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THE SUMMIT ON COLLEGE PARKING GARAGE - MJA/FDP ..... REMAND FROM CITY COUNCIL - FDP130056 - REPORTS - (8)
ITEM NO _________________ HEARING DATE March 5, 2014 _ STAFF Seth Lorson__ ____ ADMINISTRATIVE HEARING Planning Services 281 N College Ave – PO Box 580 – Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750 STAFF REPORT PROJECT: The Summit on College Parking Structure FDP #130056 APPLICANT: Walker May Capstone Development Corp. 431 Office Park Drive Birmingham, AL 35223 OWNER: Fort Collins Associates, L.P. 431 Office Park Drive Birmingham, AL 35223 PROJECT DESCRIPTION: This project proposes to construct a parking structure consisting of 440 parking spaces. It is proposed to be built over the top of the existing surface parking lot resulting in a net gain of 352 spaces over existing conditions. The parking structure consists of 4 levels, including parking on the roof, for an overall height of 3 ½ stories. The site is located just west of the intersection of South College Avenue and Stuart Street, where Stuart Street dead ends into the railroad tracks and the future MAX Bus Rapid Transit line. The lot is zoned General Commercial (C-G) and is also within the Transit-Oriented Development (TOD) Overlay Zone. The proposal is processed as a Major Amendment to the approved Choice Center (The Summit on College) Project Development Plan and is subject to review by an Administrative Hearing Officer at a public hearing. The project is requesting a Modification of Standard for a drive aisle width of 15 feet instead of the required 20 feet. Attachment #5 Summit on College Parking Structure FDP #130056 Administrative Hearing March 5, 2014 Page 2 RECOMMENDATION: Staff recommends approval of The Summit on College Parking Structure FDP #130056 with the following conditions of approval: 1. The Capstone property is partially located within the FEMA-regulated Spring Creek 100-year high risk floodplain and floodway. The project shall comply with all applicable sections of Chapter 10 of the Fort Collins Municipal Code (Ch. 10 Code). 2. Capstone and its consultants and subconsultants shall execute all components of the action plan for amendment of the Floodplain Use Permit (FPUP) #11048 as outlined in the memorandum from Walker P. May on February 14, 2014. Specifically, all of the 5 bulleted items included in said memo shall be completed and approved prior to the issuance of a FPUP for any site work or building construction. 3. An approved FPUP and no-rise certification must precede any site work, building construction, or building or grading permits. No development work, as defined in Section 10-16 of the Ch. 10 Code, shall commence until the FPUP and no-rise certification are approved by the City of Fort Collins Floodplain Administration. The FPUP and no-rise documentation must clearly document compliance with the Floodproofing or venting requirements of Ch. 10 Code if elevation requirements of Section 10-37 cannot be satisfied. Capstone and its consultants and subconsultants shall complete all applicable items included in the City of Fort Collins Floodproofing Guidelines, provided previously by e-mail exchange and available online at http://www.fcgov.com/utilities/img/site_specific/uploads/fp-floodproofing.pdf. 4. A pre-construction FEMA Elevation Certificate shall be provided as part of the no-rise certification materials, and must be approved prior to obtaining any grading or building permits. 5. All no-rise certifications shall be re-certified by the professional engineer of record prior to obtaining a certificate of occupancy on the site. The no-rise re- certification shall include a FEMA Elevation Certificate of as-built conditions, and a certificate of occupancy shall not be issued until the as-built Elevation Certificate is approved by City of Fort Collins Floodplain Administration. EXECUTIVE SUMMARY: Capstone Development Corp. is proposing a parking structure in order to provide additional parking for the tenants of The Summit on College (The Summit) which has 665 bedrooms in 220 units. Currently, the project provides 185 parking spaces serving Summit on College Parking Structure FDP #130056 Administrative Hearing March 5, 2014 Page 3 27.8% of the bedrooms, as a ratio of parking spaces to bedrooms. The project proposes to add 352 parking spaces for a total of 537 spaces serving 80.8% of the bedrooms, as a ratio of parking spaces to bedrooms. The purpose of the parking structure is to relieve the “spill-over” parking that is being experienced in adjacent neighborhoods to the south and east of The Summit, and for the student housing development to remain competitive and marketable. Property and business owners directly to the east have expressed opposition to the project noting that it will contribute to the massing along College Avenue and that it is inconsistent with City policies and the original approval. The structure itself is constructed primarily with precast concrete spandrel panels with reveals. The ground level has a stone veneer with matching accent columns stretching the entire height of the building. Cementitious panel elements with windows are protruding on corners and in several locations along the façade to break up the overall size of the building. The exterior panels are painted to match the existing Summit buildings. The roofline is capped with a sheet metal cornice. In an effort to bring the Summit project into compliance with current Land Use Code (LUC) standards, this proposal is including an additional 272 bicycle parking spaces configured in a mix of outdoor bike racks, sheltered and secured bike racks, and indoor bike stands available at tenant request. The 3 ½ story structure is sited with vehicular access from the north (toward the existing Summit residences) with a drive aisle continuing west from Stuart Street. A pedestrian sidewalk is provided along the east side leading to Creek Side Park to the south. City Staff has worked with the development team to ensure an adequate landscape buffer between the park and the parking structure by accepting a fee-in-lieu of constructing/planting the full landscape plan until after the City’s Parks and Stormwater Departments are done improving the Spring Creek channel and surrounding banks (anticipated in 2016). The parking structure is partially sited in the Spring Creek floodplain and is taking measures to ensure compliance with floodplain requirements. Because of the floodplain, no landscaping is permitted along the west side of the structure. Summit on College Parking Structure FDP #130056 Administrative Hearing March 5, 2014 Page 4 COMMENTS: 1. Background The site is in the General Commercial (C-G) Zone District and the TOD Overlay Zone. The purpose of the TOD Overlay Zone is to encourage transit-supported, compact, walkable infill and redevelopment projects. Adopted in 2006-07, the TOD Overlay Zone standards removed minimum parking requirements for mixed-use and multi-family dwellings. The intent was to incentivize redevelopment on challenging infill sites, show commitment to the MAX Bus Rapid Transit (BRT) investment, and to encourage urban densities as a result of the Growth Management Area (GMA). The amount of parking was expected to be driven by market demand, balancing the need to provide adequate parking as an amenity, with the constraints of maximizing development potential on difficult infill sites. The Summit was approved as Choice Center in 2011 as a transit-oriented development which is why the parking currently provided is lower than is required outside the TOD Overlay Zone. When asked about the lower amount of parking, which is now deemed to be inadequate, the applicant responded as follows: During the early planning and design phases of The Summit, Capstone anticipated that we would be able to provide on-site parking for roughly 50% of our 665 beds and 7,400 sf of retail development. As it turned out, to meet City and FEMA regulations for storm water and flood mitigation, we were only able to build on-site parking for about 30% of our residents. Our strategy and hope was that roughly 30 to 50% of our residents annually would be able to park on campus with commuter passes, and roughly 20 to 30% of our residents annually would not have a car. Working closely with senior City officials who led discussions with CSU officials, Capstone believed a verbal understanding was reached with CSU officials that residents of The Summit would be able to park without restriction in designated commuter parking lots on the CSU campus. Capstone and City officials sought to have this understanding confirmed in writing by CSU, but we and City officials were told that since this was consistent with CSU’s parking policies, no special dispensation or agreement was needed or desired by CSU. Since several of CSU’s storage parking lots were in the southeast quadrant of the campus and thus convenient to The Summit, we marketed this parking option to our residents during the months leading to our initial opening in August 2013, and indicated Summit on College Parking Structure FDP #130056 Administrative Hearing March 5, 2014 Page 5 Capstone would purchase the first year commuter parking pass for residents choosing this parking option. (Roughly 200 residents elected this parking option during the pre-leasing phase, roughly 161 opted for an on-site, reserved space, and roughly 174 indicated they would not need either parking option). In the summer of 2013, just months before our scheduled opening, Capstone was informed by CSU officials that with the loss of on-campus parking spaces to the BRT and other developments on-campus, that CSU would not be able to issue permits allowing Summit residents to park on an extended basis in on- campus commuter lots. This was a major departure from the understanding we believed we had, and from CSU’s stated policies. As a result, much discussion ensued between Capstone, City and CSU officials about whether this decision could be changed or postponed, and if not, how we could ease or overcome the impact of this decision both near term (in the first operating year), and long term (in future operating years). The City has heard from many community members that spill-over parking from Summit into their neighborhood has impacted their ability to park and to accommodate guests. 2. Public Comment Discussion Adjacent property owner, Les Kaplan, and business owners Jeffrey Leef, David Rose and Angela King have provided comment letters in opposition to the proposed parking structure (attached). They have five primary concerns: 1. Off-site parking should be required, as it was part of the approval for URA funding and it encourages transit use. 2. The project should be marketed as a “transit-oriented development,” with full disclosure to students and parents that parking is limited. 3. The parking demand evaluation should not be completed until after the MAX is operational and can fulfill the intent of a TOD development. 4. A bike and pedestrian path extending to the north to Prospect Road was required to be built by The Summit, but has not yet happened. 5. The project is adding to the building massing along College Avenue and blocks views of the mountains. The first four concerns were forwarded to the applicant to which their responses are as follows. The concern regarding views of the mountains is addressed by the Land Use Code for buildings greater than 40 feet in height. Because the proposed parking structure is less than 40 feet in height, Section 3.5.1(G)(1)(a)(1)Views is not applicable. Summit on College Parking Structure FDP #130056 Administrative Hearing March 5, 2014 Page 6 1. Off-site parking should be required, as it was part of the approval for URA funding and it encourages transit use. Capstone was and remains committed to provide a significant percentage of parking for Summit residents in off-site, shared parking lots. We have concluded, however, that we need to provide at least 60 to 80% parking on- site in order for our community to be marketable and economically viable. (Background to this discussion is found in the previous section of this staff report.) During the summer and early fall of 2013, Capstone officials spent months evaluating and pursuing alternative off-site parking options with CSU, City staff, and various landowners, churches, retailers with large unused parking areas, and brokers in the area. These explorations yielded little in the way of satisfactory, workable, sustainable parking alternatives. CSU ultimately agreed to provide commuter storage parking for one year for only 150 residents, in a lot that was over 1 mile from The Summit. Capstone purchased parking passes in this lot for all students who would use them, but the designated location (in Lot 240), proved too far and not particularly appealing to Summit residents. After searching the Midtown Corridor, we ultimately were able to lease enough spaces to meet demand in the nearby Discount Tire lot and in a remote lot we improved and leased from the Foothills Assembly Church (roughly 1.2 miles south of The Summit). We have utilized shuttle transportation to provide access to this remote parking location. Going forward, the CSU Lot and the Discount Tire lot will not be available beyond this first operating year (assuming Discount Tire goes through with its plans to rebuild its College Avenue store); Foothills Assembly has been approached by the City for BRT parking. Additionally, each of these off-site options are at distances and locations that the majority of Summit tenants have told us is unacceptable, contributing to the overflow parking into neighborhoods and businesses surrounding our development. As Capstone approaches the renewal and re-leasing of The Summit for Operating Year 2, it is clear that the shortage of on-site parking is proving to be a leasing dis-incentive, as we are currently only19% leased for the 2014- 15 operating year. By comparison, we only have 39% of the new leases this year as we had at the same time last year, which is alarming considering we Summit on College Parking Structure FDP #130056 Administrative Hearing March 5, 2014 Page 7 were under construction. Capstone, our equity investment partners, and our lender are very concerned about this situation and the clear negative feedback we have received from residents and prospects about our on-site parking deficiency. Given the low tolerance of most Summit residents and prospective students for non-proximate off-site parking, we have concluded that for the Summit to maintain economic viability, and avoid catastrophic results, we will need to provide on-site parking for 60% to 70% of our residents, another 2.5 % handicap spaces, and 5% parking for visitors and guests. This ratio is consistent with the policy we understand the City has adopted on an interim basis for TOD zones and student housing generally. We have further concluded that we can only achieve this improvement in the overall on-site parking ratio by constructing a multi-level parking structure on the surface parking lot south of our Building 1. Even after constructing this structure, this will leave roughly 31% of the total beds without on-site parking spaces. So it will continue to be our goal to attract this percentage of residents annually who will (a) not have a car, or (b) be willing to accept an off-site shared or storage parking solution. 2. The project should be marketed as a “transit-oriented development,” with full disclosure to students and parents that parking is limited. The Summit management and leasing staff, through handout materials, posters, website and verbal communications, has and continues to represent that The Summit is a walking and biking friendly community located in a transit-oriented district adjacent to the (future) MAX BRT, with limited on-site parking. Our lease states, “Parking is limited and subject to change”. 3. The parking demand evaluation should not be completed until after the MAX is operational and can fulfill the intent of a TOD development. Based on a recent survey of residents, approximately 75% of our residents own cars and require storage parking. While the MAX Bus Rapid Transit will undoubtedly reduce the need for daily use of cars, it will not reduce the need for storage parking and we do not see that need decreasing materially in the foreseeable future. The feedback from current and prospective Summit residents is that the lack of resident and guest parking is the primary negative in considering a re-lease or lease at The Summit for next year. The need for at least 60% to 70% on-site parking is supported by resident feedback as well as the City’s adoption of recent parking minimums in the Land Use Code for Summit on College Parking Structure FDP #130056 Administrative Hearing March 5, 2014 Page 8 TOD projects. Our survey of Summit residents indicates that a majority (approximately 73% of students), walk or bike to campus on a daily basis, which indicates our efforts to encourage residents to utilize alternate forms of transportation whenever possible is succeeding. However, a vast majority still depend on their cars to travel to work, home, or to run errands. 4. A bike and pedestrian path extending to the north to Prospect Road was required to be built by Summit but has not yet happened. Capstone has for some time been working with one of our neighboring property owners to the north of The Summit to amend the easement for the bike path to allow for a slight reconfiguration of the pedestrian and bicycle pathway. This is being done in a cooperative effort to minimize the impact on the neighbor’s existing parking. The neighboring property owner is working with his lenders to obtain approval, which is reported to be imminent. We have a contractor lined-up to perform this work to create the pedestrian and bicycle pathway and we anticipate beginning construction this spring (late March/ early April), once local asphalt plants are back operational. We believe this pathway will further encourage bike/ pedestrian traffic flow, but on-site storage parking will still be needed. 