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HomeMy WebLinkAboutMAINSTREET HEALTH & WELLNESS SUITES - PDP - PDP140018 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWCIVIL ENGINEERING / SURVEYING / PLANNING / LANDSCAPE ARCHITECTURE Cole & Associates, Inc. is a Missouri Corporation d.b.a. Cole Design Group, Inc. in Arizona and Texas, herein referred to as “Cole” Response Letter Mainstreet Health & Wellness Suites November 5, 2014 We are pleased to submit the Project Development Plan and Subdivision Plat documents for Mainstreet Health & Wellness Suites for your review. The following are responses to the Preliminary Design Review comments dated June 27, 2014: Department: Planning Services Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com 1. As described Mainstreet Health & Wellness Suites is considered to be a Long Term Care Facility as defined by the Land Use Code (LUC). The Site is currently located in the Harmony Corridor (H-C) Zone District. In the H-C Long-Term Care facility is a listed permitted use subject to a Type 2 review (decision maker is the Planning and Zoning Board). LUC Section 2.2.2 A Type 2 review requires a Neighborhood meeting prior to the formal submittal of a Project Development Plan (PDP). Cole: Comment noted. 2. This site is also located within the Harmony Technology Park Overall Development Plan boundaries and is subject to be in compliance with this plan and its subsequent amendments. Cole: Comment noted. 3. LUC 4.26(B) and 4.26(E)(1) All development shall comply with the Harmony Corridor land use and locational standards (standards/guidelines), this can be found at http://www.fcgov.com/advanceplanning/documents.php. Cole: Comment noted. 4. LUC 4.26(D)(3) The max height for a non residential building is 6 stories. Long-Term Care Facility is considered an Institutional use, therefore non residential. The current proposal shows a height of 2 stories and in compliance with the standard. Cole: Comment noted. 5. LUC 4.26(E)(2)(a) In case of multiple parcel ownership the project will need to show intergrate pattern of streets, outdoor spaces, building styles and land uses. Achieving compliance with the HTP Overall Development Plan helps meet this standard the applicant should pursue establishing cross access easements connecting to the surrounding parcels. Cole: The project is designed to comply with the HTP Overall Development Plan as noted. In addition, the applicant is pursuing the establishment of cross access easements connecting to the parcel to the north as suggested. CIVIL ENGINEERING / SURVEYING / PLANNING / LANDSCAPE ARCHITECTURE 6. Institutional buildings LUC 3.5.3(C)(2) Build-to-lines established to form visually continuous pedestrian-oriented street fronts, with no vehicle use area between the building faces and street. At least 30% of the total length of the building shall extend to the build-to- line. When the site has multiple streets the building shall be built to at least 2 of them. Along a nonarterial street the building will need to built in between 0 to 15 ft. of the ROW. Along an arterial street the building will need to be built in between 10 to 25 ft. of the ROW. This project fronts at least two streets (Ziegler and Timberwood). The building would need to brought two the built-to-lines of these streets and vehicle use areas are prohibited from to be between the building faces and the street. Cole: The site layout and the Harmony Technology Park Overall Development Plan have been revised since the Preliminary Design Review meeting. The extension of Timberwood Drive is no longer part of the ODP, rather the extension of Precision Drive to Ziegler Road has been approved. An exception to the “build-to” line requirement along the Ziegler Road right-of-way is being requested under LUC 3.5.3(C)(2)(d)(4). There are two existing irrigation conduits (one enclosed pipe, one open concrete ditch) which run in a north-south direction along the entire western boundary line of the parcel that prevent full compliance with the code. The building has been set back approximately 45 feet from the right-of-way line, which is as far west as possible without encroaching on the existing easements for the irrigation conduits. A variance to the “build-to” line requirement along the proposed Precision Drive right-of- way is being requested. The nature of the facility requires drive aisles at both the front entrance (for disabled patient drop-off) and the rear side (for service area access). The proposed building was rotated to face north during conceptual planning based on input from City staff. This layout allows for driveway access to the main building entrance and compliance (with an exception) with the “build-to” line along Ziegler Road. The operational need for vehicular access to the rear service area does not allow for strict compliance with the “build-to” line criteria. In lieu, a variance is being requested to allow a setback of approximately 90 feet. In order to compensate for the expanded setback, the drive aisle has been terminated at the rear service area in order to minimize the impact. Furthermore, additional landscaping has been included along the south property line to further soften and screen the rear building elevation. 7. LUC 3.5.3(D) This section has standards in regards the building Massing. As the elevations of the building are design they will need to comply with this standard. Structurepoint: The building has been designed to comply with the building massing standards as requested. 