Loading...
HomeMy WebLinkAbout3425 SOUTH SHIELDS - PDP - PDP160026 - SUBMITTAL DOCUMENTS - ROUND 1 -1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224 .6134 - fax fcgov.comldevelopmentreview June 13, 2016 Scott Ranweiler Brinkman Partners 3528 Precision Dr. Suite 100 Fort Collins, CO 80528 RE: 3425 S Shields St - Multi-family - Preliminary Design Review, PDR160006, Round Number 1 Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/07/2016 06/07/2016: 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: 06/07/2016 06/07/2016: 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/engi neering/dev-review.php RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 06/07/2016 06/07/2016: Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developers expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 06/07/2016 06/07/2016: All public sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet ADA standards, if they currently do not, they will need to be reconstructed so that they do meet current ADA standards as a part of this project. RESPONSE: Acknowledged. Comment Number: 5 Comment Originated: 06/07/2016 06/07/2016: 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: 06/07/2016 06/07/2016: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. Right-of-way will be needed to meet arterial roadway standards that require a 7' detached 2 sidewalk with a 1O parkway. Most easements to be dedicated need to be public easements dedicated to the City. This shall including the standard utility easements that are to be provided behind the right-of-way. A 15' utility easement will be needed behind the right-of-way along Shields Street. Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php RESPONSE: Right-of way and easements are being dedicated with the plat and are shown on the drawings Comment Number: 7 Comment Originated: 06/07/2016 06/07/2016: More information is needed after a traffic impact study is provided to determine if an access off of Shields Street will be allowed. Please work with Traffic Operations. Minimum intersection spacing requirements wouldn't be met, so a variance request would be needed if the applicant decides to move forward with pursuing an access off of Shields Street. RESPONSE: A Traffic Study is provided. Comment Number: 8 Comment Originated: 06/07/2016 06/07/2016: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. RESPONSE: Acknowledged. Comment Number: 9 Comment Originated: 06/07/2016 06/07/2016: As of January 1, 2015 all development plans are required to be on the NAVDBB vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. RESPONSE: Acknowledged. Comment Number: 10 Comment Originated: 06/07/2016 06/07/2016: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. RESPONSE: Acknowledged. Comment Number: 11 Comment Originated: 06/07/2016 06/07/2016: A utility coordination meeting on this site is suggested. Utility coordination meetings if requested are typically scheduled after the preliminary submittal of the project, but can be scheduled prior to submittal upon request. Please provide a site plan with preliminary utility layout for routing with the meeting notice. If you are interested in having a utility coordination meeting, please contact the development review engineer for scheduling. RESPONSE: A utility plan is provided with the utility routing. Comment Number: 12 Comment Originated: 06/07/2016 06/07/2016: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Based on the concept site plan, it appears the parking stalls next to Shields Street will not meet the minimum setback requirements. RESPONSE: The parking spaces closest to Shields have been shifted to meet LCUASS standards. Comment Number: 13 Comment Originated: 06/07/2016 06/07/2016: 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: Acknowledged. Comment Number: 14 Comment Originated: 06/07/2016 06/07/2016: 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: 06/07/2016 06/07/2016: 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: 06/07/2016 06/07/2016: 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 3 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: 06/03/2016 06/03/2016: 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 and wildlife-friendly landscaping is encouraged as well. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 06/03/2016 06/03/2016: In regard to LED light fixtures, IDA (International Dark-Sky Association) recommends using lighting that has a color temperature of no more than 3000 degrees Kelvin in order to limit the amount of blue light in the night environment, as blue light brightens the night sky more than any other color of light. Both LED and metal halide fixtures contain large amounts of blue light in their spectrum, and exposure to blue light at night has been shown to harm human health and endanger wildlife. Please consider a warmer color temperature (warm white, 3000K or less) for your LED light fixtures. Please also consider fixtures with dimming capabilities so that light levels can be adjusted as needed. RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 06/03/2016 06/03/2016: 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: The applicant had an on-site meeting with Tim and a tree inventory and mitigation plan is provided. Comment Number: 4 Comment Originated: 06/03/2016 06/03/2016: If tree mitigation is necessary, please include the following note on the tree mitigation plan and/or landscape plan, as appropriate: "All tree removal shown shall be completed outside of the songbird nesting season (Feb 1 – July 31) or a survey will be conducted of the trees to be removed to ensure that no active nests are present." RESPONSE: Note added to landscape plans. Comment Number: 5 Comment Originated: 06/03/2016 06/03/2016: This site is not currently located within a 10-minute walk of any parks or natural areas, which is a priority of the Nature in the City Strategic Plan. Incorporating secluded areas, seating and/or gathering spaces as part of the project would serve as an amenity for the site and give residents an opportunity to access and connect with nature. RESPONSE: There is an opportunity for some outdoor seating in the detention pond. There is a flat turf area and seat walls. Comment Number: 6 Comment Originated: 06/03/2016 06/03/2016: Our city has an established identity as a forward-thi nking 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/cli matewise/ 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. Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or nweaver@ fcgov.com 5. Integrated Design Assistance Program: fcgov.corn/idap, contact Gary Schroeder at 970-224-6003 or 4 gschroeder@fcgov.com 6. 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: Historic Preservation Contact: Maren Bzdek, 970-221 ·6206, mbzdek@fcqov.com Topic: General Comment Number: 1 Comment Originated: 06/03/2016 06/03/2016: If the property contains any buildings or structures 50 or more years old, the demolition or exterior changes to these buildings would need to be reviewed under the City's Demolition/ Alteration Review Process, Municipal Code Section 14-72, to determine if they would qualify for recognition as a landmark. The eligibility of a property for landmark designation does not designate the property as a Landmark; it does define which of the various City review processes the development application would be reviewed under. RESPONSE: The project is not eligible for individual Landmark designation. Comment Number: 2 Comment Originated: 06/03/2016 06/03/2016: Any exterior changes to or demolition of buildings 50 years old or older need to be reviewed under the City's Demolition/Alteration Review Process (Municipal Code Section 14-72). This process determines a building or structure's eligibility to qualify for recognition as a Fort Collins Landmark. The determination of eligibility requires current color photographs of all sides of each building or structure, provided by the applicant. Sufficient photos should be taken to show the current condition of the building, especially any previous alterations or additions. Additionally, photos of the front elevation of abutting buildings or structures in each direction are also required, to show the context of the building. Digital photos are encouraged, and may be sent to mbzdek@fcgov.com. Hard copies may be sent to P.O. Box 580, 80522; or dropped off at CDNS, 1st Floor, 281 N. College Ave. RESPONSE: A request for historic review was provided and it was determined that the project is not eligible for individual Landmark designation Comment Number: 3 Comment Originated: 06/03/2016 06/03/2016: If any of the buildings or structures are found to be individually eligible for Landmark designation, then the project would be reviewed for compliance with LUC Section 3.4.7. Section 3.4.7. is intended to ensure that, to the maximum extent feasible: (1) historic sites, structures or objects are preserved and incorporated into the proposed development and any undertaking that may potentially alter the characteristics of the historic property is done in a way that does not adversely affect the integrity of the historic property; and (2) new construction is designed to respect the historic character of the site and any historic properties in the surrounding neighborhood. RESPONSE: The project is not eligible for individual Landmark designation. Comment Number: 4 Comment Originated: 06/03/2016 06/03/2016: Historic Preservation Staff and the Landmark Preservation Commission are always available