3. Surrounding Zoning and Land Uses. Surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North General Commercial (C - G) Retail and Restaurant South General Commercial (C - G) Creekside Park East General Commercial (C - G) and Low-Density Mixed-Use Neighborhood (L – M – N) Retail along College Avenue and single- and multi- family residential farther to the east West Employment (E) and CSU Burlington Northern Railroad, MAX guideway, Spring Creek Trail, and vacant land. 4. Compliance with Division 4.21, Applicable C-G Zone District Standards. Staff finds that the Summit Parking Structure Major Amendment complies with the applicable standards in Division 4.21 General Commercial District, as explained below. Summit on College Parking Structure FDP #130056 Administrative Hearing March 5, 2014 Page 9 Section 4.18 (A) Purpose: The purpose of the General Commercial District is as follows: The General Commercial District is intended to be a setting for development, redevelopment and infill of a wide range of community and regional retail uses, offices and personal and business services. Secondarily, it can accommodate a wide range of other uses including creative forms of housing. While some General Commercial District areas may continue to meet the need for auto- related and other auto-oriented uses, it is the City’s intent that the General Commercial District emphasize safe and convenient personal mobility in many forms, with planning and design that accommodates pedestrians. The proposed parking structure supports the existing multi-family housing development and the project is providing adequate pedestrian connections and bicycle facilities. The applicant anticipates completion of the bicycle/pedestrian connection to Prospect Road by late March or early April 2014. Section 4.21(B) - Permitted Use: The proposed parking structure is considered an accessory use to the existing multi- family housing development and is thus permitted as a Major Amendment to the existing development plan. Major Amendments are processed in the same manner as required for the original approval so, in this instance; it is subject to Administrative Review. Section 4.21(E) – Development Standards: This standard requires pedestrian-oriented outdoor spaces to be placed next to activity areas that generate the users. This proposal is connecting to the existing network of plazas and sidewalks to the north and the public park to the south. 5. Compliance with Article Three – General Development Standards: Staff finds that The Summit on College Parking Structure Major Amendment complies with all applicable General Development Standards, as explained below. Section 3.2.1 – Landscaping and Tree Protection: Standards in this section require a fully developed landscape plan that addresses relationships of landscaping to the street, the building, abutting properties, and users on site. The project does not abut a public street and therefore is not required to provide Summit on College Parking Structure FDP #130056 Administrative Hearing March 5, 2014 Page 10 street trees. The landscape plan provides for dense landscaping along the east side of the property. The developer is providing a fee-in-lieu of constructing/planting the full landscape buffer area to the south until after the City’s Parks and Stormwater Departments are done improving Spring Creek (anticipated in 2016). Section 3.2.2 – Access, Circulation and Parking: Standards in this section require safe, convenient, efficient, parking and circulation improvements that add to the attractiveness of the development. At the time that The Summit developed, there were not minimum parking requirements within the TOD Overlay Zone for multi-family and mixed-use developments. Currently, there are minimum parking requirements both inside and outside the TOD Overlay Zone as indicated in the chart below (Sec. 3.2.2(K)). Summit Parking Analysis 665 Total Bedrooms In 220 units Existing Parking Required Outside TOD (required spaces per unit) Required Within TOD (required spaces per unit) Proposed Parking 18 1-Bd Units 27 (1.5) 19.8 (1.1) 54 2-Bd Units 91 (1.75) 62.4 (1.2) 53 3-Bd Units 100 (2.0) 70 (1.4) 95 4-Bd Units 303 (3.0) 212.1 (2.1) Total Spaces 185 521 364 537 % of Bds to Spaces 27.8% 78.4% 54.7% 80.8% The proposed increase in parking will create a total of 537 parking spaces including 12 staff spaces, 33 guest spaces, 8 short term spaces, 18 handicap spaces, and 466 leaseable spaces. With the proposed parking, 80% of bedrooms in the residential development will have an on-site parking space. Summit on College Parking Structure FDP #130056 Administrative Hearing March 5, 2014 Page 11 The applicant is requesting a modification to the drive aisle standard that requires a 20 foot wide drive aisle for diagonal parking at a 60 degree angle. The modification request is for one one-way drive aisle per floor of the parking structure. Further analysis of this request is in the modification section of this report. Section 3.2.2(C)(4) – Bicycle Parking Space Requirements: This standard requires at least one bicycle parking space per bedroom (665 spaces). 60% must be enclosed (399 spaces) and 40% must be fixed (266 spaces). The applicant has requested to meet the requirements of this section through alternative compliance as permitted in Sec. 3.2.2(C)(4)(c). (Request and plans are attached.) Adding to the existing 393 fixed bike spaces at Summit, this proposal will add 36 – 42 fixed bike spaces in the limited spaces around the residential buildings, an additional 112 – 118 in the parking garage in secured and covered spaces, and offer up to 118 bike stands for tenants to use within their units. This will provide a total of 665 bike parking spaces, equal to one per bedroom. Because the residential portion of this development was developed prior to these bike parking standards, the development did not originally provide additional space either within each unit or in the hallways for bike storage, as is commonly seen with multi-family developments. Staff finds that the additional bike parking that is being provided as an augmentation to an existing development plan accomplishes the purposes of this section equally well or better than would a plan that complies entirely with the standards of this section. Section 3.2.3 – Solar Access, Orientation, Shading The section requires that buildings not cast a shadow greater than that of a hypothetical 25 foot tall wall on the property line on the shortest day of the year (Dec. 21 between 9 am and 3 pm). The shadow study shows that the proposed parking structure does not cast a shadow larger than permitted in this section. Section 3.4.1 – Natural Habitats and Features This section applies to any development within 500 feet of a natural habitat or feature, in this case Spring Creek, to ensure protection of said habitat or feature. The project’s Ecological Characterization Study reports that the proposed parking structure is just north of Spring Creek and abuts Creekside Park. A Natural Habitat Buffer Zone is proposed to buffer the development from Spring Creek. The standard buffer requirement for Spring Creek is 100’ (Section 3.4.1(E)(1)), and the approved plans for the Summit provided an average 100’ buffer to the creek. The site’s habitat value is largely contained within the adjacent creek corridor; this corridor is highly impaired due Summit on College Parking Structure FDP #130056 Administrative Hearing March 5, 2014 Page 12 to College Avenue, the railroad, and the lack of woody vegetation cover. The site has also been evaluated for Threatened and Endangered species and no suitable habitat for such species was observed on the site. To meet the standards associated with Section 3.4.1, the project has proposed to apply the performance standards contained in Section 3.4.1(E). The plans for the parking structure would reduce the 100-foot buffer to: about 60 feet over a 60-foot length; 60 to 80 feet over a 30 foot length; and 70 to 80 feet over an 80-foot length. The project meets the standards in Section 3.4.1 by incorporating the following elements into the design: • No fencing is proposed between the creek and the development, which will allow for wildlife movement across the site (Section 3.4.1(E)(1)(b)). • As the buffer area proposed is less than 100’, the applicant has incorporated native plantings and extensive screening to ensure that the ecological value of the Spring Creek corridor is protected and enhanced to the maximum extent feasible. This will be achieved in two ways. First, the project proposes to install a multi-structured vegetation screen that includes 104 trees and shrubs and a native grass seed mix. Second, the applicant will provide a fee-in-lieu payment to the City of Fort Collins to enhance the planned restoration of Spring Creek, anticipated within the next two years. A conceptual landscape plan has been developed to determine the fee-in-lieu amount (Section 3.4.1(E)(1)(g)). • There is no light spillover into the buffer zone to minimize impacts to the area as a wildlife corridor (Section 3.4.1(E)(1)(e)). Section 3.2.4 – Site Lighting: All lighting is down-directional with sharp glare cutoff fixtures. No foot-candles levels exceed one-tenth as measured 20 feet from property lines as required under this standard. This section requires that maximum on-site lighting shall not exceed 10 foot- candles and yet inside the parking structure the light levels during the day reach levels in excess of 50 foot candles and then at night a photocell will automatically reduce the light level below the maximum of 10 foot-candles. Section 3.5.1 – Building and Project Compatibility: Standards in this Section require compatibility with the context of the surrounding area in terms of building size, massing proportions, design character and building materials. Where the established character of the relevant area is not definitively established, or is Summit on College Parking Structure FDP #130056 Administrative Hearing March 5, 2014 Page 13 not consistent with the purposes of the Land Use Code, projects must set an enhanced standard appropriate for the area. The proposed parking structure is compatible with surrounding development in terms of building size, height, bulk, mass, and scale in that it is 3 ½ stories tall (37’-9” with one stair tower extending to 49’-4”). The building to the east (known as the Maytag Building) is one story with a garden level and approximately 100 feet in length, and directly to the north is the residential portion of Summit which is 4 and 5 stories in height and a maximum length of 560 feet. The east and west sides of the parking structure is 230 feet in length and the north and south sides are 175 feet in length. The building materials and colors are designed to clearly indicate that it is part of the Summit development. It is constructed primarily with precast concrete spandrel panels with reveals. The ground level has a stone veneer with matching accent columns stretching the entire height of the building. Cementitious panel elements with windows are protruding on corners and in several locations along the façade to break up the overall size of the building. The panels are painted to match the existing Summit buildings. The roofline is capped with a sheet metal cornice. Section 3.5.3 – Mixed-Use, Institutional and Commercial Buildings: This section is intended to promote human scale development and to create attractive street fronts and walkways. Staff worked extensively with the applicant in order to bring the project into compliance with these standards. Buildings are supposed to orient to streets and utilize connecting walkways (Sec. 3.5.3(C)). The proposed parking structure is not abutting a public street and sits at the end of a private drive used to access the garage which is currently a parking lot. The site plan does provide a connecting sidewalk both to the residential portion of the development and to the public park to the south. This sidewalk connects to doorways on the east side that lead to the vehicle parking and bike parking. The building is required to vary its building mass so that it does not exceed a height:width ratio of 1:3 without projecting or recessed elements and shall relate to the interior spaces (Sec. 3.5.3(D)). The building provides stone veneer pillars and projections of cementitious siding and panels in varied colors to break up the massing of the building. The building may not have blank walls or building bays exceeding 30 feet in width without incorporating architectural features, and also have recognizable base and top Summit on College Parking Structure FDP #130056 Administrative Hearing March 5, 2014 Page 14 treatments (Sec. 3.5.3(E)). The principal material is precast architectural concrete spandrels with 3” wide and ¾” deep reveals to add visual interest. The voids that open into the parking garage are broken up with vertical concrete spans. The entire base is stone veneer protruding out from the concrete face. Each stone veneer pillar and cementitious projection panel extends above the concrete roofline providing variation and all rooflines are capped with sheet metal cornices. Section 3.6.4 – Transportation Level of Service: A Traffic Engineering Study was submitted and accepted by the City’s Traffic Operations Department. Staff finds that the project adequately provides vehicular, pedestrian and bicycle facilities necessary to maintain the City’s adopted standards Levels of Service. Section 3.10 – Transit-Oriented Development (TOD) Overlay Zone The standards in this section are to encourage land uses, densities, and design that enhance and support transit and mixed-use walkable developments. Where parking structures face the street, they are required to be wrapped in retail and other uses. The proposed parking structure does not face the street and thus this standard is not applicable. The site plan is required to provide outdoor gathering spaces (Sec. 3.10.3). This proposal is incorporating into an existing development that already includes plazas and courtyards. A public park is directly to the south with a connecting walkway, along which are benches. The auto entrances are required to minimize pedestrian/auto conflicts (Sec. 3.10.4). The auto entrance to the garage is oriented so that pedestrians will not be crossing in front of vehicles. The west side of the entrance directly abuts the floodplain in which there are no pedestrian improvements. Buildings in the TOD Overlay Zone are required to be constructed with high quality materials and utilize neutral or earth tone colors (Sec. 3.20.5(C)). The entire base level façade is constructed with stone veneer and the upper section is tinted concrete. Both materials are noted in this section as acceptable. Summit on College Parking Structure FDP #130056 Administrative Hearing March 5, 2014 Page 15 6. Compliance with Modification of Standards (2.8) – Drive Aisle Width (3.2.2(L): The project is requesting a Modification of Standard for a drive aisle width of 15 feet instead of the required 20 feet found in Section 3.2.2(L) Table A for parking angled at 60 degrees for one drive aisle on each of 4 levels of the parking structure. The applicant asks that the Hearing Officer find that the requested modification be granted on the grounds that is not detrimental to the public good and that the plan as submitted will promote the general purpose of the drive aisle width for which the modification is requested equally well or better than would a plan which compiles with the drive aisle width as required in Section 3.2.2(L). The applicant hired parking consultants Desman Associates to analyze the proposed modification. The National Parking Association (NPA) has classified Level Of Service (LOS) for parking based on the conditions of the situation. In this case the applicant is basing the analysis on a composite vehicle that is in the 85 th percentile for size: Chevrolet Traverse and the user familiarity as “low turnover”. The NPA LOS chart for these categories recommends a drive aisle width of 15’-4” for a LOS B. Please see the attached modification request for more details. FINDINGS OF FACT AND CONCLUSION: In evaluating the request for The Summit on College Parking Structure FDP #130056, staff makes the following finding of fact and conclusions: A. The request for a modification of standard to permit a reduction in the drive aisle width (Sec. 3.2.2(L)) is not detrimental to the public good and will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which compiles with said standard because the drive aisle width as proposed is considered wide enough to garner a Level Of Service B by national standards. B. The Major Amendment contains permitted uses and complies with the applicable land development standards of the General Commercial District in Article 4, Division 4.21 of the Land Use Code. C. The Major Amendment complies with the applicable General Development Standards of Article 3 of the Land Use Code with the exception of the requested modification of standard. Summit on College Parking Structure FDP #130056 Administrative Hearing March 5, 2014 Page 16 D. The Major Amendment complies with the applicable procedural and administrative requirements of Article 2 of the Land Use Code. RECOMMENDATION: Staff recommends approval of The Summit on College Parking Structure FDP #130056 with the following conditions of approval: 1. The Capstone property is partially located within the FEMA-regulated Spring Creek 100-year high risk floodplain and floodway. The project shall comply with all applicable sections of Chapter 10 of the Fort Collins Municipal Code (Ch. 10 Code). 2. Capstone and its consultants and subconsultants shall execute all components of the action plan for amendment of the Floodplain Use Permit (FPUP) #11048 as outlined in the memorandum from Walker P. May on February 14, 2014. Specifically, all of the 5 bulleted items included in said memo shall be completed and approved prior to the issuance of a FPUP for any site work or building construction. 