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HomeMy WebLinkAboutLANDMARK APARTMENTS EXPANSION - PDP - PDP160013 - 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 January 13, 2016 Randell Johnson Infusion Architects 125 E 5th St Suite 101 Loveland, CO 80537 RE: Landmark Apartments Expansion - Preliminary Design Review, PDR150024, 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, Clark Mapes, at 970-221-6225 or cmapes@fcgov.com. Comment Summary: Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/15/2015 12/15/2015: Staff acknowledges the basic diagram nature of the graphic depicting placement of the main basic components, and that an actual site plan would be developed based on further discussion of comments. RESPONSE: A Site Plan is included with the PDP. Comment Number: 2 Comment Originated: 12/15/2015 12/15/2015: The starting point must be a framework of streets and walkways that creates building sites oriented to the framework. The current plat of the property reflects this requirement, with Hobbit Street continuing over the drainage channel to a cul-de-sac. However, staff acknowledges that there are problems with the approved plat, mainly the disruption of the drainage channel/wetlands by the new street crossing, and the closeness of the cul de sac to neighboring back yards. RESPONSE: Let’s discuss this further. Comment Number: 3 Comment Originated: 12/15/2015 12/15/2015: Therefore, a Modification of standards is warranted to allow a framework of walkways and private drives in lieu of streets. The concept is for development to be an extension of the existing Landmark Apts. using the existing drive crossing over the channel. RESPONSE: Let’s discuss what this looks like. The framework must be as street-like as possible with clear, direct, efficient access and circulation. It must be formative and not left over after parking and buildings are ‘shoehorned’ onto the site. The alignments must be logical routes for walking and not follow parking lot layouts. Walks will need to be generous to accommodate the concentration of activity in this ped-oriented area. A pedestrian bridge over the channel, in lieu of the current street r.o.w., appears to be a key opportunity to create an interesting component of the framework providing a direct connection to/from Hobbit St. RESPONSE: Let’s discuss further once you get a chance to review the submitted plans. Building programming and design must allow room for landscaping and generous walkways. Several of the buildings as shown leave leftover spaces that would be inadequate. RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 12/15/2015 A cul de sac at the terminus of Hobbit Street is required by code in Section 3.6.2. RESPONSE: Hobbit Street ends in a cul-de-sac. Comment Number: 5 Comment Originated: 12/15/2015 A small park space, central feature or gathering place is required by code in Section 3.8.30. The standard requires such space to be 10,000 square feet in size. RESPONSE: There is a central gathering space shown on the plans. Comment Number: 6 Comment Originated: 12/15/2015 12/15/2015: A 25-foot buffer yard is required by code where building B-1 abuts a duplex. RESPONSE: This building (Building A) is 25’ from the property line. Comment Number: 7 Comment Originated: 12/15/2015 12/15/2015: Building placements as shown appear awkward with no relationship to an organizing framework – a “train wreck” effect along the channel. Staff acknowledges the input from Sheely residents that an informal layout is compatible with their neighborhood feel, however that layout is accompanied by a series of unique architectural and landscape designs in conjunction with each lot. RESPONSE: Architectural compatibility will be achieved by incorporating design elements from the surrounding neighborhood such as building materials, horizontal elements, fenestration and roof lines. Care has been taken to configure buildings along the west and south boundaries to provide the maximum distance from the existing Sheely neighborhood to the east. Based on comments from neighbors, the larger mass structures have been located to the northwest portion of the site. Buildings along the north side of the wetland area have been oriented with the shorter length of the buildings facing the neighborhood in an effort to reduce the perceived scale of the buildings. Additionally, the orientation is intended to maximize view sheds from the neighboring homes while giving the residents privacy and view opportunities. Comment Number: Comment Originated: 12/15/2015 12/15/2015: Bldg. B-6 and its parking lot look like they will be precluded. But if not, screening of the parking lot would be required along its south edge. Response: Screening is provided for the parking lot. