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HomeMy WebLinkAboutSPIRIT AT THE RIVER (FORMERLY LINCOLN CORRIDOR HOTEL) - PDP - PDP170026 - CORRESPONDENCE - 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 October 06, 2017 Studio PBA 1575 Gilpin St Denver, CO RE: Spirit at the River (formerly Lincoln Corridor Hotel), PDP170026, Round Number 2 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, Clay Frickey, at 970-224-6045 or cfrickey@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Katie Andrews, 970-221-6501, kandrews@fcgov.com Topic: General Comment Number: 2 Comment Originated: 08/08/2017 09/26/2017: Please indicate what specifically will be done in the Lincoln Ave ROW. Please show and label both existing and proposed improvements (an existing conditions sheet may be helpful) and construction work including excavation, asphalt, curb, gutter, sidewalk, driveway access types, etc. Please indicate changes being made to existing improvements, reference applicable LCUASS construction details, and please include as much surrounding context as possible including adjacent driveway accesses, driveways and roads on the other side of Lincoln, medians/striping within Lincoln, etc. 08/08/2017: Please indicate what specifically will be done in the Lincoln Ave ROW. Please show and label existing and proposed improvements including asphalt, curb, gutter, sidewalk, driveway accesses, etc. Please indicate changes being made to existing improvements, reference applicable LCUASS construction details, and please include as much surrounding context as possible including adjacent driveway accesses, driveways and roads on the other side of Lincoln, medians/striping within Lincoln, etc. Improvements on Lincoln Ave are new drives and ADA ramps, new fire hydrant and water meters. An Existing Conditions and Demolition Plan has been added to the plan set to help clarify existing conditions, proposed items and items that are to be demolished. Refer to sheet C2.1. Curb, gutter and sidewalk will be removed as shown on the Existing Conditions and Demolition Plan to enable the construction of the new drives, sidewalks and ADA ramps. The associated LCUASS standards are referenced with the keynotes. Comment Number: 3 Comment Originated: 08/08/2017 09/26/2017: Please label driveway widths. 08/08/2017: Please label all driveway widths and curb return radii on the utility plans. Drive way widths and curb return radii labels have been added to the utility plans. Please see the Dimensional Plan Sheet C3.1. Comment Number: 4 Comment Originated: 08/08/2017 08/08/2017: Please indicate where detectable warnings will be installed. Olsson Response 10/27/2017: Labels have been added to the plans indicating where detectable warnings for ADA ramps are to be installed. Comment Number: 5 Comment Originated: 08/08/2017 09/26/2017: Please label each easement type on the site plan. 08/08/2017: Please label existing and proposed ROW and easements on both the site and utility plans. Olsson Response 10/27/2017: Each of the easement types have been labeled on the Utility Plans. Refer to the Site Plan sheet C3.0 Easement Table. Comment Number: 8 Comment Originated: 08/08/2017 09/26/2017: Please list requested variances. 08/08/2017: Please modify general note 19 with current information. Please include general note 48 and list requested variances. Olsson Response 10/27/2017: General note 48 has been revised with the requested variance verbiage. Refer to the Cover Sheet C1.0 note 48. Comment Number: 12 Comment Originated: 09/26/2017 09/26/2017: On the plat, please change the "Bike Access" easement to an "Access" easement. Olsson Response 10/27/2017: The plat has been changed to “Access” easement from previously being labeled “Bike Access” easement. Refer to the Final Plat Sheet 3 of 3 for the revised callouts to the easement. Comment Number: 13 Comment Originated: 09/26/2017 09/26/2017: Please label the parking stall setback distances on the utility plans. Olsson Response 10/27/2017: The parking stall setback distance of 53’ has been labeled on the Dimensional Plan. Refer to sheet C3.1.on the northwest area of the parking lot. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: General Comment Number: 2 Comment Originated: 07/31/2017 10/02/2017: BUFFER ZONE: Note is missing on sheets LP101 and LP402 of the landscape plans. RMS Response 10/27/2017: Note has been added to sheets LP101 and LP402, viewport was clipped. 07/31/2017: BUFFER ZONE: Please add the following note on all sheets of the site, landscape, photometric and utility plans that show the Habitat Buffer: "The Natural Habitat Buffer Zone is intended to be maintained in a native landscape. Please see Section 3.4.1 of the Land Use Code for allowable uses within the Natural Habitat Buffer Zone." This will help preserve the intention behind the buffer zones and the natural features into the future. Comment Number: 3 Comment Originated: 07/31/2017 10/02/2017: BUFFER ZONE: Still missing from legend on sheet LP101 of landscape plans. RMS Response 10/27/2017: Linetype for buffer zone has been added to legend. Buffer Zone line is labeled on plans as well. Per conversations with Rebecca the buffer zone has been drawn define area from top of bank (as required for 300’ distance measurement) to the east and west property lines and up to proposed boundary at the south end of the parking lot. The buffer zone will not include the Poudre river corridor or the area on the south side of the riverbank as this is a separate buffer zone and corridor