to assist with free professional advice and complimentary design reviews on issues affecting historic properties. RESPONSE: Acknowledged. Department: Internal Services Contact: Sarah Carter, 97o-416-2748, scarter@fcgov.com Topic: Building lnsp Plan Review Comment Number: 1 Comment Originated: 06/08/2016 06/08/2016: It is recommended that you 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 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 projects should email scarter@fcgov. com 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: The project is not eligible for individual Landmark designation Comment Number: 2 Comment Originated: 06/08/2016 5 06/08/2016: Construction shall comply with adopted codes as amended. Current adopted codes are: 2012 International Building Code (IBC) 2012 lntemational Residential Code (IRC) 2012 International Energy Conservation Code (IECC) 2012 lntemational 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.corn/building 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: 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code for Multi-family and Condominiums 3 stories max: 2012 IECC residential chapter. RESPONSE: The project is not eligible for individual Landmark designation Comment Number: 3 Comment Originated: 06/08/2016 06/08/2016: City of Fort Collins IBC amendments require a full NFPA-13 sprinkler system in multifamily units with an exception for buildings with up to 6 dwelling units that are not more than 2 stories nor more 5000 sqft per floor. 2. Bedroom egress windows required below 4th floor regardless of fire-sprinkler. RESPONSE: The project is not eligible for individual Landmark designation Comment Number: 4 Comment Originated: 06/08/2016 06/08/2016: Building code and State statute CRS 9-5 requires project provide accessible units. This project has 94 units and will need to achieve at least 42 points. RESPONSE: The project is not eligible for individual Landmark designation Department: Light And Power Contact: Rob Irish, 970-224·6167, rirish@fcqov.com Topic: General Comment Number: 1 Comment Originated: 06/03/2016 06/03/2016: Light & Power has existing single-phase electric facilities running along the South edge of the site and feeding an existing dwelling unit on the site. Also, there are 3-phase electric facilities running adjacent to the site along Shields street. Power for this site will most likely have to come from Shields street. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 06/03/2016 06/03/2016: Any relocation or modification to existing electric facilities will be at the expense of the owner/developer.If Light & Power's existing electric facilities are to remain within the limits of the project they must be located within a utility easement. RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 06/03/2016 06/03/2016: Transformer location needs to be within 10' of an asphalt surface accessible by a line truck. A minimum clearance of 8' must be maintained in front of the transformer doors and a minimum of 3' on the sides Transformer and meter locations will need to be coordinated with Light & Power Engineering. Certain building materials and or building design may require more clearance. Please click on the following link for Electric Construction, Policies, Practices and Procedures. http://www.fcgov.com/utilities/business/buil ders-and-developers/development-fo rms-guidelines- regulations RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 06/03/2016 06/03/2016: A C-1 Form and a One-line diagram will need to be submitted to Light & Power Engineering for review. Please click on the following link for the C-1 Form. http://www.fcgov.com/utilities/busi ness/builders-and-developers/development-fo rms-guidelines-regulations RESPONSE: Acknowledged. Comment Number: 5 Comment Originated: 06/03/2016 06/03/2016: Secondary services from the transformer to the building will be the responsibility of the owner. RESPONSE: Acknowledged. 6 Comment Number: 6 Comment Originated: 06/03/2016 06/03/2016: Electric Capacity Fee and Building Site charges will apply to this development. Please click on the following link for Estimated Light & Power charges and the Light & Power Fee calculator. http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees RESPONSE: Acknowledged. Comment Number: 7 Comment Originated: 06/03/2016 06/03/2016: 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. RESPONSE: Acknowledged. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 05/26/2016: FIRE LANES Comment Originated: 05/26/2016 Fire access is required to within 150' of all exterior portions of all buildings as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road. As such, you will need to a provide fire lane onto the property. All private roads serving as fire lanes shall be dedicated as an Emergency Access Easement and be designed to standard fire lane specifications. The connection to Richmond Dr. is also required to be dedicated as an Emergency Access Easement with a full, unobstructed width of at least 20'. 