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HomeMy WebLinkAboutTHE OVERLOOK - PDP - PDP160011 - SUBMITTAL DOCUMENTS - ROUND 1 -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 July 27, 2015 RE: JFK Luxury Residential - Preliminary Design Review, PDR150014, Round Number 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, Jason Holland, at 970-224-6126 or jholland@fcgov.com. RESPONSES 3/30/16 PLANNING RESPONSE: Ripley Design Inc. CIVIL RESPONSE: Northern Engineering ARCHITECTURE RESPONSE: VFLA Architects TRAFFIC RESPONSE: Delich Associates Comment Summary: Department: Planning Services Contact: Jason Holland, 970-224-6126, jholland@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/22/2015 The proposed 78/22 secondary/primary ratio is the opposite of the required 25/75 ratio in the employment district. How is this justified as equal to/better than or nominal/inconsequential? Additionally, for the 5-story modification request, adjacency to the TOD boundary is not considered an appropriate justification for additional building height. RESPONSE: The project submitted is now a mixed use dwelling unit. The maximum height is now 4 stories Comment Number: 2 Comment Originated: 07/22/2015 The building transition along the larimer ditch is tight. A site plan configuration would need to respond to the ECS and required buffers. Also, how are trees and landscape space accommodated between the central building, parking and property line to the east? RESPONSE: The ECS was submitted to Rebecca Everette on February 5, 2016. The site and 2 landscape plan comply with the ECS findings Comment Number: 3 Comment Originated: 07/22/2015 Portions of the buildings where the garage entrance faces the street can be problematic from a grading perspective, and the design would need to be enhanced to present an appropriate street-oriented facade at the end of the building. RESPONSE: An extensive landscape buffer has been put in to mitigate the north entrance from JFK Comment Number: 4 Comment Originated: 07/22/2015 A modification request could analyze the Employment zoning in this area as a whole to see how this use mix relates to the overall primary / secondary uses in the area, in combination with justification specific to the site plan. RESPONSE: With the change to a mixed use dwelling, a modification is no longer required Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/20/2015 07/20/2015: Marc Ragasa mragasa@fcgov.com or 221-6603 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: 07/20/2015 07/20/2015: 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: 07/20/2015 07/20/2015: 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: Noted Comment Number: 4 Comment Originated: 07/20/2015 07/20/2015: 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. 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: 5 Comment Originated: 07/20/2015 07/20/2015: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: 3 http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm RESPONSE: Acknowledged Comment Number: 6 Comment Originated: 07/20/2015 07/20/2015: 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). Right-of-way along JFK will need to be dedicated to accommodate the 10 foot parkway and 6 foot detached sidewalk that is required along this roadway. RESPONSE: Right of Way is shown as being dedicated to include the sidewalk with 10’ parkway. Comment Number: 7 Comment Originated: 07/20/2015 07/20/2015: Sidewalk will need to be installed completing the sidewalk system on this side of the roadway. RESPONSE: Sidewalk is shown to complete the sidewalk system along this property. Comment Number: 8 Comment Originated: 07/20/2015 07/20/2015: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. RESPONSE: Acknowledged Comment Number: 9 Comment Originated: 07/20/2015 07/20/2015: 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: 07/20/2015 07/20/2015: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. RESPONSE: Conversations with Marc Ragasa have indicated that parking north of Wing 1 complies with Figure 19-6. Two parallel parking spaces at southern access are questionable. A variance may be pursued for these parking spaces. Comment Number: 11 Comment Originated: 07/20/2015 07/20/2015: 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: No fence, barriers, posts or other encroachements are planned in the public Right of Way. Comment Number: 12 Comment Originated: 07/20/2015 07/20/2015: 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: No rain gardens are shown in the Right of Way. Comment Number: 13 Comment Originated: 07/20/2015 07/20/2015: 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: Noted. 4 Comment Number: 14 Comment Originated: 07/20/2015 07/20/2015: 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. Staging and Storage areas will be shown in the Erosion Control plan submitted with Final Utility Plans. Department: Environmental Planning Contact: Kelly Kimple, , kkimple@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/21/2015 07/21/2015: An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (Larimer County Canal #2). Please note the buffer zone standard of 50', as identified in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. Please note that the Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal. RESPONSE: The ECS was submitted to Rebecca Everette on February 5, 2016. Comment Number: 2 Comment Originated: 07/21/2015 07/21/2015: Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping within the buffer zone is incompatible with the purposes of the buffer zone. Please ensure that your ECS discusses the existing vegetation and identifies potential restoration options. If it is determined to be insufficient, then restoration and mitigation measures will be required. RESPONSE: Noted Comment Number: 3 Comment Originated: 07/21/2015 07/21/2015: With respect to lighting, the City of Fort Collins Land Use Code, in Article 3.2.4(D)(6) requires that "natural areas and natural features shall be protected from light spillage from off site sources." Thus, lighting from the parking areas or other site amenities shall not spill over to the buffer areas. RESPONSE: Noted Comment Number: 4 Comment Originated: 07/21/2015 07/21/2015: 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-landscaping and reduce bluegrass lawns as much as possible. RESPONSE:Noted Comment Number: 5 Comment Originated: 07/21/2015 07/21/2015: The applicant should make note of Article 3.2.1(C) that requires 5 developments to submit plans that "...