area. The city will be responsible for revegetating, per requirements, the area within the buffer that is disturbed from the trail relocation and the new bank edge. 07/31/2017: BUFFER ZONE: The Natural Habitat Buffer Zone needs to be more prominently delineated and labeled on all applicable sheets of the site and landscape plans. Change "Proposed River Buffer" to "Natural Habitat Buffer Zone." Please also add to the legend. Comment Number: 13 Comment Originated: 08/03/2017 10/02/2017: LIGHTING PLAN: The Natural Habitat Buffer Zone is incorrectly shown and labeled on the lighting plan. Please label the northern boundary of the buffer with a thick dashed line. Please remove the hatched area, as it is not a distinct area - it was identified on the previous redlines as the area of non-compliance with City standards. The hatched area also makes the footcandle measurements illegible. 07/31/2017: LIGHTING PLAN: The Natural Habitat Buffer Zone should be more prominently delineated and labeled on the lighting plan. JCAA Response 10/27/2017: The Northern Boundary of the Natural Habitat Buffer Zone has been delineated with a thick dash line to match the other disciplines. Previous hatch has been removed for clarity. Comment Number: 14 Comment Originated: 08/03/2017 10/02/2017: LIGHTING PLAN: The parking lot lighting still does not adequately protect the Poudre River corridor and associated buffer zone from spillover lighting, per sections 3.2.4(D) and 3.4.1(E)(1) of the Land Use Code. Please adjust fixture type, placement and mounting height to achieve no more than 0.1 foot-candle levels at the boundary of the Natural Habitat Buffer Zone. 07/31/2017: LIGHTING PLAN: There is too much spillover lighting within the Natural Habitat Buffer Zone. Please adjust the placement, pole height, or shielding of the fixtures on the southern edge of the parking lot to eliminate as much of the light spill as possible. Adding back shields could help with this. JCAA Response 10/27/2017: The Northern Boundary of the Natural Habitat Buffer Zone has been corrected to 0.1 foot-candles. A Landscape Island has been created to move the Pole Light located at the South Central portion of the Site away from the Northern Boundary of the Natural Habitat Buffer Zone in order to meet criteria. Additionally, the Pole Light at the Southwestern corner of the building has been moved East so as not to exceed 0.1 foot-candles at the Natural Habitat Buffer Zone. Comment Number: 15 Comment Originated: 08/03/2017 10/02/2017: Repeat comment, plat is still incorrect. 07/31/2017: PLAT: The "bike access easement" should be renamed to "access easement." This should also be corrected on the utility plans. Olsson Response 10/27/2017: The “bike access easement” has been renamed to “access easement” on the Plat and Utility Plans. Please refer the Final Plat sheet 3 of 3. Comment Number: 20 Comment Originated: 10/02/2017 10/02/2017: SITE & UTILITY PLANS: Please clarify the Emergency Spillway. Is that just a designated area within the restored grass area, or is it something paved/constructed? Please label this area on sheets LS101 and LS401 of the site plan set. RMS Response 10/27/2017: Spillway is labeled on LP100, LP402, LS101, LS401. No rip rap or pavement is required for spillway velocities. Spillway area will be seeded to match surrounding area, no plants will b located within this zone. Olsson Response 10/27/2017: The spillway is designed wide enough to keep the velocities low enough not to require any rip rap or concrete. This design approach is more conducive of the intent to minimize any adverse impacts within the Buffer Zone. Native grass vegetation will be planted in this area. Refer to the Pond Grading Plan sheet C6.1. Comment Number: 21 Comment Originated: 10/02/2017 10/02/2017: SITE PLAN: Staff still has concerns about the impact of headlights shining toward the Poudre River and associated buffer zone. To mitigate the impact and comply with LUC 3.4.1(E)(1), please add a screening fence, low screen wall, or series of planters that will block headlight glare but still allow for stormwater flows from the parking lot to the buffer zone. RMS Response 10/27/2017: Per conversations during staff review it was determined that dense plantings would be most ideal and compatible in the buffer with the performance standards and intent for this area. In addition to this, a 2’ high berm has been added adjacent to the parking stalls to help block light spill over into habitat zone further. Plantings include 8 evergreen trees, 1 ornamental trees, as well as 54 shrubs and ornamental grasses. Please refer to landscape plans for updates to this area. Olsson Response 10/27/2017: A two-foot berm along with strategic planting has been added in this location to reduce the impact on the buffer zone. Comment Number: 22 Comment Originated: 10/02/2017 10/02/2017: LANDSCAPE PLAN: In order to compensate for the reduced buffer zone along the Poudre River, staff requests additional landscaping be added to adequately enhance the ecological function and wildlife use of the river corridor. In particular, additional trees and shrubs of multiple sizes will provide for added food sources and cover for wildlife in the buffer zone. Please see redlines for suggestions. RMS Response 10/27/2017: Trees and shrubs have been added to the plans per the mark-up received. Additional trees and shrubs have been added to the plans in order to offset the lose of the permeable pavers along the storm line, per City request to remove. Staff is open to a mix of caliper/gallon sizes for the additional shrubs and trees if the quantity is increased - e.g., two smaller caliper cottonwood trees instead of one larger tree. RMS Response 10/27/2017: Six (6) 1” caliper cottonwood trees have been added to further the mid story canopy. Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 4 Comment Originated: 10/03/2017 10/03/2017: Please specify which cultivar of Honeylocust is to be used on the plan. Shademaster or Skyline Honeylocust are the most readily available. RMS Response 10/27/2017: Honeylocust cultivar called out as Shademaster. Comment Number: 5 Comment Originated: 10/03/2017 10/03/2017: Western River Birch is an adaptable, native plant. However, it is very spreading and is listed as 15-20 height and 15-20 feet wide. Typically it will have 8-15 stems. These trees are currently proposed along a walkway and in the courtyard spaced approximately 10-15 feet apart. Please consider planting fewer of these species in these areas to allow room for mature growth to occur. RMS Response 10/27/2017: One of the river birch trees was removed to create more room within planting area. Comment Number: 6 Comment Originated: 10/03/2017 10/03/2017: Please show irrigated turf in the parkway along East Lincoln Ave. RMS Response 10/27/2017: Multiple labels along the street frontage call out existing turf lawn. Note is on plans for contractor to meet and match existing turf edge when driveway is removed and new lawn replaced. Extents will not be know until construction occurs. Comment Number: 7 Comment Originated: 10/03/2017 10/03/2017: Are there any street lights or stop signs proposed? If so, please identify these fixtures with a distinct symbol. Space trees if needed as follows. Stop Signs: 20 feet from sign. Street Light: 40 feet for canopy shade trees and 15 feet for ornamental trees RMS Response 10/27/2017: Street trees are to be planted as part of the Lincoln Ave Improvements. One additional tree has been added to the tree lawn where the existing driveway is to be removed. Stop signs are all located on private property. Existing light on Lincoln is shown and labeled on site and landscape plans. Trees that are adjacent to sign are existing. Department: Internal Services Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 08/11/2017 08/11/2017: 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. Studio PBA Response 10/27/2017: Meeting was held between Russ Hovland and PBA on Tuesday 10th @ 9am. Please see attached PDF of email from Edwin Mocke on 10/13 summarizing the meeting. Comment Number: 2 Comment Originated: 08/11/2017 08/11/2017: Construction shall comply with adopted codes as amended. Current adopted codes are: 2015 International Building Code (IBC) 2015 International Residential Code (IRC) 2015 International Energy Conservation Code (IECC) 2015 International Mechanical Code (IMC) 2015 International Fuel Gas Code (IFGC) 2015 International Plumbing Code (IPC) as amended by the State of Colorado 2017 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 A117.1-2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Load: 129vult or 100- MPH 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5 Energy Code Use: 2015 IECC commercial chapter. Studio PBA Response 10/27/2017: Project is compliant with all given codes. Department: Light And Power Contact: Austin Kreager, , akreager@fcgov.com Topic: General Comment Number: 6 Comment Originated: 09/27/2017 09/27/2017: Comments 1-5 stand as stated above. Please email your one-line diagram and C-1 form to akreager@fcgov.com. No new comments at this time. Contact: Coy Althoff, 970-224-6150, CAlthoff@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/09/2017 08/09/2017: Single and 3-phase power is available along Lincoln Ave. JCAA Response 10/27/2017: 3 Phase power is requested to service this development. Comment Number: 2 Comment Originated: 08/09/2017 08/09/2017: Development charges, electric Capacity Fee, Building Site charges and any system modification charges necessary will apply to this development. JCAA Response 10/27/2017: Development charges, electric capacity fees, building site charges and system modification charges to this development will be addressed by Owner. Comment Number: 3 Comment Originated: 08/09/2017 08/09/2017: As your project begins to move forward please contact Light and Power Engineering to coordinate the streetlight, transformer and electric meter locations, please show the locations on the utility plans. Please note that transformers have a minimum clearance of 8' from the front and 3' around the sides and back. JCAA Response 10/27/2017: The minimum clearance requirement for the transformer are noted as 8’ from the front and 3’ around the sides and back. Power company will be coordinated during design. Comment Number: 4 Comment Originated: 08/09/2017 08/09/2017: 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 JCAA Response 10/27/2017: C-1 form and preliminary one-line diagram are provided with this submittal. Comment Number: 5 Comment Originated: 08/09/2017 08/09/2017: You may contact FCU Light & Power, project engineering if you have questions. (970) 221-6700. You may reference Light & Power’s Electric Service Standards at http://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandar ds_FINAL_18November2016_Amendment.pdf You may reference our policies, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. JCAA Response 10/27/2017: Acknowledged. Department: Park Planning Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com Topic: General Comment Number: 2 Comment Originated: 08/08/2017 10/03/2017: Add Fiber mesh to concrete specs for the Poudre Trail (Section A-A). 