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: Emergency Access Easements are provided on the plat, site and utility plans. Comment Number: 2 05/26/2016: FIRE LANE SPECIFICATIONS Comment Originated: 05/26/2016 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. Access to the West side of the complex exceeds 150 feet so an approved turnaround will be required within fire lane plans. > 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. > There are additional fire lane requirements for buildings over 30' in height. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(8)2006 and Local Amendments. RESPONSE: Acknowledged MARKING > IFC503.3: Where required by the fire code official approved signs or other approved notices that include the words NO PARKING - FIRE LANE shall be provided tor fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times ad be replaced or repaired when necessary to provide adequate visibility. RESPONSE: Acknowledged 7 Comment Number: 3 Comment Originated: 05/26/2016 05/26/2016: STRUCTURES EXCEEDING 30' IN HEIGHT Additional aerial apparatus access requirements are triggered whenever buildings exceed 30 feet in height. At this time, it's unclear if this condition has been accounted tor with the conceptual plan. See 2012 IFC Appendix D105 tor further details. RESPONSE: 26’ drive aisles are provided where the road parallels the buildings. 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. WIDTH > IFC D105.2; FCLUC 3.6.2(8)2006; and Local Amendments: Aerial fire apparatus access roads shall have a minimum unobstructed width of 30 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. RESPONSE: 26’ drive aisles are provided where the road parallels the buildings. 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: 4 05/26/2016: HYDRANTS Comment Originated: 05/26/2016 A hydrant is required within 300' of any commercial building. The closest hydrant on Richmond Dr. appears to be at least 250 feet from the south end of the site. Based upon the concept\Jal plan, at least one other hydrant will be required internal to the site. Code language provided below. RESPONSE: A hydrant is provided in the 1st landscape island after entering the site. > 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: Comment Number: 5 05/26/2016: AUTOMATIC FIRE SPRINKLER SYSTEM Comment Originated: 05/26/2016 Buildings will require a full NFPA 13 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: 06/07/2016 06/07/2016: PREMISE IDENTIFICATION A plan.for route finding within the complex will be needed with your plan submission. Code language provided below. > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. RESPONSE: Acknowledged Comment Number: 7 Comment Originated: 06/07/2016 06/07/2016: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST > IFC 510: 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. LOCAL EXCEPTION: PFA will waive the testing requirement and system installation in all buildings less than 10,000 sq. ft. and any Type V construction building less than 15,000 sq. ft. PFA policy P15-510.1 RESPONSE: Acknowledged. 8 Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@ fcqov.com Topic: General Comment Number: 1 Comment Originated: 06/08/2016 06/08/2016: Multi-family dwellings are permitted in the M-M-N zone district. The project will be subject to review by the Planning and Zoning Board (Type 2). RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 06/08/2016 06/08/2016: A neighborhood information meeting will be required. RESPONSE: A neighborhood meeting was held on July 20th. Comment Number: 3 Comment Originated: 06/08/2016 06/08/2016: Please label the driveway onto Shields Street as "Right-in/Right-out Only." RESPONSE: Label added to Site Plan. Comment Number: 4 Comment Originated: 06/08/2016 06/08/2016: The north-south access easement to Richmond Drive is only 40 feet wide so it will remain private. As presently shown, its alignment is slightly offset from the internal north-south drive aisle. Would it be possible to shift the north-south interior parking lot to the west to remove this offset? If the offset is to remain, and the north-south drive is needed for emergency access, then the required minimum inside and outside turning radii for fire equipment must be provided. RESPONSE: The driveways now are aligned. Comment Number: 5 Comment Originated: 06/08/2016 06/08/2016: Are there existing or planned underground utilities within this private drive? If so, then please