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HomeMy WebLinkAboutHARMONY COMMONS - PDP - PDP150027 - SUBMITTAL DOCUMENTS - ROUND 1 -1 City of Fort Collins Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.cornldevelopmentreview July 17, 2015 Todd Parker Brinkman Development 3528 Precision Drive Fort Collins, CO 80528 RE: HTP Retail - Preliminary Design Review, PDR150013, Round Number 1 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: 07/15/2015 07/15/2015: The parcel is Tract S of the Harmony Technology Park Overall Development Plan, Seventh Amendment which is described as containing 24.71 acres and divided between 17.14 acres of Primary Uses and 7.57 acres of Secondary Uses. An exhibit will need to be prepared that shows how the Primary (Office) Use is carved out of the "Retail Center" such that the Secondary Uses do not exceed 7.57 acres. RESPONSE: This information is provided on the Context Diagram. Comment Number: 2. Comment Originated: 07/15/2015 07/15/2015: A Context Diagram will need to be provided that includes Timberwood Drive on the south, Technology Parkway on the west and the balance of Tract S. Also, be sure to label all surrounding land uses including the regional stormwater detention pond. RESPONSE: A Context Diagram is provided with the submittal. Comment Number: 3. Comment Originated: 07/15/2015 07/15/2015: Does the site not have direct access to Technology Parkway? If not, an off-site connection to Technology Parkway may be required to ensure the necessary access and circulation to serve the project. RESPONSE: Timberwood Drive will be constructed that will provide a connection to the future Technology Parkway. Comment Number: 4. Comment Originated: 07/15/2015 07/15/2015: Regarding the proposed uses, Office is permitted subject to Type One Review and it is a primary use. The Hotel is considered a Lodging Establishment and is permitted subject to Type Two Review and it's a secondary use. Standard Restaurant is a permitted use subject to Type Two Review and it's a secondary use. Retail, per se, is not directly listed in the permitted use list but it is permitted as a component of a Convenience Retail Shopping Center which is 2 permitted subject to Type Two Review and it's a secondary use. RESPONSE: Acknowledged. Just for clarification, the hotel is not a part of the PDP submittal. Comment Number: 5. Comment Originated: 07/15/2015 07/15/2015: With regard to the narrative indicating that one of the proposed uses is "Mixed-Use," please note the definition: "Mixed use shall mean the development of a lot, tract or parcel of land, building or structure with two (2) or more different uses, including, but not limited to, residential, office, retail, public uses, personal service or entertainment uses (but not including accessory uses), designed, planned and constructed as a unit." RESPONSE: The mixed use component is no longer part of the PDP. Comment Number: 6. Comment Originated: 07/15/2015 07/15/2015: All of the uses proposed within a Mixed-Use lot, tract or parcel of land, building or structure must first be permitted within the H-C zone. RESPONSE: Office and retail centers are permitted uses. Comment Number: 7. Comment Originated: 07/15/2015 07/15/2015: If the "Mixed-Use" component includes residential dwelling units, then these units are defined as "Mixed-Use Dwellings" which are permitted subject to Type One Review and are a Primary use. "Mixed-Use Dwellings" are defined as follows: Dwelling, mixed-use shall mean a dwelling that is located in the same building as a nonresidential use (but not including an accessory use). RESPONSE: The mixed use component is no longer part of the PDP. Comment Number: 8. Comment Originated: 07/15/2015 07/15/2015: If any one of the proposed uses are subject to Type Two Review, then the entire Project Development Plan (PDP) is subject to Type Two Review. RESPONSE: Acknowledged. Comment Number: 9. Comment Originated: 07/15/2015 07/15/2015: As indicated above, Retail is permitted but only within a Convenience Shopping Center. In other words, free-standing retail is not allowed. This is an important distinction. A Convenience Shopping Center must comply with the definition: Convenience shopping center shall mean a shopping and service center situated on seven (7) or fewer acres with four (4) or more business establishments with separate exterior entrances, located in a complex which is planned, developed and managed as a single unit, and located within and intended to primarily serve the consumer demands of adjacent employment areas. The principal uses permitted include retail stores; business services; convenience retail stores with fuel sales (possibly including an accessory one-bay automatic carwash); personal business and service shops; standard or fast food restaurants (without drive-up windows); vehicle minor repair, servicing and maintenance uses; liquor sales (for on- or off-premise consumption); beauty or barber shops; dry-cleaning outlets; equipment rental (not including outdoor storage); limited indoor recreational uses; pet shops; and uses of similar character. Secondary uses may include professional offices; limited banking services such as branch banks (with limited drive-up facilities) and automated teller machines; multi-family dwellings; medical offices and clinics; small animal veterinary clinics; child care centers; and elderly day care facilities. RESPONSE: The retail component complies with the definition of a Convenience Shopping Center. 