HomeMy WebLinkAboutSPRING CREEK STATION (2105 S. COLLEGE AVE.) - PDP - PDP160020 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWkimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300
June 29, 2016
Ted Shepard
City of Fort Collins
Development Review
281 N. College
Fort Collins, CO 80522-0580
RE: 096291001 Fort Collins – 2105 S. College Avenue
Dear Mr. Shepard:
Thank you for the comments for the above-mentioned project. In an effort to address your comments
concisely and simplify your review of the utility plans, we have summarized your comments and our
responses below.
COMMENT RESPSONSE LETTER:
Current Planning's Issues (Ted Shepard)
1. The placement of the building within the existing site and surrounding context is challenging as
the proposed development represents a retro-fit of a 1960’s era strip shopping center. For
example, by being located internally within a commercial center, there is no established street
orientation. Therefore, it will be incumbent upon the developer to establish a contextual
relationship to the commercial center, South College Avenue, and, of course, the MAX station.
This can be accomplished by constructing a series of walkways that connect to the surrounding
area.
n Response: Acknowledged. Sidewalks are provided connecting the proposed
development to College Ave, MAX Station, and adjacent commercial shopping center to
the south.
2. The site is served not by public streets but, per the Bank Center Square First Filing plat (1971),
by two 35 feet wide “Ingress & Egress Road Right-of-Way.” One runs east-west and intersects
with South College Avenue. One runs north-south and includes an offset where the road is
reduced to 25 feet in width. This access arrangement results in an awkward network, and
resulting building orientation, that need to be mitigated. With no public street frontage, these
access drives must be upgraded to Street-Like Private Drives per Section 3.6.2(N). This will
require that these access drives include detached sidewalks on both sides, parkways and street
trees.
n Response: Site does not extend to College Avenue, and no improvements are proposed
at existing access drive. Pedestrian and bicycle access to College Avenue will be
provided by a 10-ft sidewalk with landscaping along southern property line.
3. It is unclear whether or not there is an existing access easement off-site that allows for access
south to the east-west private drive that aligns with Rutgers Avenue. Subsequent submittals must
include documentation that shows off-site access to the traffic signal at South College Avenue
and Rutgers Avenue.
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n Response: Correct. We are actively negotiating with adjacent property owner to obtain
access easement to formalize/document right to access traffic signal.
4. Section 3.5.2(D) requires that if there is no direct street frontage, then the connecting walkways to
the public street be highly visible and direct and not exceed 200 feet. It appears that the distance
between the building and South College Avenue is approximately 260 feet thus requiring a Major
Walkway Spine.
n Response: Pedestrian and bicycle access to College Avenue will be provided by a 10-ft
sidewalk with landscaping along southern property line.
5. A Major Walkway Spine is specified to be “a tree-lined connecting walkway that is at least five
feet wide, with landscaping on both sides, located in an outdoor space that is at least 35 feet wide
in its smallest dimension, with all parts of such outdoor space directly visible from a public street.”
n Response: Pedestrian and bicycle access to College Avenue will be provided by a 10-ft
sidewalk with landscaping along southern property line.
6. These connecting walkways should be connected to a looping system that circumnavigates the
building. Note that a walkway would be allowed within buffer of the Sherwood Lateral.
n Response: Pedestrian and bicycle access to College Avenue will be provided by a 10-ft
sidewalk with landscaping along southern property line. Project no longer extends to the
Sherwood Lateral.
7. Staff recommends that the applicant begin to explore obtaining a bicycle and pedestrian access
easement across the north edge of Lot One of the Bank Center Square First Filing. The site plan
indicates that this parcel is occupied by Peloton Cycles. Such a connection would allow direct
access to South College Avenue and destinations to the north.
n Response: Project no longer contains the northern parcel.
8. Along the west side of the building, along the MAX line, the project must provide a pedestrian
plaza per the recommendations of the Mid-Town Corridor Plan.
n Response: Acknowledged. Design includes a large, public, landscaped plaza.
9. The project represents housing a high number of dwelling units and residents in one singular
building with a height of five stories (not counting the upper deck of the parking garage). As such,
the building is massive. Such an arrangement is not customary for Fort Collins and in order to
mitigate this height and mass, an exceptional level of architecture will be required.
n Response: Acknowledged. Project has also decreased in size since initial submittal.