indicate. RESPONSE: There is an existing water line located in the private drive that this project is tying in to. Comment Number: 6 Comment Originated: 06/08/2016 06/08/2016:Since the existing private north-south access is needed for Poudre Fire Authority, and because the Shields Street access will be limited, future site plans should show this easement from the south property line to Richmond Drive. Also, the plans should indicate the extent to which this easement is improved and how it is used by the two adjoining properties. Also, plans should provide the exact plat language and dimensions of this easement and as noted on Horsetooth Commons P.U.D. and indicate the ownership. RESPONSE: The access easement is already in place with the existing plat for Horsetooth Commons. Comment Number: 7 Comment Originated: 06/08/2016 06/08/2016: The Intermediate TIS will need to include an analysis of the bicycle, pedestrian levels of service to evaluate compliance with Part II of the City of Fort Collins Multi-Modal Transportation Level of Service Manual. In conjunction with the findings of the multi-modal analysis of the Intermediate TIS, Section 3.2.2(C)(6) and (7) require that both on-site and off-site direct bicycle and pedestrian facilities be provided to destinations located within the neighborhood. RESPONSE: A Traffic Study is provided. Comment Number: 8 Comment Originated: 06/08/2016 06/08/2016: The project will be subject to the Multi-Family Dwelling Development Standards per Section 3.8.30. The following three standards are highlighted since they may require some site plan adjustments or Modifications of Standard. RESPONSE: Acknowledged. Comment Number: 9 Comment Originated: 06/08/2016 06/08/2016:Section 3.8.30(C) requires that 90% of the dwellings be located within one-quarter mile of a either a public park or a private park, central feature, or gathering place. The standard goes on to state the requirements for a private park. It appears that Rossborough Park is about one-half mile away. RESPONSE: The project provides for approximately 6,000 square feet that could count toward a private park. A Modification of Standards will likely be required. Comment Number: 10 Comment Originated: 06/08/2016 06/08/2016:Section 3.8.30(F)(1) requires a 25-foot wide buffer yard along the property line of abutting property containing single and two family dwellings. A buffer yard cannot include a parking lot. Please note that the residential property to the north is zoned R-L and the residential properties to the west and south are zoned M-M-N. In this case, the need to buffer the north property line appears to be a higher priority. RESPONSE: There is a 25 foot buffer on the north against the R-L zoned properties. There are garages located 9 within the bufferyard which will require discussion of a potential Modification of Standard to allow them. Comment Number: 11 Comment Originated: 06/08/2016 06/08/2016: Section 3.8.30(F)(2) requires that for projects at least three buildings, there must be at least two distinctly different building designs. Building designs shall be considered similar unless they vary significantly in footprint, size and shape. The standard goes on to further describe how the two building styles must be differentiated. RESPONSE: Each of the buildings are differentiated by changes in the size, shape and color of the buildings. Comment Number: 12 Comment Originated: 06/08/2016 06/08/2016: A connecting walkway should be provided on the south side of the Shields-facing building that connects the public sidewalk on Shields Street to the sidewalk along the east side of the 40-foot access easement. RESPONSE: A connecting walkway is provided. Comment Number: 13 Comment Originated: 06/08/2016 06/08/2016: Similarly, a connecting walkway should be provided on the south side of the Southwest Building that connects to the sidewalk on the west side of the 40-foot access easement. RESPONSE: A walkway is difficult in this location due to a garage being placed the area. We have provided a walkway at the south end of the center landscape area/ detention pond. Comment Number: 14 Comment Originated: 06/08/2016 06/08/2016: The landscaping along Shields Street will be challenging in that a new parkway will be required to allow for a new detached sidewalk. This new design must account for and preserve existing mature trees. New street trees in the parkway may be needed to fill in the gaps. Street lighting is in the median so there is no need to account for street lights in the tree spacing. The stormwater detention pond and conveyance channel will need to be accounted for and foundation shrubs will be needed along the street-facing side of the building. Since it appears that the rear elevation of the building will face