08/08/2017: The Developer shall design and construct the relocated Trail (approximately 400 lineal feet of 10' wide, 5' depth, colored and fiber-reinforced Portland concrete material) in the general location shown on the Overall Site Plan. Design shall conform to trail standards as detailed in the 2013 Paved Recreational Trail Master Plan, and/or the Larimer County Urban Area Street Standards. Final design of the Poudre River Trail segment must be approved by Park Planning & Development (PP&D). RMS Response 10/27/2017: Detail has been updated to the new detail sent by park planning on October 5, 2017. As requested by parks Department a 4’ crusher fines trail has been added to the plans. Suzanne Bassinger approved layout on October 5, 2017. Comment Number: 4 Comment Originated: 08/08/2017 10/03/2017: Park Planning & Development to approve final construction costs and design plans for Poudre Trail, Spirit Response 10/27/2017: As approvals are received, bid prices will be sought by our general contractor and presented for approval. Please provide contact information for the individual to whom we are to deliver final construction costs and submit plan details. Please note that a voicemail message has been left with the BikeShare program and we are currently awaiting a call back. 08/08/2017: The relocated Trail segment shall be constructed by the Developer. PP&D shall reimburse the Developer for the construction of the Trail in the relocated alignment. A cost estimate for the construction of the Trail must be approved by Park Planning & Development and will be included as a Not to Exceed cost in the Development Agreement. Comment Number: 8 Comment Originated: 08/08/2017 10/04/2017: A temporary construction easement from south property boundary to 15’ past existing north edge of trail will be required for demo of existing trail and bank repairs by City. Legal description for easement to be provided by Developer and shown on plans. Olsson Response 10/27/2017: Acknowledged, the temporary construction easement is shown on the Utility Plans and will be dedicated by separate documents once we progress to FDPs. Refer to the Site Plan sheet C3.0 Easement Table. Comment Number: 9 Comment Originated: 10/04/2017 08/08/2017: Please contact Suzanne Bassinger at 970.416.4340 or sbassinger@fcgov.com with any questions about Park Planning comments. RMS Response 10/27/2017: Noted, plans for crusher fines were sent for approval. Layout was approved on October 5, 2017 by Suzanne. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 10 Comment Originated: 10/03/2017 10/03/2017: OCCUPANCY GROUP CLASSIFICATION > The applicant is advised to contact the building department to determine if the hotel will need to conform with Group R-1 requirements (transient hotel) or Group R-2 requirements (nontransient hotel), as this will have an impact on future fire code comments at time of permitting. While this is not anticipated to have a direct impact on the sprinkler system (full NFPA-13 required by local amendment), it may, for example, have an impact on code requirements for smoke alarm and detection, or egress travel distances. Refer to IFC 907.2.8 (Group R-1), IFC 907.2.9 (Group R-2), and IFC Table 1006.2.1 (Maximum egress travel distance). Studio PBA Response 10/27/2017: A pre-planning meeting was held with Russ Hovland on 10/10/2017, he confirmed this hotel will be R-1 as it has been designed. A complete NFPA 13 system will be installed to meet City requirements. Updated language on the cover page now reads, “107 GUESTROOMS - 4 STORIES, R-1 OCCUPANCY, TYPE-VA CONSTRUCTION, NFPA 13”. Stair cores will be enclosed, sprinklered and 2 hr. All having stand pipes except for the NE corner stair serving 3 floors only. Travel distances do not exceed 250’ from the furthest most distant area of the 4th floor to the egress stairs at both NE and SE corners of the building. Comment Number: 11 Comment Originated: 10/03/2017 10/03/2017: EXITING FROM THE 4TH FLOOR > IFC Table 1006.2.1: Per submitted floor plans, one exit stairwell is shown from the 4th floor. The estimated occupant load of the 4th floor is approximately 18 persons. The maximum occupant load for an R-1 or R-2 having only one exit is 10 persons. A second stair was added to the south of the elevator core which is 2-hr rated. This stair provided egress from the fourth floor to the third floor only. Please see clouds on Sheets A.103 & A.102 for new stair location. The 2 stairs egressing the 4th floor to the 3rd are both 2 hr, sprinklered with compliant 1 hr corridors for travel within 250ft. An additional exit hallway was provided to the roof from the penthouse units to the 3rd floor roof to access to and from the roof. > IFC Table 1006.3.2(1): Forth story above grade plan and higher do not permit one exit or access to one exit in R-2 occupancies. This hotel will not be an R-2 occupancy, confirmed by Russ Hovland on 10/10/2017. A second stair case will be provided from the fourth to the third floor on the south side of the main elevator bank. Please see clouds on Sheets A.103 & A.102 for new stair location. > Should the building department allow one stairwell to serve the 4th floor, the exit stairway shall be 2-hour rated (IFC 1023.1) and that 2-hour rating shall be continuous through the entire exit pathway to the exit discharge. This will apply to the exit corridors on floors 2 & 3 as well as the NE & SE