Loading...
HomeMy WebLinkAboutTHE EXCHANGE - BASIC DEVELOPMENT REVIEW - BDR160019 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSCommunity 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 June 24, 2016 Mary Taylor Russell + Mills Studios 141 S College Ave Suite 104 Fort Collins, CO 80524 RE: The Exchange - Preliminary Design Review, PDR160008, 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, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Katie Sexton, 970-221-6501, ksexton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/21/2016 06/21/2016: Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108. NE Response: Acknowledged. Comment Number: 2 Comment Originated: 06/21/2016 06/21/2016: 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/engineering/dev-review.php NE Response: Acknowledged. Comment Number: 3 Comment Originated: 06/21/2016 06/21/2016: 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 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. NE Response: Acknowledged. Comment Number: 4 Comment Originated: 06/21/2016 06/21/2016: 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 NE Response: Acknowledged. Comment Number: 5 Comment Originated: 06/21/2016 06/21/2016: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. NE Response: Acknowledged. Comment Number: 6 Comment Originated: 06/21/2016 06/21/2016: This site is adjacent to CDOT roadway and all access to the site is governed by an access control plan. The access control plan will need to be followed and implemented with any project. Plans will be routed to CDOT for review and approval. NE Response: Acknowledged. Comment Number: 7 Comment Originated: 06/21/2016 06/21/2016: All fences, barriers, posts, tables, benches, etc. 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. No items are proposed in the right-of-way. Comment Number: 8 Comment Originated: 06/21/2016 06/21/2016: Doors are not allowed to open out into the right-of-way. NE Response: Acknowledged. Comment Number: 9 Comment Originated: 06/21/2016 06/21/2016: 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. It may be possible to install some bike parking in the right-of-way as a separate project but this will not count toward bike parking requirements and should not be shown on the site plan. No bike parking is proposed in the right-of-way. Comment Number: 10 Comment Originated: 06/21/2016 06/21/2016: The southeast corner which shows the island with landscaping and light fixtures will be something the project team will need to work with the City on in order to determine what features and layout will work best for this location. See site and landscape plans. Comment Number: 11 Comment Originated: 06/21/2016 06/21/2016: The strip of grassy/landscaped area on the west side of the site in the ROW would be considered an encroachment and as such should not be shown on the site plan. Planting on the west site of the building has been removed. Comment Number: 12 Comment Originated: 06/21/2016 06/21/2016: 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. NE Response: Acknowledged. No rain gardens are proposed at this time. Comment Number: 13 Comment Originated: 06/21/2016 06/21/2016: As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. NE Response: Acknowledged. Comment Number: 14 Comment Originated: 06/21/2016 06/21/2016: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. NE Response: Acknowledged. Comment Number: 15 Comment Originated: 06/21/2016 06/21/2016: A Development Construction Permit (DCP) may need to be obtained prior to starting any work on the site. NE Response: Acknowledged. Comment Number: 16 Comment Originated: 06/21/2016 06/21/2016: 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 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. NE Response: Acknowledged. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/16/2016 06/16/2016: 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. See landscape schedule for our list of proposed plants. This includes native and low-water use species. Comment Number: 2 Comment Originated: 06/16/2016 06/16/2016: In regard to LED light fixtures, the American Medical Association (AMA) and International Dark-Sky Association (IDA) 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 and creates more glare 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. We will design around 3000 degree Kelvin LED lamping. Comment Number: 3 Comment Originated: 06/16/2016 06/16/2016: This site presents a unique and exciting opportunity to create a feeling of respite and enjoyment within a busy urban area. The inclusion of natural features, including tree canopy, native landscaping, green screens, water elements, secluded seating areas, or other features could support habitat for birds, butterflies and other urban-adapted species, and would allow visitors to enjoy a more "natural" setting within the downtown core. Noted. Comment Number: 4 Comment Originated: 06/16/2016 06/16/2016: 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. Solar Energy: www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or nweaver@fcgov.com 5. Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 6. Nature in the City Strategic Plan: http://www.fcgov.com/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. Noted. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/21/2016 06/21/2016: The affected 50 year+ buildings within the boundaries of the proposed development project were evaluated for individual landmark eligibility on March 14, 2016 by the CDNS Director and the Chair of the Landmark Preservation Commission. All buildings were determined to be not eligible for individual landmark designation and thus were approved for alteration according to the requirements described in Section 14-72 of the Municipal Code. Comment Acknowledged. Comment Number: 2 Comment Originated: 06/21/2016 06/21/2016: The proposed plans have also been considered based on the potential to affect adjacent historic resources, particularly the Old Town Historic District, as required by Land Use Code section 3.4.7. The code contains a provision (3.4.7(F)(6)) that allows the Director of CDNS to provide a written determination that the plans would not have a significant impact on the individual eligibility or potential individual eligibility of the site, structure, object or district. This determination replaces the process of receiving a written recommendation from the Landmark Preservation Commission. Staff concurs that this approval from the CDNS Director is appropriate based on the plans submitted on June 8, 2016 for Preliminary Design Review. Any significant changes to these plans in the future could potentially require another staff review under 3.4.7, to ensure that this determination remains valid. Comment Acknowledged Comment Number: 3 Comment Originated: 06/21/2016 06/21/2016: If the applicant finds that it would be helpful to consult with historic preservation staff regarding any questions associated with the project as it moves forward, please feel free to contact us at mbzdek@fcgov.com. Our staff is a resource for technical questions related to building alterations for all applicants. Comment Acknowledged Department: Internal Services Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 06/12/2016 06/12/2016: Please schedule a pre-submittal meeting with Building Services 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. Noted. The team has met with the Building Department. Comment Number: 2 Comment Originated: 06/12/2016 06/12/2016: Construction shall comply with adopted codes as amended. Current adopted codes are: 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 Fort Collins has amendments to most of the codes listed above. See the fcgov.com/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 - Commercial: 2012 IECC commercial chapter. Noted. Comment Number: 3 Comment Originated: 06/12/2016 06/12/2016: Adoption of the 2015 I-Codes is anticipated for January 2017. Be advised that permit applications submitted after the code adoption date will be subject to the new codes and standards, as amended. For more information, contact Sarah Carter, Plans Examiner at 970-416-2748 or scarter@fcgov.com. Comment Acknowledge. The Design Team has already met with Building Department staff a a couple of occasions and will set up a final pre-submittal meeting prior to submitting for permit. Department: Light And Power Contact: Rob Irish, 970-224-6167, rirish@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/21/2016 06/21/2016: Light & Power has existing 3-phase running North & South in the alley way with electrical equipment scattered throughout. NE Response: Acknowledged. Comment Number: 2 Comment Originated: 06/21/2016 06/21/2016: 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. NE Response: Acknowledged. Comment Number: 3 Comment Originated: 06/21/2016 06/21/2016: Electric Capacity Fee and Building Site charges will apply to any new or redeveloped areas. 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-investmen t-development-fees NE Response: Acknowledged. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 06/09/2016 06/09/2016: FIRE ACCESS PFA has concerns regarding the apparent reconfiguration and narrowing of the alley access at Pine Street. Fire access for the 200 block of North College is already problematic and PFA would be opposed to any further constriction of the alley entrance. PFA would support an enhanced, dual purpose access design at this location which both allowed for pedestrian and fire access. NE Response: Acknowledged. Alley access is currently shown at 20’ wide, with an additional 8’ sidewalk. We believe that this corner needs to be looked at comprehensibly with PFA, Engineering and the design team to ensure that all the competing needs are met, including width, ADA accessibility, and accounting for the alley across Pine Street. Comment Number: 2 Comment Originated: 06/09/2016 06/09/2016: AUTOMATIC FIRE SPRINKLER SYSTEM REQUIREMENTS Redevelopment of this site will require code compliance with regard to sprinkler system needs. Recent utility infrastructure upgrades along Pine Street may now allow minimum sprinkler system demands to be met at this location. Prior to this change, several businesses in the 200 block of N. College Ave. were unable to provide enough pressure to support required sprinklering. It is the applicant's responsibility to verify available pressure and volume needed to meet minimum sprinkler