Shields, dense landscaping or screen walls may be needed to screen ground-mounted equipment such as outdoor condensing units and utility meters. RESPONSE: The stormwater pond has been shifted to the internal site so trees should be able to be preserved. The on-street sidewalk will be widened to 7’. Comment Number: 15 Comment Originated: 06/08/2016 06/08/2016: All existing trees must be evaluated by the City Forester per Section 3.2.1(F). RESPONSE: Acknowledged. Comment Number: 16 Comment Originated: 06/08/2016 06/08/2016: Staff recommends shifting the dog park to the southwest comer of the site versus along the north property line next to the single family detached homes. Similarly, the trash and recycle enclosure in the northwest comer should be shifted to a more central location. RESPONSE: The dog park area is now located in the bottom of the detention pond, along with seat walls and a flat turf area. Comment Number: 17 Comment Originated: 06/08/2016 06/08/2016: Illumination levels will need to be reduced along the property lines that are shared with existing dwellings. Due to the infill nature of the parcel, house-side shields may be required on the parking lot light fixtures to prevent illumination from spilling over onto adjoining properties. If LED lighting is selected, Kelvin temperatures must not exceed 3,000 in order to maintain the residential character. Please note that lighting controls are now available that provide for automatic dimming after and certain time. RESPONSE: Acknowledged. Comment Number: 18 Comment Originated: 06/08/2016 06/08/2016: All existing perimeter fencing will need to be evaluated and replaced if necessary to accomplish the necessary buffering. RESPONSE: Acknowledged. Comment Number: 19 Comment Originated: 06/08/2016 06/08/2016: lf any buildings exceed 40 feet in height, a height analysis will be required. RESPONSE: A shadow analysis has been submitted. Comment Number: 20 Comment Originated: 06/08/2016 06/08/2016: The two westerly buildings are set up perfectly for solar panels. RESPONSE: Acknowledged. Comment Number: 21 Comment Originated: 06/08/2016 06/08/2016: A total of 118 bike parking spaces will be needed. Of this total, a minimum of 60%, 73, will need to be 10 covered. RESPONSE: Now with 93 units and 115 bedrooms, 115 spaces are required. 70 covered and 46 in fixed racks. Comment Number: 22 Comment Originated: 06/08/2016 06/08/2016: A demolition permit will be required. This includes a review by our Historic Preservation Planners. Please note that this permit also contains an asbestos abatement permit from the State of Colorado Department of Public Health and the Environment, Air Quality Division. This process is independent of the plan review process and can track concurrently. RESPONSE: Acknowledged. Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@ fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/27/2016 05/27/2016: 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: 2 Comment Originated: 05/27/2016 05/27/2016: A drainage report and construction plans are required and they must be prepared by a Professional Engineer registered in the State of 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. RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 05/27/2016 05/27/2016: Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2-year historic release rate. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 05/27/2016 05/27/2016: There is an existing 36-inch storm pipe that runs along the frontage of the property on the west side of Shields Street. This storm pipe flows to the north and is approximately 4.5' deep at the downstream end. This pipe can the tied into for the stormwater outfall for the site. RESPONSE: Acknowledged. Comment Number: 5 Comment Originated: 05/27/2016 05/27/2016: 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/utiliti es/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: Acknowledged. Comment Number: 6 Comment Originated: 05/27/2016 05/27/2016: 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 with one of the two following options: a. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. b. 75% of all newly added or modified impervious area must be treated by LID techniques. RESPONSE: Acknowledged. Comment Number: 7 Comment Originated: 05/27/2016 05/27/2016: 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/l ow-im pact-development RESPONSE: Acknowledged. Comment Number: 8 Comment Originated: 05/27/2016 11 05/27/2016: 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. RESPONSE: Acknowledged. Comment Number: 9 Comment Originated: 05/27/2016 05/27/2016: The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 sq.