8. LUC 3.5.3(E) This site specific design requires a project to be a individual design and not a prototype. A design that contributes to the uniqueness of the community of Fort Collins. The building design should comply with Facade Treatment, Entrances, Awnings, and base/top standards of this section. CIVIL ENGINEERING / SURVEYING / PLANNING / LANDSCAPE ARCHITECTURE Structurepoint: The building has been designed as a unique entity and to comply with the standards as requested. 9. LUC 3.2.1 A landscape plan is required. This plan will need to include Street trees detached sidewalks, tree stocking in landscaped areas, foundational plantings, landscaping for interior parking lots (islands with trees), perimeter landscaping for parking areas (trees and setbacks 5ft. for lot lines, 15ft. from arterial and 10ft. non arterial). Context: A landscape plan with the required information included has been provided as requested. 10. LUC 3.2.2 (C)(1) Circulation, Access, and Parking shall be be designed for pedestrians, bicyclists, and vehicles. For safety considerations such designs shall separate these modes of transportation. LUC 3.2.2(C)(5) Direct paths shall be designed for pedestrian. Such paths shall not aligned solely based on the parking lot configuration. Also drive aisles that lead to the main entrances shall have walkways on both sides of the drive aisle. Cole: The circulation, access and parking for this site has been designed in compliance with the criteria noted. In addition, pedestrian paths have been provided per the City’s regulations cited above as requested. 11. LUC 3.2.2(C)(4) Bicycle spaces are required 1 space for every 5,000 sq. ft. and at least 20% of the required spaces need to be enclosed. At 69,685 sq. ft. 14 bicycle spaces need to be provided and at least 3 of those would need to be enclosed. Cole: 15 bicycle spaces (12 open, 3 enclosed) have been provided as requested. 12. LUC 3.2.2(K)(2)(a) The long-term care facility is limited to a maximum of .33 off-street parking space per bed and an additional 1 space for every 2 employees on the major shift. At a 100 beds the maximum number of off-street parking space is 33 with an additional 1 space for every 2 employees on the major shift. LUC 3.2.2(L)(2)(a) Off-street parking spaces start at 19ft.x9ft. and two-way drive aisles are need to be at least 24ft. in width. LUC 3.2.2(K)(5) For every 25 off-street parking spaces at least one them needs to be an accessibility space and 1 of the accessibility spaces is required to be van accessible (8ft. wide adjoined to a 8ft. wide loading area). All accessibility spaces shall be as close as possible to the entrances of the building. Cole: A variance to the maximum parking requirement is being requested. This facility is being classified as a long-term care facility. The maximum parking allowance for that classification would be 63 spaces (based on 100 beds and 60 employees on the maximum shift). However, this facility is more correctly described as a transitional rehabilitation facility and functions more like a hospital with regards to parking requirements. Along with patients and staff, many visitors are expected and welcome as the clients complete their CIVIL ENGINEERING / SURVEYING / PLANNING / LANDSCAPE ARCHITECTURE recovery. The City’s hospital classification would allow for a maximum of 100 parking spaces (based on 100 beds). Therefore, a variance to permit a maximum parking allowance of 100 spaces is requested. 13. LUC 3.2.4 A lighting plan is required should include a photometric siteplan and catalog cut-sheets of the fixtures. The plan should demonstrate how the average minimum foot- candles are being met. Heapy: A lighting plan has been provided as requested. 14. LUC 3.2.5 A trash and recycling enclosure is required. Such enclosure 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. This enclosure shall be of the similar materials of the main-building. The proposed enclosure does not appear to be of similar materials or have a walk-in access. Structurepoint: The trash enclosure has been revised to match the main building and provide walk-in access as requested. 15. LUC 3.5.1(I) Mechanical/Utility equipment (vents, flues, meters, boxes, transformer, conduit, ac/rtu...) locations shall be identified on plans and screened. Are those individual room units below the windows? Why do they project out? Structurepoint: The mechanical/utility equipment has been identified on the Site Plan and screened as requested. There are no individual room units below the windows, they are architectural accents. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com 1. 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. Cole: Comment noted. 2. 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. Cole: The Transportation Development Review Fee has been included with this submittal as requested. 3. 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. Cole: Comment noted. CIVIL ENGINEERING / SURVEYING / PLANNING / LANDSCAPE ARCHITECTURE 4. 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. Cole: The City’s Traffic Engineer was contacted and a scoping meeting held as requested. The completed Traffic Impact Study is included as part of this submittal. 5. 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. Cole: Comment noted. 6. This project is responsible for dedicating any right-of-way and easements that are necessary for this project and/or in accordance with adopted plans. The present overall development plan of record for the area (Sixth Amendment to Harmony Technology Park) specifies that Timberwood Drive is to be constructed between the development and the existing Intel parcel. The project is responsible for the dedication of right-of-way and utility easement for the implementation of Timberwood Drive abutting the development. Additionally, the project is required to dedicate right-of-way on Ziegler Road in accordance with arterial standards (providing a total 57.5 foot half right-of-way) and a 15 foot utility easement behind the right-of-way. Cole: The overall development plan has been revised since the Preliminary Design Review meeting. The current ODP specifies that Precision Drive is to be extended from Technology Parkway west to Ziegler Road. The proposed Precision Drive, along with the right-of-way and utility easement for the implementation of the work, has been shown on the plans as requested. 