3 Comment Number: 10. Comment Originated: 07/15/2015 07/15/2015: The P.D.P. must carve out a Convenience Shopping Center that does not exceed seven of the nine total acres. RESPONSE: The Convenience Shopping Center portion is 2.9 acres. Comment Number: 11. Comment Originated: 07/15/2015 07/15/2015: A neighborhood information meeting will be required. RESPONSE: A neighborhood meeting was held on 11.18.15 Comment Number: 12. Comment Originated: 07/15/2015 07/15/2015: As you are aware, an 80-foot setback is required from the future edge of pavement of Harmony Road. This future edge of pavement must be determined in consultation with the Engineering and then surveyed in the field and then demarcated on a plan sheet. Note that this line may not correspond to a right-of-line, a property line, a parcel line or a lease line. Staff recommends that a separate detail graphically depict this relationship at a large scale. RESPONSE: The 80 foot setback was measured from the edged of the existing eastbound right turn lane edge of Harmony Road. This edge of pavement was surveyed by Northern Engineering this past summer. This 80 foot setback line is also the north property line of the plat for the Harmony Technology Park Sixth Filing. Comment Number: 13. Comment Originated: 07/15/2015 07/15/2015: Per the Harmony Corridor Plan, the 80-foot setback area must include undulating berms, meandering eight-foot wide detached public sidewalk, and feature the Harmony Oaks landscape design theme. RESPONSE: The 80 foot setback area sidewalk, berming and landscape will be provided by MAVD, the master developer. Comment Number: 14. Comment Originated: 07/15/2015 07/15/2015: Where connecting walkways tie into the public sidewalk on Harmony Road, such walkways should be flared so that the two walks do not intersect at 90-degrees. RESPONSE: All sidewalk connections to the eight-foot sidewalk have flared radii. Comment Number: 15. Comment Originated: 07/15/2015 07/15/2015: Please indicate that Timberwood Drive is a local street and that Lady Moon is a two-lane collector. RESPONSE: Both drives are noted on the Site Plan. Comment Number: 16. Comment Originated: 07/15/2015 07/15/2015: Staff is concerned about the north side of the four buildings adjoining Harmony Road. While staff is aware that these buildings will feature attractive, four-sided architecture, the Harmony Road side will still, nonetheless, feature the utility appurtenances typically associated with the back side of a commercial building. To mitigate the visual impact, the necessary screening for all four buildings must be thorough, significant and consistent across the entire Harmony Road frontage. Such screening must be factored into the overall design at an early phase and not installed as post-construction retro-fit. This comment applies to both ground and roof-mounted equipment. RESPONSE: All sides of all buildings feature similar material and design detailing for four-sided architecture with emphasis placed on prominent visual corridors, endcaps and retail frontage. Screening of rooftop equipment and ground mounted electrical is provided within the designs. Care has been taken to locate all utility/service items away from Harmony Road and within the confines of the site. 4 Comment Number: 17. Comment Originated: 07/15/2015 07/15/2015: Similarly, electrical transformers must not be located along either the Harmony Road or Lady Moon frontages. These transformers must be accessible within ten feet from hard surface for emergency change out while, at the same time, must be screened from these two roadways. This may require running primary service for a greater distance in order for placement that is not viewable from the roadway. If, for various reasons, the transformer is located along either of these two streets, then the transformer must be screened with a solid enclosure, meeting the clearance specifications of Light and Power, on all four sides, featuring a gate. RESPONSE: There are no transformers located on Harmony Road. There is one transformer located south of Building D that is enclosed with a solid wall. There is another located at the south end of the parking lot for Building E that is also screened and enclosed. Comment Number: 18. Comment Originated: 07/15/2015 07/15/2015: The