demands. Please contact Shane Boyle at City Water Utilities for further infrastructure details at 970-221-6339, or contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. It is the intent to provide full fire suppression system to both the existing north buidling, south building and south building addition. Comment Number: 3 Comment Originated: 06/09/2016 06/09/2016: WATER SUPPLY College Ave, south from this location has a hydrant on the east side of every block, however the utility infrastructure becomes problematic north of Walnut. Currently, there is no fire hydrant on the east side of College Ave between the Northern Hotel and the Poudre River. As redevelopment of this site occurs, PFA is asking the project team to investigate the feasibility of providing a hydrant on College Ave somewhere along the northern half of this block (500-600' N of Walnut). If that is not deemed possible, alternative means of compliance measures will be needed along with further discussions. Code language provided below. > IFC 508.1 and Appendix B: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter. NE Response: Acknowledged. Currently, there are no plans to open any of the adjacent roads, so adding a fire hydrant would be a significant cost to the project. We are continuing to evaluate existing water and sewer services to the site, and should any of those need to be abandoned, it would provide an opportunity for further exploration of a new fire hydrant. Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/22/2016 06/22/2016: The site is zoned Downtown, Old City Center Sub-district. The following land uses are permitted subject to Basic Development Review: standard restaurant, fast food restaurant (flexible food spaces), retail (flexible retail spaces), office and micro-distillery. The following uses are permitted subject to Administrative Review (Type One): open-air farmers¿ market and music facility, multi-purpose (small musical events). Please note that the Land Use Code contains the following defined use: ¿Music facility, multi-purpose, shall mean a facility that may include indoor and outdoor space for the purpose of music workshops, meetings, informal gatherings, occasional small-scale music performances, and occasional recitals and open microphone sessions where performance spaces do not include permanent or designated seating or paid admission.¿ Staff will review the extent and frequency of the famers' market and the music facility, multi-purpose, with the applicant in follow-up meetings to determine the applicability of these uses as defined. Noted. Comment Number: 2 Comment Originated: 06/22/2016 06/22/2016: A music facility, multi-purpose and open-air farmers¿ market are permitted at this location subject to review by the Hearing Officer (Type One). When a development application contains a variety of uses that are subject to multiple review processes (Basic Development Review, Administrative Review [Type One] or Planning and Zoning Board Review [Type Two]), then the uses that are subject to the highest level review process governs the entire application. Since the music facility, multi-purpose and open air farmers¿ market are subject to Type One review, The Exchange, as a whole, will be processed as a Project Development Plan subject to Type One review. Staff will review the extent and frequency of the farmers' market and the music facility, multi-purpose, with the applicant in follow-up meetings to determine the applicability of these uses as defined. Noted. Comment Number: 3 Comment Originated: 06/22/2016 06/22/2016: Normally, a Type One Review does not require a neighborhood meeting. Staff is concerned, however, about both amplified outdoor music on the plaza and the outdoor activities on the rooftop patio and their potential sound impacts on the adjoining properties. Chapter 20 of the City Code requires that the decibel level at a receiving property line in the Downtown zone district not exceed 60 dB(A) between the hours of 7:00 a.m. to 8:00 p.m. and not to exceed 55 dB(A) between 8:00 p.m. and 7:00 a.m. As the P.D.P. moves forward, design considerations related to sound mitigation should be considered. Please note that Chapter 20 includes a variance procedure that is processed and reviewed by our Neighborhood Resources Department. Please contact Polly Lauridsen 221-6399, plauridsen@fcgov.com. Noted. Comment Number: 4 Comment Originated: 06/22/2016 06/22/2016: Because of the complexity associated with outdoor amplified music and compliance with Section 20-23 of the City Code (Maximum Permissible Noise Levels), Staff recommends a neighborhood meeting as part of the Administrative Review process. Noted. The team will consider a neighborhood meeting. Comment Number: 5 Comment Originated: 06/22/2016 06/22/2016: The PDR narrative is very comprehensive and explains the proposed architectural renovations and additions that are planned. The façade upgrades and building additions are laudable and will bring a fresh new aspect to the north end of Downtown. The narrative, however, seems to skip over the outdoor vendor buildings around the plaza and there is no mention of the new building labeled as “Churn”. Comment Acknowledged.The Churn and Container Building Elevations