10. Toward this end, the ground floor must be fully activated to the maximum extent feasible with
store fronts, masonry, window details, entrances (including stairwells), projections, overhangs,
plazas and other outdoor amenities. The building must be stepped back after the third floor in
order to respond to the need for creating a pedestrian-level scale.
n Response: Acknowledged. Project has also decreased in size since initial submittal.
11. In order to enhance the relationship to South College Avenue, Staff recommends that the
southeast corner of the building become a focal point by creating two 45-degree angles versus a
single 90-degree corner. Much like the historic Linden Hotel (Walnut Street and Linden Street),
and the newer Bohemian Office Building (Walnut Street and East Mountain Avenue), an angled
entrance, at full height, creates a strong relationship to South College Avenue and the necessary
walkway system that will be required. Staff further recommends that the architectural features of
the building be at their fullest extent at this important corner.
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n Response: Acknowledged, but not incorporated into design. Project has also decreased
in size since initial submittal.
12. Contextual queues can be derived from the Natural Resources Research Center campus. The
use of native stone as found on the C.S.U. campus should also be considered as this material is
highly recognizable and well-accepted as part of our vernacular.
n Response: Acknowledged.
13. Overall, the building must be well-articulated without being overly complex. Materials and colors
should be warm versus darker tone materials (particularly the over-used gray tones.) Windows
must be detailed and not sparse looking. Balconies must be recessed and not simply tacked on to
the wall. There should be a distinguished top that carefully screens the upper parking deck. The
building’s modulation should create a sensible and rhythmical pattern that is pleasing and not
jarring, or found to be at the edge of any particular architectural style.
n Response: Acknowledged.
14. A shadow analysis will be required.
n Response: Acknowledged. Shadow analysis included in submittal.
15. A Lighting Plan will be required. Note that LED lighting, if selected, must be specified to be at the
lowest possible color temperature (as measured on the Kelvin scale) in order to reduce glare and
be compatible with surrounding roadway lighting. Lighting on the upper deck of the parking
garage must be carefully directed to not spill over beyond the parking surface. Be sure that the
lighting levels at the pedestrian plaza on the west side of the building takes into account the
activity associated with the MAX station. Also, please note that lighting cannot be used as an
architectural accent feature.
n Response: Acknowledged. Lighting Plan included in submittal.
16. Bicycle parking needs to be distributed throughout the project. Please note that Section
3.2.2(C)(4) requires both enclosed and outdoor bike parking spaces. With such a large number of
residents, the project is encouraged to provide air stations.
n Response: Acknowledged. Bicycle parking not provided with ‘age-restricted’ multi-family
project.
17. Regarding Section 3.10.5(G), Staff recommends that the applicant make every effort to comply
with the standard. Please note that the standard offers a qualitative approach to compliance that
may not require a Modification.
n Response: Acknowledged.
18. Be sure that the parking garage complies with Section 3.10.4(D)
n Response: Acknowledged.
19. The site will need to accommodate recycling containers. For a project of this size, there will need
to be the proper number of containers that need to be equally distributed throughout the project.
(Please note it is illegal to discard cardboard into the waste stream.) In addition, the size of the
containers will need to be adequate to serve the proposed number of residents. Extra containers
will need to be brought in on move-in and move-out days. For further information regarding
designing this system, please contact Caroline Mitchell, Environmental Planner, 221-6288.
n Response: Acknowledged.
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20. The project should endeavor to preserve existing trees on the perimeter. Where trees cannot be
preserved, and are found to be significant, then tree mitigation will be required per Section
3.2.1(F).
n Response: Acknowledged. With removal of northern parcel from project, quantity of
significant trees is very limited.
21. Along the west property line, there will need to be fencing at the edge of the MAX guideway. The
existing six-foot chain link fence must be replaced. Staff recommends that the design of the four-
foot-high decorative metal fence located to the south be considered.
n Response: N/A. 4-ft decorative fence was installed along frontage with MAX
construction. Northern parcel with 6-ft chain link fence is no longer part of this project.
22. Note that the existing telecommunications monopole could be replaced by wireless
telecommunications equipment that is building mounted and flush to the walls, or could be
surface mounted on the upper deck, provided that it is appropriately screened. Ground-mounted
equipment must also be screened. Please refer to Section 3.8.13 for further details.
n Response: N/A. Northern parcel removed from project.
23. The Transportation Impact Study should address the Saturday afternoon condition as it relates to
the congestion at the shopping center.
n Response: Acknowledged. TIS coordinated with City Staff.