site is bisected by an east-west private parking lot drive aisle that appears capable of connecting Lady Moon on the east to Technology Parkway on the west. Have you considered upgrading this from a drive aisle to a street-like private drive? For example, in the Preston Center, the east-west internal drive features diagonal parking, and some cases, center diagonal parking that can be accessed from both directions. RESPONSE: The east-west drive has detached sidewalks on either side, with street trees at 40’ on center. Comment Number: 19. Comment Originated: 07/15/2015 07/15/2015: For pedestrian walkways, the internal sidewalk system needs to either be enhanced or depicted more clearly. RESPONSE: The pedestrian walkway system is very robust, with connections from the parking areas to the buildings and to the public streets. In addition, there are connections between the buildings out to the 8’ walk in the 80’ buffer. Comment Number: 20. Comment Originated: 07/15/2015 07/15/2015: On the south side of the hotel, there appears to be a service court. This area will need to well-screened from Timberwood Drive in a manner greater than shown. RESPONSE: As stated above, the hotel is no longer a part of the PDP. Comment Number: 21. Comment Originated: 07/15/2015 07/15/2015: Staff is concerned about the use of the term "broad architectural strokes." While at this point is probably too early to discuss building architecture, please note that this term appears overly vague. Despite the intention of this semantic, all buildings will be required to comply with Section 3.5.3 of the Land Use Code. Also, it always helpful to remind applicants that Section 3.5.3(E) addresses Character and Image and Site Specific Design in order for standardized prototype design to be modified as necessary to ensure compliance with the Land Use Code. RESPONSE: Buildings are designed with similar materials, textures and detailing in mind to create a cohesive character and development center. Further, our designs relate directly to the momentum established in SE Fort Collins with the contemporary design language which has been established by projects such as FUSE (Brinkman Headquarters), Banner Health, Fossil Ridge High School, Intel and parts of HP. Building architectural and material language established with our submittal are compliant with the LUC and will set a loose precedent for forthcoming design submittals which will be reviewed independently but within the context of our submittal. We believe that the precedents within the SE Fort Collins corridor provide ample opportunity for dynamic interpretations of the existing precedent established by our project submittal and projects constructed prior to our development. 5 Comment Number: 22. Comment Originated: 07/15/2015 07/15/2015: All trash enclosures must be designed to accommodate containers for recycling. For assistance in locating, quantifying and properly sizing these containers, please contact Caroline Mitchell, 221-6288. RESPONSE: Enclosure designs have been coordinated with the Property Management arm of the Developer as well as Waste Management for best practices. Designs are compliant with LUC standards and have ample room for waste and recycling. Comment Number: 23. Comment Originated: 07/15/2015 07/15/2015: Bike racks need to be distribute throughout the project with a mix of indoor/weather protected racks and outdoor fixed racks per Section 3.2.2(C) (4). Outdoor racks must be permanently anchored to concrete and not interfere with landscaping or pedestrian walkways. All outdoor features must include fixed outdoor racks. RESPONSE: Bike rack locations and numbers are provided and shown on the plans. Comment Number: 24. Comment Originated: 07/15/2015 07/15/2015: A replat will be required. We advise that individual building envelopes not be platted as any changes would require another replat. RESPONSE: A plat is included with the PDP. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcqov.com Topic: General Comment Number: 17 Comment Originated: 07/15/2015 07/15/2015: There has been previous discussions with past development proposal on the site that would have a signal at Harmony Road and Technology Parkway. This was on the basis that the development proposal would meet traffic warrants for signalization. The timing and warranting of the signal would be determined by Traffic Operations. The cost of the signal would be entirely of the development and not eligible for City reimbursement. RESPONSE: See Plans completed for MAVD by Aspen Engineering. Comment Number: 18 Comment Originated:07/15/2015 07/15/2015: Does Timberwood Drive align and fit within the platted right-of-way? If it doesn't we will need to go to City Council to vacate and right-of-way that is no longer needed. RESPONSE: See Plans completed for MAVD by Aspen Engineering. Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov. com Topic: General Comment Number: 1 Comment Originated:07/14/2015 07/14/2015: Marc Virata mvirata@fcgov.com or 221-6567 will be the Engineer assigned to this project. Please contact him if you have further questions regarding the Engineering comments or requirements. RESPONSE: OK Comment Number: 2 Comment Originated: 07/14/2015 07/14/2015: 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: OK Comment Number: 3 Comment Originated: 07/14/2015 07/14/2015: The City's Transportation Development Review Fee (TDRF) is due at 6 the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev-review .php RESPONSE: OK Comment Number: 4 Comment Originated:07/14/2015 07/14/2015: 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 Developers expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. 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: OK Comment Number: 5 Comment Originated: 07/14/2015 07/14/2015: 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/engi neering/GMARdStds/UrbanSt.htm RESPONSE: OK Comment Number: 6 Comment Originated: 07/14/2015 07/14/2015: This project is responsible for dedicating any right-of-way and easements that are necessary 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 utility easements will need to be provided so that future development to the west can tie into that proposed on this site. RESPONSE: OK Comment Number: 7 Comment Originated: 07/14/2015 07/14/2015: The project will have a repay for the Development's local street portion of the improvements that the City installed along the Harmony Frontage of the Property. This will be due prior to the issuance of the first building permit on the site. The project will also have a repay for the Developments portion of the right tum lane that was installed at Harmony onto Lady Moon Drive. RESPONSE: OK Comment Number: 8 Comment Originated: 07/14/2015 07/14/2015: The project will be responsible for the installation of the sidewalk and parkway along Harmony Road (from Lady Moon to Technology Parkway - the connection will need to be completed) and Lady Moon Drive and the design and construction of the Timberwood Drive and Technology Parkway connection from Harmony Road to Timberwood Drive or if this connection is not needed to serve the site a temporary turnaround at the end of Timberwood Drive to the west of the site. RESPONSE: See Plans completed for MAVD by Aspen Engineering. Comment Number: 9 Comment Originated: 07/14/2015 07/14/2015: The narrative identifies that the drainage will be accommodated in the regional pond. If the curb, gutter, sidewalk, roadway, and parkway improvements do not already exist adjacent to this pond they will be required with the creation and/or use of this pond. RESPONSE: See Plans completed for MAVD by Aspen Engineering. 7 Comment Number: 10 Comment Originated: 07/14/2015 07/14/2015: In regards to the median on Lady Moon. It cannot be removed or shortened. It was required to be lengthened by Banner Health in order to accommodate and regulate the right-in right-out access point that they have across the street. Any access to this property off of Lady Moon would need to be a right-in right-out and designed as such. RESPONSE: OK Comment Number: 11 Comment Originated: 07/14/2015 07/14/2015: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. RESPONSE: OK Comment Number: 12 Comment Originated: 07/14/2015 07/14/2015: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: OK Comment Number: 13 Comment Originated: 07/14/2015 07/14/2015: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. RESPONSE: OK Comment Number: 14 Comment Originated: 07/14/2015 07/14/2015: 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: Bioswales are proposed for the west ROW of Lady Moon – only ROW water would be treated. Comment Number: 15 Comment Originated: 07/14/2015 07/14/2015: 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 racks are not located within the right-of-way. Comment Number: 16 Comment Originated: 07/14/2015 07/14/2015: 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: OK Department: Environmental Planning Contact: Kelly Kimple, kkimple@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/08/2015 07/08/2015: With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(2)(3), requires that you use native plants and grasses in your landscaping or re- 8 landscaping and reduce bluegrass lawns as much as possible. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 07/08/2015 07/08/2015: Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its citizens and has many sustainability programs and goals that may benefit your project. Of particular interest may be the: • ClimateWise program: http://www.fcgov.com/climatewise/, contact Melissa Hovey at 970-221-6813 or mhovey@fcgov.com • Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://www.fcgov.com/recycling/pdf/ _20120404_ WRAP_ProgramOvervi ew.pdf, contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com • Green Building and the Climate Action Plan: http://www.fcgov.com/enviro/green-buildi ng.php, contact Melissa Hovey at 970- 221- 6813 or mhovey@fcgov.com • Nature in the City Strategic Plan: http://www.fcgov.com/planning/natureinthecity/? key=advanceplanni ng/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton@ fcgov.com Please consider the City's sustainability goals and ways for your development to engage with these efforts. RESPONSE: Acknowledged. Department: Light and Power Contact: Luke Unruh, 9704162724, lunruh@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/14/2015 07/14/2015: Light and Power has three phase facilities on the south side of Harmony Rd and along the east side of Lady Moon Dr. that could be utilized to provide power to the proposed site. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 07/14/2015 07/14/2015: Electric Capacity Fee, Building Site charges, and any necessary system modification charges will apply. Please see the Electric Estimating Calculator and Electric Construction Policies, Practices & Procedures at the following link: http://www.fcgov.com/utilities/busi ness/builders-and-developers RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 07/14/2015 07/14/2015: Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show the locations on the utility plans. Transformer must be within 1O' of an asphalt/concrete surface. Pay close attention to the transformer clearances in the Electric Construction Policies, Practices & Procedures. RESPONSE: Acknowledged. We have shown the proposed transformer locations on the plans. Comment Number: 4 Comment Originated: 07/14/2015 07/14/2015: Streetlights will be placed along public streets. A 40' separation on both sides of the light is required between canopy trees and streetlights. A 15' separation on both sides of the light is required between ornamental trees and streetlights. 9 RESPONSE: We will need to know where the street lights go on both Lady Moon and Timberwood before we know where to place the street trees. Comment Number: 5 Comment Originated: 07/14/2015 07/14/2015: Please provide a one line diagram and a C-1 form to Light and Power Engineering. The C-1 form can be found at: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1 Form.pdf RESPONSE: A one line diagram will be provided at Final. Department: PFA Contact: Jim Lynxwiler, 97D-416·2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 07/09/2015 07/09/2015: WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. The installation of private hydrants require special approved and permitting. Private fire hydrants shall have an approved maintenance plan as per IFC 507.5.3. Fire hydrants must be the type approved by the water district having jurisdiction and the Fire Department. In addition, any building equipped with a standpipe will require a fire hydrant within 100' of the fire department connection. Code language provided below. RESPONSE: Acknowledged > 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 any building, on 600-foot centers thereafter. RESPONSE: Hydrant locations previously discussed with PFA. Additional review pending. Current design based on principal of previous PFA review modified to meet phasing and current site layout. > IFC 507.1. 1: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant within 100 feet of the fire department connections. Exception: The distance shall be permitted to exceed 100 feet where approved by the fire code official. RESPONSE: Acknowledged Comment Number: 2 Comment Originated: 07/09/2015 07/09/2015: FIRE LANES Fire access is required to within 150' of all exterior portions of any building. Access cannot be measured from an arterial road. Additional access requirements apply for buildings over 30' in height as defined by the 2012 IFC. Please provide a plan view showing the overall site connectivity as this is not clear from the materials submitted. Dead-end roads over 660' are prohibited. Code language and fire lane specifications are provided below. Please contact PFA with any questions. RESPONSE: Acknowledged. Plans previously reviewed with Jim Lynxwiler and PFA. Current submittal acknowledges input. > 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 10 dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system. RESPONSE: Acknowledged 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 apparatus access roads cannot exceed 660 feet in length. Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > 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. > Addltional 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(8)2006 and Local Amendments RESPONSE: Acknowledged BUILDINGS EXCEEDING THREE STORIES OR 30 FEET IN HEIGHT: AERIAL FIRE APPARATUS ACCESS ROADS - WHERE REQUIRED > IFC 0105. 