stairwells. Studio PBA Response 10/27/2017: We will provide two stairs down from the fourth floor. Please see clouds on Sheets A.103 & A.102 for new stair location. Therefore the exit pathway will remain 1-hr as discussed in meeting with Russ Hovland on 10/10/2017. We will provide an exterior exit door that discharges onto the roof on the north side of the fourth floor. Please see clouds on Sheet A.103 for clouded location of new exit door. > A Life Safety Plan will need to be submitted for review prior to FDP approval. Studio PBA Response 10/27/2017: Acknowledged, a life safety plan will be provided during the FDP submittal process prior to approval of FDP. Comment Number: 12 Comment Originated: 10/03/2017 10/03/2017: CENTRAL STAIRWELL ON WEST SIDE > ROOF ACCESS - IFC 504.3: Four-story portions of this building require roof access per code via a stairway to the roof in accordance with IFC 1011.12. "Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof." Studio PBA Response 10/27/2017: After the meeting with Jim Lynxwiler on 10/13 to discuss this comment we will continue the discussion during this round. After meeting with Russ Hovland on 10/10/2017 it was determined that we would not need to run the stair all the way to the first floor. This stair will serves levels 3 through the roof. Currently we have the stair ways in the southwest central stair core serving levels 3 through the roof level. The second added stair in the northwest central stair core serves levels 3 through four. Please see sheets A.102/A.103 & A.104 for exact location and notation. Comment Number: 13 Comment Originated: 10/03/2017 10/03/2017: STANDPIPE > IFC Sections 905.4: Class 1 standpipes shall be provided in every required interior exit stairway installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system shall be capable of supplying a minimum of 100 psi to the top habitable floor. > A standpipe is therefore required in the SE stair core and the West Central stair core (both at 4-stories). > A standpipe would not be required in the NE stair core (at 3 stories). Studio PBA Response 10/27/2017: Meeting with Jim Lynxwiler on 10/13 confirmed that a standpipe will be provided in the SE stair core and the West central stair core as well. Please see Sheets A.104 notation reads, “STANDPIPE SYSTEM LOCATED IN THIS STAIRWAY”. The notation for the northeast stair that read “STANDPIPE SYSTEM LOCATED IN THIS STAIRWAY” has been removed as it was determined this stair did not require a standpipe system, Comment Number: 14 Comment Originated: 10/03/2017 10/03/2017: AERAIL APPARATUS ACCESS > In evaluating the ability of the site plan to show compliance with ladder truck access requirements, the applicant has submitted conflicting documents that show the building roofline setback from the fire lane at either 30' 2" (A.103) or 32' (LS401) on the west side of the building. RMS Response 0/27/2017: Site plan dimensions has been updated and reflect what has been coordinated with architecture and PFA. Studio PBA Response 10/27/2017: Locations and dimensions will be match from architectural Sheet A.103 to Landscape sheet LS401, further coordination was required and has now been completed between Studio PBA and Russell Mills. > The accessible portion of the roof above the main entry is therefore setback either 34' or 36' from the fire lane. Studio PBA Response 10/27/2017: There is a 33'-10 1/2" dimension at the accessible portion of the main entry. Discussions with fire have shown that this is under the maximum allowable and therefor acceptable. > In addition to setback distance, 4 parapets of unknown height may further restrict ladder truck access to the roof. From available information, these parapet heights appear to be upwards of 5' in height. Parapet heights above 4' do not support roof access and further information is requested. Studio PBA Response 10/27/2017: All parapets will be at the required 4’-0” height in compliance with roof access. Please refer to sheet A.104, all parapets that were over the required 4’-0” maximum have been lowered. Please see the clouds on sheet A.104 for exact height changes. > The NE wing and SE wing do not meet aerial apparatus access requirements. Studio PBA Response 10/27/2017: Aerial roof access has been resolved after meeting with Jim Lynxwiler on 10/13. We have now provided an additional hallway and door access to the roof at the fourth floor. Please see Sheet A.104 for clouded changes. > Prior documented comments between the project team and PFA have not reflected a thorough discussion of aerial apparatus needs or alternative means of compliance in situations when the prescriptive measure of the code cannot be met. Studio PBA Response 10/27/2017: Meeting with Jim Lynxwiler on 10/13 has resolved aerial apparatus concerns that fire had with the roof plan. Meeting was held on 8/22 at 4pm with Cal Sheesley to discuss round #1 comments. A second coordination meeting was held with Jim Lynxwiler on 10/13 to reconfirm discussion with Cal. > It is unclear if prior documented comments between the project team and PFA regarding roof access and standpipe in the NE stair core were intended to offset a lack of aerial access at that portion of the building. Studio PBA Response 10/27/2017: Meeting with Jim Lynxwiler on 10/13 Comment Number: 15 Comment Originated: 10/03/2017 10/03/2017: AUTOMATIC FIRE SPRINKLER SYSTEM > The building will require a full NFPA 13 automatic fire sprinkler system under a separate permit. > The parking garage will require a sprinkler system