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HomeMy WebLinkAboutWILLOW STREET RESIDENCES - FDP - FDP180027 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS1 Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6750 970.224.6134 - fax fcgov.com/developmentreview August 31, 2018 Eduardo Illanes OZ Architecture 3003 Larimer St. Denver, CO 80205 RE: Willow Street Residences, PDP180006, Round Number 3 Final Comment Letter 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, Jason Holland, at 970-224-6126 or jholland@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Morgan Uhlman, 970-416-4344, muhlman@fcgov.com Topic: General Comment Number: 3 Comment Originated: 05/08/2018 08/24/2018: A note has been added to the plat and utility plans for these easements to be vacated by separate document upon the act of relocation. The note will work because the easement will still be there to protect the infrastructure until it is relocated. Engineering will need to have the legals for the easement vacations and TDRFees at FDP. 05/08/2018: In what sequence will the vacation of the existing utility easements that still have infrastructure in them occur? Northern Response: Legals and fees were supplied for first round FDP. Comment Number: 17 Comment Originated: 08/07/2018 08/24/18: Please continue to coordinate with the Willow Street Capital Improvement Project on final walk, top back of curb and flowline elevations. 08/07/2018: There are some discrepancies between the sidewalk grades on this project and the grades for the Capital project. For the parkway to work in front of the easterly building, the sidewalk needs to be lowered. If it is not 2 lowered, concrete and tree grades will not work for the parkway. The consultant engineer for the Capital project has some elevations that work. This might require an extra step to be placed in the balconies in the units that front Willow Street. Northern Response: Coordination with Interwest will be on going as they approach final design Comment Number: 20 Comment Originated: 08/24/2018 08/24/2018: Please add the following note to the site and landscape plans regarding the planter boxes in the right-of-way. "The encroachments shown within the rights-of-way are subject to a major encroachment permit approval." Comment Number: 21 Comment Originated: 08/24/2018 08/24/2018: To ensure that we keep a 7.5' clear space between the planter boxes and the tree grates/edge of sidewalk please show the planter boxes on the utility plans and add the following note to the sheet: "The encroachments shown within the rights-of-way are subject to a major encroachment permit approval." Northern Response: Planters are now shown on the Utility Plans and the note has been added to the horizontal control plan sheet Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 7 Comment Originated: 08/06/2018 08/28/2018: Thank you for the meeting 8/22/2018 with Joe Aiken with National Inspection Services Inc, including Final Soils Management Plan (SMP) update on site participation in the Colorado Department of Public Health and Environment (CDPHE) Voluntary Cleanup and Redevelopment Program (VCUP) program to-date. National Inspection Services Response: National Inspection Services is pleased to have met with the City. Comment Number: 12 Comment Originated: 08/10/2018 08/28/2018: Include cross-references between the Soils Management Plan and the Drainage and Erosion Control Report. National Inspection Services Response: The Final Soils Management Plan that was submitted to the city includes a cross-reference to the Drainage and Erosion Control Report. The SWMP Report references the SMP within multiple sections. Comment Number: 29 Comment Originated: 08/10/2018 08/28/2018: Critical path items from Environmental Planning lens: A. By Final Development Plan include notes on site, grading, utility, and landscape plans acknowledging there is known contamination at the site and referencing the Soils Management Plan; City staff will provide language. B. A heads up that unique language will most likely need to be included in a Development Agreement (DA) for this project related to the environmental 3 contamination and mitigation. C. Prior to issuance of Development Construction Permit (DCP) confirm the entity that is in place for providing Soils Management Plan Oversight Personnel; an OP will need to attend DCP meeting as well. D. Prior to issuance of DCP verify site participation in the Colorado Department of Public Health and Environment (CDPHE) Voluntary Cleanup and Redevelopment Program (VCUP) program. E. Prior to issuance of DCP submit Risk Matrix developed for site by Joe Aiken with National Inspection Services. National Inspection Services Response: A. A note stating “Site contains known contamination RE: Soil Management Plan” has been added to the plans. We are happy to adjust the note if the City provides us the exact language desired. B. Noted; National Inspection Services is available to work with the City on the language, if needed. C. National Inspection Services, Inc. will be providing Oversight Personnel for this Project; the planned OP for the project will attend the DCP meeting. D. National Inspection Services is in the process of preparing the Application for the Colorado Voluntary