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/16/2015 12/16/2015: 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: 2 Comment Originated: 12/16/2015 12/16/2015: 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: 3 Comment Originated: 12/16/2015 12/16/2015: 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: 4 Comment Originated: 12/16/2015 12/16/2015: 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. The existing driveway will need to be evaluated to determine if the slopes and width will meet ADA requirements or if they need to be reconstructed so that they do. RESPONSE: Acknowledged. Comment Number: 5 Comment Originated: 12/16/2015 12/16/2015: 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: 6 Comment Originated: 12/16/2015 12/16/2015: 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). The previous Young’s Creek subdivision plat dedicated the required right-of-way and easement along Prospect Road. Site specific easement dedications may be required. RESPONSE: The Right of Way and easements dedicated along Prospect Road with the Young’s Creek plat will remain. Additional easements for utility and emergency access will be granted. Comment Number: 7 Comment Originated: 12/16/2015 12/16/2015: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. RESPONSE: Acknowledged Comment Number: 8 Comment Originated: 12/16/2015 12/16/2015: Hobbit Street is required to be built by the development with a physically terminated turnaround cul-de-sac in order to discern where the public portion of Hobbit Street ends (and vehicles can turnaround within right-of-way without needing to enter the private property). RESPONSE: A cul-de-sac is shown per LCUASS standards. Comment Number: 9 Comment Originated: 12/16/2015 12/16/2015: Hobbit Street is platted through the property, terminating into a cul-de-sac bulb. With the project proposal, Hobbit Street would need to be vacated through the property. The project at a public hearing will need to have a conditional approval, subject to City Council approval of the right-of-way vacation. City Council may then vote to vacate the right-of-way, conditioned upon it being effective only upon a simultaneous filing of a replat of the property. RESPONSE: Acknowledged. Plat shows ROW vacation, but it is understood that ROW vacation will happen per City Council. Comment Number: 10 Comment Originated: 12/16/2015 12/16/2015: The existing driveway onto Prospect Road should be eliminated and replaced with vertical curb and gutter. Vehicular access onto Prospect Road if proposed, should be limited to emergency access only, and built with a driveover curb. RESPONSE: A proposed rollover curb is shown from Prospect Road. Comment Number: 11 Comment Originated: 12/16/2015 12/16/2015: Access to the northern portion of the site is proposed from the existing Landmark PUD. An access (and likely emergency access) easement through existing drive aisles from the tie-in out to Shields Street will need to be obtained from the owner of Landmark PUD. A letter of intent from that property owner (if different from the property owner of the proposed development) will need to be provided prior to a public hearing for the project. RESPONSE: Acknowledged. Comment Number: 12 Comment Originated: 12/16/2015 12/16/2015: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged. Comment Number: 13 Comment Originated: 12/16/2015 12/16/2015: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. RESPONSE: Parking is in compliance with Figure 19-6. No access from Prospect will be allowed. Comment Number: 14 Comment Originated: 12/16/2015 12/16/2015: 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 encroachments into ROW are proposed. Comment Number: 15 Comment Originated: 12/16/2015 12/16/2015: 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: No bike parking is proposed in the ROW. Comment Number: 16 Comment Originated: 12/16/2015 12/16/2015: 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: Staging locations will be shown on the Erosion Control Plan submitted with FDP. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/15/2015 12/15/2015: An Ecological Characterization Study (ECS) is required by Section 3.4.1 (D)(1) as the site includes a wetland. An ECS and wetland delineation were completed for a previous proposal on this site in 2012; however, that study did not respond directly to the impacts of the development proposal on the habitat value of the site. Please let me know if you need me to provide copies of these reports. Given the previously completed studies, a memo-based ECS that responds specifically to this proposal will suffice for this project. The memo should address (a) any changes that may have occurred on the site since the previous ECS was completed; (b) the anticipated impacts of this project on the wetland area and other habitat features on the site; (c) recommendations for protection, enhancement, and/or mitigation of impacts to the wetland area and any other habitat features based on your ecologist's professional opinion; and (d) recommendations for the application of the City's buffer standards to the wetland area. Note that the standard buffer for a wetland less than 1/3-acre in size is 50 feet, though the buffer may be adjusted if the project meets a series of qualitative performance standards instead. Once I have this information, staff will be able to better evaluate whether the buffer zone standards should be applied and the implications to your project as a result. Please note that the Ecological Characterization Study memo is due a minimum of 10 days prior to the PDP submittal. Please contact me if you would like to further discuss