3. An approved FPUP and no-rise certification must precede any site work, building construction, or building or grading permits. No development work, as defined in Section 10-16 of the Ch. 10 Code, shall commence until the FPUP and no-rise certification are approved by City of Fort Collins Floodplain Administration. The FPUP and no-rise documentation must clearly document compliance with the Floodproofing or venting requirements of Ch. 10 Code if elevation requirements of Section 10-37 cannot be satisfied. Capstone and its consultants and subconsultants shall complete all applicable items included in the City of Fort Collins Floodproofing Guidelines, provided previously by e-mail exchange and available online at http://www.fcgov.com/utilities/img/site_specific/uploads/fp- floodproofing.pdf. 4. A pre-construction FEMA Elevation Certificate shall be provided as part of the no-rise certification materials, and must be approved prior to obtaining any grading or building permits. 5. All no-rise certifications shall be re-certified by the professional engineer of record prior to obtaining a certificate of occupancy on the site. The no-rise re- certification shall include a FEMA Elevation Certificate of as-built conditions, and a certificate of occupancy shall not be issued until the as-built Elevation Certificate is approved by City of Fort Collins Floodplain Administration. Summit on College Parking Structure FDP #130056 Administrative Hearing March 5, 2014 Page 17 ATTACHMENTS: 1. Site Plan 2. Landscape Plan 3. Elevations 4. Floor Plans 5. Plat 6. Photometric Plan 7. Shadow Study 8. Bike Parking Alternative Compliance Request 9. Drive Aisle Modification Request 10. Ecological Characterization Study 11. Ecological Characterization Study Checklist 12. Fee in Lieu Estimate for Landscape Buffer 13. Transportation Impact Study Memorandum 14. Public Comments St Ave S u mme r Smi t h St Dr F l i c k e r c e t Rd Ra i n t r e e L n H i l l P o n Mi r r o r ma r e Ci r Gi l g a l a d W a y S h e e l y L n B a y D r J o h n s o n Dr Da r t mo u t h Heat h e r Heat h e r i d g e A v e Ave Rober t s o n E l l i s S t St Ci r D r D r Worthington Cl Centre Dr eel Ct LEMAY AVE COLLEGE AVE DRAKE ROAD PARK- WOOD LAKE Suddering Spring Creek Bennett Rd Westward Lakewood Dr University St North Dr Meridian Ave South Dr University Ave 8' TRAIL CONNECTION LOT 2 48,783 sf 1.120 ac 5.00' 8.00' 8.00' 8.00' 12.00' SIDEWALK 6.00' WALK CREEKSIDE PARK EXISTING ZONING: COMMERCIAL DISTRICT (C) EXISTING ZONING: COMMERCIAL DISTRICT (C) EXISTING ZONING: COMMERCIAL DISTRICT (C) EXISTING ZONING: COMMERCIAL DISTRICT (C) 52.52' 141.70' 20.55' 8.00' DRAINAGE EASEMENT WIDTH VARIES DRAINAGE AREA EASEMENT WIDTH VARIES CAR CATCHER (TYP) 21.58' 28.00' 16.00' 69.13' 83.82' 100' SPRING CREEK BUFFER GARAGE OVERHANG EDGE OF GROUND LEVEL PARKING COLUMN (TYP) WATER QUALITY AREA BIKE PARKING AREA 30.01' 70.70' 77.74' 100.73' 21.60' 21.56' 8.50' 18.00' 8.50' 19.00' 22.00' STAIRS STAIRS ELEVATOR PLANTING AREA PLANTING AREA 30.01' 19.00' 18.16' 8.50' St Av e Summer Smi t h St Dr Fl i c k er cet Rd Ra i nt r ee Ln H i l l P o n Mi r r o r ma r e Ci r Gi l gal ad Wa y S he e l y L n Bay Dr J o h n s o n Dr Da r t mout h Heat her He at h e r i d g e A v e Ave Rober t s on El l i s St St Ci r Dr Dr Worthington Cl Centre Dr eel Ct LEMAY AVE COLLEGE AVE DRAKE ROAD PARK- WOOD LAKE Suddering Spring Creek Bennett Rd Westward Lakewood Dr University St North Dr Meridian Ave RESTORE DISTURBED AREAS WITH NATIVE PRAIRIE SEED MIX TURF CONCRETE WALK CONCRETE WALK PARKING LOT LIGHT (TYP) 100' SPRING CREEK BUFFER CONCRETE WALK COBBLE (TYP) SPRING CREEK CREEK SIDE PARK CHOICE CENTER DRIVE RESTORE DISTURBED AREAS OF LANDLOK 450 TRM PER CIVIL DRAWINGS (3) PE (3) QF (3) PE (8) CR (15) CL TALL NATIVE GRASS SEED MIX SEE COVER FOR MIX 21.51' 28.06' EDGE OF BASE FLOOR PARKING COVERED BIKE PARKING AREA (132 BIKES) PROPOSED WATER QUALITY AREA SEED WITH PLD MIX ON COVER COLUMN (TYP) SPRING CREEK BUFFER WIDTH VARIES 16.00' GARAGE OVERHANG (TYP) GARAGE BOUNDARY (TYP) JOHNSON DRIVE EXISTING DECIDUOUS TREE (TYP) EXISTING EVERGREEN TREE (TYP) SPRING CREEK TRAIL 84.45' 69.02' PROTECT EXISTING PLANTINGS DURING CONSTRUCTION. REPAIR ANY DAMAGED AREAS TO THE ORIGINAL CONDITION OR BETTER PROTECT EXISTING PLANTINGS DURING CONSTRUCTION. REPAIR ANY DAMAGED AREAS TO THE ORIGINAL CONDITION OR BETTER LIMIT OF DISTURBANCE LINE PROPERTY LINE CONCRETE WALK CREEKSIDE PARK GREEN SCREEN (SEE ARCH PLANS) CAR CATCHER RELOCATE PLANTS THAT ARE OUTSIDE OF THE ARE TO REMAIN RESTORE DISTURBED AREAS WITH NATIVE PRAIRIE SEED MIX TURF CONCRETE WALK CONCRETE WALK PARKING LOT LIGHT (TYP) 100' SPRING CREEK BUFFER COBBLE (TYP) SPRING CREEK CREEK SIDE PARK RESTORE DISTURBED AREAS OF LANDLOK 450 TRM PER CIVIL DRAWINGS (3) PE (3) QF TALL NATIVE GRASS SEED MIX (3) PE SEE COVER FOR MIX 21.51' 28.06' EDGE OF BASE FLOOR PARKING COVERED BIKE PARKING AREA (132 BIKES) PROPOSED WATER QUALITY AREA SEED WITH PLD MIX ON COVER COLUMN (TYP) SPRING CREEK BUFFER WIDTH VARIES 16.00' GARAGE OVERHANG (TYP) GARAGE BOUNDARY (TYP) DECIDUOUS TREE (TYP) 84.45' 69.02' PROTECT EXISTING PLANTINGS DURING CONSTRUCTION. REPAIR ANY DAMAGED AREAS TO THE ORIGINAL CONDITION OR BETTER PROTECT EXISTING PLANTINGS DURING CONSTRUCTION. REPAIR ANY DAMAGED AREAS TO THE ORIGINAL CONDITION OR BETTER LIMIT OF DISTURBANCE LINE PROPERTY LINE CONCRETE WALK CREEKSIDE PARK GREEN SCREEN (SEE ARCH PLANS) CAR CATCHER RELOCATE PLANTS THAT ARE OUTSIDE OF THE ARE TO REMAIN TO THE NEW ISLAND AREA BENCH (TYP) (3) PE (2) PI (4) PE SPRING CREEK BUFFER - WIDTH VARIES FOR ALLOWABLE USES WITHIN THE BUFFER ZONE, REFER TO SECTION 3.4.1 OF THE LAND USE CODE M 1 2 3 4 5 6 7 Precast concrete column with stone veneer to match adjacent development to project approx. 3" beyond spandrel panels. PHOTO [1] Precast architectural concrete spandrel panels with 3" wide x 3/4" deep reveals, painted to match adjacent development. PHOTOS [1] [2] Cementitious lap siding system, finished to match adjacent development color. PHOTO [2] Sheet metal cap. Color to match cornice. PHOTO [2] Split face CMU base to match adjacent development. PHOTO [1] Cementitious panel reveal system, finished to match adjacent development color. PHOTOS [1] [2] [3] Stone veneer to match adjacent development over light gauge metal framing system. PHOTO [1] 49' - 4" Projected cornice treatment White vinyl windows. Color/finish to match adjacent development. 37' - 9" A B C D Precast concrete column with stone veneer to match adjacent development to project approx. 3" beyond spandrel panels. PHOTO [1] Precast architectural concrete spandrel panels with 3" wide x 3/4" deep reveals, painted to match adjacent development. PHOTOS [1] [2] Sheet metal cap. Color to match cornice. PHOTO [2] Cementitious panel reveal system, finished to match adjacent development color. PHOTOS [1] [2] 8" horiz. projection 8" horiz. projection Green screen panel with climbing vegetation. COLOR CHART Summit on College Parking Garage Fort Collins, CO East and South Elevations 02/07/14 PHOTO [1] SCALE: 1/8" = 1'-0" EAST ELEVATION PHOTO [2] PHOTO [3] SCALE: 1/8" = 1'-0" SOUTH ELEVATION 7 6 5 4 3 2 1 Precast concrete column with stone veneer to match adjacent development to project approx. 3" beyond spandrel panels. PHOTO [1] Precast architectural concrete spandrel panels with 3" wide x 3/4" deep reveals, painted to match adjacent development. PHOTOS [1] [2] Cementitious lap siding system, finished to match adjacent development color. PHOTOS [1] [2] Sheet metal cap. Color to match cornice. PHOTO [2] Split face CMU base to match adjacent development. PHOTO [1] Cementitious panel reveal system, finished to match adjacent development color. PHOTOS [1] [2] [3] Stone veneer to match adjacent development over light gauge metal framing system. PHOTO [1] White vinyl windows. Color/finish to match adjacent development. 8" horiz. projection 8" horiz. projection 39' - 4" 2'-0" overhang Projected cornice treatment 32' - 3" D C B A Precast concrete column with stone veneer to match adjacent development to project approx. 3" beyond spandrel panels. PHOTO [1] Cementitious lap siding system, finished to match adjacent development. PHOTO [2] Precast architectural concrete spandrel panels with 3" wide x 3/4" deep reveals, painted to match adjacent development. PHOTOS [1] [2] Cementitious lap siding system, finished to match adjacent development color. PHOTOS [1] [2] Sheet metal cap. Color to match cornice. PHOTO [2] Split face CMU base to match adjacent development. PHOTO [1] Split face CMU base to match adjacent development. PHOTO [1] White vinyl windows. Color/finish to match adjacent development. White vinyl windows. Color/finish to match adjacent development. 49' - 0" 2'-0" projection NORTH A S S O C I A T E S Fort Collins, Colorado Parking Garage The Summit on College LEVEL 1 PARKING PLAN AP101 AS NOTED 12/23/13 60-13118 SM SM HE NORTH A S S O C I A T E S Fort Collins, Colorado Parking Garage The Summit on College LEVEL 2 PARKING PLAN AP102 AS NOTED 12/23/13 60-13118 SM SM HE NORTH A S S O C I A T E S Fort Collins, Colorado Parking Garage The Summit on College LEVEL 3 PARKING PLAN AP103 AS NOTED 12/23/13 60-13118 SM SM HE NORTH A S S O C I A T E S Fort Collins, Colorado Parking Garage The Summit on College LEVEL 4 PARKING PLAN AP104 AS NOTED 12/23/13 60-13118 SM SM HE ³ ´ ³ ´ : : : : 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 1.5 2.0 2.4 2.6 3.6 3.8 3.5 2.5 2.5 2.6 2.8 2.6 2.4 2.1 2.5 2.6 2.8 2.6 2.3 2.2 2.4 2.5 2.6 2.4 2.3 2.2 2.7 3.1 3.0 2.7 2.1 2.3 2.0 1.4 2.1 2.6 3.4 4.2 4.9 4.8 5.1 4.1 3.4 3.5 4.2 3.5 3.5 3.4 3.2 3.6 4.0 3.4 3.5 3.5 3.0 3.4 3.8 3.1 3.5 3.5 3.3 3.4 3.3 4.2 4.9 4.8 4.0 3.1 3.5 4.1 4.6 4.1 3.5 3.1 3.7 4.3 4.5 4.0 3.4 3.3 3.5 3.9 4.2 3.8 3.4 3.2 3.6 4.0 4.3 3.9 3.4 3.2 3.3 2.8 4.4 3.7 3.8 5.2 5.4 5.5 4.6 3.6 4.0 4.9 4.8 5.1 3.9 3.5 4.4 4.9 4.8 5.1 3.8 3.7 4.5 4.4 4.4 4.8 3.8 3.6 0.2 0.2 0.3 0.3 0.4 0.4 0.5 0.5 0.4 0.4 0.5 0.5 0.5 0.6 0.7 0.8 0.8 0.8 0.7 0.7 0.6 0.5 0.6 0.5 0.4 0.4 0.5 0.5 0.4 0.4 0.3 0.3 0.2 0.2 0.1 0.2 0.3 0.4 0.5 0.5 0.6 0.7 0.7 0.7 0.6 0.8 0.8 0.8 0.9 1.0 1.1 1.1 1.1 1.1 1.0 0.9 0.8 0.9 0.7 0.6 4:12 PM December 21 7:11 AM 9:00 AM W S E N Fort Collins, Colorado December 21, 2013 Winter Solstice Sun Shadow Study The Summit on College Winter Solstice at 9am 03/03/14 4:12 PM December 21 7:11 AM 10:00 AM W S E N Fort Collins, Colorado December 21, 2013 Winter Solstice Sun Shadow Study The Summit on College Winter Solstice at 10am 03/03/14 4:12 PM December 21 7:11 AM 11:00 AM W S E N Fort Collins, Colorado December 21, 2013 Winter Solstice Sun Shadow Study The Summit on College Winter Solstice at 11am 03/03/14 4:12 PM December 21 7:11 AM 12:00 PM W S E N Fort Collins, Colorado December 21, 2013 Winter Solstice Sun Shadow Study The Summit on College Winter Solstice at 12pm 03/03/14 4:12 PM December 21 7:11 AM 1:00 PM W S E N Fort Collins, Colorado December 21, 2013 Winter Solstice Sun Shadow Study The Summit on College Winter Solstice at 1pm 03/03/14 4:12 PM December 21 7:11 AM 2:00 PM W S E N Fort Collins, Colorado December 21, 2013 Winter Solstice Sun Shadow Study The Summit on College Winter Solstice at 2pm 03/03/14 4:12 PM December 21 7:11 AM 3:00 PM W S E N Fort Collins, Colorado December 21, 2013 Winter Solstice Sun Shadow Study The Summit on College Winter Solstice at 3pm 03/03/14 4:12 PM December 21 7:11 AM 9:00 AM W S E N Fort Collins, Colorado December 21, 2013 Winter Solstice Sun Shadow Study The Summit on College Winter Solstice at 9am− with 25ft Wall 03/03/14 4:12 PM December 21 7:11 AM 10:00 AM W S E N Fort Collins, Colorado December 21, 2013 Winter Solstice Sun Shadow Study The Summit on College Winter Solstice at 10am−with 25ft Wall 03/03/14 4:12 PM December 21 7:11 AM 11:00 AM W S E N Fort Collins, Colorado December 21, 2013 Winter Solstice Sun Shadow Study The Summit on College Winter Solstice at 11am−with 25ft Wall 03/03/14 4:12 PM December 21 7:11 AM 12:00 PM W S E N Fort Collins, Colorado December 21, 2013 Winter Solstice Sun Shadow Study The Summit on College Winter Solstice at 12pm−with 25ft Wall 03/03/14 4:12 PM December 21 7:11 AM 1:00 PM W S E N Fort Collins, Colorado December 21, 2013 Winter Solstice Sun Shadow Study The Summit on College Winter Solstice at 1pm−with 25ft Wall 03/03/14 4:12 PM December 21 7:11 AM 2:00 PM W S E N Fort Collins, Colorado December 21, 2013 Winter Solstice Sun Shadow Study The Summit on College Winter Solstice at 2pm−with 25ft Wall 03/03/14 4:12 PM December 21 7:11 AM 3:00 PM W S E N Fort Collins, Colorado December 21, 2013 Winter Solstice Sun Shadow Study The Summit on College Winter Solstice at 3pm−with 25ft WAll 03/03/14 760 Whalers Way Bldg C, Suite 200 Fort Collins, CO 80525 970.226.0557 main 303.595.9103 metro 970.226.0204 fax ideas@tstinc.com www.tstinc.com THE SUMMIT ON COLLEGE PARKING GARAGE MAJOR AMENDMENT SUBMITAL Bike Parking – Request for Alternate Compliance Request overview: This project was originally approved in 2011, and the City of Fort Collins Land Use Code at that time required bike parking at the ratio of 10% of the number of vehicle parking spaces. This resulted in a total of 35 required bike parking spaces. The developer felt that this would not be enough bike parking for this type of development at that time, so a total of 393 spaces were installed prior to the Project opening in fall of 2013. Currently, this project is applying for a Major Amendment to the approved FDP, to include an onsite parking Garage. Between the time the project was originally approved and the Major Amendment was submitted, the City of Fort Collins LUC was updated to require, per section 3.2.2(C)(4)(b) one bike parking space per bedroom. Further, the code requires that 60% of these bike spaces need to be in an enclosed area, while the remaining 40% may be located outside. The table on the following page outlines the requirements per the code when the project was originally approved and the current code. Currently the bike racks on site are utilized at approximately 90%. Had this project been developed under the current code, the building would have been designed with bike storage incorporated into the layout of each unit. However, it was not, and it is not practical to retro fit either the units or common areas. In order to provide alternate compliance, the developer proposes to add 154 additional bicycle rack spaces, with as many of these racks as possible being added in designated locations around the perimeter of the existing building. Per the attached site plan, exhibit, which indicates existing bike storage around the existing buildings in Blue and proposed additional storage areas in Red, there are only two areas where bike racks may be added around the existing buildings due to existing utility and engineering conflicts, access restrictions, and without removing significant amounts of landscaping, which provide both character and marketability to the facility. We anticipate that approximately 36-42 bike spaces might be added around the existing buildings within the two additional locations identified. The 112 to 118 additional bike rack spaces which cannot be added around the existing buildings will be added on the covered ground level of the parking deck (potential locations indicated on attached ground level floor plan), with as many of these racks as possible being added within the indicated “dead” areas of the ground level parking surface as may be possible without interfering with the function of the deck. The balance would be added on a crushed gravel surface just south of the parking surface, but still covered underneath the parking floor above. Additionally, we propose to purchase 118 bike stands to be assigned to tenants on an as requested basis for use in storage of bikes in individual units, if desired by the individual tenants. The stand that we propose is moveable so as to not interfere with ADA / FHA clearance requirements and can be viewed at http://www.orsracksdirect.com/delta-manet-floor-stand.html. The developer is willing to purchase additional stands should more be demanded by tenants, but feel it imprudent to agree to purchase (and store) additional quantities unless sufficient tenant demand is demonstrated. The proposed addition of bike racks around our existing building, addition of covered bike storage in the parking deck and the purchase of the stands for use in units would bring our total bike storage capacity to 667, which is greater than the 665 beds available for tenants. Given that the current bike storage requirements were enacted after the approval of our development, the fact that we do not have adequate space around our building and inside the facility to designate for bike storage, and the fact that we are not adding any additional beds, we feel our proposal for alternate compliance is reasonable and meets the spirit of encouraging bike ridership in the T.O.D. BIKE PARKING EXISTING EXTERIOR PROPOSED EXTERIOR PROPOSED COVERED / ENCLOSED TOTAL LOT 1 REQUIRED AT TIME OF FPD 19 (10% OF TOTAL AUTO SPACES) PROVIDED 393 REQUIRED AT TIME OF MAJOR AMENDMENT 198 295 493 (1 PER BEDROOM 60% ENCLOSED, 40% EXTERIOR) PROVIDED 429 236 665 ENTIRE PROJECT (LOTS 1 AND 2) REQUIRED AT TIME OF MAJOR AMENDMENT 266 399 665 (1 PER BEDROOM 60% ENCLOSED, 40% EXTERIOR) PROVIDED 429 236 665 36 EXISTING 18 NEW 72 EXISTING 48 EXISTING 12 EXISTING 36 EXISTING 18 EXISTING 30 NEW 52 EXISTING 46 EXISTING 40 EXISTING 12 EXISTING 12 EXISTING 6 EXISTING 1"=100' 100 50 108 NEW COVERED AND SECURED BIKE PARKING SUMMARY: 390 EXISTING OUTDOOR SPACES 48 NEW OUTDOOR SPACES 102 NEW COVERED AND SECURED SPACES 125 AVAILABLE IN ROOM STANDS 665 TOTAL BIKE PARKING SPACES The Delta Manet 1 Bike Floor Stand (RS8500) is a simple solution for storing and parking your bicycle. No more leaning the bike against the wall where it can leave marks or potentially fall over. The Delta Manet bike parking rack holds one bicycle and accommodates any bike wheel size. Bike rack includes rubberized feet to protect floor surface. The perfect bike floor stand for use in the garage, basement, home, apartment, condominium, office, dorm room, porch etc. Dimensions: 16.5" x 9" x 14". Easy-to-follow Delta Manet assembly instructions manual included. RACKS TO BE PROVIDED TO RESIDENTS FREE OF CHARGE ON AN AS REQUESTED BASIS. (DEPOSIT REQUIRED TO ENSURE RETURN) UP UP PLAN NOTES 1. DENOTES NOMINAL SPOT ELEVATION IN BUILDING DATUM OF TOP OF STRUCTURAL SLAB EXCLUSIVE OF ALL CANTS, CURBS, WASHES AND FLOWLINES. 