per IFC 903.2.10. > Exterior balconies, decks, and ground floor patios to be sprinklered per IFC 03.3.1.2.1. > 100 psi required to top floor. Fire pump, if required, to be in compliance with IFC 913. > Contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. Studio PBA Response 10/27/2017: Acknowledged, we will comply with all current codes and regulations listed. Comment Number: 16 Comment Originated: 10/03/2017 10/03/2017: FIRE PITS & GRILLS > Local code change: Gas fire pits and grills in the courtyards to maintain a minimum of 5' separation distance to combustible construction and vegetation. This measure of distance to be maintained both vertically and horizontally. The shelter above the grill will need to show 5' vertical separation. Studio PBA Response 10/27/2017: The grills shown in the southwest corner of the courtyard will be minimum 5’-0” away from the exterior of the building. They are currently shown at 10’-0” clear of the exterior façade of the building. The shelter will be made of all non-combustible materials (please see detail 2 on Sheet A.202 for grill shelter pavilion). The current location of the fire pit to the arbor maintains that required 5’-0” horizontal and vertical separation distance. Comment Number: 17 Comment Originated: 10/03/2017 10/03/2017: COURTYARD EXITS Preliminary courtyard plans indicate a gated patio off of the restaurant. An exit from the patio will be required. An A-2 Group occupancy with a combined occupant load greater than 49 persons will require 2 exits. RMS Response 10/27/2017: Two (2) 4’ gate exits have been added to the plans. One will exit to the east and one to the south. A flagstone walkway will connect the plaza space to the putting green lawn. Comment Number: 18 Comment Originated: 10/03/2017 10/03/2017: FIRE LANE SIGNAGE > Fire lane signage to be detailed on plans at 75' intervals at time of FDP. Olsson Response 10/27/2017: Fire Lane stripping has been added to the plans in leu of signs every 75’, this is due to the limited space on the project site to place the signs every 75’. Refer to sheet C3.0 Site Plan Keynote 18. Department: Planning Services Contact: Clay Frickey, 970-224-6045, cfrickey@fcgov.com Topic: Building Elevations Comment Number: 16 Comment Originated: 10/03/2017 10/03/2017: Please provide a material sample of the stone you propose to use. Studio PBA Response 10/27/2017: A stone sample will be turned in with this next submittal for review and approval. The Colorado Buff Sandstone is quarried locally from quarries located in northern Colorado. Topic: Landscape Plans Comment Number: 17 Comment Originated: 10/03/2017 10/03/2017: Staff had a site visit with a community member this past week that is concerned about the treatment of the natural habitat buffer zone. To re-inforce some of the comments from Environmental Planning, Planning staff will be looking for either a low wall or dense, evergreen plantings along the southern most parking stalls to minimize the shine of headlights into the natural habitat buffer zone. Alternatively, you could remove those parking stalls altogether. In lieu of removing those parking stalls, staff will be looking for landscaping and/or a low wall to minimize the impact of these parking spaces on the natural habitat buffer zone. RMS Response 10/27/2017: Dense vegetated screening with a mixture of evergreen trees, shrubs and grasses from the Fort Collins Native Plant List has been added along the south parking. In addition to this all of these plantings will be placed on a 2’ berm (15’ wide toe-to-toe). This berm will run the entire length of the parking stall on the south bay of parking. Topic: Site Plan Comment Number: 15 Comment Originated: 08/11/2017 08/11/2017: Consider a bike share station on your site. Bike share would be a great amenity for hotel guests and could offset some of your bike parking requirements. Staff can help coordinate a meeting to discuss the bike share opportunity further. RMS Response 10/27/2017: A bike share location has been called out along the public access sidewalk on the NW corner of the site. Department: Stormwater Engineering Contact: Heidi Hansen, 970-221-6854, hhansen@fcgov.com Topic: Floodplain Comment Number: 4 Comment Originated: 08/01/2017 Any construction activities in the flood fringe (e.g. grading, structures, trails, sidewalk or curb & gutter installation, utility work, landscaping, etc.) must be preceded by an approved floodplain use permit, the appropriate permit application fees, and approved plans. The permit form can be obtained at http://www.fcgov.com/utilities/what-we-do/stormwater/flooding/forms-documents . Any work in the regulatory floodway must also include a no-rise certification. Olsson Response 10/27/2017: Acknowledged. Comment Number: 11 Comment Originated: 10/03/2017 10/03/2017: Please revise the callout for the 100-year floodplain boundary to "FEMA 100-Year Floodplain" rather than "LOMR 100-year floodplain". Also, please revise the floodplain note to Base Flood Elevation rather than LOMR flood elevation. Olsson Response 10/27/2017: The callout for the 100-year floodplain boundary has been changed from "LOMR 100-year floodplain” to "FEMA 100-Year Floodplain". The floodplain note has been changed from LOMR flood elevation to Base Flood Elevation. Refer to sheets C3.0, C3.1, C6.0, C6.1, and C8.0. Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 08/01/2017 09/27/2017: The site disturbs more than 10,000 sq.ft., therefore Erosion and Sediment Control Materials need to be submitted at the latest by final material submittal. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. www.fcgov.com/erosion Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. The materials submitted at this point are sufficient for a PDP level submittal. At final please include in the Erosion Control Report references to the Phase 1 report that was done on this site dated 4/4/2017. The Erosion Control Plan included in the Stormwater Management Plan is hard to decipher due to its small size, but clearly mark the East entrance to the site as a closed access with a silt or construction fence to prevent any access by construction equipment or vehicles to Lincoln. Also please indicate on the plan where the concrete washout is slated to be located. 08/01/2017: (Repeat from PDR160010) The site disturbs more than 10,000 sq.ft., therefore Erosion and Sediment Control Materials need to be submitted at the latest by final material submittal. The erosion control requirements are in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. www.fcgov.com/erosion Please submit; Erosion Control Plan, Erosion Control Report, and an Escrow / Security Calculation. Olsson Response 10/27/2017: Acknowledged. Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 7 Comment Originated: 08/11/2017 10/04/2017: Calculations need to be included in the Drainage Report for the bio-retention basin. These calculations need to include the area that is draining to the bioretention basin. Also, an exhibit is needed to show what LID basins are draining to each area of porous pavers to document the 3:1 ratio. Olsson Response 10/27/2017: The Bio-Retention Basin (Rain Garden) UDFCD calculations are provided in the Drainage Report, refer to Appendix B pages 3 & 4. Since we cannot place pavers on the west side of the parking lot where the utility easement is we are not using pavers for LID, they are only being used for mitigation of the buffer zone. 08/11/2017: Please provide a LID design with supporting calculations. If pavers are to be used, 25% of the private drives and parking lots need to be pavers and 50% of the site's impervious area needs to be treated by LID. The maximum run-on area for the pavers is 3:1. Comment Number: 10 Comment Originated: 08/11/2017 10/04/2017: The hydrology calculations appear to have an unrealistic slope which is resulting in some unrealistic TOC. Please revise. The two small basins should have a TOC of 5 minutes, which is the minimum. Olsson Response 10/27/2017: The TOC calculations have been updated and are accurate based on the proposed slopes of the parking lot and curb and gutter. We have expanded the significant figures for the slopes to alleviate any rounding that may have occurred in the previous submittal. Refer to Appendix A page 1 for the calculation and the Drainage Basin Map for the Tc flowpaths. The detention pond sizing calculations are not consistent with the City's criteria. The detention volume calculated in the office was around .57 ac-ft. Please revise. Olsson Response 10/27/2017: We are now utilizing the spreadsheet that was provided to us by city staff and the required detention volume of 0.784 ac-ft has been provided in the proposed Detention Pond. Refer to the Drainage Report Appendix B pages 1 and 2 for the required detention volume and pond stage storage calculation spreadsheets. 08/11/2017: Please revise the hydrology calculations to Fort Collins criteria. This includes the flow calculations as well as detention pond sizing. Please call We Lamarque at 970-416-2418 for any additional information. We have revised the hydrology calculations to Ft. Collins criteria to include the flowrate calculations and detention pond sizing. The drainage report has been updated with the mass volume spread sheet that the city has now provided to us. Refer to the Drainage Report Appendix C Figure RA-16 City of Ft. Collins Rainfall Intensity-Duration-Frequency Curves Comment Number: 12 Comment Originated: 10/04/2017 10/04/2017: The proposed porous pavers near the west boundary can not be over the existing sewer mains. A minimum horizontal distance of 15 feet is required from the pavers and the mains. Olsson Response 10/27/2017: Pavers have been removed from the location of the sanitary sewer and the associated utility easement. Refer to the Site Plan sheet C3.0 Keynote Table. Comment Number: 13 Comment Originated: 10/04/2017 10/04/2017: The existing culvert at the south end of the site needs to be abandoned. Olsson Response 10/27/2017: The existing culvert at the south end of the site that passes flow under the trail will be removed when the trail is removed and replaced at the proposed alignment. We are calling it out to be removed in the Existing Conditions and Demolition Plan. Refer to sheet C2.1 Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 3 Comment Originated: 08/08/2017 10/05/2017: This will be reviewed at the next round of review. 08/08/2017: Please remove addresses from all plan sets. With the project being replatted, the address could change. Studio PBA Response 10/27/2017: Acknowledged. Comment Number: 4 Comment Originated: 08/08/2017 10/05/2017: All plan sets will be reviewed at the next round of review. 08/08/2017: All plan sets will be reviewed at the next round of review. Studio PBA Response 10/27/2017: Acknowledged Topic: Plat Comment Number: 1 Comment Originated: 08/08/2017 10/05/2017: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. Olsson Response 10/27/2017: The requested redlines have been changed on the plat. Please refer to the revised Final Plat sheet 3 of 3. 