Cleanup Program. We anticipate that the Application will be ready for submittal in late November 2018 and that a pre-submittal meeting will be held with CDPHE prior to the submittal. E. National Inspection Services is in the process of preparing the draft Risk Matrix for the Site; the Risk Matrix will be finalized following the Voluntary Cleanup Program pre-submittal meeting in late November 2018, and it will be available for the DCP meeting. Thank you. Comment Number: 32 Comment Originated: 08/28/2018 08/28/2018: Ensure a representative from National Inspection Services Inc attends a project Hearing with Planning and Zoning Board. National Inspection Services Response: Mr. Joe Aiken from National Inspection Services attended the Hearing. Comment Number: 33 Comment Originated: 08/28/2018 08/28/2018: Environmental Planning is ready for Hearing. National Inspection Services Response: National Inspection Services is available to discuss any issue that may come up. Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 13 Comment Originated: 05/08/2018 8/28/2018: Continued until FDP. 8/7/2018: Continued: Comment continued until Willow Street Improvements tree species are further discussed. 05/08/2018: A Willow Street Improvements project coordination meeting between City 4 Engineering and City Forestry is scheduled to occur the week of May 7th, 2018. At this meeting, Forestry will discuss preferred street trees in this area. If the street trees in front of this development were to match the Willow Street design, it would provide a cohesive corridor. Please stay tuned as future modification to street tree species on this project might occur. Russell Mills Response: RMS is continuing to use street trees as stated in the PDP submittals. Let us know if you would like to see something different. Tree grates are per the Willow St capital improvements. The plans now reflect the capital projects current design. Comment Number: 14 Comment Originated: 05/08/2018 8/28/2018: Continued until FDP.: 8/7/2018: Continued: Comment continued until Willow Street Improvements street light placement is determined. 05/08/2018: Show location of any stop signs and street lights. 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 Russell Mills Response: Street trees, grates, and lights are placed and shown in the capital improvements design. It is now shown in the background of our plans. Comment Number: 15 Comment Originated: 05/08/2018 8/28/2018: Continued until FDP. 8/7/2018: Continued: Comment continued until Willow Street Improvements tree grate designs are determined. 05/08/2018: Please provide a tree grate detail on the landscape plans. City Forestry prefers larger tree grates such as 5¿x8¿ if possible. A Willow Street Improvements project coordination meeting between City Engineering and City Forestry is scheduled to occur the week of May 7th, 2018. At this meeting, Forestry will discuss preferred street tree grates sizes and styles. Please stay tuned as future modification to street tree grates on this project might occur. Russell Mills Response: Street trees, grates, and lights are placed and shown in the capital improvements design. It is now shown in the background of our plans. Department: Historic Preservation Contact: Maren Bzdek, 970-221-6206, mbzdek@fcgov.com Topic: General 5 Comment Number: 2 Comment Originated: 05/08/2018 05/08/2018: Section 3.4.7 (F)(2) calls for a design that is in character with existing historic structures through visual ties such as alignment of horizontal elements and windows and repetition of window patterns. 8/8/2018: As noted in the Current Planning comments, improvement of the fenestration design and detailing will contribute towards satisfying this section of the code. The LPC mentioned adjusting window proportions to increase their verticality, as a reference to the historic window pattern. They also want to see the relationship of the windows to the rainscreen system to understand how they will be expressed. 8/8/2018: Please provide that section detail in your submittal packet for LPC. 8/8/2018: Windows show in Round 2 designs do not yet meet this standard. Windows should be recessed in all applications, similar to what is shown on the brick. Use of infill panels to address window proportion acknowledged as substitution for true vertical proportions that are reflective of the historic character of the River District. Satisfying the requirement for window details appropriately according to the RDR district standards will simultaneously improve compliance with this related standard in 3.4.7. 