2. BUILDING DATUM +/- 0'-0" EQUALS C.C.D. +XX'-XX". 3. UNLESS NOTED OTHERWISE, TOP OF UPTURNED BEAMS AND EXTERIOR CRASH WALLS SHALL BE 3'-8" ABOVE NOMINAL SPOT ELEVATIONS INDICATED. 4. PROVIDE 1/2" PRE-MOLDED JOINT FILLER AT SLAB TO WALL JOINT, U.N.O. 5. ALL JOINTS AND PENETRATIONS IN FIRE RATED ASSEMBLIES TO BE COMPATIBLE SYSTEMS WITH EQUAL OR GREATER FIRE RATINGS. 6. ALL PARKING AREA SLAB SLOPES TO DRAINS MIN. 1/8" PER FOOT U.N.O.. 7. NO PARKING AREA SLAB SLOPES TO EXCEED 2.08% AT ACCESSIBLE PARKING STALLS AND ACCESS ISLES. (INCLUSIVE OF ALL CONSTRUCTION TOLERANCES) . 8. ALL PARKING AREAS TO RECEIVE BROOM FINISH PER SPEC. J033000, U.N.O. 9. FOR STRIPING AND SIGNAGE LAYOUT SEE SHEET AP101 THRU AP104. XX.XX A201 2 D C B A 1 2 3 4 5 6 7 1' - 0 3/8" 44' - 0" 45' - 0" 45' - 0" 40' - 0" 28' - 0" 16' - 0" 3' - 1" 0" 222' - 0 1/4" 1' - 0 3/8" 53' - 0" 60' - 0" 60' - 0" 1' - 0 3/8" 175' - 0 3/4" A202 2 A201 1 A202 1 A401 1 3 A301 3 A301 1 A301 1 A301 2 A301 2 DESMAN ASSOCIATES ARCHITECTS ENGINEERS PLANNERS PARKING CONSULTANTS RESTORATION ENGINEERS DENVER CORPORATE CENTER III 7900 EAST UNION Ave #925 PHONE 303/740-1700 FAX 303/740-1703 email@desman.com NEW YORK CHICAGO WASHINGTON, D.C. BOSTON CLEVELAND HARTFORD FT. LAUDERDALE DENVER February 3, 2014 Mr. Seth Lorson Project Planner Community Development & Neighborhood Services City of Fort Collins 281 N. College Avenue Fort Collins, CO 80524 RE: Request for Modification of Standards The Summit on College Parking Structure Dear Mr. Lorson: Table A in Section 3.2.2 (L) of the City of Fort Collins Land Use Code indicates a drive aisle width of 20’ for 60° angled parking and one-way traffic circulation. The 20’ width of the drive aisle for 60° angled parking and one-way traffic flow, in our opinion as parking professionals, is wider than generally required for parking storage and can be reduced to approximately 15’ in width with no detrimental effect on the users of the Summit on College parking structure or to the public good. Parking dimensions have been developed to comfortably accommodate the composite design vehicle, which refers to the dimensions of the 85th percentile vehicle in the range of all cars, pickups, vans, sport utility and crossover vehicles from smallest (zero Percentile) to largest (100th percentile) based on 2010 sales. The composite design vehicle is currently the size of a Chevrolet Traverse, pictured below. The dimensions of this crossover vehicle are 6’-7” in width by 17’-1” in length. The dimensions of the composite design vehicle have varied minimally over the past 25 years in the United States. DESMAN ASSOCIATES Modification of Standards February 3, 2014 Page 2 The table on the following page lists parking geometrics (dimensions) by Level of Service (LOS) for parking modules from the National Parking Association (NPA). Traffic engineers developed the LOS approach to classify traffic conditions on roadways from A (free flow) to F (gridlock). The LOS approach has been adopted by many parking consultants to help classify conditions in parking facilities. The LOS categories for parking geometrics are as follows: LOS A = Excellent LOS B = Good LOS C = Acceptable LOS D = Poor (minimally acceptable) LOS criteria should be related to the needs and concerns of users. Users with low familiarity and high turnover should be accorded a higher LOS than users with high familiarity and low turnover. Generally recommended for moderate to high turnover parking (retail, restaurant, service, etc.) are minimum LOS B geometrics and recommended for low turnover parking (employee, commuter, resident, etc.) are LOS C geometrics. Parking Module Dimensions by Level of Service Level of Service ALevel of Service B Parking Vehicle Drive Aisle Module Parking Vehicle Drive Aisle Module Angle Projection Width Width Angle Projection Width Width 45 17'‐6" 14'‐6" 49'‐6" 45 17'‐6" 13'‐6" 48'‐6" 50 18'‐1" 14'‐10" 51'‐0" 50 18'‐1" 13'‐10" 50'‐0" 55 18'‐6" 15'‐6" 52'‐6" 55 18'‐6" 14'‐6" 51'‐6" 60 18'‐10" 16'‐4" 54'‐0" 60 18'‐10" 15'‐4" 53'‐0" 65 19'‐0" 17'‐6" 55'‐6" 65 19'‐0" 16'‐6" 54'‐6" 70 19'‐1" 18'‐4" 56'‐6" 70 19'‐1" 17'‐4" 55'‐6" 75 18'‐11" 19'‐8" 57'‐6" 75 18'‐11" 18'‐8" 56'‐6" 90 17'‐10" 25'‐10" 61'‐6" 90 17'‐10" 24'‐10" 60'‐6" Level of Service C Level of Service D Parking Vehicle Drive Aisle Module Parking Vehicle Drive Aisle Module Angle Projection Width Width Angle Projection Width Width 45 17'‐6" 12'‐6" 47'‐6" 45 17'‐6" 11'‐6" 46'‐6" 50 18'‐1" 12'‐10" 49'‐0" 50 18'‐1" 11'‐10" 48'‐0" 55 18'‐6" 13'‐6" 50'‐6" 55 18'‐6" 12'‐6" 49'‐6" 60 18'‐10" 14'‐4" 52'‐0" 60 18'‐10" 13'‐4" 51'‐0" 65 19'‐0" 15'‐6" 53'‐6" 65 19'‐0" 14'‐6" 52'‐6" 70 19'‐1" 16'‐4" 54'‐6" 70 19'‐1" 15'‐4" 53'‐6" 75 18'‐11" 17'‐8" 55'‐6" 75 18'‐11" 16'‐8" 54'‐6" 90 17'‐10" 23'‐10" 59'‐6" 90 17'‐10" 22'‐10" 58'‐6" Source: Guidelines for Parking Geometrics, National Parking Association, 2011. DESMAN ASSOCIATES Modification of Standards February 3, 2014 Page 3 Proposed for the Summit on College parking structure is a parking module that is 53’-1” wide for 60 parking and one-way traffic flow (19’-0” vehicle projections and 15’-1” drive aisle), as shown on the concept plan below. The 19’-0” vehicle projection is of sufficient length to accommodate the 6’-7” x 17’-1” composite design vehicle, as illustrated in the graphic below the floor plan. Summit on College Parking Structure Typical Level Parking Plan DESMAN ASSOCIATES Modification of Standards February 3, 2014 Page 4 As indicated in the table from the NPA on page 2, a 53’-0” wide parking module rates LOS B, which is more than comfortable for low turnover residential parking. It is further illustrated on the flowing page with the use of our AutoTURN program that the 53’-1” parking bay will accommodate vehicles parking on each side of the proposed 15’-1” wide drive aisle and the turns into and out of the parking bay are very comfortable even with the use of a large vehicle template. The parked vehicles are set back a minimum distance of over three feet from the passing vehicle. The circulation will be even more comfortable for small cars. Additionally, vehicles will be able to comfortably back out of the first 60° stall and enter and exit the other 60° stalls without conflicting with parked vehicles in adjacent stalls, as illustrated in the second AutoTURN image. DESMAN Associates was recently involved in the design of the East Wing Addition Parking Garage for Children’s Hospital Colorado (CHC) in Aurora. In order to preserve a view corridor, the Anschutz Medical Campus Design Review Board requested that the width of the parking structure be reduced in order to preserve a view corridor. In order to narrow the garage as much as being requested, two parking bays with 90° parking and two-way traffic were reduced with the use of 60° angled parking and one-way traffic flow. The clear width of the angled parking bays are 51-8” wide (19’-0” vehicle projections with 13’-8 wide drive aisles). The garage was greeted with rave reviews by the staff parking in it with respect to ease of traffic flow. Contact information for CHC is below: Ms. Kathy Hurley Ms. Selina Burridge Manager, EOC Parking and Access Control Supervisor Children’s Hospital Colorado Children’s Hospital Colorado (720) 777-2793 (720) 777-9775 Kathy.Hurley@childrenscolorado.org Selina.Burridge@childrenscolorado.org The granting of the requested modification of standards would not be detrimental to the public good and will promote the general purpose of the standard for which the modification is requested equally as well as the standard for which the modification is being requested. Based on the information presented herein, the request for modification of standards is very reasonable and should be granted. Respectfully submitted, DESMAN Associates Scot D. Martin Stephen J. Rebora, R.A. Senior Parking Consultant President December 12, 2013 Walker May Capstone Development Partners, LLC 402 Office Park Drive, Suite G50 Birmingham, AL 35223 RE: Ecological Characterization Study (ECS) Letter Report for the Summit Parking Garage at 1807 South College Avenue in Fort Collins, Colorado Mr. Walker May This letter ECS Report is submitted in response to the City’s request for an ECS Report for the proposed Summit multi-level parking garage. The parking garage development site is located at the south end of the recently constructed Summit student housing development at 1807 South College Avenue. The current development proposal calls for the construction of a four-level parking structure at the existing ground level parking lot previously constructed. Ecological characteristics of the property were evaluated during a field review of the property on December 9, 2013. The following provides a summary of ECS information required by Fort Collins Land Use Code under 3.4.1 (D) (1) items (a) through (k). ECOLOGICAL STUDY CHARACTERIZATION CHECKLIST (a & i) The proposed parking structure development site has low ecological value and supports no natural habitat features since it was previously developed as a ground-level parking lot. Currently, the site consists of pavement and parking lot landscaping. As such, the proposed multi-level parking structure site does not support any significant areas of native vegetation or other unique habitat features. Features of ecological value within 500 feet of the project area consist of the Spring Creek stream corridor and adjacent City of Fort Collins open space and park areas. Areas along the south side of Spring Creek have been developed as Creek Side Park by the City of Fort Collins. The area between the Summit Garage south property border and the north edge of Spring Creek is City of Fort Collins open space that is in a relatively degraded condition and supports primarily annual weed and non-native grass species with minimal woody species development (see attached Figure 1). Wildlife habitat value on the project area has been degraded by past development. Creation of Creek Side Park with associated human presences, as well as adjacent developments and roadways has also reduced the overall habitat value of remaining undeveloped land along Spring Creek. Urban-adapted birds such as mourning dove, house finch, and house sparrow use the park site and other nearby undeveloped land for foraging. Canada goose may also occasionally forage in the turf grass areas of Creek Side Park. Resident northern chorus frogs may reside in Spring Creek since it is a perennial stream. The few trees on or near the project area may be used for perching, nesting, and foraging by urban-adapted songbirds. No bird nests were located in the deciduous trees located near the project area along Spring Creek or in Creek Side Park by the December 9, 2013 field survey. (b) There are no wetlands on the property, but there are thin strips of intermittent, vegetated wetlands supported along both banks of Spring Creek. (c) The project area provides unobstructed views of a portion of the Spring Creek stream corridor and Creek Side Park along the south side of Spring Creek. The proposed four-level Summit Garage structure will be highly visible to recreational users of the Spring Creek Trail and Creek Side Park. W. May 12/12/13 Page 2 of 4 (d) As indicated under (a & i) the project area supports no native vegetation or significant trees. (e) Spring Creek is the only natural drainage within 500 feet of the project area. The top of bank line for this stream feature and 100-foot buffer line is depicted on site plan maps submitted for the project. (f) There is no suitable habitat for any threatened, endangered, or other sensitive species on or adjacent to the project area. Sensitive or ecologically important species use of the Spring Creek corridor adjacent to the project area is also not likely since its surface has been disturbed and supports no native habitats. (g) Past removal of native habitat has eliminated the potential for any special habitat features on the property. (h) The only potential wildlife movement corridor within 500 feet of the project area is the Spring Creek stream corridor. However its potential to serve as a wildlife movement corridor has been considerably impaired by the culvert crossings under the Burlington Northern Railroad right-of-way and South College Avenue, as well as by the lack of suitable woody vegetation cover along Spring Creek. (j) There are no issues regarding the timing of garage structure development and ecological features or wildlife use of the project area or the nearby Spring Creek stream corridor and Creek Side Park. Trees along Spring Creek and within Creek Side Park were searched during the field survey for any evidence of past nesting by raptors and none was found. Future nesting use is also unlikely because of nearby roadways, developments, and extensive human presence. (k) Since the entire project area has been previously developed, project development would have no impact on natural habitats or important habitat features in the project area. The principal impacts resulting from parking structure development would be encroachment of the upper levels of the parking structure into the 100-foot Spring Creek buffer zone (Section 3.4.1 of the Land Use Code) and the visual impact of the parking structure on the Spring Creek corridor and Creek Side Park. Current design plans for the parking structure indicate the top three levels would reduce the required 100-foot buffer to about 60 feet over a 60-foot length of structure, 60 to 80 feet over a 30 foot length, and 70 to 80 feet over a 80-foot length. In order to meet Land Use Code Section 3.4.1 buffer zone performance standards with a reduction of about 20 to 40 feet in the stipulated buffer, substantial plantings of vegetation will need to implemented to screen views of the parking structure as well as enhance wildlife habitat along the north side of Spring Creek. Projects in the Vicinity of Spring Creek must 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. A number of ideas have been informally discussed with City staff regarding green screening of the south face of the parking structure, including planting of evergreens and growing vines along a cable mesh. It would be impossible to totally screen a 4-story parking structure from view from the Spring Creek corridor, but the following mitigation recommendations are proposed to help soften and break up views of the structure and give a more natural feature appearance to recreational users of the Spring Creek Trail and Creek Side Park. Proposed mitigation measures would also substantially enhance wildlife habitat along the north side of the Spring Creek stream corridor. W. May 12/12/13 Page 3 of 4 • 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. Therefore, intensity of night lighting from the side of the parking structure facing the Spring Creek corridor should be shielded or directed to preclude the intrusion of artificial nighttime light into the landscaped buffer zone and adjacent Spring Creek riparian and stream corridor. • Earth tone colors or materials should be used for the facade on the south facing walls of the parking structure. • An irregular line of blue spruce or Englemann spruce trees should be planted along the entire south face of the parking structure. Over time these evergreens can grow quite large and would visually screen much of the south side of the parking structure from view. This seems to be a more feasible, effective, and longer-lasting approach to visual screening than growing vines on a cable mesh or other type of trellis on the south wall. In addition, evergreen spruce trees would create green screening through all seasons, while and vines would only screen the wall from spring through fall since vines are deciduous. A vine covered wall would also create somewhat of a visual oddity to viewers along Spring Creek and in Creek Side Park since the overall expanse and flat surface of the wall would still be relatively apparent to viewers. • Additional plantings of smaller stature landscape trees and shrubs within the spruce tree plantings between the garage and City open space would provide additional vegetation diversity, visual appeal, and screening of the garage structure. • More formal landscape screening on the Summit property should then transition into native riparian plantings in undeveloped City land along the north side of Spring Creek. The City owned area between the Summit Property boundary and Spring Creek is currently in a degraded condition and could be substantially enhanced with native herbaceous and woody plantings to expand upland and streamside riparian habitats along Spring Creek. The more upland portions of City land should be planted with an upland riparian vegetation mix, including shrubs and trees, to create a transition zone from more formal landscaping on the Summit property to native streamside riparian vegetation along the north side of Spring Creek. The goal of these plantings should be to create a self-sustaining, native vegetation community to stabilize soils and enhance wildlife habitat. Plantings of native shrubs and trees would also provide additional visual screening of the parking structure from Creek Side Park. Habitat enhancement plantings would likely require soil treatment to relieve compaction (ripping) and improve fertility (fertilizer amendments). Supplemental irrigation may also be needed for initial establishment of native shrubs and trees. Suggested species for planting include the following trees and shrubs. Upland Riparian Zone Trees Shrubs eastern cottonwood (Populus deltoides) big sagebrush (Artemisia tridentata) lanceleaf cottonwood (Populus acuminata) skunkbrush sumac (Rhus trilobata) (both non-cotton bearing varieties) rubber rabbitbrush (Ericameria nauseosa) Saskatoon serviceberry (Amelanchier alnifolia) Streamside Riparian Zone eastern cottonwood (Populus deltoides) American plum (Prunus americana) lanceleaf cottonwood (Populus x acuminata) chokecherry (Prunus virginiana) (both non-cotton bearing varieties) golden currant (Ribes aureum) peachleaf willow (Salix amygdaloides) leadplant (Amorpha canescens) false indigo bush (Amorpha fruticosa) sandbar willow (Salix exigua) • Native grasses