7. Construction plans will be required. Cole: Comment noted. 8. A Development Agreement will be required and recorded once the project is finalized with recordation costs provided by the applicant. Cole: Comment noted. 9. Access spacing onto Ziegler Road shall be in accordance with the ODP of record and also with LCUASS spacing requirements. The access to Ziegler Road should be occurring from a driveway onto Timberwood Drive and a shared driveway/roadway with the property directly south. Cole: Access spacing onto Ziegler Road has been provided in accordance with both the ODP of record and LCUASS as requested. 10. The construction of Timberwood Drive abutting the property in accordance with LCUASS requirements is required with the development and would need to terminate into a temporary turnaround with a diameter of at least 100 feet in accordance with Land Use Code requirements. Cole: While Timberwood Drive is no longer being constructed per the ODP of record, Precision Drive is proposed to be constructed in accordance with LCUASS requirements as CIVIL ENGINEERING / SURVEYING / PLANNING / LANDSCAPE ARCHITECTURE requested. As Precision Drive is being completely extended from Technology Parkway to Ziegler Road, no turnaround will be necessary. 11. Driveway curb return radii are required to meet LCUASS design requirements. The plans show a 30 foot radius and the maximum radius allowed is 20 feet. Cole: The driveway curb return radii have been revised to the maximum of 20 feet as requested. 12. Cross connectivity to abutting properties should be explored and is encouraged. Cole: Cross connectivity to the abutting property to the north has been added to the plans as requested. 13. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Cole: Comment noted. 14. The project is required to install sidewalk along the frontage of Ziegler in accordance with the arterial standard cross section (a 6 foot wide sidewalk, detached 10 feet from the face of curb along Ziegler Road). Cole: A sidewalk in compliance with the arterial standard cross section has been added to the Site Plan as requested. 15. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Cole: The LCUASS parking setbacks have been met as required. Department: Environmental Planning Contact: Lindsay Ex, 970-224-6143, lex@fcgov.com 1. 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. Context: A landscape plan meeting the requirements has been provided as requested. Department: Historical Preservation Contact: Karen McWilliams, 970-224-6078, kmcwilliams@fcgov.com 1. The property is located in close proximity to the Landmark designated Preston Farm complex across the street. For this reason the plans will be reviewed for compliance with section 3.4.7 of the Land Use Code, "Historic and Cultural Resources." Cole: Comment noted. 2. The plans are proposed, showing a two story structure with the more narrow "wing" elevations closest to the Preston Farm and the longer mass set further away, should not have CIVIL ENGINEERING / SURVEYING / PLANNING / LANDSCAPE ARCHITECTURE a significant impact on the Farm's historic character, and appear to comply with LUC Section 3.4.7. Structurepoint: Comment noted. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org 1. 2012 IFC CODE ADOPTION - The Poudre Fire Authority and 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. Structurepoint: Comment noted. 2. 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. Structurepoint: Comment noted. 3. 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. When fire lanes cannot be provided, the fire code official is authorized to increase the dimension of 150 feet if the building is equipped throughout with an approved, automatic fire-sprinkler system. Cole: Comment noted. 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. > 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. 2012 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. Cole: Comment noted. CIVIL ENGINEERING / SURVEYING / PLANNING / LANDSCAPE ARCHITECTURE STRUCTURES EXCEEDING 30' (OR) THREE OR MORE STORIES IN HEIGHT 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. Cole: Comment noted. PAVERS - Fire lanes shall be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. Private drives incorporating pavers as surface for fire lanes shall provide geotech information confirming the road design can handle fire truck loading. A note shall be added to the civil plans. Cole: Comment noted. 4. WATER SUPPLY - Due to the size of the building, additional on-site hydrants will be needed to serve the facility. 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. Cole: Comment noted. 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. Cole: Comment noted. IFC 507.1.1: HYDRANT FOR STANDPIPE SYSTEMS. 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. Cole: Comment noted. 5. GROUP 1 OCCUPANCY CLASSIFICATION - IFC 903.2.5 Group I Occupancy: An automatic sprinkler system shall be provided throughout buildings with a Group I fire area. Structurepoint: Comment noted. IFC 907.2.6; IBC 407.2: A manual fire alarm system shall be installed in Group I occupancies. An electrically supervised, automatic smoke detection system shall be provided in accordance with Section 907.2.6.2, with exceptions. Structurepoint: Comment noted. 