the scope of the ECS memo and/or the buffer zone standards. RESPONSE: An ECS was provided. Comment Number: 2 Comment Originated: 12/15/2015 12/15/2015: Within the buffer zone, according to Article 3.4.1(E)(1)(g), the City has the ability to determine if the existing landscaping 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: The ECS addresses landscaping in the buffer zone. Comment Number: 3 Comment Originated: 12/15/2015 12/15/2015: 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: Acknowledged. Comment Number: 4 Comment Originated: 12/15/2015 12/15/2015: 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. Native landscaping is encouraged to the extent possible, as well. RESPONSE: Acknowledged. Comment Number: 5 Comment Originated: 12/15/2015 12/15/2015: The applicant should make note of Article 3.2.1(C) that requires developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment". 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 (970-221-6361 or tbuchanan@fcgov.com) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. RESPONSE: We are planning an on-site meeting with the Forester. Comment Number: 6 Comment Originated: 12/15/2015 12/15/2015: If tree mitigation is necessary, please include a note on the tree mitigation plan or landscape plan, as appropriate, that requires a tree removal to occur outside of the migratory songbird nesting season (February 1-July 31), or that a survey be conducted prior to removal to ensure no active nests in the area. RESPONSE: Acknowledged. Comment Number: 7 Comment Originated: 12/15/2015 12/15/2015: 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: 1. ClimateWise program: fcgov.com/climatewise/ 2. Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com 3. Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 4. Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 5. Nature in the City Strategic Plan: 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, and let me know if I can help connect you to these programs. RESPONSE: Acknowledged. Department: Light And Power Contact: Luke Unruh, 9704162724, lunruh@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/15/2015 12/15/2015: Light & Power has Three phase and single phase facilitys readily accessable to the site. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 12/15/2015 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/business/builders-and-developers RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 12/15/2015 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: Transformers will be shown at FDP. Comment Number: 4 Comment Originated: 12/15/2015 12/15/2015: Please contact Light & Power Engineering if you have any questions at 221-6700. RESPONSE: Acknowledged. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 12/09/2015 12/17/2015: FIRE LANES Fire access is required to within 150' of all exterior portions of every building. An Emergency Access Easement will be required and fire lane specifications shall apply. Maximum allowable grade is 8% unless otherwise approved. Additional access requirements apply to buildings over 30' in height (See comment #2). Code language 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. RESPONSE: Fire access roads are shown within 150’ of all buildings. A dead end fire lane is shown at a maximum 150’ length. 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: Comment Number: 2 Comment Originated: 12/09/2015 12/09/2015: 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. RESPONSE: Acknowledged. AERIAL FIRE APPARATUS ACCESS ROADS - WIDTH > 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. RESPONSE: Acknowledged. 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. RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 12/09/2015 12/09/2015: DEAD-END FIRE LANES The Landmark Apartments Expansion plan creates a dead-end road greater than 660' in length, which is not allowed by code. A second point of access will be required. Code language provided below. > FCLUC 3.6.2(B)2006; 06IFC 503.2.5 and Appendix D: 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. RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 12/09/2015 12/09/2015: WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A fire hydrant is required within 300' of any commercial building. Special approval is required for the installation of private hydrants. 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 the building, on 600-foot centers thereafter. RESPONSE: All fire lanes will be dedicated on the plat and designed as an all-weather surface capable of supporting 40 tons. Please review the fire lanes and FDC connections for compliance with standards. Comment Number: 5 Comment Originated: 12/09/2015 12/09/2015: AUTOMATIC FIRE SPRINKLER SYSTEM All buildings 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: 12/09/2015 12/09/2015: 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 are shown at the entrances of each building. Comment Number: 7 Comment Originated: 12/09/2015 12/09/2015: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST New buildings generally 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: 8 Comment Originated: 12/09/2015 12/09/2015: PREMISE IDENTIFICATION