recommended for seeding in the upland riparian zone include blue grama (Bouteloua gracilis), buffalograss (Buchloe dactyloides), slender wheatgrass (Elymus trachycaulus), and thickspike wheatgrass (Elymus lanceolatus). Grasses recommended for W. May 12/12/13 Page 4 of 4 planting in the streamside zone include western wheatgrass (Pascopyrum smithii) and basin wildrye (Leymus cinereus). • Revegetation of any water quality/detention basins in the buffer zone should also use native grass and forb species to meet buffer zone performance standards stipulated in Section 3.4.1 of the Land Use Code. Buffer zone enhancement and planting plans on City owned property will need to be coordinated with City Planning, Parks, and Natural Resources staff. Any additional woody species plantings would also need to be in compliance with possible floodway restrictions. It may be preferable for the Applicant to provide a fee-in-lieu payment to the City so that City Parks, Natural Resources, and Floodplain staff can determine and implement the most appropriate buffer plantings and mitigation between Spring Creek and the Summit Garage development parcel. This concludes my ECS Report evaluation of the proposed Summit Parking Structure. If you have any questions or require additional information regarding my evaluation, please give me a call. Sincerely, INC. T. Michael Phelan Principal Senior Wildlife Biologist attachment: Figure 1 ECS Review – Summit Parking Garage Ecological Characterization Study Review Project Name: Summit Parking Garage Project Planner: Seth Lorson ECS Consultant: Cedar Creek Associates Review Date: February 26, 2014 Project Description: This is a request for a multi-level parking garage to be installed above the existing surface parking lot at 1807 South College Avenue. Environmental Planner Summary. The proposed Summit Parking Garage is located north of Spring Creek and adjacent to Creekside Park. The original Summit project had a surface parking lot adjacent to the park and provided an average 100’ buffer from the creek. The proposed parking garage encroaches onto the originally approved buffer is located to the east of a riparian woodland and wetland drainage area. Current design plans for the parking structure indicate the top three levels would reduce the required 100-foot buffer to about 60 feet over a 60-foot length of structure, 60 to 80 feet over a 30 foot length, and 70 to 80 feet over an 80-foot length. The project has proposed to meet the buffer standards in two ways: (1) within their property, they propose to install a multi-structured vegetation screen that includes 104 trees and shrubs and a native grass seed mix; and (2) within Creekside Park, the applicants will provide a fee-in- lieu payment to the City of Fort Collins, as within the next two years, the City will be restoring this portion of Spring Creek and will enhance this site to meet the buffer zone standards. A conceptual plan has been developed to determine the fee-in-lieu amount. No lighting spills over into the buffer zone. With these two proposed enhancements to the Spring Creek buffer, staff finds this project complies with Section 3.4.1 of the Land Use Code. Ecological Characterization Study (ECS) Requirements and Evaluation – Section 3.4.1(D) of the Land Use Code Yes No N/A Comments Is the project within 500’ of a Natural Habitat or Featurei? If yes, which features? Yes, the project is just north of Spring Creek (see page 1 of the ECS). Is the wildlife use and value of the area described? Yes, it is described. Because of past site degradations, e.g., the parking lot, and the human use associated with the adjacent park, the site supports urban-adapted species such as mourning dove, house finch, Canada geese, fox, raccoon, etc. (see page 1). Are there wetlands present? If yes, have the boundaries and functions been described? Wetlands are not present on the site, though there are thin strips of intermittent, vegetated wetlands along the banks of Spring Creek (see page 1 of the ECS). ECS Checklist Page 2 Ecological Characterization Study (ECS) Requirements and Evaluation – Section 3.4.1(D) of the Land Use Code Yes No N/A Comments Are there any prominent views from or across the site? The site provides unobstructed views into the Spring Creek corridor and the foothills to the west. The structure will be highly visible to trail users and those on College Avenue (see page 1). Are the pattern, species, and location of significant native trees and vegetationii described? N/A, the site does not support any native vegetation or significant trees (see page 2). Are the pattern, species, and location of significant non-native trees and vegetation described? The ECS does not describe this, but from numerous site visits, the site does have non-native trees within the parking lot landscaping that was installed with the surface parking lot. None are significant nor do any contribute to the habitat value of the area. Is a stream or perennial body of water present? If yes, is top of bankiii located? Yes, the top of bank line for Spring Creek is described on the site plans (see page 2). Are Sensitive or Specially Valued Speciesiv present? If yes, are the areas of use identified? The property was evaluated for Sensitive or Specially Valued Species and were found to be unlikely because of past disturbances (see page 2). Are other special habitat featuresv located on the site? The ECS indicates that past removal of native habitat has eliminated the potential for any special habitat features on the property (see page 2). Does the site contain wildlife movement corridors? Yes, Spring Creek does serve as a wildlife corridor, though in this section its function is highly impaired due to College Avenue, the railroad and the lack of woody vegetation cover (see page 2). Are the general ecological functions of the site described? Yes (covered throughout the report). ECS Checklist Page 3 Ecological Characterization Study (ECS) Requirements and Evaluation – Section 3.4.1(D) of the Land Use Code Yes No N/A Comments Are any measures needed to mitigate adverse impacts projected by the development? Yes, the most significant concern is the encroachment into the Spring Creek buffer zone. To address this, the applicants have proposed extensive plantings on their own property and then a fee-in-lieu payment to the City to contribute to the City’s restoration efforts on Spring Creek (planned to be completed in the spring of 2016). As the area just south of the applicant’s property is in a floodway and the City is undergoing a restoration effort for this area, it is more effective for the applicants to support the City’s broader restoration efforts than to implement their buffer zone improvements in isolation. Glossary of Terms i Natural features shall mean (a) natural springs, (b) areas of topography which, because of their steepness, erosion characteristics/geologic formations, high visibility from off-site locations and/or presence of rock outcroppings, and (c) view corridors which present vistas to mountains and foothills, water bodies, open spaces and other regions of principal environmental importance, provided that such natural features are either identified on the city's Natural Habitats and Features Inventory Map, or otherwise meet the definition of natural area as contained in this Article. ii Native vegetation shall mean any plant identified in Fort Collins Native Plants: Plant Characteristics and Wildlife Value of Commercial Species, prepared by the City's Natural Resources Department, updated February 2003. iii Top of bank shall mean the topographical break in slope between the bank and the surrounding terrain. When a break in slope cannot be found, the outer limits of riparian vegetation shall demark the top of bank. iv Sensitive or Specially Valued Species are defined as the following species: Federally Threatened and Endangered Species; State of Colorado Threatened and Endangered Species; State of Colorado Species of Concern as identified in the document, Colorado’s Natural Heritage: Rare and Imperiled Animals, Plants and Natural Communities, April 1996, Volume 2, No. 1, Animals and Plants of Special Concern and/or any other species identified as in need of protection in the City of Fort Collins Natural Areas Policy Plan (see Division 5 of the Land Use Code). v Special habitat features shall mean specially valued and sensitive habitat features including key raptor habitat features, such as nest sites, night roosts and key feeding areas as identified by the Colorado Division of Wildlife or in the Fort Collins Natural Areas Policy Plan (NAPP); key production areas, wintering areas and migratory feeding areas for waterfowl; key use areas for wading birds and shorebirds; heron rookeries; key use areas for migrant songbirds; key nesting areas for grassland birds; fox and coyote dens; mule deer winter concentration areas as identified by the Colorado Division of Wildlife or NAPP; prairie dog colonies over fifty (50) acres in size as included on the Natural Areas Inventory Map; key areas for rare, migrant or resident butterflies as identified in the NAPP; areas of high terrestrial or aquatic insect diversity as identified in the NAPP; remnant native prairie habitat; mixed foothill shrubland; foothills ponderosa pine forest; plains cottonwood riparian woodlands; and any wetland greater than one- fourth (¼) acre in size. Date: 2/17/2014 Section Description Unit Unit Cost Qty Cost 1 Plantings Evergreen Trees (8' Height) EA $ 500.00 8 $ 4,000.00 Shade Trees (3" Caliper) EA $ 450.00 7 $ 3,150.00 Ornamental Trees (2" Caliper) EA $ 350.00 9 $ 3,150.00 Shrubs (5 Gallon) EA $ 50.00 37 $ 1,850.00 Ornamental Grass EA $ 15.00 57 $ 855.00 Soil Amendments CY $ 32.00 10 $ 320.00 Perennials EA $ 11.57 0 $ ‐ Native Seed and Crimped Straw Mulch SF $ 0.05 16000 $ 800.00 2 Irrigation LS $ 3,000.00 1 $ 3,000.00 Sub Total $ 17,125.00 25% Contingency $ 4,281.25 10 Years of Irrigation Water EA $ 250.00 10 $ 2,500.00 Grand Total $ 23,906.25 Summit Parking Garage Buffer Fee in Lieu Estimate 1"=40' 40 20 BUFFER QTY BOTANICAL NAME / COMMON NAME 9 2" CONCEPTUAL ORNAMENTAL TREE 5 8' CONCEPTUAL EVERGREEN TREE 3 8' CONCEPTUAL EVERGREEN TREE 7 3" CALIPER CONCEPTUAL SHADE TREE BUFFER QTY BOTANICAL NAME / COMMON NAME 17 CONCEPTUAL LARGE SHRUB -- 5 GALLON 57 CONCEPTUAL ORNAMENTAL GRASS -- 1 GALLON 6 CONCEPTUAL LARGE SHRUB -- 5 GALLON 14 CONCEPTUAL LARGE SHRUB -- 5 GALLON PLANT SCHEDULE BUFFER EXISTING TREE (TYP) SPRING CREEK EXISTING BIKE PATH EDGE OF PARKING GARAGE REALIGNED STORM PIPE EXISTING STORM PIPE EXISTING SANITARY SEWER LINE EXISTING STORM PIPE EASEMENT ~ ELBEngineerins, LIe -;. Transportation Engineering Solutions Memorandum .!,",<~:;.~'::~-:-£"":~~~-r\- TO: Mr. Walker May, Capstone Development, LLC. (5:~~~::·':\:;f,:.;~';~(th Mr. Ward Stanford, Traffic Engineer, City of Fort Collins·Y·• '.oj:: ,,;':>'i":'}4;, FROM: EricL.Bracke,P.E.,P.T.O.E {nr- ., \~:'t~:':~ DATE: January 28, 2014~\_;\.= ••l ~tl-{~<,.~~i SUBJECT: The Summit - TIS Addendum - Parking Structure Addz1i~~iif~Y Supplemental Memorandum ~ This brief memorandum addresses comments from the City of Fort Collins Transportation Department requesting a sensitivity analysis on the proposed parking structure located near the intersection of College Avenue and Stuart Street. The requested analysis is for the redistribution of the site generated all over to Stuart Street to see if there is sufficient capacity at the intersection if all of the residents use the parking structure. The original trip distribution is found in Figure 1. The request from the city asked for the total traffic analysis for the intersection of College and Stuart Street for the year 2028. The revised site genererated traffic is displayed in Figure 2. The revised numbers were then adjusted to the year 2028 traffic for the intersection of College Ave and Stuart Street. The total traffic project for the key intersection is shown in Figure 3. Capacity analysis was performed for the key intersection for both the morning and afternoon peak hours. Capacity sheets for the two runs are attached. As can be seen from the capacity worksheets, the intersection of College and Stuart will operate at acceptable levels. In the PM peak, some left turn failures start to occur without additional improvements such as protected left turn phases for east and westbound traffic. However, the evidence to suggest that all traffic from the Summit will enter and exit at Stuart Street is not available at this time. Please let me know if additional information is required. ELB Engineering, LLC 5401 Taylor Lane Fori Collins, CO 80528 Phone: 970-988-7551 I FAX 970-225-8942 ELBEngineering@lpbroadband.net 1 o U"I -"- " __ 0 U"I "" < oo '" '" Q) 5 '€o z U"I U"IN N -- __ 0 U"IN Prospect Road -...".,=-----------1,..-= ..:".:".:.:.; :.,,;;: .,: ... ~~ ~~ 5/15 10115 ELB Engineering, LLC 5401 Tay/or Lane Fort Collins, CO 80528 Phone: 970-988-755/ I FAX: 970-225-8942 ELBEngineering@lpbroadband.net 2 ..................................... --"-:.:.t------ Parker Street ·····························--.r -- Stuart Street § Q) ~ --Q) eo Q) o U North 1 [ FIGURE 1: SITE DISTRIBUTED TRAFFIC (AM/PM) 1 Stuart Street ........................ § Q) ~ --en Q) Q) o U North 1 FIGURE 2: SITE DISTRIBUTED TRAFFIC @ COLLEGE/STUART (AMlPM) ELB Engineering. LLC 5401 Taylor Lane Fort Collins, CO 80528 Phone: 970-988-7551 I FAX' 970-225-8942 ELBEngineering@/pbroadband.net 3 Stuart Street 130/120 5/20 90/265 751130 25/25 35/80 o N N NO 0-- N '<C(, )<r--n~ , -- <nO 0 MN •.••. [~F_I_G_URE __ 3_:_RE_VI_SE_D_YE_AR_2_0_28_T_O_T_AL_T__RAF _ F_I_C__(AMIP _ M) J ELB Engineering, LLC 5401 Taylor Lane Fort Collins, CO 80528 Phone: 970-988-755/ I FAX: 970-225-8942 ELBEngineering@/pbroadband.net 1 North 4 HCM Signalized Intersection Capacity Analysis 6: Stuart Street & College Avenue 1/28/2014 .",. "). • +- '- "" t ". \.. -+ ! ~ Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations lIj ft lIj ft lIj ttft lIj ttft Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Total Lost time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 0.91 1.00 0.91 Frt 1.00 0.91 1.00 0.86 1.00 1.00 1.00 1.00 Fit Protected 0.95 1.00 0.95 1.00 0.95 1.00 0.95 1.00 Satd. Flow (prot) 1770 1699 1770 1593 1770 5060 1770 5065 Fit Permitted 0.45 1.00 0.72 1.00 0.18 1.00 0.06 1.00 Satd. Flow (perm) 838 1699 1334 1593 326 5060 115 5065 Volume (vph) 75 25 35 90 5 130 35 2075 70 55 1130 30 Peak-hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Adj. Flow (vph) 79 26 37 95 5 137 37 2184 74 58 1189 32 RTOR Reduction (vph) 0 33 0 0 113 0 0 2 0 0 2 0 Lane Group Flow (vph) 79 30 0 95 29 0 37 2256 0 58 1219 0 Turn Type Perm Perm pm+pt pm+pt Protected Phases 4 8 5 2 1 6 Permitted Phases 4 8 2 6 Actuated Green, G (s) 13.2 13.2 13.2 13.2 88.8 79.9 72.6 67.7 Effective Green, g (s) 13.2 13.2 13.2 13.2 88.8 79.9 72.6 67.7 Actuated glC Ratio 0.12 0.12 0.12 0.12 0.81 0.73 0.66 0.62 Clearance Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 101 204 160 191 488 3675 150 3117 vIs Ratio Prot 0.02 0.02 0.01 cO.45 cO.02 0.24 vIs Ratio Perm cO.09 0.07 0.05 0.24 vlc Ratio 0.78 0.15 0.59 0.15 0.08 0.61 0.39 0.39 Uniform Delay, d1 47.0 43.4 45.9 43.4 3.1 7.4 7.3 10.7 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 2.72 0.94 Incremental Delay, d2 31.6 0.3 5.8 0.4 0.3 0.8 1.6 0.4 Delay (s) 78.6 43.7 51.7 43.8 3.4 8.2 21.4 10.5 Level of Service E D D D A A C B Approach Delay (s) 63.1 46.9 8.1 11.0 Approach LOS E D A B Intersection Summary HCM Average Control Delay 13.3 HCM Level of Service B HCM Volume to Capacity ratio 0.63 Actuated Cycle Length (s) 110.0 Sum of lost time (s) 12.0 Intersection Capacity Utilization 68.2% ICU Level of Service C Analysis Period (min) 15 c Critical Lane Group Choice Center 1/28/20142028 Total Traffic AM REVISED Eric L. Bracke, PE. PTOE Synchro 6 Report 1/28/2014 HCM Signalized Intersection Capacity Analysis 6: Stuart Street & College Avenue 1/28/2014 ~ "l- • +- "- "\ t ~ \... ! ..I -+ Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations 'i 'ft 'i 'ft Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 'i tt'ft 1900 1900 1900 'i tt'ft 1900 1900 Total Lost time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 0.91 1.00 0.91 Frt 1.00 0.89 1.00 0.87 1.00 0.99 1.00 0.99 Fit Protected 0.95 1.00 0.95 1.00 0.95 1.00 0.95 1.00 Satd. Flow (prot) 1770 1649 1770 1623 1770 5046 1770 5053 Fit Permitted 0.56 1.00 0.63 1.00 0.05 1.00 0.05 1.00 Satd. Flow (perm) 1044 1649 1177 1623 96 5046 91 5053 Volume (vph) 130 25 80 265 20 120 80 2220 120 130 2875 125 Peak-hour factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Adj. Flow (vph) 137 26 84 279 21 126 84 2337 126 137 3026 132 RTOR Reduction (vph) 0 51 0 0 63 0 0 4 0 0 4 0 Lane Group Flow (vph) 137 59 0 279 84 0 84 2459 0 137 3154 0 Turn Type Perm Perm pm+pt pm+pt Protected Phases 4 8 5 2 1 6 Permitted Phases 4 8 2 6 Actuated Green, G (s) 31.0 31.0 31.0 31.0 82.7 77.7 91.0 82.0 Effective Green, g (s) 31.0 31.0 31.0 31.0 82.7 77.7 91.0 82.0 Actuated glC Ratio 0.24 0.24 0.24 0.24 0.64 0.60 0.70 0.63 Clearance Time (s) 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 Vehicle ~xtension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Lane Grp Cap (vph) 249 393 281 387 125 3016 184 3187 vIs Ratio Prot 0.04 0.05 0.03 0.49 cO.05 cO.62 vIs Ratio Perm 0.13 cO.24 0.40 0.47 vlc Ratio 0.55 0.15 0.99 0.22 0.67 0.82 0.74 0.99 Uniform Delay, d1 43.4 39.1 49.4 39.7 63.1 20.5 35.0 23.6 Progression Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Incremental Delay, d2 2.6 0.2 51.5 0.3 25.2 2.6 15.0 13.7 Delay (s) 46.0 39.3 100.9 40.0 88.3 23.1 50.1 37.3 Level of Service D D F D F C D D Approach Delay (s) 43.0 79.9 25.2 37.8 Approach LOS D E C D Intersection Summary HCM Average Control Delay 35.9 HCM Level of Service D HCM Volume to Capacity ratio 0.96 Actuated Cycle Length (s) 130.0 Sum of lost time (s) 8.0 Intersection Capacity Utilization 97.0% ICU Level of Service F Analysis Period (min) 15 c Critical Lane Group Choice Center 1/28/20142028 Total Traffic PM Scenario Eric L. Bracke. PE. PTOE Synchro 6 Report 1/28/2014 140 Palmer Drive t 97 0 .226 .68'.t9 Fort Collins, CO 80525 r lesterkaplan@comcast.net c 97 0 .222 .7 528 t 97 0 .207 .925 6 