6. EMERGENCY GENERATOR - The storage and use of diesel fuel or propane, for the purposes of supplying an emergency generator, shall comply with any applicable sections of Chapter 34 of the International Fire Code on Flammable and Combustible Liquids. Any building, structure, or shelter housing the generator shall be properly signed and labeled. A CIVIL ENGINEERING / SURVEYING / PLANNING / LANDSCAPE ARCHITECTURE separate permit is required if the fuel source is provided by an AST. Spill control may be required; TBD at time of building permit. Structurepoint: Comment noted. Department: Stormwater Engineering Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 1. No comment listed. Cole: No comment listed. 2. 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. Cole: Comment noted. 3. The site must conform to the over drainage plan for Harmony Technology Park 2nd. The site cannot drain into the private irrigation lateral referred to in the project narrative as the existing concrete ditch. Discharge of site drainage into irrigation ditches is prohibited. Cole: The project has been revised to drain to a proposed detention basin at the east end of the property and then be conveyed through a proposed storm sewer system to be constructed within the proposed Precision Drive right-of-way. 4. 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-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. Cole: Comment noted. 5. 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: CIVIL ENGINEERING / SURVEYING / PLANNING / LANDSCAPE ARCHITECTURE http://www.fcgov.com/utilities/business/builders-and-developers/development-forms- guidelines-regulations/stormwater-criteria. Cole: Comment noted. 6. 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. Cole: Comment noted. 7. In the McClellands drainage basin onsite detention is required with a 0.2 cfs/ac release rate for the 10 year storm and a 0.5 cfs/ac release rate for the 100 year storm. Cole: Comment noted. 8. The design of this site must conform to the drainage basin design of the McClellands Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Cole: Comment noted. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com 1. The site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted dose not meet requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. The site disturbs more than 1 acre so state stormwater permits will need to be pulled. If you need clarification concerning this section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com. Cole: Comment noted. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. No comments. Cole: Comment noted. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com CIVIL ENGINEERING / SURVEYING / PLANNING / LANDSCAPE ARCHITECTURE 1. A TIS will be needed. Please contact me at 970-221-6887 or mwilkinson@fcgov.com to scope the study. The study will need to analyze traffic impact, access to the roadway network (including access spacing), and pedestrian, bike and transit connectivity. Cole: A traffic impact study has been included with this submittal as requested. 2. This development will need to adhere to the Harmony Tech Park Master Street layout, including connectivity for the Timberwood connection. Cole: The development has been designed to adhere to the latest approved Harmony Technology Park ODP, which eliminates the Timberwood connection and add the extension of Precision Drive from Technology Parkway to Ziegler Road. 3. Adjacent street improvements to Ziegler will be needed - including curb, gutter, and sidewalks. Cole: Curb and gutter are already in place adjacent to Ziegler Road. A new sidewalk is shown along the Ziegler Road frontage as requested. 4. Pedestrian connectivity will need to be reviewed - both to/from Ziegler and other adjacent streets, and internal to the site. Cole: Comment noted. 5. Are the numer of parking spaces based on a formula and correct for this size and use? Cole: A variance to the maximum parking requirement is being requested. This facility is being classified as a long-term care facility. The maximum parking allowance for that classification would be 63 spaces (based on 100 beds and 60 employees on the maximum shift). However, this facility is more correctly described as a transitional rehabilitation facility and functions more like a hospital with regards to parking requirements. Along with patients and staff, many visitors are expected and welcome as the clients complete their recovery. The City’s hospital classification would allow for a maximum of 100 parking spaces (based on 100 beds). Therefore, a variance to permit a maximum parking allowance of 100 spaces is requested. Department: Water-Wastewater Engineering Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. Existing water mains and sanitary sewers in this area include a 12-inch water main and a 30- inch sewer in Ziegler. In addition, there is a 12-inch water main on the Intel site in the drive to the east of Ziegler which ends near Intel's south property line. Cole: Comment noted. 2. The City's sanitary sewer in Ziegler is relatively shallow and would likely not allow a gravity connection. It has been planned that sewer service for this area would be provided by the South Fort Collins Sanitation District (970-226-3104). Cole: Comment noted. CIVIL ENGINEERING / SURVEYING / PLANNING / LANDSCAPE ARCHITECTURE 3. The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards. Context: Comment noted. 4. Development fees and water rights will be due at building permit. Cole: Comment noted. 5. If Timberwood Drive is included in the project, a water main from Ziegler to the east end of the street will be required. Cole: Timberwood Drive is not included in the project. Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com 1. no comments Cole: No comments.