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HomeMy WebLinkAboutELEVATIONS CREDIT UNION - PDP - PDP160021 - SUBMITTAL DOCUMENTS - ROUND 1 -Page 1 of 17 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview November 06, 201 Bob Hosanna The Neenan Company 2607 Midpoint Dr Fort Collins, CO 80525 RE: Elevation Credit Union Preliminary Design Review, PDR150021, 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, Seth Lorson, at 970-224-6189 or slorson@fcgov.com. Comment Summary: Department: Planning Services Contact: Seth Lorson, 970-224-6189, slorson@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 11/03/2015 11/03/2015: The TOD Overlay requires buildings to be a minimum of 20 feet in height with a clearly defined base and step backs at upper portions above 2 stories with the purpose of preserving sunshine patterns and enhancing pedestrian experience (3.10(F)(2-3)). Also, a minimum glazing for pedestrian level is 60% and 40% on upper levels. Response: The current design is a single story building with varying height parapets to emphasize the material changes and building setbacks. The base of the building will be defined with a 2’-6” cast-in-place concrete stem wall that wraps around the majority of the building. The College Avenue side of the building is designed to be pedestrian oriented with a covered courtyard entrance, outdoor seating areas, and glazing on the majority of facade. Comment Number: 2 Comment Originated: 11/03/2015 11/03/2015: The maximum building height in the CG District is 4 stories. Response: The building is designed as a single story, complying with the maximum building height in the CG district of 4 stories. Topic: General Comment Number: 1 Comment Originated: 11/03/2015 11/03/2015: The proposed project site is zoned General Commercial (CG), for which Offices and Financial Services are approved through an administrative public Page 2 of 17 hearing in front of a Hearing Officer (Type 1). Response: Acknowledged. Comment Number: 2 Comment Originated: 11/03/2015 11/03/2015: The proposed project site is located in the Transit-Oriented Development (TOD) Overlay Zone (LUC Section 3.10). The TOD Overlay requires a pedestrian orientation to the site plan with outdoor gathering spaces for employees or public, street orientation of the building, pedestrian lighting, and landscaping. The TOD Overlay also requires an urban form to proposed buildings with articulation and rooflines relative to human scale, high quality materials, and architectural interest. Please see all the language in Sec. 3.10. Response: The site plan has been laid out with a street orientation in mind with the parking located behind the building and a pedestrian friendly entry area located on the east side (College Ave side)of the building. This area is separated from the public sidewalk with two rain gardens and it includes an outdoor courtyard near the building entrance, a pedestrian plaza and seating near the corner of Arthur Drive and College Ave., pedestrian scale lighting, planters, seat walls and decorative paving in key areas. Topic: Landscape Plans Comment Number: 1 Comment Originated: 11/03/2015 11/03/2015: Section 3.2.1(E)(4-5) provides requirements for parking lot perimeter landscaping and screening (1 tree per 25 lineal feet along a street and 40 lineal feet in the parking setback) and interior landscaping (6% of interior spaces). Please see Figure 1. Response: Parking lot perimeter landscape has been provided per these requirements as well as the use of a retaining wall. Comment Number: 2 Comment Originated: 11/03/2015 11/03/2015: Section 3.2.1 provides requirements for site landscaping including "full tree stocking", street trees, buffer areas, landscaping all portions of the site, and technical details about species diversity, water conservation, and tree protection and replacement specs. Response: Landscape has been provided per these requirements along with the necessary technical information. Topic: Site Plan Comment Number: 1 Comment Originated: 11/03/2015 11/03/2015: Section 4.21(E)(2)(a), CG District, requires that pedestrian oriented outdoor spaces be provided at the corner of streets. In this case, a small plaza would be appropriate at the corner of College and Arthur. "Sculpture, kiosks or shelters are encouraged to be prominently placed in outdoor spaces." Response: A pedestrian plaza with seating, planters and lighting has been provided near the corner of Arthur Drive and College Ave with easy access from the public walk, but maintaining the separation needed to preserve the existing tree on that corner. Comment Number: 2 Comment Originated: 11/03/2015 11/03/2015: Parking (Sec. 3.2.2(K)): Financial Services are required to provide a Page 3 of 17 minimum of 2 spaces per 1,000 s.f. (2*11 = 22 spaces) and a maximum of 3.5 spaces per 1,000 s.f. (3.5*11 = 38.5 (39) spaces). Response: Acknowledged. Due to the 18 employees that this branch location will have, an alternative compliance request is included with this submittal so that the parking count may better accommodate both members and employees. Comment Number: 3 Comment Originated: 11/03/2015 11/03/2015: Bicycle Parking (Sec. 3.2.2 (C)(4)) - Financial Services are required to provide a minimum of 1 bike parking space per 4,000 s.f. (11/4 = 2.75) with a minimum of 4 spaces provided at 20% enclosed and 80% fixed. Response: Acknowledged. A total of 10 bicycle parking spaces are provide, 5 of which are building mounted and covered (50%) with an architectural canopy. Comment Number: 4 