January 8,2014 Ms. Karen Cumbo, Director of PDT City of Fort Collins 281 N. College Avenue Fort Collins, CO 80524 Re: The Summit Student Housing Proposed Major Amendment for Parking Structure Ms. Cumbo: There are certainly plenty of mistakes to be shared by the City of Fort Collins and the developer of The Summit student housing project in Midtown. Heralded to the community as a "catalyst" for a Midtown renaissance, the reality is disappointingly massive and unattractive, incongruous to the Crty's high standards while blocking mountain views and crowding College Avenue. Separate from this visual impact is a much-publicized (and misunderstood) condition of inadequate parking. The goal of this letter is to prevent the City's response to this parking issue from inadvertently compounding public criticism of The Summit and the City's already- darnaged credibility to review this and other large scale residential projects. The developer responsible for this regrettable design and parking issue is proposing a three-story parking structure on site as the only solution. There are more appropriate ways to address what could very well be a short term parking issue without further degrading Midtown. But, the City must remains true to the planning objectives for this project and the integrity of the review process, instead of accepting a quick, politically- expedient fix, which appears to be the direction. I believe that the current parking problem at The Summit is largely a result of three (3) factors, all potentially temporary. First, although the public objective for transit-oriented student housing was marketed to the City and Urban Renewal Authority and became a condition for project and TIF approvals, the associated reduced parking requirement was not successfully communicated to students and parents. While the developer may have accomplished his August 2013 lease-up objectives, not fully explaining the reduced parking a:rangement is an underlying cause of today's parking problem. Second, the rational for transit-oriented student housing at this location was largely based upon a functioning MAX Transit system and the completion of a north-south bike/ pedestrian trail extending north to Prospect Road, neither of which are in place. MAX is scheduled to serve this project for the Fall2014leasing term, and the developer was not required by the City to install this importarrt bike/ pedestrian connection, only to secure an easement which remains unimproved. Throughout City and URA Board reviews, the developer (and City Administration) touted that this "catalyst" project would not have been proposed were it not for MAX, yet now MAX's role in reducing required parking appears to be completely discounted. Thfud, the developer had represented to both the City and URA Board that adequate long term ("storage") parking would be available to students at a remote location via an agreement with CSU. For whatever reason, the developer never secured this critical parking agreement, and its completion was not a condition for approval by either the City or URA. Absent this agreement for storage parking, the developer still proceeded with leasing while attempting to arrange for temporary parking elsewhere. No doubt, part of the current parking problem can be addressed as the developer more accurately markets to students during the 2014leasing season and completes the bike/ pedestrian trail connection. Screening tenants and placing a higher price on the limited on-site spaces will address student expectations for on-site parking. The City should expect a leaming curve by the developer as he better positions The Summit to take advantage of its proximity to CSU and mass transit, rather than focusing on the first year's occupancy rate to satisff investors. Despite an achievable reduced parking demand for daily trip, failure by the Crty to require that the developer secure an agreement with CSU has created a condition of inadequate long term, or storage, parking. The developer could have shown a "possible parking structure" location on his application but did not. This would have served as a parking contingency plan, allowing the City, URA Board, and the public to consider this parking structure during initiat reviews. Or, of course, the developer could have reduced densrty as a safeguard, but did not. Nonetheless, the developers' contention that absent this parking agreement with CSU, there is justification for a three-story parking structure adding to the already excessive mass of this project is simply ridiculous. In addition to making farcical the City's long- standing policy objective of reducing dependency on the automobile, an on-site parking structure would have dramatically different impacts than the originally-intended, off-site parking storage. These new, adverse impacts include: ' Worsening the appearance of mass and scale by extending yet another large scale structure south of W. Stuart Street. ' Blocking visibility of the west-facing side of 1801 S. College, recently remodeled as double-sided to be visible by MAX, as encouraged by Midtown Plan. ' Significantly extending The Summit's line-of-site barrier to mountain views. .Discouraging MAX ridership by offering daily parking options. 'Likely eliminating parking along W. Stuart Street that is much needed by the adjoining, 20,000 s.f. of retaiUrestaurant users, thereby, sending those cars into neighborhoods. ' Potentially distributing traffic flow beyond the capacity and design of W. Stuart St. Parking structures are by their nature unattractive. Such a massive structure, even with the City's design guidelines, would worsen this already visually-degraded area of Midtown. Both the City and developer have a poor record of addressing parking for this project. Allowing the first ever developer-operated parking structure with the associated safety issues sets the stage for significant unintended problems. Then what can be done? To begin, the developer must do more through leasing policies. Concurrently, gains from both MAX and improved bike/ pedestrian connectivity must be properly assessed to determine the extent of the remaining parking issue. Next, the developer needs to pursue altemative off-site locations for long term parking similar to the remote location at CSU which was previously acceptable to the developer and the City. Finally, the City needs to assume a constructive role in coordinating among the developer, MAX, CSU, the South Fort Collins Business Association and other private developers in identif,iing the opportunities for shared parking facilities at strategic locations in proximity to Midtown. Please note that my company controls nearly 450 parking spaces either adjoining this project or easily accessible to a MAX transit stop, but has never been approached to discuss a long term parking iurangement with The Summit. As per the Land use Code, a parking structure constitutes a substantial change in character to The Summit and needs to be evaluated thoroughly in terms of traffic, shadow and view impacts. Most regrettably, the initial planning approval for The Summit did not involve the beneht of Planning andZorung Board review and the associated opportunities for public inputs. The negative consequences of this to our community are evident. Circumventing the P&ZBoard for this Major Amendment once again would indeed be a travesty. Certainly, the conditions of City and URA Board approvals cannot be ignored during City review of this Major Amendment. The basis for previous approvals cannot be undone. It is implausible to believe that The Summit would have earned City approvals with its current density, mass and form had this parking structure been initially proposed. Furthermore, considering that The Summit received public funds on the pretext of accomplishing public objectives of transit orientation and reduced reliance on the automobile, this proposed Major Amendment should require either a new hearing before the URA Board or, minimally, a much higher standard of review. The public deserwes an explanation regarding how the URA accepted a developer's "but for" analysis leading to $5 million in TIF, and who now not only proposes to alter the public policy basis for the award but who has $6-7 million to do so. I appreciate the City's desire to address the volume of complaints to the City conce.ning student parking along public streets adjoining neighborhoods. However, please consider that my property at 1623 S. College Avenue ("Chuck E. Cheese Building") adjoining The Summit to the north is the property most adversely impacted by student trespassers. There are typically between 35-50 cars parked throughout the day and overnight on my property. However, I am not complaining to the City. Why? I believe that inevitably this parking condition will substantially improve with the completion of MAX and bike/pedestrian connectivity, marketing adjustments to have the tenant base better match the objectives of the project, and the identification of off-site storage parking. While the parking situation at The Summit has solutions, the negative visual impact of this apartment project is a regrettable legacy and failed opportunity. The additional mass of a parking structure at this location would be inexcusable and would further erode public confidence in the City's development review process. Allowing a parking structure to further degrade the visual experience of Midtown does not need to be the price of reducing the parking problems at The Summit. Certainly, the number of Fort Collins citizens af,lected by what arguably could be a temporary parking problem is a small fraction of those who are required to accept forever this disturbing visual impact. In closing, I need to express my concerns after meeting with City staff members from city planning and re- development review that you and others in the City Administration feel compelled to achieve a politically expedient solution to the current parking conditions at The Summit by endorsing the proposed parking structure. This shortsightedness appears to be influencing the professional objectivity and thoroughness by staffin responding to this proposal. Hopefully, the opinions expressed herein will temper your support a parking structure and contribute to a caliber of review that has been lacking thus far. I look forward to hearing from you by the end of next week regarding your response to the my observations, concerns and suggestions and to hopefully discuss these with you and others in person. Sincerely, cc. Darin Atteberry Tom Leeson Cameron Gloss 4 February 16, 2014 Dear Seth: Thank you so much for your time the other day. It was great to meet you and see you again at the community meeting for the FoCo Cafe. As you recall, we are opening a restaurant / tavern in the garden level of the old Maytag building, 1801 S. College Ave. Our space faces west, and we chose this space specifically due to it's visibility from the Max / Mason Street corridor, as well as the beautiful view of the mountains. We are very concerned about several issues that will arise from the construction of the structure. First we would like to mention those specific to our business: • Our view of the mountains will be completely obstructed. • We will no longer be visible from the Max/Mason Street Corridor. • The shadow from the structure will make our patio less desirable. • Sound echoing off the structure from College Ave. will ruin the ambiance of the patio. Next, issues specific to the area: • Increased traffic on Stuart to and from the parking structure will limit access to our parking lot • Stuart Street is our only access point and customers need to turn left to access our parking lot • Stuart Street is already overloaded and not designed for the traffic it is currently seeing, let alone an increase from a 3 story parking structure • The current overuse of the Stuart / College Ave intersection is already dangerous, more traffic will lead to high speed collisions on College Parking in the community: • Much of the current Summit parking lot is empty, especially since Winter Break. We have emailed several photos documenting this at various times of the day/week. • Stuart Street and the surrounding areas are packed with student cars trying to avoid paying for a parking permit. A new parking structure will not change this behavior. Issues for all Fort Collins residents: • Capstone received $5 million from the City of Fort Collins in tax increment funding to defray the cost of needed improvements to their site • Capstone (magically) now has $6.5 million to complete the proposed parking structure • Capstone is already marketing on their website a new parking structure for Fall 2014 to attract more car owning students to the area • More cars at Summit is more cars in Fort Collins, the opposite of a Transit Oriented Development Possible solutions: • Have Capstone market their housing as transit oriented (this was recently changed on their website. Current residents had no knowledge of this) • Have the City issue free parking permits to residents of the surrounding areas, limiting parking to said permits • Have Capstone develop the connections to the bike path they previously promised but have yet to complete • Have Capstone provide ride share vehicles for necessary car trips • Give Max a chance to get up and running to determine if their Transit Oriented Development will work in Fort Collins • Have Capstone pursue their claimed agreement with CSU for off-site storage parking • Since the winter break we have noticed a significant decrease of cars at Summit (maybe the problem is solving itself…) In conclusion: We have invested over one million dollars in building our business so that we could serve the Mason Street Corridor / Max mass transit and the Spring Creek bike trail as well as the residents of the surrounding neighborhood. We chose our space specifically for its location, views and accessibility. Capstone's newly proposed parking structure impacts all of these, making our local investment in Midtown less viable. We are members of the community and business people trying to stimulate an area of Midtown the City of Fort Collins has made a priority for redevelopment. We are also taxpayers that feel that Capstone has pulled a "bait and switch" on the residents of the City. We realize that the proposed parking structure does not fall outside the Land Use Code for the area. That being said, does the City want to reward Capstone for lying to them about their intentions? Sincerely, Jeffrey Leef David Rose Angela King The Laboratory Are there any issues regarding development related timing that should be addressed? No, a nesting survey was conducted an no evidence of past nesting or active nesting was found, so timing should not affect migratory or resident species (see page 2). A301 BIKE STORAGE 105 EAST STAIR 102 WEST STAIR 103 LEVEL 1 PARKING 101 ELECTRICAL ROOM 104 5 A501 1 A502 2 A502 A402 11 P.C.C. COLUMN, TYPICAL P.C.C. WALL PANEL P.C.C. WALL PANEL METAL GRILLE, TYPICAL ELEVATOR MACHINE ROOM 106 88.33 85.67 87.33 84.67 80.95 82.05 82.37 82.00 82.85 83.08 (G) (G) (G) (G) (G) (G) (G) (G) (G) 83.08 83.50 84.18 83.16 83.79 84.35 84.85 85.50 85.15 85.15 84.34 84.90 83.70 85.15 85.67 85.67 85.67 A431 5 A431 6 TYP. TYP. A202 3 80.89 80.81 82.75 2" WASH 2" WASH 2" WASH 2" WASH 2" WASH 82.50 A211 A211 2 1 A212 3 A211 4 A211 3 A212 2 A212 1 WATER ROOM 107 CHAIN LINK FENCE CHAIN LINK FENCE CHAIN LINK FENCE GATE W/ MANUAL CODED LOCK CHAIN LINK FENCE POST AT 5'-0" O.C. EXTEND POST FROM GRADE TO BOTTOM OF LEVEL 2 CHAIN LINK FENCE POST AT 5'-0" O.C. F.D. WALKWAY SEE CIVIL DRAWINGS SCALE: DATE: PROJECT NO: DES. DRWN. CHK'D. DRAWING NO: DRAWING TITLE: Copyright © 2014 Desman, Inc. All rights reserved. No Part of these documents may be reproduced in any form or by any means without written permission from Desman, Inc Parking Garage ISSUE PROGRESS SET 02.14.2014 As indicated CM/MBT Author JH A101 LEVEL 1 FLOOR PLAN February 13, 2014 60-13118 The Summit on College Fort Collins, Colorado A101 SCALE: 3/32" = 1'-0" 1 LEVEL 1 FLOOR PLAN NORTH NO. DESCRIPTION DATE 0.7 0.7 0.7 0.6 0.5 0.4 0.4 0.3 0.2 0.2 0.3 0.4 0.5 0.6 0.7 0.8 0.9 1.0 1.0 0.9 1.2 1.2 1.1 1.3 1.4 1.5 1.5 1.5 1.5 1.4 1.3 1.1 1.3 1.1 0.9 1.0 0.9 0.9 0.8 0.7 0.6 0.5 0.4 0.3 0.2 0.4 0.5 0.6 0.8 0.9 1.0 1.2 1.2 1.3 1.2 1.6 1.6 1.5 1.7 1.8 1.9 1.9 1.9 1.9 1.8 1.7 1.4 1.7 1.4 1.2 1.3 1.2 1.1 1.0 0.9 0.7 0.6 0.5 0.3 0.2 0.4 0.6 0.8 1.0 1.1 1.3 1.4 1.5 1.6 1.6 2.0 2.0 1.9 2.1 2.2 2.3 2.3 2.3 2.3 2.2 2.1 1.8 2.2 1.8 1.6 1.6 1.5 1.3 1.2 1.1 0.9 0.7 0.5 0.4 0.2 0.4 0.7 0.9 1.1 1.4 1.6 1.7 1.9 2.0 2.1 2.7 2.7 2.4 2.6 2.7 2.8 2.9 2.8 2.8 2.7 2.6 2.4 2.8 2.4 2.1 2.0 1.8 1.7 1.5 1.3 1.1 0.8 0.6 0.4 0.2 0.5 0.7 1.0 1.3 1.6 1.9 2.2 2.3 2.5 3.0 3.7 3.6 3.3 3.1 3.3 3.5 3.4 3.4 3.4 3.2 3.1 3.3 3.8 3.3 2.8 2.4 2.3 2.2 1.8 1.5 1.2 0.9 0.7 0.4 0.2 0.5 0.7 1.1 1.4 1.8 2.3 2.7 3.0 3.0 4.3 5.0 5.0 4.4 3.7 4.0 4.0 3.9 4.0 4.0 3.9 3.7 4.6 5.0 4.8 3.8 3.0 2.9 2.6 2.1 1.7 1.3 1.0 0.7 0.4 0.2 0.4 0.7 1.0 1.4 1.9 2.5 3.1 3.5 3.8 4.8 6.5 6.7 4.8 4.4 4.5 4.4 4.2 4.3 4.4 4.4 4.3 5.3 6.5 6.5 4.3 3.7 3.4 3.0 2.3 1.7 1.3 1.0 0.6 0.4 0.2 0.4 0.7 1.0 1.4 1.8 2.5 3.2 3.9 4.5 5.9 8.2 8.0 5.9 5.1 4.7 4.5 4.2 4.2 4.5 4.8 5.1 6.4 8.3 0.5 0.7 1.1 1.5 1.9 2.5 3.2 3.9 5.0 6.6 10.1 9.8 6.6 5.4 4.7 4.5 4.3 4.3 4.6 4.9 5.6 7.1 10.3 0.5 0.8 1.1 1.5 1.9 2.6 3.3 4.0 5.0 6.6 9.8 9.5 6.7 5.5 4.9 4.7 4.4 4.4 4.7 5.1 5.7 7.2 10.1 0.5 0.8 1.2 1.6 2.1 2.8 3.5 4.1 4.7 5.9 8.0 8.0 5.9 5.3 5.1 5.0 4.7 4.8 5.0 5.2 5.4 6.5 8.3 0.6 0.9 1.3 1.8 2.3 3.0 3.6 4.0 4.1 5.2 6.8 7.0 5.3 5.0 5.2 5.2 5.1 5.1 5.2 5.2 4.9 5.8 6.9 0.7 1.1 1.5 1.9 2.4 2.9 3.4 3.7 3.7 4.8 5.7 5.7 5.1 4.7 5.1 5.2 5.1 5.2 5.2 5.0 4.7 5.4 5.9 0.8 1.2 1.6 2.0 2.4 2.8 3.2 3.3 3.5 3.8 4.8 4.8 4.4 4.5 4.8 5.0 5.0 5.0 5.0 4.7 4.5 4.4 5.1 0.8 1.2 1.6 2.0 2.4 2.7 2.9 3.2 3.4 3.3 4.4 4.3 4.0 4.4 4.7 4.8 4.9 4.9 4.7 4.6 4.4 3.9 4.6 0.8 1.2 1.6 2.0 2.4 2.7 2.9 3.2 3.4 3.3 4.4 4.3 4.0 4.4 4.6 4.8 4.9 4.9 4.7 4.6 4.4 3.9 4.6 0.8 1.2 1.6 2.0 2.4 2.8 3.2 3.3 3.6 3.8 4.8 4.7 4.4 4.6 4.8 5.0 5.0 5.0 5.0 4.8 4.5 4.4 5.1 0.7 1.1 1.5 2.0 2.4 3.0 3.4 3.7 3.8 4.8 5.7 5.6 5.1 4.7 5.1 5.2 5.2 5.2 5.2 5.1 4.7 5.3 5.9 0.7 1.0 1.4 1.9 2.4 3.0 3.6 4.0 4.2 5.4 6.8 6.9 5.3 5.0 5.2 5.3 