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HomeMy WebLinkAboutBREEZE THRU HEADQUARTERS - PDP - PDP180013 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWSeptember 6, 2018 Todd Sullivan / Kai Kleer City of Fort Collins 281 N. College Ave. Fort Collins, CO 80522 Re: Breeze Thru Headquarters Description of project: This is a change of use request for 6464 S College Ave from a beauty school to offices and up to 10 apartments (parcel #9612305003). No structural changes are proposed for the existing building. A 2400 square foot, one story garage is proposed at the east end of the lot. 51parking spaces are proposed on site. Existing site access is from the S College Ave frontage road. The proposed project is within the General Commercial (CG) zone district and is subject to Administrative (Type 1) review. Please see the following summary of comments regarding the project request referenced above. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through the Project Planner, Kai Kleer, at 970-416-4284 or kkleer@fcgov.com. Comments have been addressed in the PDP submittal materials. Comment responses are indicated in BLUE text below. Comment Summary: Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com 1. Other service district (site specific comment): This project site is located within the Fort Collins Loveland Water District and the South Fort Collins Sanitation District for water and sewer service. Please contact them at (970) 226-3104 for development requirements. Response: Comment noted. Terry Ferrill was contacted early in our design development process. We understand a set of submittal documents will be sent (by Fort Collins) to him during the referral process. Department: Traffic Operations Contact: Tim Tuttle, 970-221-6820, TTUTTLE@fcgov.com Page| 2 Comment Response Letter.doc 1. Traffic Operations has reviewed the Traffic Impact Letter dated August 2, 2018. The trip generation has some errors in the calculations however it appears that the proposed changes would not warrant additional traffic study. We would like the Letter to be updated with the correct trip generation calculations and resubmitted to confirm. Response: The calculations were corrected, and revised letter is provided with submittal materials. 2. Work with engineering on right-of-way dedications and any frontage improvements that would be needed as per the CDOT South College Access Control Plan. Response: 8’ of Right of Way Dedication with 9’ utility easement is shown on the east property line on the Site Plan. The site plan demonstrates the 72’ Half-ROW will be within the existing frontage road. 5’ additional utility easement may be required to fulfill future CDoT College Ave. requirements. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com 1. 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. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information. Response: Action taken. Survey done in NAVD88 datum. 2. If submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Response: A subdivision plat is not included with this submittal. The easement and ROW dedication will be made by separate instrument. Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com 1. Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Fossil Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Response: Comment noted. 2. Documentation requirements (site specific comment): 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 Page| 3 Comment Response Letter.doc address the four-step process for selecting structural BMPs. Response: Comment noted. Action taken. Per conversation with Heather McDowell (8/31) only a drainage conformance package will be required. 3. Stormwater outfall (site specific comment): The stormwater outfall options for this site appear to be the existing channel located along the eastern property boundary and within or adjacent to the future roadway right-of-way. Response: Action taken. This is the planned outfall. 4. Imperviousness documentation (standard comment): 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. Response: Action taken. Exhibit created. 5. Detention requirements (standard comment): When improvements are proposed to an existing developed site and there is an increase in impervious area greater than 1000 square feet, onsite detention is required with a 2-year historic release rate for water quantity. Parking lot detention for water quantity is allowed as long as it is not deeper than one foot. If there is less than 1000 but more than 350 square feet of new impervious area, a site grading plan is required along with the impervious area documentation. Response: Comment noted: Detention not required as overall site imperviousness has been reduced. 6. Detention requirements (site specific comment): Onsite detention is required for the runoff volume difference between the 100-year developed flow rate and the 2-year historic release rate. In the Fossil Creek basin the two year historic release rate is 0.2 cfs/acre. Response: Comment noted. Detention not required as overall site imperviousness has been reduced. 7. Detention drain times (standard comment): Per Colorado Revised Statute §37-92-602 (8) that became 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 Page| 4 Comment Response Letter.doc 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: Comment noted. Detention not required as overall site imperviousness has been reduced. 8. Standard water quality requirements (standard comment): Fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices (BMPs). (http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-gui delines-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: Action taken. LID WQ Linear bioswale used for treatment. 9. LID requirements (standard comment): 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: 1. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. 2. 75% of all newly added or modified impervious area must be treated by LID techniques. Response: Action taken: LID WQ Linear bioswale used for treatment. 10. Erosion control requirements (standard comment): The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Stormwater Criteria Manual. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. Response: Action taken. Erosion control plans and narrative package submitted. 11. Inspection and maintenance (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More Page| 5 Comment Response Letter.doc information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-dev elopement Response: Comment noted. 12. Fees (standard comment): Stormwater Development Fees include two components: Plant Investment Fees (PIFs) and Review Fees. 1. PIFs (2017) are $8,217/acre of new impervious area over 350 square feet ($8,217 x % imperviousness x site acreage) 2. Review Fees are $1,045/acre of new impervious area and based on the impervious area rate factor (i.e. $1,045 x rate factor (based on % imperviousness) x site acreage) Fees are to be paid at the time of the issuance of the first building permit. There are no fees charged for existing impervious areas. Stormwater Development Fees for parking lots or other projects that do not require a building permit are due prior to project approval. The fees are calculated the same as for project sites with buildings. More information on stormwater fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. Response: Comment Noted. 13. 8/21/2018: The site disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control Materials need to be submitted. The erosion control requirements can be located in the Stormwater Design Criteria under the Amendments of Volume 3 Chapter 7 Section 1.3.3. a copy of the erosion control requirements can be found at www.fcgov.com/eroison. The Erosion Control Materials will need to be submitted at time of the first round of FDP. Based upon the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. If you need clarification concerning the Erosion Control Material Requirements or Comments presented above please contact myself. Jesse Schlam (970) 224-6015 jschlam@fcgov.com Response: Action taken. Erosion control plans and narrative package submitted. Department: Forestry Contact: Molly Roche, , mroche@fcgov.com 1. 1 8/16/18: If there are existing trees on-site, please schedule an on-site meeting with City Forestry Page| 6 Comment Response Letter.doc to obtain tree inventory and mitigation information. Existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to first-round PDP. Please state the plan for existing or proposed landscaping on-site. City Forester examined the tree to be removed and determined that it is rated “in Fair Minus condition and worth 1.5 mitigation trees (round up to 2).” She does not recommend this tree to receive EAB treatment. 2. 8/16/2018: If applicable to this project, please provide a landscape plan that meets the Land Use Code and 3.2.1 requirements. This should include, but is not limited to, including the City of Fort Collins General Landscape Notes, Tree Protection Notes, and Street Tree Permit Note, providing a detailed Plant List – species, quantity, size, method of transplant, and species percentage, and including current and proposed utility lines as well as proper tree separation requirements. Please contact Molly Roche (mroche@fcgov.com) if you have any questions. Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped If any mitigation is required, trees must be upsized to the following dimensions: Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent. Evergreen Trees: 8' height balled and burlap or equivalent. Ornamental Trees: 2.5" caliper balled and burlap or equivalent. Two (2) trees identified on plan as mitigation trees at 3.0” caliper to replace removed tree. A landscape plan is included with this application. 3. 8/16/2018: If applicable to this project, include locations of any water or sewer lines on the landscape plan. Please adjust street tree locations to provide for proper tree/utility separation. 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and public water, sanitary, and storm sewer service lines 4’ between trees and gas lines Trees have been placed to avoid any sewer, water, or utility lines. Utilities are shown Department: Fire Authority Contact: Andrew Rosen, 970-416-2599, arosen@fcgov.com 1. CHANGE OF USE Page| 7 Comment Response Letter.doc The change of use will require the building and site to meet current International Fire Code provisions as locally adopted or amended. 2. FIRE LANES Fire access is required to within 150' of all exterior portions of any building as measured by an approved route around the perimeter. Due to the building setback distance from the frontage road a fire lane is required on the property. If a fire lane has not been previously dedicated on the property, one will be needed at this time. 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 dedicated by plat or separate document as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. > Be visible by red curb and/or signage, and maintained unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. > Buildings greater than 30' in height trigger additional requirements. Contact PFA for details. A 20’ fire lane is proposed with this application, and shown on the Site Plan. A deed of dedication has been prepared for your review and comment. 3. WATER SUPPLY A hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300' of any Commercial Building as measured along an approved path of vehicle travel. Response: Action taken. Hydrant added to site. 4. FIRE CONTAINMENT VS. FIRE SPRINKLER SYSTEM The building exceeds 5,000 square feet and shall be sprinklered or fire contained. If the change of use involves R-2 group occupancies, an automatic fire sprinkler system shall be required. Please contact Assistant Fire Marshal, Jerry Howell with any fire sprinkler related questions at 970-416-2868. The building will be sprinklered. Page| 8 Comment Response Letter.doc 5. EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST New & existing 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. The installation of required ERRC systems shall be reviewed and approved under a separate permit process through PFA. 6. PREMISE IDENTIFICATION 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 eight-inch numerals on a contrasting background. 7. EXISTING BUILDINGS The applicant shall also comply with applicable sections of IFC Chapter 11 and Construction Requirements for Existing Buildings. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com 1. Generally an Ecological Characterization Study (ECS) is required by City of Fort Collins Land Use Code (LUC) Section 3.4.1 as the site is within 500 feet of LUC defined natural habitats and features (wetlands, prairie dogs, Prairie Dog Meadow Natural Area). However, as there is an intervening parcel and a road between these features and this property, and the standard buffer would not extend to this proposed project’s parcel, the ECS is waived for this site. Please consider the use of native plants to complement these natural features. So noted. Please refer to the landscape plan for detailed plant specification. 2. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf. The Fort Collins plant list was used to specify plants for this project. Page| 9 Comment Response Letter.doc 3. LUC Section 3.2.1(C) 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 one having DBH (Diameter at Breast Height) of six inches or more. If trees may be impacted then a review of trees shall be conducted with Ralph Zentz, Senior Urban Forester (970-221-6302 or rzentz@fcgov.com) to determine the status of existing trees and any mitigation requirements that could result from the proposed development. A single tree will be removed as a result of this project. Please refer to Forestry comments for additional information. 4. In regard to outdoor lighting, especially LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures is preferred. Please also consider fixtures with motion-sensing or dimming capabilities so that light levels can be adjusted as needed. Site light sources shall be fully shielded and down-directional to minimize up-light, light spillage and glare [see LUC 3.2.4(D)(3)]. Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/. No new lighting is proposed with this application. 5. Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its residents now and generations from now. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) ClimateWise program: http://fcgov.com/climatewise, contact Heidi Wagner at 970-416-2230 or climatewise@fcgov.com 2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970-416-2701 or jnagel@fcgov.com 3) Green Building Program: http://fcgov.com/greenbuilding contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 4) Solar Energy: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Justin Scharton at 970-221-6213 or jscharton@fcgov.com 7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort Collins at stacy@bikefortcollins.org or 970-481-5577 Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com 1. The adopted South College Avenue (US 287) Access Control Plan Update Report Page| 10 Comment Response Letter.doc together with the City’s adopted Master Street Plan specifies a Collector roadway that would eventually be implemented along the back of the property upon the removal of the frontage road and the constructing of the third lane along College Avenue. In conjunction with the development proposal, dedication of right-of-way and utility easement for the Collector roadway is required. The City has adopted a narrower collector roadway for this area than typical, with a 6 foot right-of-way dedication along the frontage of the property required, together with a 9 foot utility easement. It appears the proposed garage/rear building would need to be shifted to the west to take into account the additional dedications. The building has been shifted to allow for an 8’ ROW dedication and a 9’ utility easement. These will be dedicated by separate instrument during Final Compliance phase of the project. 2. The proposal does not show existing right-of-way for College Avenue/frontage road. The information should be depicted in order to ascertain whether there is sufficient right-of-way for the eventual third lane and removal of the frontage road as part of CDOT’s US 287 Environmental Overview Study (link: https://www.codot.gov/library/studies/US287EOS/eosreportjanuary2007.pdf/at_downloa d/file) The CDoT Report (US 287 Access Control Plan, dated January 2007) states in section 4.2 Forcasted US 287 Cross-Section, the Future US 287 Cross-Section North of 57th Street (Figure 4-3) will be 144’ total ROW (72’ half ROW), with a 15’ Utility easement. The future ROW is shown on the Site Plan, as is the future 15’ utility easement. Please advise if a 5’ easement dedication (by separate instrument) is required for this application. 3. The development proposal would not be required to construct the improvements that 2’ implement the collector roadway or the College Avenue improvements at this time. However, payment for the local portion of sidewalk would be required along College Avenue would be required and collected prior to a building permit. A development agreement will be required prior to the plan approval that would stipulate that the remaining obligations for the collector road would remain, but would be evaluated with further development or redevelopment. So noted. 4. Is the site plan designed in a manner that could readily convert to access from the collector road in the back with the closure and removal of the frontage road? The site design considered future access from the collector roadway on the east side of the property. The driveway that now accesses the garage could be extended to the east property line for future access. 5. 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 and the applicant may need to obtain access permits from CDOT. The existing head in parking is also subject to CDOT review. It is possible CDOT may require this to be removed. (The remaining comments are considered standard comments included for reference). Understood. Please advise if the applicant will be required to route this application for review, or if CDoT will be included with standard review cycles. An access permit will be requested with final compliance phase of the project. 6. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any Page| 11 Comment Response Letter.doc questions. So noted. 7. 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 The TDR application form and associated fees have been included with the application materials. 8. 