Engineering Development Review's Issues (Tyler Siegmund)
1. 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.
n Response: Acknowledged.
2. 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
n Response: Acknowledged.
3. 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.
n Response: Acknowledged.
4. A 6-foot-wide public sidewalk connection needs to be provided along the south side of this
project, connecting the future sidewalk that is to be built along the south side of 2107 S College to
the Max stations. A public access easement is needed for the sidewalk alignment.
n Response: Acknowledged. A 10-ft sidewalk with landscaping along southern property
line is proposed.
5. The Traffic Study will be important to understand the traffic impacts to College Ave and in
determining what improvements may be needed to accommodate this project.
n Response: Acknowledged. TIS coordinated with City Staff, and no improvements are
triggered.
6. Access easements do not exist across the Whole Foods site so if you wish to tie the driveway into
this site you will need to obtain easements and permission from this property owner.
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n Response: Correct. We are actively negotiating with adjacent property owner to obtain
access easement to formalize/document right to access traffic signal.
7. 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
n Response: Acknowledged.
8. This project is responsible for dedicating any right-of-way and easements that are necessary for
this project and vacating any existing easements that do not work with the proposed
development.
n Response: Acknowledged.
9. Utility plans will be required and a Development Agreement will be recorded once the project is
finalized.
n Response: Acknowledged.
10. This site is adjacent to CDOT roadway and all access to the site is subject to CDOT review and
approval. Plans will be routed to CDOT for review and approval and the applicant will need to
obtain access permits from CDOT for the access drive(s) impacted by site traffic.
n Response: Acknowledged.
11. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on
the site.
n Response: Acknowledged.
Environmental Planning's Issues (Kelly Kimple)
1. 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 (Sherwood Lateral Canal). The buffer zone standard, as outlined
in Section 3.4.1(E) of the Land Use Code, is 50’ for ditches that are identified as wildlife corridors.
The ECS will need to address wildlife use of the ditch and based on the ecologist’s professional
opinion, whether or not the ditch in this area qualifies as a wildlife corridor. Please note that the
Ecological Characterization Study is due a minimum of 10 days prior to the PDP submittal.
n Response: N/A. Northern parcel is no longer part of project.
2. 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.
n Response: N/A. Northern parcel is no longer part of project.
3. 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.
n Response: N/A. Northern parcel is no longer part of project.
4. 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.
n Response: Acknowledged.
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5. The applicant should make note of Article 3.2.1(C) that requires 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.
n Response: Acknowledged. With removal of northern parcel from project, quantity of
significant trees is very limited.
Internal Services's Issues (Russell Hovland)
Building Permit Pre-Submittal Meeting:
Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the
design, that the new commercial or multi-family projects are on track to complying with all of the
adopted City codes and Standards listed below. The proposed project should be in the early to
mid-design stage for this meeting to be effective and is typically scheduled after the Current
Planning conceptual review meeting. Applicants of new commercial or multi-family projects are
advised to call 416-2341 to schedule a pre-submittal meeting. Applicants should be prepared to
present site plans, floor plans, and elevations and be able to discuss code issues of occupancy,
square footage and type of construction being proposed.
Construction shall comply with the following adopted codes as amended:
2012 International Building Code (IBC)
2012 International Residential Code (IRC)
2012 International Energy Conservation Code (IECC)
2012 International Mechanical Code (IMC)
2012 International Fuel Gas Code (IFGC)
2012 International Plumbing Code (IPC) as amended by the State of Colorado
2014 National Electrical Code (NEC) as amended by the State of Colorado
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2009.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Load: 100- MPH 3 Second Gust Exposure B.
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code Use
1. Single Family; Duplex; Townhomes: 2012 IRC Chapter 11 or 2012 IECC
n Response: N/A
2. Multi-family and Condominiums 3 stories max: 2012 IECC residential chapter.
n Response: N/A.
3. Commercial and Multi-family 4 stories and taller: 2012 IECC commercial chapter. Fort Collins
Green Code Amendments effective starting 1-1-2012. A copy of these requirements can be
obtained at the Building Office or contact the above phone number.
n Response: Acknowledged.
Spring Creek – project specific concerns:
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1. Fire-sprinkler systems are required. A new code amendment effective in 2014 will require a full
NFPA-13 sprinkler system and not allow a 13-R system.
n Response: Acknowledged.
2. Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
n Response: Acknowledged.