have been included with the BDR submittal. Comment Number: 6 Comment Originated: 06/22/2016 06/22/2016: While the project narrative describes the plaza being flanked on two sides by flexible food/retail spaces, staff has since learned, post submittal that these are to be shipping containers that are to be modified with operable windows and doors. As such, they must be considered permanent buildings that require a Building Permit and compliance with our Building Code. For example, because of the windows and doors, these containers must be certified by a structural engineer. Further, they must have a heat source, insulation and comply with the City’s local amendments for wind and snow loading. In addition, since these containers may also be converted for food service, they must provide water, a hand sink, sanitary sewer and a grease trap. These buildings do not need bathrooms if within 500 feet of a building that allows entry by vendor employees. For further information, please contact Russ Hovland, Plans Examiner, 416-2341, rhovland@fcgov.com. Comment Acknowledged. We have meet with Russ Hovland to discuss the shipping container buildings and these structures will be treated the same as any new building construction. Restrooms have been provided in one of the container buildings to serve the buildings within the plaza area. Comment Number: 7 Comment Originated: 06/22/2016 06/22/2016: Staff is concerned about the street-facing appearance of the shipping containers. Staff recommends that these elevations be upgraded with cladding, murals, decorative paint schemes or other treatments to minimize the industrial nature of a pure shipping container. Comment Acknowledged. The containers have been well articulated with their placement/arrangement and create diversity of massing and overall interest. The containers also have significant amounts of glazing and doors to promote transparency and activation of the adjacent College Ave. frontage and Plaza spaces. An overlaid horizontal screen element and the balconies also provide further visual depth. The paint scheme with incorporate at least 3 tone on tone colors to further enrich their presence. Comment Number: 8 Comment Originated: 06/22/2016 06/22/2016: The narrative indicates that the existing surface parking will be converted to a plaza. Additional on-street diagonal parking, however, will be gained by the closing of the driveways and curb cuts. The project narrative needs to be revised to indicate the net loss of parking. The P.D.P. must comply with Section 3.2.2(K)(2)(a-e) which governs the amount of off-street parking for commercial uses in the Transit-Oriented Development Overlay Zone. Noted. Comment Number: 9 Comment Originated: 06/22/2016 06/22/2016: In order to assist in finding either full or alternative compliance with this standard, and to scope the extent of the issue, the applicant needs to provide data on the existing ratio of the number of spaces per square footage of gross leasable area and then compare that with the proposed ratio. It will be critical to indicate whether or not the expansion of the buildings results in an increase of greater than 25% of the existing gross leasable area but not greater than 5,000 square feet. We need to know the square footage of the proposed new shipping containers and that into the total square footage. The applicant may also avail themselves, if needed, of the various aspects of the demand mitigation strategies that allow for reductions in the required number of off-street spaces. The container buildings are only approximately an additional 2500SF. Currently, there are 30 parking spaces in the on-site parking lot. We are able to add an additional 12 on-street parking spaces. That is a total loss of 18 parking spaces. Although there is a loss of vehicular parking, there is an increase in on-site bicycle parking, plus the opportunity for inside bicycle parking. This location is in close proximity of the Downtown Transit Center and two downtown parking garages. The purpose of this site renovation is to increase activity in the north end of Old Town, and on-site vehicular parking will maximize the visual and aesthetic impact to this area. Lastly, the loss of parking spaces does not detract from continuity, connectivity, and convenient proximity for pedestrians to this space due to the amount of on-street parking and close proximity to parking garages and public transportation. We will submit an alternative compliance application to approve this strategy. Comment Number: 10 Comment Originated: 06/22/2016 06/22/2016: Staff is concerned with the Churn building. As designed, the building can be interpreted as being a sign and, therefore, in violation of the definition of a Sign (Land Use Code Section 5.1.2 pp 37-38). At the same time, staff acknowledges that while essentially operating as an attention-getting device, the vendor and the building may also play a key role as an anchor tenant that draws activity to the site and contribute to the Downtown atmosphere. In order for this particular vendor, with the building as proposed or modified, to move forward in an affirmative manner, Staff would like to discuss issues related to building placement, landscape screening, building