8/25/2018: Thank you for adding the window setback details. Comment Number: 3 Comment Originated: 05/08/2018 05/08/2018: Section 3.4.7 (F)(3) states that the dominant building material (in this case, brick) of the adjacent historic structures shall be the primary material for new construction and that variety of materials is appropriate if it maintains the existing distribution of materials. The Landmark Preservation Commission discussed this aspect of the code at the conceptual review of this project and noted that the project falls short of using brick as the predominant material. The LPC also noted that the use of brick over the recessed ground level creates "an uncomfortable floating mass" that disrupts the historic pattern of going to grade with the brick. They also noted that materiality of the south elevation, due to its proximity to 200 Jefferson, needs attention and should reference the depot. Scaling of materials, e.g. the cement board, can be addressed in order to reference the scale of a traditional masonry unit. 8/8/2018: The 2nd Round submittal is a significant improvement in materiality response to the historic buildings in the area of adjacency and the district standards. The Willow Street façade, in particular, provides a much better response to this code requirement with the improved application of stretcher bond brick, extended to grade. The use of red cement board as lap siding does support the base, middle, top enhancement on those elevations. Please provide detail on the overlap dimension and exposure and board widths to help the Commission understand how that will look. Also, please provide proposed dimensions of the cement board panels in comparison with traditional masonry unit sizes. 8/28/2018: Generally speaking, 3.4.7(F)(3) is a supportive requirement that 6 calls for building material types that are reflective of the historic character of the district, in this case the River District. For that reason, please note that a detail such as the proposed composite wood product versus stained wood over the entrances will negatively impact this standard. OZ Response: The proposed project includes stained wood secured to a wood frame. Comment Number: 6 Comment Originated: 08/28/2018 08/28/2018: You are scheduled for the September 19 LPC meeting to request a recommendation to the decision maker. Final packet submittal deadline is 8:00am on Tuesday, 9/4. OZ Response: Thank You. At the September LPC meeting LPC recommended approval to Planning and Zoning. Department: Internal Services Contact: Jonathon Nagel, , jnagel@fcgov.com Topic: General Comment Number: 13 Comment Originated: 08/30/2018 08/30/2018: The upstairs trash and recycling rooms and entrance doors are not adequately sized. The entrance should provide efficient access for hauling staff (the current door width would not allow bins to be easily maneuvered in or out and should be widened). The entrance should also provide access to all containers located in the room (the current design would render the rear most trash cart inaccessible). OZ Response: The entrance doors have been widened to allow enough access to maneuver both the trash and recycling carts. Per conversations with Jonathon the previous design showing 3 carts has been revised to 2 side by side trash and recycling bins. Comment Number: 14 Comment Originated: 08/30/2018 08/30/2018: As discusses in the staff review meeting please include the following dialogue on A10 along with the plan enlargements in a separate description of the waste management plan: - Description of dumpster sizes and service frequencies for both trash and recycling demonstrating compliance with the 1/3 service volume requirement - Description of your staffs responsibilities including empting the upstairs trash and recycling carts as needed and how they will assist in servicing the Building B enclosure with the use of a dumpster caddy OZ Response: We are working with Carol Steams from Veritas Waste to design the trash and recycling approach for this project. Both Veritas Waste and CA Ventures have hundreds of projects around the country they have designed and managed. The current proposed project includes trash and recycling collection rooms on floors 2-5 with two 12 cu. ft. carts, however the team would like to discus the addition of a trash chute in each building to replace the trash cart further. The proposed project includes trash and recycling collection rooms on floors 2-5 with two 12 cu. ft. carts. Residents will deposit their trash and recycling in these rooms near the stairs. The building facility manager will collect the carts from these rooms and transport them to the main trash and recycling room on Level 1. Carts will be transported as much as needed and checked throughout the day by the facilities manager. At a minimum, carts will be transported daily on week days and twice a day on weekends. 7 The main trash rooms are located on Level 1 near the southern stairs of both buildings A and B. Moveable cart tippers are provided in each main trash room to assist the facilities manager with transporting the contents in the cart into the compactor or containers. The rooms are shown on the architectural site plan, elevations, and enlarged plans / elevations have been provided. Collection trucks never need to drive under the buildings. At the time of collection, the property facility manager will assist with a waster caddy to pull dumpsters out roll up doors to drive isle so both buildings can be services from the same truck loading location. The spaces within the path of the caddy will be striped as a no parking zone. Both trash rooms accommodate a trash compactor, three 3yrd compactor cans for trash, and one 3yrd loose can for recycling. The proposed collection is twice a week for trash and four times a week for recycling to accommodate the volume proposed with room to add more days of service as needed. The trash and recycling rooms are not visible from Willow Street and constructed of materials used on the building. Comment Number: 15 Comment Originated: 08/30/2018 08/30/2018: How will staff empty the trash and recycling carts from the upstairs collection rooms into the compactor and dumpsters in the main enclosures? Please include any tipping equipment on the plan enlargement for the main enclosures. OZ Response: See the response to comment 14 Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com Topic: General Comment Number: 6 Comment Originated: 08/10/2018 08/10/2018: Modifications to our existing primary electric system is anticipated to feed this development with 3phase power with the developer/owner responsible for paying modification fees. Please contact me if you would like to discuss electric fees for this project. 