5.2 5.2 5.3 5.2 4.9 5.8 6.9 0.6 0.9 1.3 1.7 2.2 2.9 3.7 4.2 4.7 6.0 8.1 8.0 5.9 5.4 5.3 5.2 4.9 5.0 5.2 5.3 5.5 6.5 8.2 0.6 0.9 1.3 1.7 2.1 2.8 3.5 4.2 5.2 6.9 10.0 9.4 6.7 5.7 5.1 4.9 4.6 4.7 5.0 5.3 5.9 7.4 10.2 0.6 0.9 1.3 1.7 2.2 2.9 3.5 4.2 5.3 7.0 10.6 9.9 6.7 5.7 5.1 5.0 4.7 4.8 5.0 5.3 6.0 7.4 10.7 0.6 0.9 1.3 1.8 2.2 3.0 3.7 4.4 5.0 6.6 8.9 8.4 6.3 5.6 5.3 5.1 4.9 4.9 5.2 5.4 5.7 7.0 9.1 0.7 1.0 1.4 1.9 2.4 3.1 3.8 4.2 4.4 5.7 7.3 7.5 5.4 5.3 5.4 5.4 5.2 5.3 5.4 5.4 5.2 6.2 7.4 0.8 1.1 1.6 2.0 2.5 3.1 3.6 3.9 4.0 5.3 6.3 6.1 5.3 5.0 5.4 5.5 5.3 5.4 5.4 5.2 4.8 5.8 6.5 0.8 1.2 1.7 2.1 2.5 3.0 3.4 3.6 3.8 4.3 5.4 5.1 4.8 4.8 5.1 5.3 5.3 5.3 5.3 4.9 4.7 4.8 5.6 0.9 1.3 1.7 2.1 2.5 2.8 3.1 3.4 3.6 3.6 4.8 4.5 4.4 4.7 4.9 5.0 5.1 5.1 5.0 4.8 4.5 4.1 5.1 0.9 1.3 1.7 2.1 2.5 2.8 3.1 3.4 3.6 3.5 4.8 4.4 4.3 4.7 4.9 5.0 5.1 5.1 4.9 4.8 4.5 4.0 5.0 0.8 1.2 1.7 2.1 2.5 2.9 3.4 3.5 3.7 4.1 5.3 4.9 4.7 4.8 5.0 5.2 5.2 5.2 5.2 4.9 4.7 4.6 5.5 0.7 1.1 1.6 2.0 2.5 3.1 3.6 3.9 3.9 5.2 6.1 5.8 5.3 4.9 5.3 5.4 5.3 5.4 5.4 5.2 4.9 5.7 6.3 0.7 1.0 1.4 1.9 2.4 3.1 3.7 4.2 4.3 5.7 7.1 7.2 5.3 5.2 5.4 5.4 5.2 5.3 5.4 5.3 5.1 6.4 7.2 0.6 0.9 1.3 1.7 2.2 2.9 3.7 4.3 4.9 6.4 8.5 8.0 6.0 5.5 5.3 5.1 4.8 4.9 5.2 5.4 5.6 7.0 8.7 0.6 0.9 1.2 1.6 2.1 2.8 3.4 4.2 5.2 7.0 10.3 9.3 6.5 5.5 4.9 4.7 4.4 4.6 4.8 5.2 5.9 7.6 10.5 0.6 0.8 1.2 1.6 2.1 2.7 3.3 4.1 5.1 7.0 10.2 9.2 6.4 5.3 4.7 4.5 4.3 4.4 4.6 5.1 5.8 7.5 10.4 0.6 0.9 1.6 2.1 2.4 2.8 3.4 4.0 4.6 6.2 8.1 7.6 5.6 5.0 4.7 4.5 4.2 4.3 4.6 4.9 5.1 6.6 8.2 0.7 1.0 2.8 3.3 3.0 2.9 3.2 3.5 3.7 5.2 6.3 6.5 4.5 4.4 4.4 4.4 4.2 4.3 4.4 4.4 4.3 5.6 6.4 1.0 1.6 4.0 4.3 3.7 2.8 2.8 3.0 3.1 4.3 4.9 4.7 4.1 3.7 4.0 4.0 3.9 4.0 4.0 3.9 3.7 4.6 5.0 1.4 2.1 5.1 5.1 3.6 2.4 2.3 2.3 2.5 2.9 3.7 3.3 3.1 3.1 3.3 3.4 3.4 3.4 3.4 3.1 3.1 3.2 3.7 1.4 2.4 5.7 5.1 3.4 2.1 1.8 1.9 2.0 2.0 2.7 2.4 2.4 2.6 2.7 2.8 2.8 2.8 2.7 2.6 2.5 2.3 2.8 1.1 1.2 1.4 1.5 1.5 1.5 2.1 1.9 1.9 2.1 2.2 2.2 2.3 2.3 2.2 2.2 2.0 1.8 2.2 0.9 1.0 1.1 1.2 1.2 1.2 1.7 1.4 1.5 1.7 1.8 1.8 1.8 1.8 1.8 1.7 1.6 1.4 1.7 0.7 0.8 0.9 0.9 0.9 0.9 1.3 1.1 1.1 1.3 1.4 1.4 1.4 1.4 1.4 1.3 1.2 1.1 1.3 Greenwood Village, CO 80111-2518 7600 East Orchard Road, Suite 250-S tel: 303.796.6000 fax: 303.796.6099 www.mkkeng.com Mechanical, Electrical & Energy Consultants 4.5 4.5 4.5 4.9 3.8 3.5 4.2 3.3 5.2 5.2 5.1 6.5 7.4 7.2 6.2 4.9 5.5 6.3 6.8 6.3 5.5 4.9 5.8 6.4 6.7 6.2 5.3 5.1 5.6 5.9 6.2 5.8 5.3 5.0 5.7 6.1 6.4 5.9 5.3 4.9 5.3 4.3 5.0 6.2 6.3 6.7 7.7 7.4 6.8 6.1 6.2 6.4 7.6 6.4 6.4 6.1 6.0 6.7 7.4 6.3 6.4 6.2 5.6 6.3 6.9 5.8 6.3 6.1 5.7 6.3 7.1 5.9 6.3 6.0 5.3 4.2 5.2 5.2 5.1 6.5 7.4 7.2 6.2 4.9 5.6 6.3 6.8 6.3 5.5 4.9 5.8 6.4 6.7 6.2 5.3 5.1 5.6 5.9 6.2 5.8 5.3 5.0 5.7 6.1 6.4 5.9 5.3 4.9 5.3 4.3 4.4 3.8 3.8 5.2 5.4 5.6 4.6 3.6 4.0 4.9 4.9 5.1 3.9 3.5 4.5 4.9 4.9 5.2 3.8 3.7 4.5 4.4 4.4 4.8 3.8 3.6 4.5 4.5 4.5 4.9 3.8 3.5 4.2 3.3 3.4 3.5 3.4 4.3 5.1 4.9 4.1 3.2 3.6 4.3 4.8 4.3 3.6 3.2 3.8 4.4 4.7 4.2 3.5 3.3 3.5 3.9 4.2 3.8 3.4 3.2 3.6 4.0 4.3 3.9 3.4 3.2 3.3 2.8 3.4 3.9 4.0 4.4 4.9 4.8 4.4 3.9 4.0 4.2 4.7 4.2 4.1 3.9 4.0 4.3 4.6 4.1 4.0 3.9 2.8 3.2 3.5 2.9 3.2 3.1 2.9 3.2 3.6 3.0 3.2 3.0 2.7 2.1 4.0 3.9 3.9 4.9 5.3 5.1 4.6 3.7 4.3 4.6 4.7 4.6 4.2 3.7 4.5 4.6 4.7 4.6 4.0 3.4 3.9 3.9 4.4 4.9 4.8 4.3 3.9 4.0 4.2 4.7 4.2 4.1 3.8 4.0 4.3 4.6 4.1 4.0 3.8 2.6 2.1 3.3 3.4 3.3 4.2 4.9 4.8 4.0 3.1 3.5 4.2 4.7 4.1 3.5 3.2 3.7 4.3 4.5 4.0 3.4 3.2 3.2 2.6 3.6 3.0 3.0 4.2 4.4 4.6 3.7 2.9 3.2 4.0 4.0 4.2 3.1 2.8 3.6 4.0 4.0 4.2 3.0 3.0 3.4 2.5 3.3 3.4 3.3 4.2 4.9 4.8 4.0 3.1 3.5 4.2 4.6 4.1 3.5 3.2 3.7 4.3 4.5 4.0 3.4 3.2 3.3 2.7 3.4 3.9 3.9 4.4 4.9 4.8 4.3 3.9 4.0 4.2 4.7 4.2 4.1 3.8 3.9 4.3 4.6 4.1 4.0 3.8 3.5 2.7 4.0 3.9 3.8 4.9 5.3 5.1 4.6 3.7 4.3 4.6 4.7 4.6 4.2 3.7 4.5 4.6 4.7 4.6 4.0 3.7 4.2 3.1 3.4 3.9 3.9 4.4 4.9 4.8 4.3 3.8 4.0 4.2 4.7 4.2 4.1 3.8 3.9 4.3 4.6 4.1 4.0 3.8 3.5 2.7 3.3 3.4 3.3 4.2 4.9 4.8 4.0 3.1 3.5 4.2 4.6 4.1 3.5 3.2 3.7 4.3 4.5 4.0 3.4 3.2 3.3 2.7 3.6 3.0 3.0 4.2 4.4 4.6 3.7 2.9 3.2 4.0 4.0 4.2 3.1 2.8 3.6 4.0 4.0 4.2 3.0 3.0 3.4 2.5 3.3 3.4 3.3 4.2 4.9 4.8 4.0 3.1 3.5 4.2 4.6 4.1 3.5 3.2 3.7 4.3 4.5 4.0 3.4 3.2 3.3 2.7 3.4 3.9 3.9 4.4 4.9 4.8 4.3 3.8 4.0 4.2 4.7 4.2 4.1 3.8 3.9 4.3 4.6 4.1 4.0 3.8 3.5 2.7 4.0 3.9 3.8 4.9 5.3 5.1 4.6 3.7 4.3 4.6 4.7 4.6 4.2 3.7 4.5 4.6 4.7 4.6 4.0 3.7 4.2 3.1 3.4 3.9 3.9 4.4 4.9 4.8 4.3 3.8 4.0 4.2 4.7 4.2 4.1 3.8 3.9 4.3 4.6 4.1 4.0 3.8 3.5 2.7 3.3 3.4 3.3 4.2 4.9 4.8 4.0 3.1 3.5 4.2 4.6 4.1 3.5 3.2 3.7 4.3 4.5 4.0 3.4 3.2 3.3 2.7 3.6 3.0 3.0 4.2 4.4 4.6 3.7 2.9 3.2 4.0 4.0 4.2 3.1 2.8 3.6 4.0 4.0 4.2 3.0 3.0 3.4 2.5 3.3 3.4 3.3 4.2 4.9 4.8 4.0 3.1 3.5 4.2 4.6 4.1 3.5 3.2 3.7 4.3 4.5 4.0 3.4 3.2 3.3 2.7 3.4 3.9 3.9 4.4 4.9 4.8 4.3 3.8 4.0 4.2 4.7 4.2 4.1 3.8 3.9 4.3 4.6 4.1 4.0 3.8 3.5 2.7 4.0 3.9 3.8 4.9 5.3 5.1 4.6 3.7 4.3 4.6 4.7 4.6 4.2 3.7 4.5 4.6 4.7 4.6 4.0 3.7 4.2 3.1 3.4 3.9 3.9 4.4 4.9 4.8 4.3 3.8 4.0 4.2 4.7 4.2 4.1 3.8 3.9 4.3 4.6 4.1 4.0 3.8 3.5 2.7 3.3 3.4 3.3 4.2 4.9 4.8 4.0 3.1 3.5 4.2 4.6 4.1 3.5 3.2 3.7 4.3 4.5 4.0 3.4 3.2 3.3 2.7 3.6 3.0 3.0 4.2 4.4 4.6 3.7 2.9 3.2 4.0 4.0 4.2 3.1 2.8 3.6 4.0 4.1 4.3 3.1 3.0 3.5 2.6 3.3 3.4 3.3 4.2 4.9 4.8 4.0 3.1 3.5 4.2 4.6 4.1 3.5 3.2 3.7 4.4 4.9 4.7 4.0 3.8 4.0 3.1 3.4 3.9 3.9 4.4 4.9 4.8 4.3 3.9 4.0 4.2 4.7 4.2 4.1 3.8 4.0 4.7 5.4 5.2 5.0 4.8 4.6 3.5 4.0 3.9 3.9 4.9 5.3 5.1 4.6 3.7 4.3 4.6 4.7 4.6 4.2 3.7 4.6 5.2 5.3 5.1 5.0 4.8 4.6 3.6 3.4 3.9 4.0 4.4 4.9 4.8 4.3 3.9 4.0 4.2 4.7 4.2 4.1 3.8 4.0 4.5 5.0 4.7 4.3 4.1 4.0 3.1 3.4 3.4 3.4 4.3 5.0 4.8 4.0 3.1 3.5 4.2 4.7 4.1 3.5 3.2 3.7 4.2 4.4 4.4 3.1 3.1 4.4 3.6 3.7 5.0 4.9 4.8 3.8 2.9 3.2 4.0 4.1 4.2 3.1 2.8 3.6 4.2 4.3 4.0 3.2 3.1 3.3 2.6 5.3 5.2 5.1 6.1 6.2 5.5 4.2 3.2 3.5 4.2 4.7 4.1 3.5 3.2 3.7 4.2 4.2 3.4 3.4 3.3 2.7 2.2 5.4 6.8 6.9 6.6 7.0 6.5 5.0 4.0 4.0 4.2 4.7 4.2 4.1 3.8 3.9 3.8 4.0 3.6 2.9 2.8 3.0 2.2 6.3 7.0 7.3 7.7 8.1 7.5 5.8 4.1 4.4 4.6 4.7 4.6 4.2 3.7 4.4 4.2 3.9 3.6 2.9 2.8 3.1 2.3 6.3 5.9 6.8 8.1 8.0 6.8 6.0 4.6 4.1 4.2 4.7 4.2 4.1 3.8 3.9 4.1 4.1 3.3 3.3 3.2 2.7 2.2 6.6 7.2 8.0 7.4 6.0 4.0 3.6 4.2 4.6 4.1 3.5 3.1 3.6 4.2 4.4 3.9 3.3 3.2 3.2 2.6 6.5 6.1 6.9 7.4 5.5 3.6 3.2 4.0 4.0 4.1 3.1 2.8 3.5 3.9 4.0 4.2 3.0 2.9 3.4 2.5 3.7 6.9 6.6 5.7 3.9 3.5 4.0 4.5 4.0 3.4 3.1 3.5 4.1 4.4 3.9 3.3 3.1 3.2 2.6 Greenwood Village, CO 80111-2518 7600 East Orchard Road, Suite 250-S tel: 303.796.6000 fax: 303.796.6099 www.mkkeng.com Mechanical, Electrical & Energy Consultants 3.6 4.2 4.2 3.7 3.4 3.2 2.5 2.1 2.3 3.4 3.4 3.7 5.5 6.1 5.3 3.5 3.5 4.2 4.5 4.2 3.3 2.9 3.7 4.3 4.4 4.2 3.1 3.0 3.7 3.9 4.0 4.0 3.2 3.0 4.2 4.9 4.9 4.0 2.9 3.2 3.2 2.2 2.5 4.1 3.9 4.5 6.7 7.4 6.0 4.2 4.1 4.6 4.6 5.0 3.8 3.4 4.5 4.8 4.8 5.1 3.7 3.7 4.5 4.3 4.2 4.7 3.9 3.6 5.1 5.7 5.9 4.9 3.5 3.9 3.9 2.4 3.5 4.7 5.8 7.1 9.0 9.0 8.1 6.6 5.4 5.5 6.1 5.7 5.6 5.4 5.6 6.2 6.6 6.0 5.6 5.5 5.4 5.5 5.7 5.3 5.8 5.6 6.3 7.6 7.6 6.6 5.5 5.4 4.6 3.4 3.7 4.7 6.5 7.9 9.2 9.2 8.8 6.8 5.5 5.8 6.3 5.5 6.0 5.6 5.8 6.4 7.0 6.0 6.0 5.8 5.3 5.5 6.1 5.3 5.7 6.0 6.9 7.8 7.8 7.2 5.9 5.7 4.4 3.6 3.3 4.8 5.9 7.0 8.8 9.1 7.6 5.8 5.0 5.3 5.3 5.2 5.2 4.7 5.5 6.0 6.3 5.9 5.2 5.0 5.3 5.0 5.2 5.2 5.3 4.8 6.1 7.4 7.5 6.6 4.7 5.0 4.6 3.1 2.5 4.1 4.5 5.4 7.4 7.5 5.6 4.4 4.2 3.8 3.7 4.3 3.8 3.5 4.4 4.8 4.8 5.1 3.9 4.2 4.7 3.8 3.8 4.0 4.6 3.8 4.6 6.2 6.2 5.4 3.8 3.8 3.8 2.4 3.1 4.5 5.5 6.6 8.6 8.7 6.6 5.4 4.5 4.3 4.4 4.6 4.6 4.1 5.0 5.6 5.8 5.5 4.6 4.6 5.6 7.2 7.3 6.4 4.5 4.6 4.2 2.9 3.5 4.6 6.6 8.2 9.3 9.3 8.2 6.5 4.8 5.1 5.1 4.8 5.5 5.3 5.6 6.1 6.6 5.8 5.6 5.4 2.4 2.0 1.2 2.0 5.2 5.5 6.6 7.6 7.9 7.2 5.6 5.4 4.3 3.4 3.4 4.6 6.5 8.2 9.3 9.3 8.2 6.4 4.8 5.0 4.9 4.8 5.5 5.4 5.5 6.0 6.5 5.8 5.6 5.4 5.0 2.3 1.8 4.0 5.1 5.5 6.5 7.6 7.7 7.0 5.6 5.3 4.3 3.3 2.7 4.2 4.9 5.8 8.0 8.0 5.8 4.8 4.3 3.9 3.8 4.4 4.1 3.6 4.6 5.1 5.2 5.2 3.9 3.8 4.4 2.6 2.0 3.4 4.5 3.7 4.6 6.5 6.5 5.5 3.8 4.0 3.9 2.5 2.2 3.5 3.8 4.7 6.5 6.4 4.7 3.8 3.5 3.2 3.2 3.7 3.2 2.8 3.7 4.2 4.2 4.4 3.1 3.0 3.6 2.6 1.7 2.8 3.8 3.0 3.8 5.4 5.4 4.6 3.1 3.2 3.2 2.1 2.4 3.1 4.5 5.9 6.3 6.3 5.9 4.4 3.2 3.6 3.6 3.2 3.8 3.9 3.7 4.3 4.7 4.0 3.9 3.9 3.3 2.7 1.9 2.8 3.4 4.0 4.7 5.3 5.3 4.9 4.1 3.7 2.9 2.4 2.4 3.5 4.7 5.7 7.0 7.0 5.7 4.7 3.7 3.5 3.5 3.6 4.0 3.7 4.2 4.4 4.6 4.3 4.0 3.8 3.7 2.9 1.8 3.0 3.9 3.8 4.6 5.6 5.8 5.2 3.9 4.0 3.3 2.3 2.5 3.7 4.7 5.6 7.4 7.3 5.6 4.7 3.9 3.4 3.5 3.9 4.1 3.7 4.4 4.5 4.7 4.5 4.0 3.7 4.0 3.0 1.7 3.1 4.0 3.8 4.6 5.7 6.0 5.2 3.9 4.0 3.5 2.3 2.4 3.2 4.6 6.0 6.3 6.4 6.0 4.5 3.3 3.6 3.5 3.3 3.9 3.9 3.8 4.2 4.6 4.0 4.0 3.9 3.3 2.6 1.9 2.7 3.5 4.0 4.7 5.2 5.3 5.0 4.1 3.7 2.9 2.4 2.3 3.4 3.9 4.7 6.4 6.4 4.7 3.9 3.4 3.3 3.2 3.5 3.2 2.8 3.7 4.2 4.3 4.2 3.1 3.0 3.5 2.7 1.7 2.8 3.6 2.9 3.7 5.3 5.4 4.6 3.0 3.2 3.2 2.2 2.1 3.4 3.7 4.6 6.3 6.2 4.6 3.7 3.4 3.1 3.1 3.5 3.1 2.8 3.6 4.0 4.1 4.3 3.0 2.9 3.5 2.5 1.6 2.7 3.7 2.9 3.7 5.3 5.2 4.5 3.0 3.1 3.1 2.1 2.4 3.1 4.5 5.9 6.3 6.3 5.9 4.4 3.2 3.6 3.6 3.2 3.8 3.8 3.7 4.2 4.6 4.0 3.9 3.9 3.3 2.6 1.9 2.8 3.4 4.0 4.6 5.2 5.3 4.9 4.1 3.6 2.9 2.4 2.4 3.5 4.7 5.7 7.0 7.0 5.7 4.7 3.6 3.5 3.5 3.6 4.0 3.7 4.2 4.4 4.6 4.3 4.0 3.8 3.7 2.9 1.7 3.0 3.9 3.8 4.6 5.6 5.8 5.2 3.9 4.0 3.3 2.3 2.5 3.7 4.7 5.6 7.4 7.3 5.6 4.7 3.9 3.4 3.5 3.8 4.0 3.7 4.3 4.5 4.6 4.5 4.0 3.7 4.0 3.0 1.7 3.1 4.0 3.8 4.6 5.7 6.0 5.2 3.9 4.0 3.5 2.3 2.4 3.1 4.6 6.0 6.3 6.4 6.0 4.5 3.3 3.6 3.5 3.3 3.9 3.9 3.8 4.2 4.6 4.0 4.0 3.9 3.3 2.6 1.9 2.7 3.5 4.0 4.7 5.2 5.3 5.0 4.1 3.7 2.9 2.4 2.3 3.4 3.9 4.7 6.4 6.4 4.7 3.9 3.4 3.3 3.2 3.5 3.2 2.8 3.7 4.2 4.3 4.2 3.1 3.0 3.5 2.7 1.7 2.8 3.6 2.9 3.7 5.3 5.4 4.6 3.0 3.2 3.2 2.1 2.1 3.4 3.7 4.6 6.3 6.2 4.6 3.7 3.4 3.1 3.1 3.5 3.1 2.8 3.6 4.0 4.1 4.3 3.0 2.9 3.5 2.5 1.6 2.7 3.7 2.9 3.7 5.3 5.2 4.5 3.0 3.1 3.1 2.1 2.4 3.1 4.5 5.9 6.3 6.3 5.9 4.4 3.2 3.6 3.6 3.2 3.8 3.8 3.7 4.2 4.6 3.9 3.9 3.9 3.2 2.6 1.9 2.7 3.4 4.0 4.6 5.2 5.3 4.9 4.1 3.6 2.9 2.4 2.4 3.5 4.7 5.7 7.0 7.0 5.7 4.7 3.6 3.5 3.5 3.6 4.0 3.7 4.2 4.4 4.6 4.3 4.0 3.8 3.7 2.9 1.7 3.0 3.9 3.8 4.6 5.7 5.9 5.2 3.9 4.0 3.3 2.3 2.5 3.7 4.7 5.6 7.4 7.3 5.6 4.7 3.9 3.4 3.5 3.8 4.1 3.7 4.4 4.5 4.7 4.5 4.0 3.7 4.0 3.0 1.7 3.1 4.0 3.8 4.7 5.9 6.1 5.3 3.9 4.0 3.4 2.2 2.4 3.2 4.6 6.0 6.4 6.4 6.0 4.6 3.3 3.6 3.5 3.3 3.9 3.9 3.8 4.2 4.6 4.0 4.0 3.9 3.3 2.6 1.8 2.7 3.4 4.0 4.8 5.4 5.4 5.2 4.2 3.6 2.9 2.3 2.3 3.4 3.9 4.7 6.4 6.4 4.7 3.9 3.4 3.3 3.3 3.5 3.2 2.8 3.7 4.2 4.3 4.2 3.1 3.0 3.5 2.7 1.6 2.7 3.7 3.0 3.9 5.5 5.5 4.6 3.1 3.3 3.1 2.1 2.1 3.4 3.8 4.6 6.4 6.4 4.7 3.8 3.5 3.3 3.2 3.6 3.1 2.8 3.7 4.1 4.2 4.4 3.1 3.1 3.6 2.7 1.6 2.8 3.8 3.1 4.0 5.6 5.6 4.5 3.0 3.2 3.0 2.0 2.4 3.1 4.5 5.9 6.5 7.0 6.9 5.2 4.1 4.5 4.1 3.4 3.8 3.9 3.7 4.5 5.2 4.9 4.7 4.7 4.2 3.3 2.1 3.3 4.2 4.7 5.5 6.2 5.9 5.3 4.2 3.6 2.9 2.3 2.4 3.5 4.6 5.5 7.1 7.6 6.8 5.5 4.7 4.8 4.6 4.2 4.1 3.7 4.3 4.9 5.4 5.1 5.0 4.7 4.6 3.6 2.2 3.7 4.6 4.7 5.6 6.5 6.7 5.7 4.1 4.0 3.3 2.2 2.5 3.7 4.3 5.1 7.3 7.4 6.5 5.7 5.1 4.4 4.9 4.8 4.2 3.7 4.5 5.1 5.2 5.0 5.0 4.9 4.4 1.3 0.6 3.4 4.5 4.9 5.6 6.4 6.6 5.7 4.0 4.1 3.4 2.2 2.5 3.1 4.0 4.9 5.9 6.3 6.1 4.1 3.9 4.7 4.8 4.2 4.1 4.0 3.9 4.3 5.0 4.8 3.6 3.5 3.5 4.5 6.0 5.6 5.1 4.2 3.7 2.9 2.3 3.0 4.0 4.0 4.3 6.0 6.7 6.1 4.0 3.9 5.0 5.0 5.0 4.0 3.4 4.4 4.9 4.9 5.1 3.6 3.6 4.2 3.6 3.6 3.7 4.3 3.6 4.6 6.1 6.0 4.9 3.4 3.7 3.4 2.2 4.2 5.3 5.1 5.9 7.8 8.0 7.3 5.9 5.6 5.9 6.4 6.5 5.1 4.4 5.7 6.3 6.3 5.8 5.4 5.3 5.2 5.2 5.5 5.2 5.0 5.5 6.4 7.0 7.5 6.2 4.4 4.8 4.2 2.5 5.4 6.9 7.8 8.3 9.6 9.2 8.4 6.5 6.0 6.4 7.6 6.7 6.7 6.4 6.3 6.8 7.4 6.1 5.9 5.7 5.5 5.9 6.0 5.5 5.5 6.0 6.9 8.1 7.8 7.2 6.3 5.7 4.5 3.4 6.3 7.5 8.5 8.8 10.2 9.7 8.4 6.0 5.5 6.4 7.2 6.5 6.3 6.0 6.2 6.6 7.0 6.1 5.3 5.1 5.6 5.9 5.7 5.3 5.3 5.4 6.6 8.0 7.3 6.9 6.2 5.6 4.5 3.3 6.6 6.9 7.9 9.1 9.2 8.6 6.9 4.4 4.0 4.9 5.3 5.8 4.7 4.2 5.3 5.5 5.1 5.0 3.5 3.5 4.6 4.6 4.6 4.5 3.4 3.7 5.2 5.7 6.3 4.8 4.3 5.1 4.0 2.3 7.0 7.2 8.3 8.0 6.0 3.7 3.5 4.2 4.7 4.6 3.8 3.3 4.1 4.6 4.6 4.1 3.2 3.0 4.0 4.5 4.5 4.0 2.9 3.4 4.4 4.9 5.0 3.6 3.3 6.6 6.1 7.1 6.8 5.4 4.1 3.3 3.4 4.1 3.4 3.4 3.3 3.2 3.6 3.9 3.3 3.4 3.4 3.3 3.9 3.8 3.4 3.3 3.5 3.8 4.3 3.9 3.7 3.5 4.0 6.1 5.3 4.6 2.9 2.4 2.5 2.7 2.5 2.3 2.0 2.4 2.5 2.6 2.5 2.2 2.1 2.5 2.8 2.7 2.5 2.0 2.4 2.8 3.1 2.8 2.5 2.3 Greenwood Village, CO 80111-2518 7600 East Orchard Road, Suite 250-S tel: 303.796.6000 fax: 303.796.6099 www.mkkeng.com Mechanical, Electrical & Energy Consultants 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 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0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.04 0.08 0.26 1.20 2.76 3.95 3.72 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.04 0.08 0.26 1.14 2.68 3.66 3.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.02 0.03 0.05 0.09 0.27 1.22 2.34 2.86 2.10 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.05 0.10 0.26 0.83 1.63 1.99 1.35 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.05 0.10 0.20 0.45 0.84 0.91 0.61 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.05 0.10 0.18 0.35 0.49 0.45 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.05 0.10 0.21 0.53 1.02 1.16 0.77 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.05 0.10 0.28 0.96 1.83 2.28 1.57 0.00 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0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.05 0.10 0.22 0.53 1.02 1.16 0.77 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.05 0.10 0.28 0.96 1.83 2.28 1.57 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.05 0.09 0.28 1.24 2.53 3.05 2.29 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.04 0.08 0.26 1.12 2.67 3.86 3.22 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.04 0.09 0.27 1.21 2.77 3.96 3.72 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.04 0.09 0.26 1.14 2.68 3.66 3.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.05 0.09 0.28 1.22 2.34 2.86 2.10 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.05 0.10 0.26 0.84 1.64 1.99 1.35 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.05 0.10 0.20 0.46 0.84 0.91 0.61 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.05 0.10 0.18 0.35 0.49 0.45 0.30 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.05 0.10 0.21 0.53 1.02 1.16 0.77 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.05 0.10 0.27 0.96 1.83 2.28 1.57 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.04 0.09 0.27 1.23 2.53 3.05 2.29 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.04 0.08 0.25 1.11 2.67 3.85 3.21 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.04 0.08 0.26 1.20 2.76 3.95 3.72 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.08 0.25 1.13 2.67 3.65 2.99 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.04 0.08 0.26 1.20 2.32 2.84 2.09 0.04 0.02 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.04 0.07 0.23 0.80 1.60 1.96 1.33 0.03 0.02 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.06 0.15 0.38 0.76 0.84 0.56 0.07 0.03 0.02 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.02 0.03 0.05 0.08 0.15 0.20 0.18 0.12 0.06 0.06 0.07 0.05 0.03 0.03 0.03 0.04 0.10 0.32 0.72 1.19 1.53 1.88 2.35 2.27 2.28 1.77 1.46 1.10 0.65 0.30 0.28 0.60 1.03 1.41 1.72 2.23 2.31 2.36 1.95 1.57 1.24 0.78 0.37 0.11 0.04 0.02 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.05 0.06 0.07 0.06 0.04 0.03 0.04 0.04 0.04 0.03 0.03 0.03 0.05 0.11 0.35 0.77 1.20 1.52 1.88 2.04 2.06 2.03 1.82 1.45 1.13 0.70 0.35 0.32 0.64 1.08 1.40 1.78 2.01 2.06 2.05 1.91 1.57 1.25 0.83 0.40 0.13 0.05 0.02 0.02 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.03 0.03 0.04 0.04 0.03 0.02 0.02 0.02 0.03 0.03 0.03 0.03 0.03 0.05 0.12 0.32 0.63 0.96 1.25 1.42 1.40 1.47 1.41 1.41 1.19 0.91 0.58 0.34 0.32 0.54 0.87 1.15 1.40 1.41 1.46 1.40 1.42 1.29 1.00 0.67 0.36 0.13 0.05 0.03 0.02 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.02 0.02 0.02 0.02 0.01 0.01 0.02 0.02 0.03 0.03 0.03 0.03 0.05 0.10 0.21 0.38 0.61 0.80 0.80 0.76 0.82 0.76 0.82 0.78 0.57 0.37 0.24 0.24 0.34 0.54 0.76 0.82 0.76 0.81 0.77 0.78 0.81 0.64 0.40 0.22 0.11 0.05 0.03 0.02 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.02 0.02 0.02 0.02 0.03 0.04 0.06 0.11 0.18 0.27 0.32 0.30 0.31 0.34 0.31 0.31 0.33 0.27 0.19 0.14 0.14 0.18 0.26 0.32 0.32 0.31 0.32 0.32 0.30 0.32 0.28 0.19 0.12 0.07 0.04 0.03 0.02 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.02 0.02 0.02 0.02 0.03 0.04 0.06 0.08 0.09 0.09 0.09 0.09 0.10 0.09 0.10 0.10 0.10 0.09 0.08 0.08 0.09 0.10 0.10 0.10 0.09 0.09 0.09 0.09 0.09 0.09 0.08 0.06 0.04 0.03 0.02 0.01 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.02 0.02 0.02 0.02 0.03 0.03 0.04 0.04 0.04 0.04 0.04 0.04 0.04 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.04 0.04 0.04 0.04 0.04 0.04 0.04 0.03 0.03 0.02 0.02 0.01 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.01 0.00 0.00 0.00 0.01 0.01 0.01 0.01 0.01 0.01 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.03 0.03 0.03 0.03 0.03 0.03 0.03 0.03 0.03 0.03 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.01 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.02 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Luminaire Schedule Symbol Manufacture r Catalog Number Description Lamp Number Lamps Filename Lumens Per Lamp Light Loss Factor Wattage Lithonia Lighting DSXW1 LED 10C 700 40K T3S MVOLT DSXW1 LED WITH 1 LIGHT ENGINE, 10 LED's, 700mA DRIVER, 4000K LED, TYPE 3 SHORT OPTIC LED 1 DSXW1_LED_ 10C_700_40K _T3S_MVOLT. ies 2215.448 1 27 Lithonia Lighting WT8 2 32 WALL BRACKET AND SURFACE MOUNT LED, 4FT LONG, WITH TWO LAMPS, AND ACRYLIC DIFFUSER TWO 32-WATT T8 LINEAR FLUORESCENT 2 WT8_2_32.ies 2850 1 46.7 Lithonia Lighting DSX1 LED 30C 1000 50K T4M MVOLT DSX1 LED WITH (1) 30 LED LIGHT ENGINES, TYPE T4M OPTIC, 5000K, @ 700mA LED 1 DSX1_LED_3 0C_1000_50K _T4M_MVOLT. ies 10194.49 1 210 Greenwood Village, CO 80111-2518 7600 East Orchard Road, Suite 250-S tel: 303.796.6000 fax: 303.796.6099 www.mkkeng.com Mechanical, Electrical & Energy Consultants Attachment #6 2'-0" projection Projected cornice treatment 6" 9' - 6" 2'-0" overhang Stone veneer to match adjacent development over light gauge metal framing system recessed 9" . PHOTO [1] COLOR CHART Summit on College Parking Garage Fort Collins, CO West and North Elevations 02/07/14 SCALE: 1/8" = 1'-0" WEST ELEVATION SCALE: 1/8" = 1'-0" NORTH ELEVATION PHOTO [1] PHOTO [3] PHOTO [2] M M M M M M EXISTING TREE - TO BE REMOVED NOT A CHOICE CENTER MITIGATION TREE (TYP) EXISTING TREE - TO BE REMOVED MITIGATION TREE WITH CHOICE CENTER FDP (TYP) INDICATES A TREE THAT WAS UPSIZED FOR MITIGATION WITH THE ORIGINAL CHOICE CENTER FDP THAT IS TO BE REMOVED WITH THIS PROJECT. 