- ft., and there is a $1,045.00/acre 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-devel opers/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. Contact: Jesse Schism, 970-218-2932, jschlam@ fcgov.com Topic: Erosion Control Comment Number: 10 Comment Originated: 05/31/2016 05/31/2016: The site disturbs more than 10,000 sq. ft.,therefore Erosion and Sediment Control Materials need to be submitted for FOP. 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. Also, based upon the area of disturbance State permits for stormwater will be required since the site is over an acre. 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. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@ fcqov.com Topic: General Comment Number: 1 Comment Originated: 06/07/2016 06/07/2016: Intermediate TIS will be required. Please address potential need for a right turn lane off of Shields in the TIS. RESPONSE: A TIS is provided with the submittal. Comment Number: 2 Comment Originated: 06/07/2016 06/07/2016: Adjacent street improvements along Shields will need to be brought to current standards. RESPONSE: Acknowledged. The sidewalk is being widened to 7’. Comment Number: 3 Comment Originated: 06/07/2016 06/07/2016: The proposed connection through Horsetooth Commons to Richmond drive is preferred; is an easement needed? RESPONSE: The project’s drive aligns with the private drive through Grease Monkey. There is a 40’ access easement already dedicated with Horsetooth Commons. Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@ fcqov.com Topic: General Comment Number: 1 Comment Originated: 05/27/2016 05/27/2016: There is an existing 24-inch waterline in Shields Street and an 8-inch waterline stub in the roadway connection to the south side of the property. RESPONSE: Acknowledged. Comment Number: 2 Comment Originated: 05/27/2016 05/27/2016: A water main will likely need to be looped through the site and two points of connection will be required. 12 Each multi-family building will need to have its own water meter, sized accordingly, based on MEP flow calculations. RESPONSE: Acknowledged. Comment Number: 3 Comment Originated: 05/27/2016 05/27/2016: There is an existing 8-inch sanitary sewer line in Shields Street, and existing 8-inch sanitary sewer line along the western edge of the property and an 8-inch sanitary sewer stub near the southern boundary of the property. Tie-in could occur at any one of these locations, however, tie-in to the southerly stub or westerly line would require coordination and agreements with the neighbors. RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 05/27/2016 05/27/2016: Each multi-family building must have its own separate sanitary sewer service. RESPONSE: Acknowledged. Comment Number: 5 Comment Originated: 05/27/2016 05/27/2016: 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: 6 Comment Originated: 05/27/2016 05/27/2016: Development fees and water rights will be due at building permit. RESPONSE: Acknowledged. Department: Zoning Contact: Marcus Glasgow, 97Q-416·2338, mqlasqow@fcqov. com Topic: General Comment Number: 1 Comment Originated: 06/08/2016 06/03/2016: LUC 3.2.2(K)(5) Handicap parking spaces are required in numbers per this section. 151 spaces require 6 spaces including at least 1 van accessible space. RESPONSE: There are now 145 spaces, so 5 accessible spaces are needed. Comment Number: 2 Comment Originated: 06/08/2016 06/03/2016: LUC 3.2.4 (C) Lighting plan is required, this should include a photometric site plan with catalog cut-sheets of the fixtures. RESPONSE: Acknowledged, included with submittal. Comment Number: 3 Comment Originated: 06/08/2016 06/03/2016: LUC 3.2.5 All development shall provide adequately sized and conveniently located, accessible trash and recycling enclosures. RESPONSE: Acknowledged. Comment Number: 4 Comment Originated: 06/08/2016 06/03/2016: Setback from non-arterial street- 9 ft RESPONSE: Acknowledged. Comment Number: 5 Comment Originated: 06/08/2016 06/03/2016: LUC 3.8.30(E) Multi Family Setbacks: Setback from arterial street- 15 ft RESPONSE: The building is set back 25’ from Shields. Comment Number: 6 Comment Originated: 06/08/2016 06/03/2016: LUC 3.2.2(L) Table A and B Parking Stall Dimensions should be 19'x9' Drive Aisle should be 24' for two way traffic and 20' for one way traffic RESPONSE: Acknowledged. Comment Number: 7 Comment Originated: 06/08/2016 06/03/2016: LUC 3.2.1 (D) (2) Planting of street trees shall occur in the adjoining street right-of-way in connection with the development RESPONSE: The trees in the right of way are existing. Comment Number: 8 Comment Originated: 06/08/2016 Please include in your plans the mechanical equipment and how it is to be screened. RESPONSE: Mechanical equipment is located on the elevations and will be screened by architectural screen walls off the buildings.