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HomeMy WebLinkAboutEYE CENTER OF NORTHERN COLORADO - PDP - PDP150029 - SUBMITTAL DOCUMENTS - ROUND 1 -Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview November 13, 2015 Cathy Mathis TB Group 444 Mountain Ave Berthoud, CO 80513 RE: Eye Center Of Northern Colorado Preliminary Design Review, PDR150020, Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com. Comment Summary: Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 1. Comment Originated: 11/13/2015 11/13/2015: The maximum amount of parking allowed for a building of 30,200 square feet (credit given for the future expansion areas), and with 20% bonus for no on-street parking, is 163. The request for 209 spaces exceeds the maximum allowed by 46 spaces which would require a Request for Modification of Standard. Since the site is a greenfield, such a request could only be justified by Section 2.8.2(H)(1). This is the criterion that requires the plan as submitted, with the surplus spaces, to be equal to or better than a plan that would otherwise comply with the standard. RESPONSE: An Alternative Compliance request is included with the PDP submittal. Comment Number: 2. Comment Originated: 11/13/2015 11/13/2015: Staff suggests that the only opportunities to express “equal to or better than” attributes would in the areas of landscaping, architecture and pedestrian amenities. With regard to enhancing landscaping, the area along Ziegler Road could be enhanced by deleting the nine west-facing spaces in the southern parking lot. RESPONSE: In order to create a “better than” scenario, we have added plaza areas (entry portals) where the main on-site sidewalks meet the sidewalk on Ziegler. These plazas are enhanced with ornamental trees and shrubs. We have also provided generous plaza areas on both the north and south building entrances as suggested. Comment Number: 3. Comment Originated: 11/13/2015 11/13/2015: With regard to enhancing pedestrian amenities, the two pedestrian entry plazas along Ziegler could be supplemented with matching plazas at both the north and south building entrances. Please consider the treatment along the public sidewalks as “entry portals” that then lead to plazas that are closer to the building entrances. RESPONSE: See above. Comment Number: 4. Comment Originated: 11/13/2015 11/13/2015: With regard to enhancing architecture, please consider the generous use of native stone that represents the vernacular of our region. As an institution building subject to Section 3.5.3(D), the base of the building must have a distinct exterior material from the building field and native stone may be considered an upgrade that starts to address the “equal to or better than” criterion. RESPONSE: Refer to the proposed exterior building elevations for proposed design. The design intent is to utilize 2 different types of stone materials at the base of the building to vary material, texture and color around the building facade. Comment Number: 5. Comment Originated: 11/13/2015 11/13/2015: Also with regard to enhancing architecture, please note that the size of the building calls for a variety of rooflines to help break up the mass and scale of 30,200 square feet of floor area. RESPONSE: Refer to the proposed exterior building elevations indentifying multiple roof forms and changes in height around the entire perimeter of the building. Comment Number: 6. Comment Originated: 11/13/2015 11/13/2015: The applicant and the design team are encouraged to consider other significant features that would address the “equal to or better than” criterion. RESPONSE: Refer to the proposed exterior building elevations, floor plans, landscape plan, and rendering which indicate several additional design features related to the design of the building and site proposing a “better than” scenario. The current proposed design includes multiple entry portals (2 along Ziegler & 1 at Precision) inviting people from the sidewalks along streets into the site leading them to the main building entrance plazas at both the north and south sides of the building. The proposed building design combines the use of two different stone masonry products, insulated stucco and aluminum window systems to vary the use of materials, texture, and color correlating to the changes in plane along the exterior façade of the building to break up the overall mass of the facility. Along with the roof design identified in Comment Number 5 above, the proposed design also incorporates multiple projections including canopies and sunshade systems extending out from the exterior wall façade to identify main entrances & exits and to provide shade and shelter from the inclement weather conditions. The combination of these design features in a cohesive manner provides a unified exterior design providing visual and textural interest around all sides of the building. Comment Number: 7. Comment Originated: 11/13/2015 11/13/2015: If the Alternative Compliance provision is to be relied upon to justify the additional parking spaces then a floor plan will be required to determine how the building will be utilized and the extent to which it would be occupied by staff and patients. Hours of operation will need to be provided. Data from the existing facility may be useful as well. RESPONSE: We will provide floor plans with the PDP submittal. The Alternative Compliance letter and Parking Analysis provide more detail for the daily usage of the facility. Comment Number: 8. Comment Originated: 11/13/2015 11/13/2015: Overall, the Landscape Plan should emphasize the Harmony Oaks design concept per the Harmony Corridor Plan. Also be sure that along Precision Drive, the location of the public street lights are ascertained so that street trees can be supplemented with Ornamental trees which can be placed within 15 feet of the street light. That