3. All windows above the 1st floor require minimum sill height of 24”
n Response: Acknowledged.
4. Building code and State statute CRS 9-5 requires project provide accessible units.
n Response: Acknowledged.
5. Exterior courtyards do not allow egress windows access to the public way and therefore must
provide an exit passageway out.
n Response: Acknowledged.
6. Walls closer than 10ft to prop line have fire-rated requirements and opening requirements.
New Code amendments require:
A. Upgraded insulation is required for buildings using electric heat or cooling
B. Exterior walls and roof must meet a STC (sound resistance) rating of 39 min. if
building located within 1000ft to train tracks.
C. Low-flow Watersense plumbing fixtures (toilet, faucets, shower heads) are required.
D. Special combustion safety requirements for natural draft gas
E. Low VOC interior finishes.
n Response: Acknowledged.
Light And Power's Issues (Coy Althoff)
1. Please note that during the demolition phase, any secondary services that have to be removed
will need to be done by the owner/ contractor. If the primary services need to be removed or
relocated, system modification charges will apply.
n Response: Acknowledged.
2. Both single and 3-phase power is available to this area. It is assumed that the residential areas
will be single phase and that the commercial areas will be 3-phase. Each residential unit will need
to be metered separately.
n Response: Acknowledged.
3. Please contact Light & Power Engineering if you have any 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
n Response: Acknowledged.
4. General awareness. Please note that there is another customer that owns a cellular tower on this
property that has a secondary electric service that is being fed from one of the transformers that
would be effected by this project.
n Response: N/A. Northern parcel is no longer part of the project.
PFA's Issues (Jim Lynxwiler)
1. FIRE LANES: The scale and complexity of the site plan does not provide for fire access as
required by the International Fire Code and further discussion between Poudre Fire Authority and
the project team is required. Fire lanes are required to within 150' of all portions of the exterior
perimeter. As the proposed building will front the property to the south, an Emergency Access
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Easement across that adjoining property (to Whole Foods) may be required. Additional fire lane
requirements pertain to buildings greater than 30' in height. Refer to 2012 IFC, Appendix D for
details. If general access requirements cannot be met at this site, the building will be evaluated
against high rise provisions of the IFC. 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 - 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.
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.
n Response: Acknowledged. Access route provided on north side of the building.
2. ROOF ACCESS: 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.
n Response: Acknowledged.
3. AUTOMATIC FIRE SPRINKLER SYSTEM: This building will require a NFPA13 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.
In addition: 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.
n Response: Acknowledged.
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4. 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 2006 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. Depending upon fire access limitations, the
standpipe may be required to extend to the roof and include a hose manifold. 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.
n Response: Acknowledged.
5. 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.
n Response: Acknowledged.
6. WATER SUPPLY: Hydrant spacing and flow must meet minimum requirements based on type of
occupancy. The size and complexity of the site will require additional hydrants to be located on
the property. Further review and discussion is required.
> 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.
n Response: Acknowledged.
7. 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
n Response: Acknowledged.
8. 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.
n Response: Acknowledged.
Stormwater Engineering's Issues (Jesse Schlam and Shane Boyle)
1. The site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control Materials need
to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria
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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 questions please contact Jesse Schlam 970-218-2932 or email
jschlam@fcgov.com
n Response: Acknowledged.
2. 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.
n Response: Acknowledged.
3. It does not appear the storage unit detention pond was sized to accept runoff from this site.
Drainage calculations will be needed with this development showing existing pond volume and
runoff area into the pond in order to determine the actual capacity of the pond. If the pond does
not have capacity to accept drainage from this site, then alternate detention will be required. If the
pond does have capacity for this site, then a drainage easement and maintenance agreement will
be needed (if not already existing) from the storage unit site owner to allow for use of the existing
pond. Releasing stormwater into the irrigation ditch is no longer allowed in the City so the release
point from this site will be into Spring Creek unless the existing pond has capacity and is not
modified by this development.
n Response: Acknowledged. On-site underground detention is provided.
4. If the site exceeds 1000 square feet of new impervious area, 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-forms-guidelines-r
egulations/stormwater-criteria) Extended detention is the usual method selected for water quality
treatment; however, the use of any of the BMPs is encouraged.
n Response: Acknowledged.
5. 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-investment-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.
n Response: Acknowledged.
6. The design of this site must conform to the drainage basin design of the Spring Creek Basin
Master Drainage Plan as well the Fort Collins Stormwater Manual.
n Response: Acknowledged.