6 TOTAL MITIGATION TREES ARE IMPACTED BY THE PARKING GARAGE. INDICATES AN EXISTING TREE THAT IS IMPACTED BY THE PARKING GARAGE BUT WAS NOT A MITIGATION TREE IN THE CHOICE CENTER FDP. R INDICATES A TREE THAT HAS BEEN UPSIZED IN PLACE OF A MITIGATION TREE THAT WAS REMOVED DURING THIS PROJECT. R R R R R R CONSTRUCTION TREE PROTECTION BARRIER FENCING NTS HALF OF DRIP LINE MIN. 6' T-POST WITH 4 STAKES PER TREE DRIVEN (MIN. 18") FIRMLY INTO SUBGRADE PRIOR TO CONSTRUCTION VERTICAL NOTES: 1. FENCING TO CONSIST OF 5' HEIGHT ORANGE PLASTIC CONSTRUCTION FENCING TIED TO POST WITH METAL WIRE. FENCING SHALL REMAIN UNTIL CONSTRUCTION IS COMPLELTELY FINISHED. 2. SEE PLANT PROTECTION NOTES THIS SHEET. 1 TREE PROTECTION SPECIFICATIONS: (A) WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL BE NO CUT OR FILL OVER A FOUR-INCH DEPTH UNLESS A QUALIFIED ARBORIST OR FORESTER HAS EVALUATED AND APPROVED THE DISTURBANCE. (B) ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF FORT COLLINS FORESTRY STANDARDS. (C) PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED AROUND ALL PROTECTED EXISTING TREES WITH SUCH BARRIERS TO BE OF ORANGE FENCING A MINIMUM OF FOUR (4) FEET IN HEIGHT, SECURED WITH METAL T-POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK OR ONE-HALF (1/2) OF THE DRIP LINE, WHICHEVER IS GREATER. THERE SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL, DEBRIS OR FILL WITHIN THE FENCED TREE PROTECTION ZONE. (D) DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT SHALL PREVENT THE CLEANING OF EQUIPMENT OR MATERIAL OR THE STORAGE AND DISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS, SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL HARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OF ANY PROTECTED TREE OR GROUP OF TREES. (E) NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE FASTENED TO ANY PROTECTED TREE. (F) LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND SEPARATED FROM CONSTRUCTION OR LAND CLEARING AREAS, ROAD RIGHTS-OF-WAY AND UTILITY EASEMENTS MAY BE "RIBBONED OFF," RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY PLACING METAL T-POST STAKES A MAXIMUM OF FIFTY (50) FEET A PART AND TYING RIBBON OR ROPE FROM STAKE-TO-STAKE ALONG THE OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED. (G) THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY UNDERGROUND FIXTURE REQUIRING EXCAVATION DEEPER THAN SIX (6) INCHES SHALL BE ACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF TWENTY-FOUR (24) INCHES. THE AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF THE TREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT BREAST HEIGHT AS DESCRIBED IN THE CHART. I I I I I I I I I I I I TO THE NEW ISLAND AREA BENCH (TYP) (3) RC (4) BG (11) BG (3) JG (5) AP (3) JC (5) RC (14) PR (23) PD (7) AP (3) JG (23) PV (5) RC (3) JC (23) PR (3) JG (5) RC (23) PD (7) AP (22) PV (3) JC (3) JG (7) AP (22) PR (2) JC (5) HS (3) RC (2) JC (3) RC (5) HS (4) AP (12) CR (10) BG (16) HS (6) CR (8) CL (3) PE (2) VA (3) MA (2) CT (6) EE (3) MA (1) CT (3) MA (3) MA (2) CT (3) EE (3) EE (2) VA (2) CT (4) CA (4) CW (4) LH (4) CA (4) LH (4) CW (4) CA (4) CW (4) LH (2) PI (3) PP (3) CM (4) PE (5) AP (4) JG (3) RM (3) RT (5) RM (3) RT (3) RM (3) RT (5) RM (3) RT (3) CM (3) JR (3) JR (3) CM (3) RM REFER TO SECTION 3.4.1 OF THE LAND USE CODE 36 EXISTING 18 NEW 72 EXISTING (5) PP (3) RT (3) JR PLANT TABLE South Dr University Ave Isotope Dr Old Main Dr Oval Drive West Dr Burton Ct W Lake St Blevins Ct James Ct St Braiden W Pitkin St East Dr Edison Dr "A" St Center Ave Prospect Balsam Ln Juniper Ln Prospect Ct Birky Pl Sheely Dr W a l l e n b u r g Dr Hobbit St Tamasag Dr Waters Edge Winterberry Way d Rd Trail Wind Weathertop Ln Spring Ct Arthur Dr Meadowlark Princeton Rd Dr Davidson Winchester Dr Powderhorn Dr Stagecoach Dr Ave W Stuart St Cir Aster St Ellis Dr Chetwood Dr Balmoral Strachen Dundee Ct Aberdeen Ct Endiburgh St Stover St Stanford Rd Leisure Dr Tulane Dr Mathews St Harvard St Allen Thunderbird Dr Amherst St Marquette St Hartford Cir Queens Ct Vanderbi lt Ct Camb r idge Ct Baylor ST Princeton Rd Brown Ave Tulane Dr Columbia Rd Cornell Ave Stanford Rd Duke Ln Sq Chippewa St Kiowa Ct Apache Ct Shawnee Ct Ouray Ct Iraquois Dr Hiawatha Ct Harvard St Yale St Mathews St Yale Way Rutgers Ave Vasser Ave Loyola Ave Purdue Rd Dar t mou th Ln Villanova Ct Cir Remington St Spring Park Dr Busch Ct Cheyenne Dr Osage St Mohawk St Sequoia St Navajo Dr Seminole Dr Chey e n e n Dr h er o ke e Dr C Pawnee Dr C om manche Dr Choctaw Way Mathews St Smith Pl Deines Ct Person Ct Peterson Pl Peterson St Alpert Ct Parker St Whedbee St Morningside Ct Alpert Ct Bristol Ct Stuart St B. Ct B. C i r W Brookhaven Cir E Springmeadows Ct Peterson St E Lake St Buckeye St Circle Dr Newsom St Lake St Buckeye St Morgan St Green St Robertson St Lory St Lake Pl Garfield St E l l is St Edwards St Williams St Locust St E Elizabeth St Garfield St Edwards St Mathews St Remington St Whedbee St Kenroy Ct Locust Ct Pennock Pl E Pitkin St Doctor's Ln E Pitkin Ave E Stuart St Indian Summer Parkwood Dr Columbine St Bluebell St Heatherwood Ln Rosewood Ln Ave Delmar St SHIELDS STREET PROJECT SITE PROSPECT ROAD SHRUB PLANTING NTS 3" MULCH "CHOICE MULCH", OR APPROVED EQUAL BACKFILL MIX: 70% ON SITE SOIL, 30% SCREENED COMPOST WATER TO SETTLE, DO NOT TAMP NOTES: 1. PRUNE DEAD OR DAMAGED WOOD AT TIME OF PLANTING. REGULARLY SCHEDULED PRUNING BY CERTIFIED ARBORIST TO BEGIN THE FOLLOWING SEASON BEFORE END OF WARRANTY/MAINTENANCE PERIOD. 2. REMOVE ALL TWINE, ROPE, AND/OR RUBBER FROM AROUND TOP OF BALL, PEEL BACK BURLAP, AND REMOVE WIRE BASKET FROM ROOT BALL. 3. PLANT SO THAT TOP OF ROOT BALL IS 2" ABOVE FINISH GRADE. LEAVE TREES UNSTAKED IF CONDITIONS PERMIT. IF STAKING IS REQUIRED, ONLY DECIDUOUS TREES WHICH ARE WEAK, HAVE LOOSE ROOT BALLS, OR ARE BEING PLANTED IN PARTICULARLY WINDY SITES REQUIRE STAKING. STAKE FOR 1 YR. ONLY. 2 STRAND TWISTED GAL. GUY WIRE WITH GROMMETED STRAPS 6' T-POST 2 STAKES PER TREE DRIVEN (MIN. 18") FIRMLY INTO SUBGRADE PRIOR TO BACKFILLING TREE WRAP, FROM BOTTOM TO TOP OF FIRST BRANCH, SECURE W/ ELECTRICAL TAPE, NO STAPLES, APPLY LATE FALL, REMOVE EARLY SPRING BACKFILL MIX: 70% ON SITE SOIL, 30% SCREENED COMPOST WATER TO SETTLE, DO NOT TAMP FORM SAUCER 3 X BALL DIA. VERTICAL CONIFEROUS TREE NTS DECIDUOUS TREE NTS 2 1 PERENNIAL PLANTING NTS Planting Details CALL BEFORE YOU DIG CALL UTILITY NOTIFICATION CENTER OF COLORADO 1-800-922-1987 or 8-1-1 CALL 2-BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. K:\1110\0000 PARKING GARAGE\05 DRAWINGS\SHEETS LA\SUMMIT GARAGE LA.DWG , 2/13/2014 6:46 PM JANUARY 2013 Vicinity Map FORT COLLINS SUMMIT PARKING GARAGE - LANDSCAPE PLAN FORT COLLINS, CO ASSOCIATES, L.P. Applicant and Owner/Developer Fort Collins Associates LP 431 Office Park Drive Birmingham, AL 35223 PH: (205) 414-6400 FAX: (205) 414-6405 Surveyor NV5 - Nolte Vertical Five 8000 S. Chester Street, Suite 200 Centennial, CO 80112 PH: (303) 220-6400 FAX: (303) 220-9001 SCALE 1"=1500' Landscape Architect TST Inc. Consulting Engineers 760 Whalers Way, Bld C, Suite 200 Fort Collins CO, 80525 PH: (970)-226-0557 FAX: (970) 226-0204 CHOICE CENTER 2ND FILING City Of Fort Collins, County Of Larimer, State Of Colorado PROJECT ADDRESS: 1653 S. College Avenue through 1807 S. College Avenue, Fort Collins, CO 80525 Civil Engineer JVA, Incorporated 1319 Spruce Street Boulder, CO 80302 PH: (970) 225-9099 FAX: (303) 444-1957 PROJECT NAME: SUMMIT PARKING GARAGE TST PROJECT NUMBER: 1210.0001.00 DATE: JANUARY 2013 Index3 to Drawings SHEET: 1 OF SHEET NUMBER AND NAME 1 - COVER 2 - LANDSCAPE PLAN 3 - TREE MITIGATION PLAN Traffic Engineer ELB Engineering, LLC 5401 Taylor Lane Fort Collins, CO 80528 PH: (970) 988-7551 FAX: (970) 225-8942 Project Contacts 1. ALL PLANT MATERIALS SHALL BE IN ACCORDANCE WITH AAN SPECIFICATIONS FOR #1 GRADE 2. ALL TREES TO MEET CITY OF FORT COLLINS LAND USE CODE STANDARDS FOR SIZE. 3. CONTRACTOR SHALL MAINTAIN ALL LANDSCAPING FOR A TWO YEAR PERIOD COMMENCING FROM DATE OF SUBSTANTIAL COMPLETION, INCLUDING MOWING, WEEDING, WINTER WATERING AND PRUNING. 4. CONTRACTOR TO MINIMIZE ALL DISTURBANCE TO NON-IMPACTED AREAS. ALL DISTURBED AREAS NOT RECEIVING TURF SHALL BE RESEEDED WITH THE NATIVE PRAIRIE SEED MIX SPECIFIED ON THIS SHEET. 5. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION AS REQUIRED BY SITE CONDITIONS WITH APPROVAL OF OWNER'S REPRESENTATIVE. OVERALL QUANTITY AND QUALITY TO BE CONSISTENT WITH APPROVED PLANS. 6. THE IRRIGATION SYSTEM FOR LANDSCAPED AREAS SHALL BE REVIEWED AND APPROVED BY THE CITY OF FORT COLLINS WATER UTILITIES. IRRIGATION PLANS TO BE REVIEWED AS PART OF THE CONSTRUCTION PERMIT REVIEW PROCESS. THE IRRIGATION SYSTEM MUST BE INSTALLED ACCORDING TO APPROVED PLANS, OR AN ACCEPTABLE FINANCIAL SECURITY DEPOSITED WITH THE CITY PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY. 7. ALL TURF AREAS SHALL BE IRRIGATED WITH AN AUTOMATED, POP-UP IRRIGATION SYSTEM. ALL SHRUB BEDS TO BE IRRIGATED WITH A DRIP SYSTEM. ALL PERENNIAL BEDS TO BE IRRIGATED WITH XERI-POP SPRAY HEADS. NATIVE PRAIRIE MIX AND TRM AREAS TO BE IRRIGATED UNTIL FULLY ESTABLISHED (SOD IS FORMED) (MIN 1-3 YEARS). 8. STREET TREE LOCATIONS SHALL BE ADJUSTED TO ALLOW FOR A MINIMUM OF A 40' CLEARANCE TO STREET LIGHTS (15' MINIMUM IF THE TREE IS ORNAMENTAL) 9. TREE LOCATIONS SHALL HAVE A MINIMUM SEPARATION OF 6' TO WATER OR SEWER SERVICE LINES AND 10' FROM WATER OR SEWER MAIN LINES. 10. STREET TREE LOCATIONS SHALL HAVE A MINIMUM SEPARATION OF 4' BETWEEN GAS LINES. 11. LOCATE ALL UTILITIES PRIOR TO ANY DIGGING OR LANDSCAPE PLANTING. 12. TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION ACTIVITY SHALL BE CONSERVED FOR LATER USE ON AREAS REQUIRING REVEGETATION AND LANDSCAPING. 13. CONTRACTOR IS RESPONSIBLE FOR SETUP OF BARRICADES, WARNING SIGNAGE, OR OTHER PROTECTIVE DEVICES IF ANY EXCAVATIONS ARE LEFT EXPOSED AFTER ON-SITE WORK HOURS. 14. IT IS THE CONTRACTOR'S RESPONSIBILITY TO ACQUIRE ALL NECESSARY PERMITS FOR CONSTRUCTION OPERATIONS IN PUBLIC RIGHTS-OF-WAY. 15. PRIOR TO INSTALLATION OF PLANT MATERIALS, THE SOIL IN ALL LANDSCAPE AREAS, INCLUDING PARKWAYS AND MEDIANS, SHALL BE THOROUGHLY LOOSENED TO A DEPTH OF NOT LESS THAN EIGHTEEN (18) INCHES AND SOIL AMENDMENT SHALL BE THOROUGHLY INCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS TO A DEPTH OF SIX (6) INCHES BY TILLING, DISCING OR OTHER SUITABLE METHOD, AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONE THOUSAND (1,000) SQUARE FEET OF LANDSCAPED AREA. 16. A FREE TREE PERMIT MUST BE OBTAINED FROM THE CITY BEFORE ANY TREES OR SHRUBS AS NOTED ON THIS PLAN ARE PLANTED, PRUNED OR REMOVED ON THE PUBLIC RIGHT-OF-WAY. THIS INCLUDES ZONES BETWEEN THE SIDEWALK AND CURB, MEDIANS AND OTHER CITY PROPERTY. THIS PERMIT SHALL APPROVE THE LOCATION AND SPECIES TO BE PLANTED. FAILURE TO OBTAIN THIS PERMIT MAY RESULT IN REPLACING OR RELOCATING TREES AND A HOLD ON CERTIFICATE OF OCCUPANCY. 17. THE DEVELOPER SHALL CONTACT THE CITY FORESTER TO INSPECT ALL STREET TREE PLANTINGS AT THE COMPLETION OF EACH PHASE OF DEVELOPMENT. ALL TREES NEED TO HAVE BEEN INSTALLED AS SHOWN ON THE LANDSCAPE PLAN. APPROVAL OF STREET TREE PLANTING IS REQUIRED BEFORE FINAL APPROVAL OF EACH PHASE. FAILURE TO OBTAIN APPROVAL BY THE CITY FORESTER FOR STREET TREES IN A PHASE SHALL RESULT IN A HOLD CERTIFICATE OF OCCUPANCY FOR FUTURE PHASES OF THE DEVELOPMENT. 18. EXISTING TREES SHOWN ON THIS PLAN ARE TO BE PROTECTED IN PLACE. SEE THE TREE MITIGATION PLAN FOR SPECIFIC PROTECTION REQUIREMENTS. ALL TREE TRIMMING AND REMOVAL IS TO BE PERFORMED BY A LICENSED FORT COLLINS ARBORIST PER THE CITY OF FORT COLLINS LAND USE CODE. 19. PROTECT ALL ROOTS THAT ARE ENCOUNTERED DURING SIDEWALK DEMOLITION AND CONSTRUCTION. 20. DO NOT REMOVE MORE THAN 3" OF SOIL WITHIN THE TREE PROTECTION ZONE IN ORDER TO LAY NEW SOD. 21. BIKE RACKS TO BE PLACED ON STABILIZED CRUSHER FINES, BORDERED WITH STEEL EDGING. PLANT NOTES LANDSCAPING ASSURANCES 1. ALL LANDSCAPING PROPOSED FOR INSTALLATION MUST BE SECURED WITH AN IRREVOCABLE LETTER OF CREDIT, PERFORMANCE BOND OR ESCROW ACCOUNT FOR 125% OF THE VALUATION OF THE LANDSCAPE MATERIAL AND INSTALLATION FOR THE CURRENT PHASE PRIOR TO ISSUANCE OF A FINAL CERTIFICATE OF OCCUPANCY. SEED MIXES EXISTING ZONING: COMMERCIAL DISTRICT (C) GARAGE OVERHANG SPRING CREEK TRAIL BIKE AND PED CONNECTION TO PROSPECT BIKE AND PED CONNECTION TO COLLEGE BIKE AND PED CONNECTION TO PRIVATE COURTYARDS AND BUILDING ACCESS PROPERTY LINE LIMITS OF DEVELOPMENT LINE (GARAGE PROJECT) BIKE PARKING ACCESS POINT PARKING GARAGE PEDESTRIAN ACCESS POINT PROPERTY LINE APPROXIMATE LIMITS OF DISTURBANCE FUTURE BIKE PARKING EXISTING ZONING: COMMERCIAL DISTRICT (C) 100 YEAR FLOODPLAIN BOUNDARY PER FEMA MAP PANEL 08069C0979H, DATED MAY 2,2012 100 YEAR FLOODWAY BOUNDARY PER FEMA MAP PANEL 08069C0979H, DATED MAY 2,2012 Isotope Dr Old Main Dr Oval Drive West Dr Burton Ct W Lake St Blevins Ct James Ct St Braiden W Pitkin St East Dr Edison Dr "A" St Center Ave Prospect Balsam Ln Juniper Ln Prospect Ct Birky Pl Sheely Dr W a l l e n b u r g Dr Hobbit St Tamasag Dr Waters Edge Winterberry Way d Rd Trail Wind Weathertop Ln Spring Ct Arthur Dr Meadowlark Princeton Rd Dr Davidson Winchester Dr Powderhorn Dr Stagecoach Dr Ave W Stuart St Cir Aster St Ellis Dr Chetwood Dr Balmoral Strachen Dundee Ct Aberdeen Ct Endiburgh St Stover St Stanford Rd Leisure Dr Tulane Dr Mathews St Harvard St Allen Thunderbird Dr Amherst St Marquette St Hartford Cir Queens Ct Vanderbi lt Ct Camb r idge Ct Baylor ST Princeton Rd Brown Ave Tulane Dr Columbia Rd Cornell Ave Stanford Rd Duke Ln Sq Chippewa St Kiowa Ct Apache Ct Shawnee Ct Ouray Ct Iraquois Dr Hiawatha Ct Harvard St Yale St Mathews St Yale Way Rutgers Ave Vasser Ave Loyola Ave Purdue Rd Dar t mou th Ln Villanova Ct Cir Remington St Spring Park Dr Busch Ct Cheyenne Dr Osage St Mohawk St Sequoia St Navajo Dr Seminole Dr Chey e n e n Dr h er o ke e Dr C Pawnee Dr C om manche Dr Choctaw Way Mathews St Smith Pl Deines Ct Person Ct Peterson Pl Peterson St Alpert Ct Parker St Whedbee St Morningside Ct Alpert Ct Bristol Ct Stuart St B. Ct B. C i r W Brookhaven Cir E Springmeadows Ct Peterson St E Lake St Buckeye St Circle Dr Newsom St Lake St Buckeye St Morgan St Green St Robertson St Lory St Lake Pl Garfield St E l l is St Edwards St Williams St Locust St E Elizabeth St Garfield St Edwards St Mathews St Remington St Whedbee St Kenroy Ct Locust Ct Pennock Pl E Pitkin St Doctor's Ln E Pitkin Ave E Stuart St Indian Summer Parkwood Dr Columbine St Bluebell St Heatherwood Ln Rosewood Ln Ave Delmar St SHIELDS STREET PROJECT SITE PROSPECT ROAD CALL BEFORE YOU DIG CALL UTILITY NOTIFICATION CENTER OF COLORADO 1-800-922-1987 or 8-1-1 CALL 2-BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES. K:\1110\0000 PARKING GARAGE\05 DRAWINGS\SHEETS LA\SUMMIT GARAGE SP.DWG , 1/31/2014 3:45 PM JANUARY 2013 Vicinity Map FORT COLLINS ASSOCIATES, L.P. SUMMIT PARKING GARAGE - SITE PLAN FORT COLLINS, CO Applicant and Owner/Developer Fort Collins Associates LP 431 Office Park Drive Birmingham, AL 35223 PH: (205) 414-6400 FAX: (205) 414-6405 Surveyor NV5 - Nolte Vertical Five 8000 S. Chester Street, Suite 200 Centennial, CO 80112 PH: (303) 220-6400 FAX: (303) 220-9001 SCALE 1"=1500' Landscape Architect TST Inc. Consulting Engineers 760 Whalers Way, Bld C, Suite 200 Fort Collins CO, 80525 PH: (970)-226-0557 FAX: (970) 226-0204 CHOICE CENTER 2ND FILING City Of Fort Collins, County Of Larimer, State Of Colorado PRIMARY BENCHMARK:C-322, MARKED "C-322 RESET 1959" LOCATED IN THE NORTHWEST WINGWALL OF THE BRIDGE FOR COLLEGE AVENUE OVER SPRING CREEK; ELEVATION:4986.22 FEET, CITY OF FORT COLLINS DATUM (NGVD 1929 - UNADJUSTED). SECONDARY BENCHMARK: 28-92, WATER VALVE PIT LOCATED AT THE SOUTHWEST CORNER OF WEST PROSPECT ROAD AND CENTRE AVENUE; ELEVATION: 5007.48 FEET, CITY OF FORT COLLINS DATUM (NGVD 1929 - UNADJUSTED) PROJECT ADDRESS: 1653 S. College Avenue through 1807 S. College Avenue, Fort Collins, CO 80525 Civil Engineer JVA, Incorporated 1319 Spruce Street Boulder, CO 80302 PH: (970) 225-9099 FAX: (303) 444-1957 PROJECT NAME: SUMMIT PARKING GARAGE JSD PROJECT NUMBER: 1210.0001.00 DATE: JANUARY 2013 SHEET: 1 OF 3 Index to Drawings SHEET NUMBER AND NAME 1 - COVER 2 - OVERVIEW 3 - SITE PLAN Traffic Engineer ELB Engineering, LLC 5401 Taylor Lane Fort Collins, CO 80528 PH: (970) 988-7551 FAX: (970) 225-8942 Approved this day of , by the Current Planning Director of the City of Fort Collins, Colorado. Current Planning Director 20___ Signatures and Approvals CHOICE CENTER 2ND FILING LEGAL DESCRIPTION: A TRACT OF LAND LOCATED IN THE NORTHEAST QUARTER OF SECTION 23, TOWNSHIP 7 NORTH, RANGE 69 WEST OF THE 6TH P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: LOT 1 OF CHOICE CENTER, RECORDED AT RECEPTION NO. 20110065030; ALSO DESCRIBED AS: BEGINNING AT THE NORTHWEST CORNER OF SAID LOT 1 OF CHOICE CENTER; THENCE THE FOLLOWING SIX COURSES ALONG THE PERIMETER OF SAID LOT 1: ϭ͘EKZd,ϴϵΣϰϬΖϯϴΗ ^d/^dE K&ϱϱ͘ϭϱ& d͖ Ϯ͘^Khd,ϰϱΣϮϳΖϭϲΗ ^d/^dE K&ϲϳ͘ϳϳ& d͖ ϯ͘^Khd,ϴϭΣϰϴΖϰϬΗ ^d/^dE K&ϭϬϰ͘ϭϯ& d͖ ϰ͘EKZd,ϬϭΣϭϭΖϭϯΗ ^d/^dE K&ϯϱ͘ϭϯ& d͖ ϱ͘^Khd,ϴϵΣϯϴΖϰϴΗ ^d/^dE K&ϯϱ͘Ϯϲ& d͖ ϲ͘^Khd,ϬϬΣϬϳΖϬϳΗ ^d/^dE K&ϴϬϮ͘ϯϴ& d͖ ϳ͘^Khd,ϴϵΣϱϯΖϱϴΗt ^d/^dE K&ϭϴ͘ϵϮ& d͖ ϴ͘^Khd,ϬϬΣϮϯΖϱϭΗt ^d/^dE K&Ϯϵϰ͘ϯϭ& d͖ ϵ͘EKZd,ϴϵΣϯϲΖϱϭΗt ^d/^dE K&ϯϬϳ͘ϱϭ& d͖ ϭϬ͘EKZd,ϬϲΣϭϮΖϯϴΗ ^d/^dE K&ϱϯϮ͘ϲϳ& ddKWK/EdK&hZsdhZ ͖ 11. 503.62 FEET ALONG THE ARC OF A CURVE TO THE LEFT, HAVING A RADIUS OF 4573.35 FEET, THROUGH A CENTRAL ANGLE OF ϲΣϭϴΖϯϰΗ͕^^hd E z,KZ Z/E'EKZd,ϬϯΣϬϯΖϮϭΗ ^d/^dE K&ϱϬϯ͘ϯϳ& d͖ ϭϮ͘EKZd,ϬϬΣϬϱΖϱϲΗt ^d/^dE K&ϴϵ͘ϲϭ& ddKd, WK/EdK& '/EE/E'͖ THE ABOVE TRACT CONTAINS 293,657 SQUARE FEET OR 6.741 ACRES, MORE OR LESS. Property Description Project Benchmark Project Contacts OWNER: Capstone Development Corporation , being all the lawful recorded owners of the Spring Court Subdivision on this Project Development Plan, except any existing public streets, roads, or highways, do hereby certify that I/we accept the conditions and restrictions set forth on said plan and in the conditions of approval by the City of Fort Collins, dated , and that I/we consent to the recordation of any information pertaining thereto. BY: DATE: . STATE OF COLORADO ) )ss. COUNTY OF LARIMER ) The foregoing instrument was acknowledged before me this day of , 20___. by as of . Witness my hand and official seal. My commission expires: . . Notary Public