height, exterior materials and the impact of the building’s various accoutrements and appurtenances in order to find an appropriate level of mitigation, and thus compliance with the applicable standards. Understanding that this structure could be interpreted as a sign the design team has taken several steps to work within the language of the code, eliminating this concern. Per the Land Use Code section 5.1.2 (6) the following is a definition of what the term sign shall not defined as: (6) signs not visible beyond the boundaries of the lot or parcel upon which they are located or from any public thoroughfare or right-of-way. As you can see from the submittal, the height of the building has been kept to comparable heights of the adjacent structures so as not to be seen from the right-of-way over the other buildings (approximately 24’ or less); the location of the structure has been pulled off of the property lines and centrally located in the plaza area (roughly 90’ from College Ave); the proposed structures and landscaping within the plaza shall act as a screen from the right-of-way. The façade of the Churn structure will be comprised of similar or the same materials that are being proposed on the adjacent buildings to provide continuity throughout the block. The design of this structure has not progressed beyond those images that were presented at the preliminary design but there will not be a handle or crank as a part of the final architecture. Comment Number: 11 Comment Originated: 06/22/2016 06/22/2016: Give the proximity of residential buildings (Pine Street Lofts and Northern Hotel), exterior lighting must be fully shielded and down directional. Café lighting can be allowed subject to such fixtures producing minimal lumen output and being turned off at the close of business. Noted. Comment Number: 12 Comment Originated: 06/22/2016 06/22/2016: For all other exterior fixtures, staff recommends that dimming controls be installed so that light levels are reduced at the appropriate times. House side shields may be needed for pole-mounted fixtures to minimize light spillage across the property line. Noted. Comment Number: 13 Comment Originated: 06/22/2016 06/22/2016: Kelvin temperatures should be less than 3,000 degrees to minimize harsh glare. The point by point illuminance plan must be calibrated with a light loss factor of 1.0. Keep in mind that existing roadway lighting spills onto the site. Noted. Comment Number: 14 Comment Originated: 06/22/2016 06/22/2016: Are there plans to add street trees in the public right-of-way? Most street trees in Downtown are in grates and either has an irrigation system or watered by the City of Fort Collins Forestry Department water truck. Please contact Tim Buchanan, 221-6361 or Ralph Zentz, 221-6302 of the Forestry Department to evaluate the need for additional street trees. No additional street trees will be added. Comment Number: 15 Comment Originated: 06/22/2016 06/22/2016: The commitment to increase landscaping in the form of planters will improve the visual and aesthetic character of the block. Be sure irrigation systems are in place to ensure plant viability. Irrigation systems will be in place to ensure plant success. Comment Number: 16 Comment Originated: 06/22/2016 06/22/2016: At some point, the applicant is encouraged to meet with the City of Fort Collins District One Police Department to discuss various aspects of safely operating a Downtown facility such as that being proposed. Please feel free to contact Jeremy Yonce, 416-2189, jyonce@fcgov.com, or Kent Robinson, 221-6840, krobinson@fcgov.com, to discuss strategies that ensure safety for patrons and employees. Noted. Comment Number: 17 Comment Originated: 06/23/2016 06/23/2016: Regarding the Lighting Plan, it would be helpful if the data sheet or the schedule included the Department of Energy "Lighting Facts" that indicates the ratings for Backlight, Up-light and Glare for each fixture. Standard manufacturer’s cut-sheet to be included on site photometrics. Department: Stormwater Engineering Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 06/09/2016 06/09/2016: 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 NE Response: Acknowledged. Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com Topic: General Comment Number: 2 Comment Originated: 06/21/2016 06/21/2016: The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. NE Response: Acknowledged. Comment Number: 3 Comment Originated: 06/21/2016 06/21/2016: 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. NE Response: Acknowledged. Comment Number: 4 Comment Originated: 06/21/2016 06/21/2016: It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. NE Response: Acknowledged. Comment Number: 5 Comment Originated: 06/21/2016 06/21/2016: When improvements are being added to an existing developed site, onsite detention is only required if there is an increase in impervious area greater than 5000 square feet. If it is greater, onsite detention is required with a 2-year historic release rate for water quantity. NE Response: Acknowledged. The project is proposing a decrease of impervious area, so no detention is proposed. Comment Number: 6 Comment Originated: 06/21/2016 06/21/2016: Water quality treatment for 50% of the site is provided for in the Udall Natural Area water treatment facility. However additional onsite water quality treatment is encouraged as described in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices (BMPs). Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. (http://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/stormwater-criteria) NE Response: Acknowledged. Comment Number: 7 Comment Originated: 06/21/2016 06/21/2016: 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. Standard operating procedures (SOPs) for all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-im pact-development NE Response: Acknowledged. LID treatment has been provided via an underground infiltration gallery. Comment Number: 8 Comment Originated: 06/21/2016 06/21/2016: 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 and bio-retention cells. NE Response: Acknowledged. Comment Number: 9 Comment Originated: 06/21/2016 06/21/2016: 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-developers/plant-investmen t-development-fees or contact Jean Pakech at 221-6375 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. NE Response: Acknowledged. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/17/2016 06/17/2016: As of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Noted. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/21/2016 06/21/2016: Traffic operations staff would like to get a better understanding of the flexible food/retail space. Is this a space for a food truck to pull in. If so can you describe the access/circulation for the trucks? This is not a space for food trucks to pull in. These are permanent structures. Comment Number: 2 Comment Originated: 06/21/2016 06/21/2016: Work with engineering and planning staff to see if on site parking requirements are met for both cars and bicycles. Bicycle parking is met and additional on-street parking for vehicles is proposed. Alternative compliance will be obtained, if needed. Topic: Traffic Impact Study Comment Number: 3 Comment Originated: 06/21/2016 06/21/2016: Please provide a memo describing the flex food trip generation. Traffic operations staff would like to better understand the mode split that is being assumed. It is our understading that most of the traffic to the site would be pedestrian or bike traffic, and would like a memo documenting the applicants thoughts on this. This is not a space for food trucks to pull in. These are permanent structures. Department: Water-Wastewater Engineering Contact: Shane Boyle, 970-221-6339, sboyle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/21/2016 06/21/2016: Existing water mains in the vicinity include a 16-inch main in Jefferson, an 8-inch main in Pine from Jefferson to the alley, a 4-inch main in Pine from the alley to Walnut, and a 6-inch main on the west side of College. Existing sewer mains in the vicinity include a 15-inch main in Pine and an 8-inch main in College. NE Response: Acknowledged. Thank you for the information. Comment Number: 2 Comment Originated: 06/21/2016 06/21/2016: The portion of 4-inch water main in Pine St is intended to be upsized to an 8-inch main. That work may need to be done with this project in order to provide adequate fire flow to new or renovated buildings. NE Response: Acknowledged. Comment Number: 3 Comment Originated: 06/21/2016 06/21/2016: There are quite a few existing water and sewer services serving the existing buildings. These services will need to be reused with this project or abandoned at the main. Early coordination with Water Utilities Engineering is recommended to develop a strategy for water and sewer service for this development. NE Response: Acknowledged. At this time, all existing services are intended to be reused. Comment Number: 4 Comment Originated: 06/21/2016 06/21/2016: The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards NE Response: Acknowledged. Comment Number: 5 Comment Originated: 06/21/2016 06/21/2016: Development fees and water rights will be due at building permit. NE Response: Acknowledged. Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/21/2016 06/21/2016: LUC 3.2.5 All development shall provide adequately sized conveniently located, accessible trash and recycling enclosures. See site and architectural plans for trash and recycling enclosure location. Comment Number: 2 Comment Originated: 06/21/2016 06/21/2016: LUC 3.2.4 (C) Lighting plan is required, this should include a photometric site plan with catalog cut-sheets of the fixtures. Noted. Comment Number: 3 Comment Originated: 06/22/2016 06/22/2016: The structure is considered to be a sign as defined in the Land Use Code, in addition to being a building. In other words, the "Churn" doubles as a sign. As such, it would need to comply with the regulations in Sec. 3.8.7, i.e. can't be taller than 12', can't be larger than 90 sf. per 'side', needs to be at least 15' from an interior side lot line (the south lot line), etc. See note above about Churn information. Comment Number: 4 Comment Originated: 06/22/2016 06/22/2016: LUC 3.5.1 (I) All mechanical equipment shall be screened from public view from both above and below by integrating it into building and/or roof design to the maximum extent feasible. Noted.