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Traffic Operation's Issues (Martina Wilkinson)
1. The anticipated traffic volume from this development meets the threshold for needing a Traffic
Impact Study. This will be a full TIS and needs to address access issues, etc. Close coordination
with CDOT will be needed. Please have your traffic engineer contact me to scope the study.
n Response: Acknowledged. TIS coordinated with City Staff.
2. It’s difficult to tell from the preliminary drawings how the pedestrian and bike circulation will work,
both on-site and connecting to adjacent uses and facilities. This is an important component of the
TOD-like development and will need to be detailed.
n Response: Acknowledged. Sidewalks are provided connecting the proposed
development to College Ave, MAX Station, and adjacent commercial shopping center to
south.
Water-Wastewater Engineering's Issues (Shane Boyle)
1. Existing water service to this site is provided by a 6" main to the east of the existing Once Again
Thrift building. Existing sewer service is provide by an 8" sewer main that terminates in a
manhole near the northeast corner of the site.
n Response: Acknowledged.
2. It is questionable whether the existing 6" main will supply adequate water service to a building
this size or provide adequate fire flows. The main may need to be upsized as part of the
development in order to provide adequate water service and fire protection. The existing 6" main
connects to an 8" main in the Whole Foods drive entrance and a 24" main in Johnson Drive so
plenty of capacity exists to provide adequate service if the 6" needs to be upsized.
n Response: Acknowledged.
3. It appears the proposed building footprint is shown on top of the existing 6" water main. The main
will need to be relocated as part of this project or the building footprint will need to be revised to
provide a minimum of 10' of separation between the building face and the water main. It also
appears the water service for the storage unit site runs through the northeast corner of this site
and is underneath the proposed building footprint. The same criteria apply here as to the water
main.
n Response: Acknowledged. Building is ~15-ft from the existing waterline.
4. There are multiple water and sewer services serving this site. These services will need to be
reused with this development or abandoned at the main. One of the sewer services appears to
run through the storage unit site. As part of this development, this service will need to be rerouted
to be within the access drive and the existing service abandoned or an easement provided by the
adjacent property owner for the existing service line.
n Response: Acknowledged. All un-used services will be abandoned. The northern parcel
is no longer part of this project.
5. Separate water and sewer services will be needed to serve the commercial and residential uses
of this building. Also, it appears from the concept plan this is proposed to be a single building but
if that is not the case then separate services will be needed for each building.
n Response: N/A. Residential uses only are proposed.
6. The water conservation standards for landscape and irrigation will apply. Information on these
requirements can be found at: http://www.fcgov.com/standards
n Response: Acknowledged.
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kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300
7. Development fees and water rights will be due at building permit.
n Response: Acknowledged.
Zoning's Issues (Gary Lopez)
1. It appears that the parking numbers work for both the residential and commercial components.
Based on 574 vehicle space planned a minimum of 12 handicap parking stalls are required with
one required to be van-accessible. (LUC 3.2.2[K][5])
n Response: Acknowledged.
2. Given the target market, you may want to include a number of motorcycle parking stalls.
n Response: Acknowledged, but with a ‘age-restricted’ project, motorcycle parking is not
necessary.
3. There seems to be limitations in exiting the complex. The access road into the parking lot
between Peleton and the electronics store would require a right in and right out, however the right
out leads directly into the right turn lane on College for Whole Foods which by itself is very busy.
The alternative by challenging by accessing the Whole Foods lot. Turning left directly in front of
the e-w median of the Whole Food entrance/exit which is signaled will lead conflict in the crossing
of the west bound entrance and vehicles backed up at the signal attempting turn north and south.
I don't think the commercial parking lot in front of Whole Foods, Wilbers, and further south should
be used as alternative exiting.
n Response: Acknowledged.
4. Please give careful consideration as to the location of the trash enclosures. Such enclosures
should not interfere with areas that need to be activated with store fronts, entrances, walkways
and pedestrian amenities such as plazas and the like. If the trash enclosures are not contained
within the building, then they must comply with Section 3.2.5.
n Response: Acknowledged.
With Kimley-Horn, you should expect more and will experience better. Please contact me at (303)
228-2318 or dan.skeehan@kimley-horn.com should you have any questions.
Sincerely,
KIMLEY-HORN AND ASSOCIATES, INC.
Dan Skeehan, P.E.
Project Manager