Comment Originated: 11/03/2015 11/03/2015: Build-to lines (Sec. 3.5.3(C)(2)) - The building must be sited between 10 - 25 feet from an arterial street ROW (College Ave) and 0 - 10 feet for streets smaller than an arterial (Arthur Dr). Response: Acknowledged. The building is sited 16'-4" from the College Ave ROW and 10' from the Arthur Drive ROW. Comment Number: 5 Comment Originated: 11/06/2015 11/06/2015: Please contact me if you'd like to set up a meeting with Parking Services to discuss the operational scenarios with the Residential Parking Permit Program on Spring Court. Department: Engineering Development Review Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 11/03/2015 11/03/2015: 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: 11/03/2015 11/03/2015: 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: 11/03/2015 11/03/2015: 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. Page 4 of 17 Comment Number: 4 Comment Originated: 11/03/2015 11/03/2015: 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. We have found that many of the hollywood type sidewalks do not meet ADA standards and it looks like there is Hollywood curb and gutter on Spring Court, so you will defiantly want to evaluate that. Response: Acknowledged. The sidewalk along Spring Court is proposed to be replaced to a full section. Comment Number: 5 Comment Originated: 11/03/2015 11/03/2015: 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: 11/03/2015 11/03/2015: This project is responsible for dedicating any right-of-way (ROW) and easements that are necessary or required by the City for this project. Additional ROW will need to be dedicated along College Ave, Arthur Drive and likely Spring Court. The required utility easements include the standard utility easements that are to be provided behind the right-of-way (15 foot along College, and 9 foot along Arthur Drive and Spring Court). Response: Additional Right-of-Way is being proposed along Arthur Drive and College Avenue with the standard associated utility easements. Comment Number: 7 Comment Originated: 11/03/2015 11/03/2015: College Ave – A 10 foot detached sidewalk with a minimum 5 foot parkway shall be designed and constructed along the frontage of the property. ROW will need to be dedicated to accommodate these improvements. CDOT has indicated that the access point (driveway) off of College shall be designed as a right-in only. Response: Per our previous discussions, we are providing a 10 feet detach sidewalk with internal parkway with transitions back to an attached walk at both the north and southern property lines. Comment Number: 8 Comment Originated: 11/03/2015 11/03/2015: Arthur Drive – Attached sidewalk will be allowed. The project will need to verify that the sidewalk meets minimum ADA width and design requirements. If it doesn’t the sidewalk will need to be widened and/ or reconstructed as necessary to meet the width and ADA design requirements. Page 5 of 17 ROW shall be dedicated to accommodate the existing roadway and sidewalk. The existing driveway will need to be reconstructed to standards. Response: The existing sidewalk width (4.5’) is in compliance with ADA design requirements. The existing grades around the corner from Arthur Drive and Spring Creek Drive exceed 1:12. Per our previous discussions, this area will remain as existing and will not be modified within this area. Comment Number: 9 Comment Originated: 11/03/2015 11/03/2015: Spring Court – Diagonal parking as shown that is half in the public ROW and half on private property will not be allowed and doesn’t work for us. We cannot support the elimination of the public parking along this stretch of the street and converting it to private parking Diagonal parking within the public ROW with the public sidewalk running along the east side of the parking is a possibility. In doing this it is possible that this parking then could be a part of the parking permit program that is along here with the facility getting some permits. This would need to be explored to see if that is a possibility. A pedestrian crossing (ramp) will need to be provided on Spring Court at the corner. Response: The diagonal parking has been removed from the scope of this project. A handicap ramp has been added at the corner to connect to the existing attached walk. Comment Number: 10 Comment Originated: 11/03/2015 11/03/2015: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Acknowledged. Comment Number: 11 Comment Originated: 11/03/2015 11/03/2015: This site is adjacent to CDOT roadway. Plans will be routed to CDOT for review and approval and the applicant may need to obtain access permit(s) from CDOT. As identified above per a conversation with CDOT regarding access to College Ave – the access will be limited to a right-in only. Because of this a portion of the parking lot will have one way only traffic (College to the drive up access would probably work). Acknowledged. The access is proposed to be limited to a right-in only with that portion of the parking lot being one way only. Comment Number: 12 Comment Originated: 11/03/2015 11/03/2015: 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: 11/03/2015 11/03/2015: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed. A few of the parking spaces as shown will be impacted. Response: Acknowledged. Page 6 of 17 Comment Number: 14 Comment Originated: 11/03/2015 11/03/2015: Any rain gardens within the right-of-way cannot be used to treat the development/ site storm runoff. We can look at the use of rain gardens to treat street flows – the design standards for these are still in development. Response: Acknowledged. Comment Number: 15 Comment Originated: 11/03/2015 11/03/2015: 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: Acknowledged. Comment Number: 16 Comment Originated: 11/03/2015 11/03/2015: 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. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: General Comment Number: 1 Comment Originated: 11/02/2015 11/02/2015: 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 (Sherwood Lateral Ditch). Please note the buffer zone standard of 50’ for ditches that are identified as wildlife corridors, as outlined in Section 3.4.1(E) of the Land Use Code, as you proceed with your site design process. Based on site conditions and previous development activities on this site, a memo-based ECS can be submitted that addresses (a) what wildlife utilize the Sherwood Lateral Ditch both on this site and in the broader area, (b) based on your ecologist’s professional opinion, whether or not the ditch in this area qualifies as a wildlife corridor, and (C) the extent of the wetlands along the ditch. 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 is due a minimum of 10 days prior to the PDP submittal. Response: Acknowledged. An Ecological Characterization Study was submitted on March 10th and is include on the CD with this submittal. Page 7 of 17 Comment Number: 2 Comment Originated: 11/02/2015 11/02/2015: Within a 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: Acknowledged. Comment Number: 3 Comment Originated: 11/02/2015 11/02/2015: 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 should not spill over into any buffer areas. Response: Acknowledged. Comment Number: 4 Comment Originated: 11/02/2015 11/02/2015: 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 native and low-water-use plants and grasses in your landscaping or re-landscaping and reduce bluegrass lawns as much as possible. Response: Acknowledged. Comment Number: 5 Comment Originated: 11/02/2015 11/02/2015: 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. Based on the conversation at the staff review meeting, our preference would be to preserve the existing street trees along College Ave., which may require the sidewalk to curve around behind them. In this case, the sidewalk could be located partially or completely within the 15-foot utility easement, rather than in the ROW, if needed. Response: Acknowledged. A tree evaluation was completed with Tim Buchanan with the findings located on sheet L1 (Tree Mitigation and Preservation Plan). Trees were preserved to the extent possible with the design of the site and building. Comment Number: 6 Comment Originated: 11/02/2015 11/02/2015: 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. Page 8 of 17 Response: The note has been included on sheet L1. Comment Number: 7 Comment Originated: 11/02/2015 11/02/2015: 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: Internal Services Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 10/22/2015 10/22/2015: Please schedule a pre-submittal meeting for this project. Pre-Submittal meetings 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. Applicants of new commercial or multi-family projects should 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. Response: Preliminary meetings with Russ Hovland were conducted on March 30, 2016, a follow-up meeting was held on June 16, 2016. The follow-up meeting was held when the project scope changed from 2 story to a single story development. Comment Number: 2 Comment Originated: 10/22/2015 10/22/2015: Construction shall comply with the following adopted codes as amended: 2012 International Building Code (IBC) 2012 International Residential Code (IRC) Page 9 of 17 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 Fort Collins has amendments to most of the codes listed above. See the fcgov.com web page to view them. 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: 100MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code: Commercial and Multi-family 4 stories and taller: 2012 IECC commercial chapter. Response: The building is being designed to comply with the codes as noted. Department: Light And Power Contact: Coy Althoff, , CAlthoff@fcgov.com Topic: General Comment Number: 1 Comment Originated: 10/29/2015 10/29/2015: Single phase power is available and currently serves the existing facility. If 3-phase power is required for this project then electric capacity fee, building site charges and any system modification charges necessary will apply to this development. Response: Ackowledged. Comment Number: 2 Comment Originated: 10/29/2015 10/29/2015: 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: The One-Line Diagram will be developed during the design / permitting phase of the project. The C-1 form can be completed after the design / permitting phase. Comment Number: 3 Comment Originated: 10/29/2015 10/29/2015: Contact Light and Power Engineering to coordinate the transformer and electric meter locations, please show the locations on the utility plans. Response: Meeting will be set up after the initial submittal to better understand what we are proposing. Comment Number: 4 Comment Originated: 10/29/2015 10/29/2015: Please contact Light & Power Engineering if you have any questions at 221-6700. Please reference our policies, development charge processes, and use Page 10 of 17 our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Response: Acknowledged. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre- fire.org Topic: General Comment Number: 1 Comment Originated: 10/28/2015 10/28/2015: FIRE LANES Fire access is required to within 150' of all exterior portions of the building. Fire access cannot be measured from and arterial road and an Emergency Access Easement will be required on the property. Code language and fire lane specifications provided below. Response: An exhibit has been provided that demonstrates that fire can access the building(150'feet on the east and west sides) from Arthur Drive . > IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. > Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2012 IFC or contact PFA for details. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. Page 11 of 17 Comment Number: 2 Comment Originated: 10/28/2015 10/28/2015: STRUCTURES EXCEEDING 30' IN HEIGHT Should the building exceed 30' in height, additional access requirements shall apply. Code language provided below for planning purposes. Response: Building is less that 30’ in height. 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 > 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. Comment Number: 3 Comment Originated: 10/28/2015 10/28/2015: WATER SUPPLY A hydrant is required within 300' of the building as measured along the path of vehicle travel. The closest hydrant currently available is approximately 490' away, at the corner of Johnson Dr. and Spring Ct. As such, redevelopment of this property will require the addition of a fire hydrant. Code language provided below. Response: A fire hydrant has been located at the corner of Arthur Drive and Spring Court to benefited both the development and the surrounding neighborhood. > IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. Comment Number: 4 Comment Originated: 11/02/2015 11/02/2015: AUTOMATIC FIRE SPRINKLER SYSTEM This building will require an automatic fire sprinkler system under a separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. Response: The building is designed as a single story – B Occupancy type V-B non- sprinkled. The building sq. footage is below the IBC building max sq. ft. To allow construction without a sprinkler system. Comment Number: 5 Comment Originated: 11/02/2015 11/02/2015: 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 Page 12 of 17 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: There are no fire walls in the building design. Comment Number: 6 Comment Originated: 11/05/2015 11/05/2015: FIRE HYDRANT FLOW TEST To schedule a flow test of a local hydrant, visit www.poudre-fire.org. Click on the Business Tab. Select "Contractors" and then click on "Request a Fire Hydrant Flow Test." Response: Acknowledged Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, Topic: Erosion Control Comment Number: 1 Comment Originated: 10/22/2015 10/22/2015: The site disturbs more than 10,000 sq-ft, therefore Erosion and Sediment Control Materials need to be submitted for FDP. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. Current Erosion Control Materials Submitted do not meet requirements. Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. If you need clarification concerning the erosion control section, or if there are any questions please contact Jesse Schlam 970-218-2932 or email @ jschlam@fcgov.com Response: Acknowledged. An erosion control report and plan will be supplied at final. Contact: Mark Taylor, 970-416-2494, mtaylor@fcgov.com Topic: Floodplain Comment Number: 2 Comment Originated: 10/27/2015 10/27/2015: The northwest corner of the property is located in the FEMA-regulatory Spring Creek 100-year flood fringe and any development within that flood fringe must conform to the safety requirements of Chapter 10 of City Municipal Code. A FEMA Flood Risk Map is attached to be given to the applicant at tomorrow’s meeting. Response: Acknowledged. Comment Number: 3 Comment Originated: 10/27/2015 10/27/2015: In its current form, the submittal only shows non-structural development within the 100-year flood fringe. Non-structural development is not restricted within the flood fringe, so parking, sidewalks, fill, landscaping, etc. are all acceptable. Response: Acknowledged. Comment Number: 4 Comment Originated: 10/27/2015 10/27/2015: All construction activities in the flood fringe must be preceded by an approved floodplain use permit, the appropriate permit application fees, and Page 13 of 17 approved plans. The permit forms can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents. Response: Acknowledged. Comment Number: 5 Comment Originated: 10/27/2015 10/27/2015: 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. Please 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: Acknowledged. Comment Number: 6 Comment Originated: 10/27/2015 10/27/2015: Please contact Mark Taylor, 970.416.2494, mtaylor@fcgov.com with questions. Response: Acknowledged. Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com Topic: General Comment Number: 7 Comment Originated: 11/03/2015 11/03/2015: The design of this site must conform to the drainage basin design of the Spring Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Response: Acknowledged. Comment Number: 8 Comment Originated: 11/03/2015 11/03/2015: 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 has been prepared. Comment Number: 9 Comment Originated: 11/03/2015 11/03/2015: When improvements are proposed to an existing developed site and there is an increase in impervious area greater than 1000 square feet, onsite detention is required with a 2 year historic release rate for water quantity. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. Response: Detention has been provided to detain and release at the historic 2-year release rate for the increase in impervious area. Page 14 of 17 Comment Number: 10 Comment Originated: 11/03/2015 11/03/2015: It appears the drainage for the existing site is general to the north towards Johnson Drive through the adjacent properties. The proposed development will not be allowed to increase runoff in this direction in any way from what currently exists. As part of the drainage design for the development, the Engineer will be required to show no adverse impacts to the neighboring properties. There is a 30-inch storm sewer in the westernmost lane in College Ave. that could be used to alleviate some of the drainage entering the adjacent properties. Response: Underground detention is being proposed to ensure runoff is not increased at all before leaving the site. Comment Number: 11 Comment Originated: 11/03/2015 11/03/2015: When a site is completely redeveloped (scraped) the standard requirement is to meet the City’s standard water requirements. 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-form s- 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: Other than the perimeters, the entire site is being treated by a higher degree of water quality treatment. Comment Number: 12 Comment Originated: 11/03/2015 11/03/2015: 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-impac t- development Response: Other than the perimeters, the entire site is being treated by a higher degree of water quality treatment. Comment Number: 131 Comment Originated: 11/03/2015 11/03/2015: Per Colorado Revised Statute §37-92-602 (8) effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume based stormwater storage, including extended detention basins and bio- retention cells. Response: Acknowledged. Comment Number: 14 Comment Originated: 11/03/2015 11/03/2015: 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 Page 15 of 17 $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-de velopment-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: 11/02/2015 11/02/2015: No comments. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 11/04/2015 11/04/2015: College Avenue is a CDOT highway so we'll need to work with them on a change in use permit. Response: Acknowledged. Comment Number: 2 Comment Originated: 11/04/2015 11/04/2015: The proposed bank use will generate less traffic than the previous gas station, so no specific or detailed traffic analysis is needed. We will however need estimated traffic numbers for CDOT's permits. Response: A traffic impact memo is provided with this submittal. Comment Number: 3 Comment Originated: 11/04/2015 11/04/2015: A detached 10 ft trail is needed along College per the adopted mid town plan. Response: We are currently proposing a 10 feet detach sidewalk with internal parkway with transitions back to an attached walk at both the north and southern property lines. . Comment Number: 4 Comment Originated: 11/04/2015 11/04/2015: Work with the engineering department on adjacement street improvements along Arthur and Spring Court. Response: Acknowledged. Page 16 of 17 Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 11/03/2015 11/03/2015: Existing water and sewer mains in the vicinity include an 8-inch main in Spring Court and 8-inch sewer mains in Spring Court and Arthur Dr. Response: Acknowledged. Comment Number: 2 Comment Originated: 11/03/2015 11/03/2015: Existing water service to the site is provided by a ¾-inch copper service. The sewer service is connected to the main manhole in Arthur Dr. Both existing services will need to used with the proposed development or abandoned at the main. Response: The water service is proposed to be abandoned and the sewer service is planned to be reused. Comment Number: 3 Comment Originated: 11/03/2015 11/03/2015: 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: 11/03/2015 11/03/2015: Development fees and water rights will be due at building permit. Response: Acknowledged. Department: Zoning Contact: Ali van Deutekom, 970-416-2743, avandeutekom@fcgov.com Topic: Building Elevations Comment Number: 1 Comment Originated: 11/03/2015 11/03/2015: LUC 3.5.1 (I) (6) All rooftop mechanical equipment shall be screened from public view from both above and below by integrating it into building and roof design to the maximum extent feasible. Response: The mechanical screen is designed to match the same materials of the adjacent building walls to best integrate them into the building. The screen walls will also be of sufficient height to screen the mechanical units from view. Topic: Lighting Plan Comment Number: 1 Comment Originated: 11/03/2015 Light sources shall be concealed and fully shielded and shall feature sharp cut-off capability so as to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property. Response: Acknowledged. Page 17 of 17 Topic: Site Plan Comment Number: 1 Comment Originated: 11/03/2015 LUC 3.2.2(K)(5) Handicap parking spaces are required in numbers per this section. If you have 1-25 parking spaces you’ll need one van accessible handicap space. Response: Two handicap parking spaces have provided, one of which is van accessible per these requirements. Comment Number: 2 Comment Originated: 11/03/2015 LUC 3.2.5 All development shall provide adequately sized conveniently located, accessible trash and recycling enclosures. Response: A trash enclosure has been provided on the west side of the site with direct access.