Municipal Code. Response: Note #8 is now Note #6 under Floodway Regulation notes on the Grading plan. This note has been modified as requested. Comment Number: 5 Comment Originated: 07/22/2014 07/22/2014: The currently-proposed landscape berm for buffering and stormwater channeling must be designed and proven to withstand the hydraulic forces of the 100-year flood, and must be incorporated into an overall plan that is documented in the CLOMR intended under Note 11 on the PDP North Detail. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 6 Comment Originated: 07/22/2014 07/22/2014: Please note for informational purposes that all critical facilities are prohibited in the Poudre River floodplain. This includes at-risk population facilities and essential services facilities for the 500-year floodplain. The 100-year floodplain prohibits at-risk population facilities, essential services facilities, hazardous material facilities, and government services facilities. These standards are established by the Colorado Water Conservation Board (CWCB) statewide rules and regulations. Response: There are no critical facilities proposed for this project area. This comment will be further addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 7 Comment Originated: 07/22/2014 07/22/2014: Please note for informational purposes that new residential structures and additions, and mixed-used structures and additions, are prohibited in the 100-year flood fringe. Response: There are no new residential structures, mixed use structures or additions proposed for this project area. This comment will be further addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 8 Comment Originated: 07/22/2014 07/22/2014: Please note for informational purposes that floatable materials including storage of equipment, overnight fleet vehicles, dumpsters, bike racks benches and other materials must be secured to prevent offsite floatation. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 9 Comment Originated: 07/22/2014 07/22/2014: Please add a note to the PDP North Detail stating non-residential structures or additions in the 100-year flood fringe must have their lowest floor and all electrical, mechanical and HVAC elevated or floodproofed 2.0 ft above the 100-year base flood elevation (BFE). Structural construction must be preceded by a pre-construction FEMA Elevation Certificate, and followed with an as-built Elevation Certificate. Structures opting for Floodproofing in lieu of elevation must provide a Floodproofing Certificate before and after construction. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 10 Comment Originated: 07/22/2014 07/22/2014: All floodplain review documents, permits, no-rise certifications, FEMA Certificates, and FEMA Technical Bulletins (for construction) are available on the City Stormwater website at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Response: Noted. Thank you. Comment Number: 11 Comment Originated: 07/22/2014 07/22/2014: Please note the Floodplain & Master Planning point-of-contact (POC) for this project is Brian Varrella, Floodplain Administrator, available at bvarrella@fcgov.com and 970-416-2217. Response: Noted. Thank you. Comment Number: 12 Comment Originated: 07/22/2014 07/22/2014: Master Planning comments are forthcoming. Response: Noted. Comment Number: 13 Comment Originated: 07/22/2014 07/22/2014: Answer to Question #1 from Drainage/Floodplain; the RiskMAP update from FEMA is still 1-2 years away from effective. The impact of RiskMAP hydraulics on this site will be unknown until preliminary maps are issued to Fort Collins for review early in 2015, and then will only be preliminary in nature and subject to possible revision. Response: Noted. Comment Number: 14 Comment Originated: 07/22/2014 07/22/2014: Answer to Question #2 from Drainage/Floodplain; the LOMR-F violation must be resolved before any ground can be disturbed on the site. It is best to schedule a meeting at Utilities to discuss details on how best to proceed with this issue. Response: Noted. The PDP SOUTH grading plan proposes to remove that portion of fill located within the half-foot floodway. Comment Number: 15 Comment Originated: 07/22/2014 07/22/2014: Answer to Question #3 from Drainage/Floodplain; the overtopping issue of Harmony Road and how it is managed through the site must be rectified through a CLOMR process, as already noted in Floodplain Note #10 on the PDP North Detail. The CLOMR application will satisfy all no-rise requirements. Response: Noted. Comment Number: 16 Comment Originated: 07/22/2014 07/22/2014: Answer to Question #4 from Drainage/Floodplain; the work isolated within the flood fringe in the PDP North development boundary is not in the floodway and does not require a CLOMR. Any offsite work or adjacent improvements associated with the answer to Question #3 could create a need for a CLOMR. Careful master planning of this area is recommended at this time. Response: Noted. Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com Topic: General Comment Number: 17 Comment Originated: 07/22/2014 STORMWATER DEVELOPMENT REVIEW COMMENTS: 07/22/2014: A drainage report, erosion control report, and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage report must address the four-step process for selecting structural BMPs. Standard operating procedures (SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer and there is a final site inspection required when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. The erosion control report requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. Response: Noted. A drainage report has been submitted with this first PDP SOUTH submittal. An erosion control report (SWMP) and SOP’s will be provided in the future after we have discussed the specifics of what will be required for these items for the PDP SOUTH project with you. Comment Number: 18 Comment Originated: 07/22/2014 07/22/2014: Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year historic release rate or a rate limited by the drainage outfall conditions. Response: Noted. This criteria has been followed and presented in the Drainage Report for the PDP SOUTH project. Comment Number: 19 Comment Originated: 07/22/2014 07/22/2014: 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-forms-guideline s-regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 20 Comment Originated: 07/22/2014 07/22/2014: Low Impact Development (LID) requirements are now required when the impervious area is increased or a site is required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be pervious. Please contact Basil Hamdan at 224-6035 or bhamdan@fcgov.com for more information. There is also more information on the EPA web site at: http://water.epa.gov/polwaste/green/bbfs.cfm? goback=.gde_4605732_member_219392996. LID design information can be found on the City's web site at: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines -regulations/stormwater-criteria. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 21 Comment Originated: 07/22/2014 07/22/2014: The drainage outfall has been discussed with the applicant as a pipe that discharges east under I-25 into the Swift ponds and eventually gets to the Poudre River. The applicant has indicated the plan is to keep flow rates at historic. Response: Yes, this is still accurate. Comment Number: 22 Comment Originated: 07/22/2014 07/22/2014: The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-ft.) for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found on the City's web site at http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development- fees or contact Jean Pakech at 221- 6375 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Response: The PDP SOUTH project does not proposed any impervious area or land uses at this time, therefore, we don’t anticipate any stormwater development fees with the PDP SOUTH project. Comment Number: 23 Comment Originated: 07/22/2014 07/22/2014: The design of this site must conform to the drainage basin design of the Cache la Poudre River Master Drainageway Plan as well the Fort Collins Stormwater Manual. Response: Noted. The drainage analysis presented for the PDP SOUTH project conforms to the Poudre River Master Drainageway plans and the Fort Collins Stormwater Criteria Manual. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Site Plan Comment Number: 1 Comment Originated: 07/21/2014 07/21/2014: There is a line over text issue on sheet 1. See redlines. Response: Noted. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/23/2014 07/23/2014: The comments from the 2nd round of ODP remain valid and will need to be addressed throughout design. This includes the construction of adjacent street improvements. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 2 Comment Originated: 07/23/2014 07/23/2014: The applicant will need to plan on constructing all infrastructure improvements for the entire property indicated in the ODP TIS unless an updated and phased TIS shows that only some improvements are needed for the PDP in Area A as discussed in the meeting. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 3 Comment Originated: 07/23/2014 07/23/2014: The plan shows an interim full movement access into area A. This will need to evaluated from both a traffic operations and engineering design standpoint (since a southbound left auxiliary lane will be needed). It may make sense to design the ultimate road section on Strauss Cabin (with dual northbound lefts at Harmony) then utilize some of that space in the interim to create the southbound left into Access A. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 4 Comment Originated: 07/23/2014 07/23/2014: The adopted Fort Collins Trail Master Plan shows a multi-use trail on the east side of Strauss Cabin along the development frontage. Please continue coordination with the Parks Department (Jason Stutzman) to ensure that this connection is accounted for. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Department: Transportation Planning Contact: Emma Belmont, 970-224-6197, ebelmont@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/24/2014 07/24/2014: A bus stop will be required somewhere on the site. As more details are added I can help with identifying a location. Installation of a bus stop typically requires building a 22' wide by 12' deep concrete pad adjacent to a sidewalk. All amenities will be provided by others. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/17/2014 07/17/2014: Water and wastewater services for this area are provided by the Fort Collins-Loveland Water District and the South Fort Collins Sanitation District. The Districts can be contacted at (970) 226-3104. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/22/2014 07/22/2014: The Overall Development Plan (ODP) will need to be approved prior to approval to the approval of a Project Development Plan (PDP). Any PDP shall comply with the approved ODP. The site is zoned Harmony Corridor (H-C) zone district. The Harmony Corridor Plan includes additional sub districts. This site is located in the ‘Basic Industrial and Non Retail Activity Center.’ This designation lists both primary and secondary permitted uses. Secondary uses are restricted to 25% of the development proposal. Neighborhood Convince Shopping Center is listed as secondary use in the H-C zone district. Response: Noted. We are in the process of submitting final ODP mylars for approval now. Comment Number: 2 Comment Originated: 07/22/2014 07/22/2014: By definition in the Land Use Code (LUC) the Convince Shopping Center is to be 7 acres or less in size and include at least 4 different businesses. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 3 Comment Originated: 07/22/2014 07/22/2014: LUC section 4.26(D)(3) The maximum height of nonresidential buildings is 6 stories. Building Compatibility and Natural Features standards in Article Three of the Land Use Code would be involved in determining the height of any buildings. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 4 Comment Originated: 07/22/2014 07/22/2014: LUC section 4.26(E)(2) All development is subject to the Harmony Corridor Design Standards. These standards include the 80ft landscape setback from Harmony Road. The proposal is meeting the 80ft setback. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 5 Comment Originated: 07/22/2014 07/22/2014: LUC section 4.26(E)(2)(c) All commercial/retail and industrial uses shall be conducted and carried out entirely within a completely enclosed structure or building. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 6 Comment Originated: 07/22/2014 07/22/2014: For the North PDP were commercial/retail buildings are proposed section 3.5.3 of LUC does apply. The build-to-line standards to ultimate ROW location would need to be met along Strauss Cabin Road and Access A Road. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 7 Comment Originated: 07/22/2014 07/22/2014: LUC 3.2.1 A landscape plan with such things as detached sidewalks street trees, parking lot interior landscaping, parking lot exterior landscaping, landscape setback of vehicle use areas, foundational plantings, and tree stocking of landscaped areas (see section for details). Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 8 Comment Originated: 07/22/2014 07/22/2014: LUC 3.2.2 These uses have a parking maximum. The number of spaces will depend on the square footage of the uses. Based on the number of off-street parking spaces a certain number will be required to be handicap accessibility spaces. Within the required number of accessibility spaces at least one space shall be van accessible. LUC 3.2.2(C)(4) Bicycle parking spaces are required. These spaces are also based on the total square footage of the development. The spaces should be separated from the vehicle use area and located near the pedestrian entrances. At least 20% of these shall be enclosed. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 9 Comment Originated: 07/22/2014 07/22/2014: LUC 3.2.4 A lighting plan will is required. This plan usually includes a photometric site plan with catalog cut-sheets of the fixtures. Such plan should demonstrate that the lighting levels are in compliance with the minimum foot-candle of the listed areas in the code (see section for details). Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 10 Comment Originated: 07/22/2014 07/22/2014: LUC 3.2.5 Trash/recycling enclosures are required. These enclosures shall be designed with walk-in access without having to open the main service gate and located on a concrete pad at least 20ft from a public sidewalk. The submittal should include information to support the number of enclosures being provided. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 11 Comment Originated: 07/22/2014 07/22/2014: LUC 3.5.1(I) Mechanical/Utility Equipment (vents,flues, rtu, meters, boxes, conduit, transformers...) locations shall be identified on the plans and screened. Response: This comment will be addressed with the PDP NORTH submittal. That project submittal is forthcoming. Comment Number: 12 Comment Originated: 07/22/2014 07/22/2014: The South PDP could be submitted as a combined site and landscape plan. It should include irrigation details to establish any new plantings. Response: The PDP SOUTH submittal includes a site plan, but does not propose any formal landscaping at this time, as this PDP SOUTH submittal only proposes to fill in that portion of the existing gravel pond outside of the floodway to reduce illegally exposed groundwater. The PDP SOUTH area will be filled, likely in several phases, seeded with every phase, and temporary irrigation will be provided for establishment of the native seed. The specific type of irrigation and the water source will be dependent on a number of issues, including the scope and scale of each phase and the availability of either potable or non potable water sources on the site.