1: Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided. For purposes of this section, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. RESPONSE: Building and site layout previously discussed with PFA. Plans for submittal reflect input from this prior review. AERIAL FIRE APPARATUS ACCESS ROADS - WIDTH > IFC 0105.2; FCLUC 3.6.2(8)2006; and Local Amendments: Aerial fire apparatus access roads shall have a minimum unobstructed width of 30 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. AERIAL FIRE APPARATUS ACCESS ROADS - PROXIMITY TO BUILDING > IFC D105.3: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Comment Number: 3 07/09/2015: FIRE CONTAINMENT Comment Originated: 07/09/2015 Buildings exceeding 5000 square feet shall be sprinklered or fire contained. If Containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation. Automatic fire sprinkler systems are reviewed under a separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. RESPONSE: Acknowledged. Plans reflect input from separate PFA review prior to submittal. 11 Comment Number: 4 Comment Originated: 07/09/2015 07/09/2015: FIRE STANDPIPE SYSTEM > IFC Sections 905 and 913: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 or the 2012 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access, or where the floor level of the lowest story is located more than 30 feet below the highest level of fire department vehicle access. The standpipe system shall be capable of supplying at minimum of 100 psi to the top habitable floor. An approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection. RESPONSE: NA Comment Number: 5 Comment Originated: 07/09/2015 07/09/2015: 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: 6 Comment Originated: 07/09/2015 07/09/2015: PREMISE IDENTIFICATION > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. RESPONSE: Acknowledged Comment Number: 9 07/09/2015: OTHER COMMENTS Comment Originated: 07/09/2015 Other fire department comments may be due at time of individual building permit. RESPONSE: NA Department: Stormwater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@ fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/15/2015 07/15/2015: 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. Standard operating procedures (SOPs) for all onsite drainage facilities need to be prepared by the drainage engineer and there is a final site inspection required when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. The erosion control report requirements are in the Fort Collins Stormwater Manual, Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Amendments. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@ fcgov.com. 12 RESPONSE: OK Comment Number: 2 Comment Originated: 07/15/2015 07/15/2015: The design for this site must conform to the approved Harmony Teck Park drainage plan. Adequate drainage infrastructure, including conveyance to the downstream regional pond, outlet structure design and sizing, adequate volume in the existing pond, etc. must be verified or constructed with this project. RESPONSE: The project meets the master plan. Comment Number: 3 Comment Originated: 07/15/2015 07/15/2015: There are existing inlets and a drainage channel at the northeastern corner of the site that will need to be accounted for. The submitted site plan shows a building directly in the outlet path of existing inlets on Lady Moon and Harmony. RESPONSE: We have worked out a solution for these existing inlets. Comment Number: 4 Comment Originated: 07/15/2015 07/15/2015: 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. More information and links can be found at: http://www.fcgov.com/utilities/what-we do/stormwater/stormwater-quality/low-im pact-development RESPONSE: We will meet the current criteria. Comment Number: 5 Comment Originated: 07/15/2015 07/15/2015: 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/busi ness/builders-and-developers/plant-i nvestmen 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: OK Comment Number: 6 Comment Originated: 07/15/2015 07/15/2015: 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: OK Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov. com Topic: General Comment Number: 1 Comment Originated: 07/10/2015 07/10/2015: No comments. Department: Traffic Operation Contact: Martina Wilkinson, 970-221 6887, mwilkinson@fcgov.com Topic: General 13 Comment Number: 1 Comment Originated: 07/14/2015 07/14/2015: The anticipated traffic volume from this development meets the threshold for needing a Traffic Impact Study. Please have your traffic engineer contact me to scope the study. RESPONSE: See Plans completed for MAVD by Aspen Engineering. Comment Number: 2 Comment Originated: 07/14/2015 07/14/2015: The internal site circulation does not accommodate hotel patrons that would like to walk to the restaurants. Can a stronger pedestrian connection be made in the area where you're showing the curbless drop off? RESPONSE: A hotel is not part of this submittal. Comment