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: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Electrical Response: Electrical drawings will address Building A and Building B service load calculations and have one-line diagrams for each building. Anticipated utility transformer locations are shown on the electrical site plan. Comment Number: 7 Comment Originated: 08/10/2018 08/10/2018: Streetlight placement along Willow St will need to be coordinated with Light & Power. Shaded trees are required to maintain 40 feet of separation and ornamental trees are required to maintain 15 feet of separation from streetlights. A link to the City of Fort Collins street lighting requirements can be found below: http://www.larimer.org/engineering/GMARdStds/Ch15_04_01_2007.pdf Electrical Response: Street lights will be coordinate with the landscape architect and contractor. 8 Light pole locations will be coordinated with the Willow Street Capital Improvements Project. Comment Number: 8 Comment Originated: 08/10/2018 08/10/2018: 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 Electrical Response: Acknowledged. Department: PFA Contact: Andrew Rosen, 970-416-2599, arosen@fcgov.com Topic: General Comment Number: 8 Comment Originated: 08/07/2018 8-29-2018 UPDATE 1)The project team questioned whether emergency or standby power would be required for the Fire Access Elevator in Building B. Standby power is required and please refer to 2018IBC 3007 and the building department for further information. 2)Stair egress has been altered such that egress is to the public way not into the S2. 3)The garage area is fully sprinklered. 4)Floor plans will be provided of egress and areas of refuge for FDP 5)The elevators in both building shall be designed to accommodate EMS gurneys 6)Each floor roof amenity will be protected with a standpipe connection OZ Response: Requested plans were provided to PFA on September 11. All of the above statements are consistent with the understanding we have discussed with PFA. 08/28/2018: ALTERNATIVE MEANS AND METHODS UPDATE In addition to the specific items proposed in letter dated 7-24-2018 the Fire Marshal will require the following: 1)Due to the lack of aerial access, the Elevator in Building B will be constructed as a Fire Service Access Elevator 2)A floor plan for each level, including roof, to be provided to PFA confirming the areas of refuge location and dimensions for each building 3)A floor plan for each level showing the full extent of the exit egress to the public way 4)Confirmation that the garage level(s) will be fully sprinklered 5)Confirmation that the elevators for both buildings will be designed to accommodate an EMS gurney. 6)Confirmation that the access to each floor roof amenity will be served by a standpipe fire hose connection interior to the courtyard access doors. OZ Response: Requested plans were provided to PFA on September 11. All of the above statements are consistent with the understanding we have discussed with PFA. 08/07/2018: ALTERNATIVE MEANS OF COMPLIANCE The Willow & Pine project team along with Poudre Fire Authority continue to 9 work offline towards developing an alternative means of fire code compliance for this proposal. OZ Response: We would like to request written approval for the approach proposed at the FDP stage. We understand the Alternate means and methods will official be reviewed and signed off as part of the building permit process. Department: Planning Services Contact: Jason Holland, 970-224-6126, jholland@fcgov.com Topic: General Comment Number: 31 Comment Originated: 08/07/2018 R2 additional comments: See redlines, two parking spaces need more discussion for the hearing plans, but I don't need another round of review. There are four areas where drive aisles are proposed that do not comply with city standards, which require 24 feet for two-way traffic within parking lots and entrance drives. OZ Response: The parking stalls in questions were discussed with staff and the design was revised to address most of the concerns. The proposed design includes one parking stall that does not have the code required 24’ drive isle for two-way traffic. This parking stall was subject to a modification request that was approved at the Planning and Zoning Hearing on September 20th. Comment Number: 32 Comment Originated: 08/07/2018 8-28-2018 - See redlines for comments based on the updated parking layout. There are several areas within the site where pedestrian/bicycle circulation is blocked, not well defined or too narrow. See redlines for areas to be adjusted, at a minimum. Provide a minimum of 5 feet of unobstructed walkway space, 6 feet if possible in areas that are shared by bikes and pedestrians. Standards that apply to this recommendation 3.2.2(B); 3.2.2(C)(2); 3.2.2(D) and (E). These standards could also be used to provide traffic calming or other on-site safety measures that may help justify the reduced entrance widths. OZ Response: The bike parking has been revised and adjusted to meet all city standards. Comment Number: 37 Comment Originated: 08/07/2018 08/28/2018: Update: Continuing to discuss this comment with Andrew Rosen and the PFA comments regarding alternative means. 