(4) protects significant trees, natural systems, and habitat". Note that a significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any of the trees within this site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (221 6361) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. RESPONSE: A tree review was conducted with Forestry and a tree mitigation plan has been provided Comment Number: 6 Comment Originated: 07/21/2015 07/21/2015: 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/ ¿ Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://www.fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.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-building.php, contact Tony Raeker at 970- 416-4238 or traeker@fcgov.com ¿ Nature in the City Strategic Plan: http://www.fcgov.com/planning/natureinthecity/? key=advanceplanning/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: Noted Department: Light And Power Contact: Luke Unruh, 9704162724, lunruh@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/21/2015 07/21/2015: Light and Power has three phase facilities adjacent to the site that could be utilized to provide power. RESPONSE: Acknowledged. 2 electric facilities are shown to be relocated. We expect to discuss these relocations with Light and Power after first PDP submittal. Comment Number: 2 Comment Originated: 07/21/2015 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 10’ of an asphalt/concrete surface. Pay close attention to the transformer clearances in the Electric Construction Policies, Practices & Procedures. RESPONSE: Transformer and Electric meter locations are currently being worked on and will be shown with next submittal. Comment Number: 3 Comment Originated: 07/21/2015 07/21/2015: Please contact Light & Power Engineering if you have any 6 questions at 221-6700. Please reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. RESPONSE: Acknowledged Comment Number: 4 Comment Originated: 07/21/2015 07/21/2015: 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-1Form.pdf RESPONSE: MEP will provide at a future date. Comment Number: 5 Comment Originated: 07/21/2015 07/21/2015: Owner will be responsible to pay for any relocation or modification of existing electric facilities at the proposed site. Development and capacity charges will apply at owner’s expense. RESPONSE: Acknowledged. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 07/16/2015 07/16/2015: FIRE LANES Fire access is required to within 150' to all portions of the ground floor of any building. Access cannot be measured from an arterial road. Buildings greater than 30' in height trigger additional fire access requirements - see below. An Emergency Access Easement will be required. When fire access requirements cannot be met by prescriptive means, alternative means of compliance may be considered on a case by case basis. Code language and fire lane specifications provided below. > 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. AERIAL FIRE APPARATUS ACCESS ROADS - WHERE REQUIRED > IFC D105.1: 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. AERIAL FIRE APPARATUS ACCESS ROADS - WIDTH 7 > IFC D105.2; FCLUC 3.6.2(B)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. 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: Noted Comment Number: 2 Comment Originated: 07/16/2015 07/16/2015: ROOF ACCESS > IFC 504.3: New buildings four or more stories in height shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1009.12. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. RESPONSE: Noted Comment Number: 3 Comment Originated: 07/16/2015 07/16/2015: AUTOMATIC FIRE SPRINKLER SYSTEM 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. Other sprinkler requirements are tied to use and occupancy group classification. Code language provided below. 8 RESIDENTIAL AUTOMATIC FIRE SPRINKLERS > IFC 903.2.7: An automatic sprinkler system installed in occupancies in accordance with Section 903.3 shall be provided throughout all buildings with a Group R (Residential) fire area. ASSEMBLY GROUP OCCUPANCIES: Group A-2 Occupancy > IFC 903.2.1.2:An automatic sprinkler system shall be provided for Group A-2 occupancies where one of the following conditions exists: 1. The fire area exceeds 5,000 SF; 2. The fire area has an occupant load of 100 or more; or 3. The fire area is located on a floor other than the level of exit discharge. GROUP S-2 AUTOMATIC SPRINKLER SYSTEM REQUIREMENTS > IFC 903.2.9 & 903.2.9.1: An automatic sprinkler system shall be provided throughout buildings classified as enclosed parking garages (Group S-2 occupancy) in accordance with IBC 406.4 OR where located beneath other groups. Exception: Enclosed parking garages located beneath Group R3 occupancies. BALCONIES AND DECKS > IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction. RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 07/16/2015 07/16/2015: 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. 