Number: 3 Comment Originated: 07/14/2015 07/14/2015: How many rooms will be in the hotel? that is what dictates the traffic it generates and determine the required minimum number of parking spaces. RESPONSE: A hotel is not part of this submittal. Comment Number: 4 Comment Originated: 07/14/2015 07/14/2015: Sidewalks not currently constructed along the frontages of this property will need to be included. RESPONSE: Sidewalks shall be provided along frontages of the submittal properties as shown in the submittal documents. Comment Number: 5 Comment Originated: 07/14/2015 07/14/2015: Will Timberwood be constructed? RESPONSE: See Plans completed for MAVD by Aspen Engineering. Comment Number: 6 Comment Originated: 07/14/2015 07/14/2015: Full movement access to Lady Moon is restricted in the approach to Harmony due to auxiliary turn lanes. The median is not anticipated to be able to be shortened. RESPONSE: See Plans completed for MAVD by Aspen Engineering. Comment Number: 7 Comment Originated: 07/14/2015 07/14/2015: The traffic study can address whether the future signal at Harmony Tech Park is anticipated to be warranted with the buildout of this project. RESPONSE: See Plans completed for MAVD by Aspen Engineering. Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221 6339, sboyle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/15/2015 07/15/2015: Existing water mains in the vicinity include a 16 inch main in Lady Moon, a 12 inch main in Technology Parkway, a 16 inch stubout into Timberwood from Lady Moon, and a 12 inch stubout into Timberwood from Technology Parkway. A 12 inch water main will need to be constructed in Timberwood to complete the loop in this area. RESPONSE: See Plans completed for MAVD by Aspen Engineering. Comment Number: 2 Comment Originated: 07/15/2015 07/15/2015: This site is not within the City of Fort Collins service area for sanitary sewer. RESPONSE: OK Comment Number: 3 Comment Originated: 07/15/2015 14 07/15/2015: The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards RESPONSE: Comment Number: 4 Comment Originated: 07/15/2015 07/15/2015: Development fees and water rights will be due at building permit. RESPONSE: Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@ fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 07/15/2015 07/15/2015: LUC 3.5.1 (I) (6) All rooftop mechanical equipment shall be screened from public view from both above and below by integrating it into building and roof design to the maximum extent feasible RESPONSE: Mechanical screens are included within our designs. Topic: General Comment Number: 2 Comment Originated: 07/15/2015 LUC 3.2.2(L) Table A and B Standard 90 degree parking stall is 19'x 9' RESPONSE: Acknowledged. Topic: Landscape Plans Comment Number: 1 Comment Originated: 07/15/2015 LUC 3.2.1 A landscape plan is required. RESPONSE: A landscape plan is provided with the PDP. Comment Number: 2 Comment Originated: 07/15/2015 07/15/2015: LUC 3.2.2(J) A minimum average of entire landscaped setback area is 5 feet along a property line and 10 feet along Lady Moon Dr. RESPONSE: Acknowledged. Topic: Lighting Plan Comment Number: 1 Comment Originated: 07/15/2015 07/15/2015: A photometric plan is required. Light sources shall be concealed and fully shielded and shall feature sharp cut-off capability so as to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property. If LED lamps are selected as the light source, be sure the plan indicates the number of diodes per lamp and the lowest possible Kelvin temperature should be selected as well to mitigate the brightness of the LED lamps. Such temperature should be below 3,000 and the lower the better. RESPONSE: A photometric plan is provided with the PDP. Topic: Site Plan Comment Number: 1 Comment Originated: 07/15/2015 07/15/2015: LUC 3.2.2(C)(4)(b) Bicycle parking will be required as follows: Shopping Center 1/4,000 sq. ft., minimum of 4 20%/80% the Lodging portion would be based on rooms: Lodging Establishments 1 per 4 units (60% enclosed, 40% fixed) 15 Please show these calculations in a table. RESPONSE: Bike parking calculations are shown on the site plan. Comment Number: 2 Comment Originated: 07/15/2015 07/15/2015: Land Use Code (LUC) section 3.2.2 (K)(2)(a) Parking requirements would be as follows: Shopping Center min. 2/1000 sq. ft. max. 5/1000 sq. ft. Lodging Establishments min. 0.5/unit max. 1/unit Please show these calculation in a table. RESPONSE: Parking calculations are shown on the site plan. Comment Number: 3 Comment Originated: 07/15/2015 07/15/2015: LUC 3.2.5 All development shall provide adequately sized conveniently located, accessible trash and recycling enclosures. RESPONSE: Enclosure designs have been coordinated with the Property Management arm of the Developer as well as Waste Management for best practices. Designs are compliant with LUC standards and have ample room for waste and recycling.