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. So noted. There doesn’t appear to be damaged or removed curbs and gutters. However, there will be new curbs and gutters installed as shown in the Improvement plans. 9. 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. All ramps, parking, and accessible routes are ADA compliant and shown on the plan. 10. This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. Most easements to be dedicated need to be public easements dedicated to the City. This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php. ROW and easement dedications are shown on the site plan. They will be dedicated by separate instrument during the Final Compliance phase of the project. 11. Utility plans will be required and a Development Agreement will be recorded once the project is finalized. So noted. 12. 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. The ALTA and Construction documents are shown on the NAVD88 vertical datum. 13. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. So noted. 14. LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. So noted. The parking setbacks meet LCUASS standards. 15. 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. So noted. Page| 12 Comment Response Letter.doc Department: Electric Engineering Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com 1. Light and Power has 3phase facilities existing along the rear of the property that can be utilized to feed this development. This building is currently being fed from a 150 kVA (120/208) 3phase transformer. Any changes to the existing electric capacity will initiate electric development and system modification charges. Please coordinate new power requirements with Light and Power Engineering. So noted. 2. Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: So noted. http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-develo pment-fees 3. If a new transformer is needed on site, the transformer location(s) will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 8ft and side/rear clearance of 3 ft minimum. A Transformer may be needed for this development. This will be coordinated with the City Light and Power and shown on the Site Plan during the Final Compliance stage of the project. 4. Electric meter locations will need to be coordinated with Light and Power Engineering. Each residential unit will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. All units larger than a duplex and/or 200 amps is considered a commercial service, therefore the owner is responsible to provide and maintain the electrical service from the transformer to the meter bank. Please show proposed meter locations on the utility plan. The proposed meter location is not shown on the utility plan. The developer wishes to discuss options for metering the apartments – It would be beneficial to allow a master meter for the apartments; the tenants will not be required to pay for their own utilities - This is intended to be workforce housing. 5. A commercial service information form (C-1 form) and a one line diagram for the commercial meter will need to be completed and submitted to Light & Power Engineering. A link to the C-1 form is below: So noted. http://www.fcgov.com/utilities/business/builders-and-developers/development- forms-guidelines-regulations 6. Please contact Tyler Siegmund at Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers So noted. 7. City of Fort Collins Code requires all residential units to be individually metered. This was discussed during the conceptual review meeting on 8/23/2018. The applicant has requested to contact the Director of Light and Power to discuss this requirement. See contact information below for the Director of Light and Power: Page| 13 Comment Response Letter.doc Tim McCollough 970-416-2622 tmccollough@fcgov.com Discussions continue. Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com 1. Update: To answer the question about rear lot line setbacks, no specific setback requirements are prescribed by the C-G zone district, however the rear building setback should respect the required ROW and Easement dedications that are needed. Response: The building has been placed 17.5’ from the future east R.O.W. line, along with a 9’ utility easement. Let’s discuss location and garage orientation at the rear of site. The South College Avenue Access Control Plan, 2002 and US 287 Environmental Overview, 2007 show the current frontage road to be converted into a walkway/parkway and access to site to be taken from collector on rear of site (see page 21 of US 287 Environmental Overview appendix). Response: Garage has been moved from the previous submittal, to allow for future ROW and Utility easements. The site has added complexities due to steep slopes and drainage along the east side. It is understood the current garage location will be acceptable under the circumstances. 2. Update: In this unique instance, it has been determined by staff that the regulations that would treat the accessory building as a street fronting facade are not applicable due to the nature of the future street. Please ignore the below comment and simply ensure that the building reflects the existing character of the district. So noted. Though the rear building is accessory, consideration should be given to the overall design since it will eventually become the street fronting facade. Architectural elevations will be required as part of the submittal. The architectural character should be consistent with the surrounding character of the district and existing building. Response: Comment noted. 3. Regarding the commercial and residential component of the building; where will the primary points of access be located? The submittal will require a floor plan to ensure that that there is a rational relationship between exterior walkways and building entryways. The primary entrances should be clearly defined and framed by an awning, arcade or portico. There are two primary points of access: one on the east side for the Page| 14 Comment Response Letter.doc commercial component and one on the north side at the east end for the residential component. These are labeled on the site plan. 4. Can a 4-ft pedestrian walkway be provided between the building and parking spaces to the north? 