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: Acknowledged Comment Number: 5 Comment Originated: 07/16/2015 07/16/2015: 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: FDC locations have been provided on the civil plans. Comment Number: 6 Comment Originated: 07/16/2015 07/16/2015: WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A hydrant is required within 300' of any commercial building. A 9 hydrant is also required with in 100' of a fire department standpipe for any building with a standpipe system. Hydrants on the opposite side of an arterial road are not considered accessible. Code language provided below. > 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. HYDRANT FOR STANDPIPE SYSTEMS > 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: FDC on Wing 1 is within 100 ft of fire hydrant. FDC on Wing 2 is located within 170 feet of existing hydrant. Comment Number: 7 Comment Originated: 07/16/2015 07/16/2015: 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. Address numbers are shown on the exterior elevations. The exact address numbers will have to be confirmed with future coordination with the city. Comment Number: 8 Comment Originated: 07/16/2015 07/16/2015: 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. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 07/20/2015 07/20/2015: The site disturbs more than 10,000 sq-ft and in a sensitive area, 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 does not meet requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. If you need clarification concerning this section, or if there are any 10 questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com RESPONSE: Erosion Control Plan and report will be provided at FDP. Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com Topic: General Comment Number: 2 Comment Originated: 07/21/2015 07/21/2015: 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. RESPONSE: Drainage Report is included with this submittal. Comment Number: 3 Comment Originated: 07/21/2015 07/21/2015: Onsite detention is required for the runoff volume difference between the 100 year developed inflow rate and the 2 year historic release rate. The outfall for this site looks to be difficult and needs further investigation. Drainage easements would be required from any adjacent properties if there are none existing. RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 07/21/2015 07/21/2015: 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: Water Quality Treatment is planned within both detention ponds. Comment Number: 5 Comment Originated: 07/21/2015 07/21/2015: 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: LID is provided to treat 76% of all new impervious area. Comment Number: 6 Comment Originated: 07/21/2015 07/21/2015: 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 11 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 Comment Number: 7 Comment Originated: 07/21/2015 07/21/2015: The design of this site must conform to the drainage basin design of the Foothills Basin Master Drainage Plan as well the Fort Collins Stormwater Manual. RESPONSE: Acknowledged Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/15/2015 07/15/2015: No comments. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/21/2015 07/21/2015: The anticipated traffic volume from this development meets the threshold for needing a Traffic Impact Study. Likely an intermediate level study. Please have your traffic engineer contact me to scope the study -we'll need to at least review access points, sight distance, need for turn lanes, and the Horsetooth/JFK intersection. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 07/21/2015 07/21/2015: Would it be possible to get a pedestrian connection to the east? RESPONSE: A pedestrian connection to the east and the south has been provided to the property line Department: Transportation Planning Contact: Emma Belmont, 970-224-6197, ebelmont@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/24/2015 07/24/2015: Thank you for including the bus stop in your plans. The current stop was built to meet old standards. This project will need to up size the concrete pad to be at least 30' wide adjacent to the sidewalk and a minimum of 8' deep between the curb and adjacent sidewalk. If the parkway where you are proposing the bus stop is not at least 8' deep, the sidewalk will need to wrap 12 around the front of the shelter. Please take a look at our Bus Stop Design Standards for more detailed information or feel free to contact me: http://www.ridetransfort.com/img/site_specific/uploads/Final_Design_Standard s.pdf. RESPONSE: Noted Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 07/21/2015 07/21/2015: Existing water mains in the vicinity include 6-inch water mains in the driveway to the north of the site, along the drive at the northeast corner of the site, and in the drive southeast of the site and an 8-inch main in JFK Parkway. Existing sanitary sewer mains include 8-inch mains in the private drive along the northern property boundary of the site, in the drive at the northeastern corner of the site, in the drive at the southeastern corner of the site, and in JFK Parkway. RESPONSE: Acknowledged Comment Number: 2 Comment Originated: 07/21/2015 07/21/2015: Separate water and sewer services will be required for each building and for each separate use within each building. RESPONSE: 2 services are shown (1 residential, 1 commercial) Comment Number: 3 Comment Originated: 07/21/2015 07/21/2015: The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards RESPONSE: Noted Comment Number: 4 Comment Originated: 07/21/2015 07/21/2015: Development fees and water rights will be due at building permit. RESPONSE: Acknowledged.