Addresses are required to be posted on each building. In addition, a plan to provide for adequate wayfinding throughout the site is required. An access plan shall be submitted for review and approval and monument signs will be required. Code language provided below. RESPONSE: Acknowledged. > 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. Department: Stormwater Engineering Contact: Heidi Hansen, 970-221-6854, hhansen@fcgov.com Topic: Floodplain Comment Number: 8 Comment Originated: 12/15/2015 12/15/2015: A portion of the property is located in the City regulated, 100-year floodplain and floodway for the Canal Importation Basin, this area is also mapped as FEMA regulated 100-year floodplain for Spring Creek. It appears on the submitted site plan that the proposed design places all of the structures and major site improvements outside of the regulatory floodplain and that the existing parking lot crossing will be used. RESPONSE: Acknowledged. Comment Number: 9 Comment Originated: 12/15/2015 12/15/2015: The boundaries of the floodplain and floodway should be included on any plans so that it is clear whether improvements are in or out of the floodplain and floodway. Contact Beck Anderson of Stormwater Master Planning at banderson@fcgov.com for floodplain CAD line work, as required per the floodplain development review check list. RESPONSE: Floodplain and floodway are shown in the utility plans as hatched. Comment Number: 10 Comment Originated: 12/15/2015 12/15/2015: Any new construction and/or site work within the 100-year floodplain must obtain a floodplain use permit and comply with the safety regulations of Chapter 10 of City Municipal Code. The permit form can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents RESPONSE: Acknowledged. Comment Number: 11 Comment Originated: 12/15/2015 12/15/2015: A new residential structure is allowed in the 100-year floodplain provided that the lowest finished floor, as well as all duct work, heating, ventilation, electrical systems, etc. are elevated 18-inches above the Base Flood Elevation (BFE). This elevation is known as the Regulatory Flood Protection Elevation (RFPE = BFE + 18” for new residential structures). New residential structures are not permitted within the regulatory floodway. RESPONSE: All structures are shown above the RFPE. Comment Number: 12 Comment Originated: 12/15/2015 12/15/2015: Staff strongly recommends that, even if the structures are proposed to be located outside of the mapped floodplain, they should be elevated for protection from flooding. The applicant should also be aware that the City remaps floodplains as new technology and information become available and the floodplain line may shift, a building that is currently outside of the floodplain may be mapped into the floodplain in the future and be subject the floodplain regulations upon remodeling or redevelopment especially if that building is not elevated above adjacent existing grade. RESPONSE: Structures are shown with additional buffer from the RFPE. Comment Number: 13 Comment Originated: 12/15/2015 12/15/2015: Nonstructural development such as site improvements, grading, fencing, fill, parking areas, hard surfaces and vegetation are allowed in the 100-year flood fringe with an approved Floodplain Use Permit. Nonstructural development in the floodway must meet the criteria in Section 10-105 of the City Municipal Code and any development in the floodway must be analyzed to show no-rise using the process outlined in Section 10-45 of City Code. RESPONSE: Acknowledged. Sidewalk and some minor fill are shown in the flood fringe, but no improvements are shown in the floodway. Comment Number: 14 Comment Originated: 12/15/2015 12/15/2015: Development review checklists for floodplain requirements can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents . Please utilize these documents when preparing your plans for submittal. RESPONSE: Acknowledged. Comment Number: 15 Comment Originated: 12/15/2015 12/15/2015: Please contact Heidi Hansen with any questions about these comments or to schedule a meeting to discuss any requirements for development in the floodplain. hhansen@fcgov.com 970-221-6854. RESPONSE: Acknowledged. Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/15/2015 12/15/2015: The design of this site must conform to the drainage basin design of the Canal Importation Basin Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 12/15/2015 12/15/2015: 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. 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: A drainage report is included with this submittal. An erosion control report and plan will be provided at final submittal. Comment Number: 3 Comment Originated: 12/15/2015 12/15/2015: 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 is the Canal Importation Channel along the southern portion of the site. RESPONSE: Per Shane Boyle’s recommendation, modeling was completed utilizing the City’s Basin model. No increase in flow was shown with this development. Water quality will be provided on-site, but no detention is proposed. Comment Number: 4 Comment Originated: 12/15/2015 12/15/2015: 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: 100% of the site is treated for water quality through rain gardens and/or extended detention. Comment Number: 5 Comment Originated: 12/15/2015 12/15/2015: 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. 