17-ft spaces can still be used with wheel stops that allow 2-ft of overhang into the 4ft pedestrian walkway. Additionally, parking to the north could be shifted to accommodate this. A six (6) foot ADA accessible walkway has been included on the north of the building. This will allow for a 4’ wide walk with a 2’ parking stall overhang, for 17’ parking stalls. 5. Update: A landscape plan was submitted but unfortunately not part of the Conceptual Review Packet. I've reviewed the landscape plan and will provide redlines with this comment letter. Main corrections that need to be made are: quantity and types of trees used for interior parking lot landscaping; compliance with the 'full tree stocking' standard in the front yard; additional clarification is in regards to what will be planted in areas labeled 'non-irrigated turf.' Please ignore additional comments below. “Full tree stocking” standards have been applied to the front yard trees. All trees are a minimum thirty (30) feet apart. Native grass seed mix is now called out in the plan referencing specifications on Fort Collins approved native seed mix. Regarding redlines on landscape plan: Comment: Additional trees in this vicinity Response:Trees to achieve minimum street tree numbers have been moved to the suggested vicinity in order to meet “full tree stocking” standards. Comment: All interior parking lot landscaping trees should be canopy shade trees. Please change species from Austrian Pine to a Linden, Thornless Honeylocust, etc. Response: Interior parking shade trees all are designated AE - Accolade Elm, from the approved Fort Collins list of deciduous shade trees Comment: Measured approximately 1,140 SF of interior landscaping. Code requires that 1 canopy shade tree be planted per 150 SF of internal landscaped area therefore 7 trees would be required. Response: Additional trees have been placed in the north lot line Page| 15 Comment Response Letter.doc landscape bed, as well as in the landscape bed abutting the northeast of the building. We feel that while not necessarily completely within the interior of the parking lot, the total nine (9) trees within and surrounding the interior are sufficient to satisfy code considering the constraints of the site. Comment: Is native grass proposed for the site. The note on page one states that all irrigated turf areas will be Kentucky Bluegrass. Will the non-irrigated turf be a native seed grass mix? Response: Notes to clarify the application of irrigated turf sod versus non-irrigated turf seed have added to the plan. A landscape plan will be required. The newly proposed landscape islands should indicate what type of plant material will be added. Landscaping should comply with parking lot landscaping requirements and include additional foundation plantings for exposed sections of building walls that are in high-use or high-visibility areas of the building exterior. Landscape islands should include a canopy shade tree. Also consider the irrigation needs of the proposed landscape islands. Response: Comment noted. 6. Please provide bike parking in front of west entryway. Once we've reviewed floor plans, bike parking requirements might change. Bike parking is shown at both entries to the building, along with an inverted U detail. 7. How will site lighting change? It appears that two lights exist on the front side of the lot but are not present in the current plans. A photometric plan and specification sheets of any new light fixtures will be required. Please make sure that proposed (and existing) lights are fully shielded down directional and of a warm (3,000K or less) temperature color. No additional lights are included with this site plan. 8. Please provide design details of trash enclosure. Detail provided 9. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let me know and I can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process. Response: Comment noted. The applicant does not wish to hold a neighborhood meeting with this application. Page| 16 Comment Response Letter.doc 10. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: Comment noted. 11. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm. Response: Comment noted. 12. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard. Response: Comment noted. No modifications are requested at this time. 13. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php. Response: Comment noted. 14. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. Response: Comment noted. 15. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Response: Comment noted. Pre-Submittal Meetings for Building Permits Pre-Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that new commercial or multi-family projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early Page| 17 Comment Response Letter.doc to mid-design stage for this meeting to be effective and is typically scheduled after the Current Planning conceptual review meeting. Applicants of new commercial or multi-family projects should call 970-416-2748 or 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. Construction shall comply with the following adopted codes as amended: 2015 International Building Code (IBC) with local amendments 2015 International Residential Code (IRC) with local amendments 2015 International Energy Conservation Code (IECC) with local amendments 2015 International Mechanical Code (IMC) with local amendments 2015 International Fuel Gas Code (IFGC) with local amendments 2015 International Plumbing Code (IPC) as amended by the State of Colorado 2017 National Electrical Code (NEC) as amended by the State of Colorado Current codes and amendments are effective as of July 17, 2017. Copies of the code amendments can be obtained at www.fcgov.com/building/codes.php or at the Building Services office. 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: 129vult or 100mph 3 Second Gust Exposure B. Seismic Design: Category B. Climate Zone: Zone 5. Energy Code Use: 1. Single Family; Duplex; Townhomes: 2015 IRC Chapter 11 or 2015 IECC Residential Provisions 2. Multi-family and Condominiums 3 stories max: 2015 IECC Chapter 4 Residential Provisions. 3. Commercial and Multi-family 4 stories and taller: 2015 IECC Chapter 4 Commercial Provisions.