way there will be no 80 foot gaps on either street. RESPONSE: We have shown street trees at 40’ on center. We are hoping that Light and Power marks up a copy of the landscape plan to show us where the proposed street light locations will be. We can then adjust the landscape and tree locations accordingly. Comment Number: 9. Comment Originated: 11/13/2015 11/13/2015: The landscape plan indicates undulating earthen berms along both public streets. Along Ziegler, please be aware that there may an existing irrigation swale that may need to be placed in a pipe in order to accommodate the berms. RESPONSE: Berms have been added to the PDP plans. Comment Number: 10. Comment Originated: 11/13/2015 11/13/2015: The berms along Ziegler should feature a dense screen of landscaping to provide for sound attenuation. Minimizing the unwanted intrusion of road noise inside the medical building should be strongly considered. RESPONSE: Landscape is located on the berms. Comment Number: 11. Comment Originated: 11/13/2015 11/13/2015: The applicant is encouraged to coordinate with the Windsong Long Term Care Facility so that the landscaping along Ziegler is complementary. This way the streetscape along this arterial street will appear unified and seamless. RESPONSE: We have coordinated the landscape with both the Windsong and the Main Street Health and Wellness plans for continuity. We have many of the same species, including the required oak trees. Comment Number: 12. Comment Originated: 11/13/2015 11/13/2015: The building must feature four-sided architecture. The south side of the building must not appear to be the back side of the building. RESPONSE: Refer to the exterior building elevations identifying the same building material systems, canopies, changes in plane and overall design aesthetics on all four sides of the facility. Comment Number: 13. Comment Originated: 11/13/2015 11/13/2015: Is there a direct connecting walkway between the north entrance and Precision Drive? RESPONSE: Yes there is. Comment Number: 14. Comment Originated: 11/13/2015 11/13/2015: A public access easement will be needed on the drive that connects to Windsong. RESPONSE: Access and Emergency Access Easement is provided. Comment Number: 15. Comment Originated: 11/13/2015 11/13/2015: The parking lot has three perimeters. Please note that Section 3.2.1(E)(4) includes specific screening and landscaping requirements for the edges of parking lots along public streets and adjoining property lines. RESPONSE: Acknowledged. Comment Number: 16. Comment Originated: 11/13/2015 11/13/2015: The electrical transformer, if located along either public street, must be screened with a solid enclosure meeting the clearance specifications of Light and Power, or be sufficiently landscaped to provide screening at maturity. Or, the transformer may be located behind the building as well. Also, if exterior meters, outdoor condensing units or other appurtenances are visible from the public streets, then screening must be provided. Also, please note that all rooftop mechanical equipment must be screened so as to not be visible from either public street. RESPONSE: The trash enclosure will be designed with the same building materials as the building and will be screened from Ziegler with columnar evergreens. The proposed location of the electrical transformer is internal to the site on the southeast corner of the building and is identified to be screened with landscape as well. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/27/2015 10/27/2015: Marc Virata mvirata@fcgov.com will be the Engineer assigned to this project. Please contact him if you have further questions regarding the engineering comments or requirements. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 10/27/2015 10/27/2015: Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 10/27/2015 10/27/2015: The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review.php RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 10/27/2015 10/27/2015: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. RESPONSE: Acknowledged. Comment Number: 5 Comment Originated: 10/27/2015 10/27/2015: All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet ADA standards, if they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. RESPONSE: Acknowledged. Comment Number: 6 Comment Originated: 10/27/2015 10/27/2015: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm RESPONSE: Acknowledged. Comment Number: 7 Comment Originated: 10/27/2015 10/27/2015: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. This shall including the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Access and/or emergency access easements may need to be dedicated for cross-connectivity and emergency access to and from parcels. RESPONSE: Acknowledged. See plat. Comment Number: 8 Comment Originated: 10/27/2015 10/27/2015: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. RESPONSE: Acknowledged. Comment Number: 9 Comment Originated: 10/27/2015 10/27/2015: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged. Comment Number: 10 Comment Originated: 10/27/2015 10/27/2015: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. RESPONSE: Acknowledged. We meet the parking setbacks. Comment Number: 11 Comment Originated: 10/27/2015 10/27/2015: All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. RESPONSE: Acknowledged. Comment Number: 12 Comment Originated: 10/27/2015 10/27/2015: Any rain gardens within the right-of-way cannot be used to treat the development/site storm runoff. We can look at the use of rain gardens to treat street flows – the design standards for these are still in development. RESPONSE: Acknowledged. We don’t have raingardens located in the right-of-way. Comment Number: 13 Comment Originated: 10/27/2015 10/27/2015: Doors are not allowed to open out into the right-of-way. RESPONSE: Acknowledged. Comment Number: 14 Comment Originated: 10/27/2015 10/27/2015: Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. RESPONSE: Bike parking is located on both the north and south sides of the building. Comment Number: 15 Comment Originated: 10/27/2015 10/27/2015: In regards to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary Staging and/or parking needs associated with the completion of the Development . Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. RESPONSE: Acknowledged. Comment Number: 16 Comment Originated: 10/30/2015 10/30/2015: Street cuts to public streets require an Excavation Permit through Engineering and its associated pavement impact fee. Street cuts to new or newly rehabbed public streets (less than 5 years) are subject to a triple penalty to the pavement impact fee. RESPONSE: Acknowledged. Department: Environmental Planning Contact: Kelly Kimple, kkimple@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/27/2015 10/27/2015: With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(3), requires that you use low-water-use plants and grasses in your landscaping or re-landscaping and reduce bluegrass lawns as much as possible. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 10/27/2015 10/27/2015: As you proceed with your design, please consider some of the additional planning resources provided by the City of Fort Collins. Of particular interest may be the: 1. ClimateWise program: fcgov.com/climatewise/ 2. Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): 3. fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com 4. Green Building and the Climate Action Plan: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 5. Integrated Design Assistance Program: fcgov.com/idap, contact Gary Please consider the City’s sustainability goals and ways for your development to engage with these efforts. RESPONSE: Acknowledged. Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/27/2015 10/27/2015: Light and Power has electric facilities on the north side of Precision Dr. that can be utilized to provide power to the site. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 10/27/2015 10/27/2015: Electric Capacity Fees, Development Fees, Building Site charges and any system modification charges necessary to feed the site will apply to this development. Please visit the following website for an estimate of charges and fees: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 10/27/2015 10/27/2015: The transformer location for the building will need to be coordinated with Light & Power. The transformer must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. Please show the transformer location on the utility, landscape and site plan. RESPONSE: Refer to the site plans identifying the proposed location of the electrical transformer on the southeast corner of the building adjacent to the electrical room and to the emergency generator. This location is adjacent to the drive lane running north & south on the east side of the site. Access and clearance will be provided as required. Comment Number: 4 Comment Originated: 10/27/2015 10/27/2015: A commercial service information form (C-1 form) and a one line diagram for the commercial meter will need to be completed and submitted to Light & Power Engineering. A link to the C- form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development- forms-guidelines-regulations RESPONSE: Acknowledged. Comment Number: 5 Comment Originated: 10/27/2015 10/27/2015: Street light placement along Ziegler Rd and Precision Dr will need to be coordinated with Light & Power and the landscape plan. Shaded trees are required to maintain a minimum 40 ft separation from street lights and ornamental trees are required to maintain a minimum 15 ft separation from street lights. A link to the City of Fort Collins street lighting requirements can be found below: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf RESPONSE: Acknowledged. This will be coordinated on the final drawings once the exact light locations are confirmed on both Ziegler Rd. and Precision Drive. Comment Number: 6 Comment Originated: 10/27/2015 10/27/2015: Light & Power will need the following documentation before design and construction of the electric facilities to feed the development: Approved Site Plan, Plat, Landscape drawings. RESPONSE: Acknowledged. Comment Number: 7 Comment Originated: 10/27/2015 10/27/2015: Please contact Tyler Siegmund at Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers RESPONSE: Acknowledged. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jly nxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 10/28/2015 10/28/2015: FIRE LANES Fire access is required to within 150' of all exterior portions of the building. Fire access cannot be measured from and arterial road and an Emergency Access Easement will be required on the property. Code language and fire lane specifications provided below. RESPONSE: Acknowledged. > IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. > Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2012 IFC or contact PFA for details. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 10/28/2015 10/28/2015: MARKING 2012 IFC503.3: Where required by the fire code official, approved signs or other approved notices that include the words NO PARKING - FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times ad be replaced or repaired when necessary to provide adequate visibility. RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 10/28/2015 10/28/2015: WATER SUPPLY A hydrant is required within 300' of the building as measured along the path of vehicle travel. It is unclear if this code requirement is being met with the existing utility infrastructure already available in the area. Applicant to verify closest hydrant location, pressure and volume. Code language provided below. RESPONSE: There is an existing hydrant on the north side of Precision as well as a hydrant planned on the south property line (with the adjacent development). It appears we have coverage, but if an additional hydrant is needed near the building, we can add one on the proposed main. The fire flows should be good, but the system is brand new, so please check with the water department and their modelled fire flows – I do not think any flow test are available since the system was just built. > IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. Comment Number: 4 Comment Originated: 10/28/2015 10/28/2015: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM New buildings require a fire department, emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. Poudre Fire Authority Bureau Admin Policy #07-01 RESPONSE: Acknowledged. Comment Number: 5 Comment Originated: 10/28/2015 10/28/2015: AUTOMATIC FIRE SPRINKLER SYSTEM This building will require an automatic fire sprinkler system under a separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. RESPONSE: Acknowledged. Comment Number: 6 Comment Originated: 10/28/2015 10/28/2015: FDC > IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department. RESPONSE: Acknowledged. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 10/14/2015 10/14/2015: The site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted do not meet requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com RESPONSE: Acknowledged. Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com Topic: General Comment Number: 2 Comment Originated: 10/28/2015 10/28/2015: The design of this site must conform to the drainage basin design of the McClellands Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. RESPONSE: Acknowledged Comment Number: 3 Comment Originated: 10/28/2015 10/28/2015: A drainage report, erosion control report, and construction plans are required and they must be prepared by a Professional Engineer registered in Colorado. The drainage report must address the four-step process for selecting structural BMPs. There is a final site inspection required when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. The erosion control report requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 10/28/2015 10/28/2015: This site is within the Harmony Tech Park stormwater master plan and must conform to the requirements outlined in the approved master plan for this area. Onsite detention is required to be provided onsite for this parcel. Adjacent street runoff is not required to be collected and detained onsite. RESPONSE: Acknowledged Comment Number: 5 Comment Originated: 10/28/2015 10/28/2015: Fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices (BMPs). (http://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines- regulations/stormwater-criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. RESPONSE: Acknowledged Comment Number: 6 Comment Originated: 10/28/2015 10/28/2015: Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment for 50% of the new impervious area and 25% of new paved areas must be pervious. Standard operating procedures (SOPs) for all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-im pact-development RESPONSE: Acknowledged Comment Number: 7 Comment Originated: 10/28/2015 10/28/2015: Per Colorado Revised Statute §37-92-602 (8) effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume based stormwater storage, including extended detention basins and bio-retention cells. RESPONSE: Acknowledged Comment Number: 8 Comment Originated: 10/28/2015 10/28/2015: The city wide Stormwater development fee (PIF) is $7,817/acre ($0.1795 sq.-ft.) for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre ($0.024/sq.-ft.) review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees or contact Jean Pakech at 221-6375 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual RESPONSE: Acknowledged Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/27/2015 10/27/2015: We'll need a traffic study - either an intermediate or full study. Please have your traffic consultant contact me to scope the study. We'll need to look at the access on Precision, whether turn lanes are needed. RESPONSE: A TIS is provided with the PDP submittal. Comment Number: 2 Comment Originated: 10/27/2015 10/27/2015: You need to include improvements along your frontage, both Ziegler and Precision. RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 10/27/2015 10/27/2015: Think about the multiple access points from the property to the access road along the east side. That access road will be a pretty big north/south connection, and accesses to the road should be minimized. RESPONSE: We have accesses on both the north and south sides of the building. Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 4. Comment Originated: 11/13/2015 11/13/2015: Precision is classified as an Industrial Local street. Due to the short throat on the private north- south drive, staff recommends that the access points into the north parking lot be reduced from two to one. RESPONSE: We now have one access. Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboy le@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/28/2015 10/28/2015: Existing water mains in the vicinity include a 12-inch main in Precision Drive and a 12-inch main in Ziegler Road. It does not appear water service was stubbed into this site with the construction of the water main in Precision Drive. RESPONSE: Acknowledged Comment Number: 2 Comment Originated: 10/28/2015 10/28/2015: This site is will be served by South Fort Collins Sanitation District for sewer service. RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 10/28/2015 10/28/2015: The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 10/28/2015 10/28/2015: Development fees and water rights will be due at building permit. RESPONSE: Acknowledged.