08/08/2017: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 3 Comment Originated: 08/08/2017 08/08/2017: Please include signing plans in the next submittal. This can be done in final. Olsson Response 10/27/2017: Keynotes and a Keynote Table has been added to the Site Plan, refer to sheet C3.0. Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/11/2017 08/11/2017: Irrigation plans are required no later than at the time of building permit. The irrigation plans must comply with the provisions outlined in Section 3.2.1(J) of the Land Use Code. Direct questions concerning irrigation requirements to Eric Olson, at 221-6704 or eolson@fcgov.com Olsson Response 10/27/2017: Acknowledged. Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/11/2017 10/04/2017: The fire hydrant line can not be connect to the fire service line for the building. A separate fire hydrant tap off the public main is required. Olsson Response 10/27/207: The fire hydrant is now shown to have its own separate tap, lateral and gate valve at the water main in Lincoln Avenue. Refer to the Utility Plan sheet C8.0 northeast of the main entrance drive. 08/11/2017: Please revise the fire hydrant line per Poudre Fire Authorities comment of one hydrant along Lincoln Avenue being sufficient. This will eliminate the private fire line loop within the site. Comment Number: 2 Comment Originated: 08/11/2017 10/04/2017: A Demolition Plan is required to document the existing services to be demolished. Also, the note says to be abandoned or used for irrigation. A determination for each existing water service needs to be made now in the design phase. Olsson Response 10/27/207: An Existing Conditions and Demolition Plan has been added to the plan set and they are planned to be removed. Refer to sheet C2 for the callout to remove the existing water meters. 08/11/2017: Please clarify if any existing water or sewer services exist for this site. If any existing services are to be removed, they would need to be abandoned at the main. An existing water service can be retained as an irrigation service. Comment Number: 3 Comment Originated: 08/11/2017 10/04/2017: The curb stops are shown to be located in the curb. Please provide 1-2 feet separation between curb and curb stop. Olsson Response 10/27/207: The curb stops are now shown with 1-2 feet of separation between the curb and curb stops. Refer to the Utility Plan sheet C8.0 northeast of the main entrance drive. 08/11/2017: Please show the curb stop and meter pit for the proposed domestic water service. Comment Number: 4 Comment Originated: 08/11/2017 10/04/2017: A detail will be required at final plan review. Olsson Response 10/27/207: The vertical separation of the proposed sanitary sewer service line and existing sanitary sewer main are provided on the Utility Plan sheet C8.0 and should be sufficient for the PDP level of detail. If you are still wanting a detail at final plan preparation, we can provide one then. 08/11/2017: Please document that the sewer services will provide the proper vertical spacing of 18 inches from the eastern 8-inch sewer main. A detail of the connection would be helpful to document if any special circumstances exist for this connection. Comment Number: 5 Comment Originated: 10/04/2017 10/04/2017: Please add a thrust block to the fire line connection. One will be needed for the fire hydrant connection as well. Olsson Response 10/27/207: These are preliminary plans and this level of construction detailing will be provided when the final development plans (Construction Documents are submitted). Comment Number: 6 Comment Originated: 10/04/2017 10/04/2017: Please show and label 90 degree bend for the 8-inch fire line. Please show 8-inch gate valve for fire line. Olsson Response 10/27/207: The utility plan is now showing callouts for the gate valves and elbows. Refer to the Utility Plan sheet C8.0. Department: Zoning Contact: Ryan Boehle, 970-416-2401, rboehle@fcgov.com Topic: General Comment Number: 1 Comment Originated: 08/09/2017 08/09/2017: Please add an elevation and detail for the trash and recycling enclosure. 10/03/2017: The detail for the trash enclosure shows the pedestrian access located within the main service door. The single door will not provide enough room to reach the trash bin effectively. The pedestrian access will need to be moved or a second door will need to be added in the other gate. Studio PBA Response 10/27/207: We have added an additional door to the other gate as requested in order to provide access to both bins. Please refer to detail 5 on sheet A.202. There will now be enough access to both of the bins in this area. Comment Number: 3 Comment Originated: 10/03/2017 10/03/2017: Maximum on-site light levels exceed the 10 foot candle maximum in the south parking area. JCAA Response 10/27/207: All poles were reduced to a 16’-0” and replaced with a fixture head with less lumens. Max. footcandle was reduced to 5.5fc in the south parking area. Comment Number: 4 Comment Originated: 10/03/2017 10/03/2017: Light levels exceed the maximum 0.1 foot candles 20' past the property line along the property edge. JCAA Response 10/27/207: Light levels within 20’ buffer zone area along property line has been reduced to a Max of 0.0fc. Poles were shifted further away from property line and angled away from the Public Right of Way. Fixtures were replaced with different types of distributions and less lumen output. All pole mounted fixtures also have backlight control to help eliminate light spillage behind the pole.