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: 75% of the site is treated with LID treatment. Rain gardens are utilized exclusively for LID treatment. Comment Number: 6 Comment Originated: 12/15/2015 12/15/2015: 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: No detention is proposed on this site. Water quality is proposed; therefore the drain time should be consistent with a 40-hr release. Comment Number: 7 Comment Originated: 12/15/2015 12/15/2015: 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/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: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/10/2015 12/10/2015: No comments. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/16/2015 12/16/2015: The anticipated traffic volume from this development meets the threshold for needing some level of a Traffic Impact Study. Please have your traffic engineer contact me to scope the study. RESPONSE: A full TIS is included with the PDP submittal. Comment Number: 2 Comment Originated: 12/16/2015 12/16/2015: Will this be student housing? If so, the TIS needs to assume that and use the number of bedrooms for the analysis. RESPONSE: Comment Number: 3 Comment Originated: 12/16/2015 12/16/2015: Can a more dirrect connection from trail to Prospect be created? RESPONSE: See submitted site plan – we have added a trail to Prospect. Due to steep grades, it has to switchback. Comment Number: 4 Comment Originated: 12/16/2015 12/16/2015: Internal circulation looks very limited. Seems like there would be a lot of backing up in the parking lots. RESPONSE: Acknowledged. It is a tight site. The drive aisles are 24’ wide which hopefully will aloow for some backing up room. Department: Transportation Planning Contact: Timothy Wilder, 970-416-2113, twilder@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/14/2015 12/14/2015: Transfort Comment - Bus Stop Upgrade: The bus stop at Prospect & Sheely is to be upgraded according to Transfort Bus Stop Standards & Guidelines and LUCASS standards. As a minimum, a Type III pad (30' wide x 8' deep) needs to be installed for ADA accessibility and to accommodate installation of future stop amenities. The location of this pad depends on the sidewalk design (detached/attached), and must be in a dedicated transit easement or public right-of-way. RESPONSE: Acknowledged. Let’s discuss this further. Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/15/2015 12/15/2015: Existing water and sewer mains in the vicinity include a 6-inch water main at the northern edge of the site, an 8-inch water main in Hobbit Street, a 6-inch water main at the corner of Wallenberg, a 6-inch sewer main along the eastern edge of the property, and an 8-inch sewer main in Hobbit Street. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 12/15/2015 12/15/2015: For this project, it would be preferable to connect to the sewer main in Hobbit Street. If the developer wishes to connect to the 6-inch sewer main, a capacity analysis may be required. Water line looping from the main near Prospect to the main in Hobbit Street will likely be required. RESPONSE: Sewer connection is proposed to the sewer in Hobbit Street. Water looping is shown from Prospect to the waterline in the existing private drive to Hobbit Street. Comment Number: 3 Comment Originated: 12/15/2015 12/15/2015: The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 12/15/2015 12/15/2015: Development fees and water rights will be due at building permit. RESPONSE: Acknowledged. Department: Zoning Contact: Noah Beals, 970-416-2313, nbeals@fcgov.com Topic: General Comment Number: 1 Comment Originated: 12/15/2015 12/15/2015: We will need a site, landscape, elevations, and lighting plans. If a structure is over 40 ft in height. RESPONSE: Site, Landscape, Elevations and Lighting Plans have been included with the PDP. Comment Number: 2 Comment Originated: 12/15/2015 12/15/2015: Bicycle parking is required 1 space per bedroom. At least 60% of those spaces need to be enclosed. RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 12/15/2015 12/15/2015: Please refer to 3.2.2(L) for parking dimensions RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 12/15/2015 12/15/2015: An internal pedestrian network should be designed to be separated from the vehicle use area as much as possible. RESPONSE: We have tried to add as many sidewalks and trails as possible to create a great and efficient pedestrian network. Comment Number: 5 Comment Originated: 12/15/2015 12/15/2015: Please include are your plans the mechanical equipment and how it is to be screened. RESPONSE: We don’t have the mechanical equipment identified at the early stages of PDP. We can refine this and show on the second round. Additionally, trash and recycling enclosures are required. These should be located on a concrete pad and at least 20ft from a public sidewalk. They should also include a separate walk-in access from the main service gate. RESPONSE: Trash and recycling enclosures are shown on the plans.