08/07/2018: Based on the comment from PFA regarding the alternative means discussion, planning staff will need confirmation from PFA that the alternative means under review can be approved without changes that need to be reflected on the PDP plans. OZ Response: It is our understanding PFA has no exceptions to the Alternate means and methods proposed. We would like to request written approval for the approach proposed at the FDP stage. We understand the Alternate means and methods will official be reviewed and signed off as part of the building permit process. 10 Comment Number: 38 Comment Originated: 08/28/2018 08/28/2018: For the hearing documents: With the building elevations, there is some inconsistency with the railing details shown. The illustrations/elevations provide more detailing and visual interest than what is shown with the design detail on sheet A7. OZ Response: The proposed aluminum picket railing system is now consistently shown on the elevations. Comment Number: 39 Comment Originated: 08/28/2018 08/28/2018: For the hearing documents: The applicant needs to address the site plan redlines regarding the foundation transition along walkways, bicycle access ramps, bike parking space and parking space comments. See redlines. OZ Response: All comments were addressed in the submitted drawings reviewed at the Planning and Zoning Board hearing. Comment Number: 40 Comment Originated: 08/28/2018 08/28/2018: For the hearing documents: Staff has not seen a built example where lap siding is used for the infill panel below the window. Is the design team satisfied with this approach and is there confidence that these details are appropriate or are there alternatives that are preferred? See redlines for window lintel comments and labeling comments. OZ Response: Per discussions with staff, the lap siding installation at the infill panels will be the same as a typical wall installation with the flashing enclosure piece shown on the window details. Comment Number: 41 Comment Originated: 08/28/2018 08/28/2018: For final plans: Enforcement notes will need to be provided on the site plan indicating signage and striping for the compact spaces. OZ Response: Acknowledged Comment Number: 42 Comment Originated: 08/28/2018 08/28/2018: Landscape plans indicate fiberglass planters along the street. Issue that this will not be durable along the street and not in compliance with the RDR standards. Please change this spec to a more durable material. Typically a precast type of material is suitable along the public right-of-way. Final design approach in this area must be approved by engineering staff at final plan review, in coordination with the Willow Street design that is not finalized. The staff report for public hearing will note that the planters are an acceptable means for alternative compliance of the landscape standard, subject to the permit approval per engineering comments. Russell Mills Response: The planters are shown as precast GRFC “stone” material and have been discussed and approved with the Willow St Capital Projects team and the city planning staff. Department: Stormwater Engineering Contact: Basil hamdan, , Topic: Erosion Control Comment Number: 1 Comment Originated: 08/03/2018 08/03/2018: Repeat comment, please address at final and provide complete 11 ESC materials with first FDP submittal. 05/01/2018: Based upon the EEC, LLC report and Nation Inspection Services Information Request Response some specific pollutant sources will need to be addressed as part of the Erosion Control Report, specifically; 1) pumped ground water from each pier hole, 2) Benzine, Naphthalene, Chlorinated solvent, and PCE contaminated soil, and 3) suspected asbestos containing debris. Please identify in the Erosion Control Report, What will be done with these prior mentioned pollutant sources? How will these materials be managed as to prevent a commingling with stormwater and potential discharge of this material to the storm drainage while waiting for material to be characterized for disposal? Please specify control measures being implemented and eventual disposal method of the pollutant contained materials from the site if and when encountered. These are in addition to the PDR review comments. Northern Response: The Erosion Control Report references the Soils Management Plan that is being prepared by National Inspection Services. The Soils Management Plan should addresses the issues mentioned below. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 18 Comment Originated: 08/29/2018 08/29/2018: A complete review of all plans will be done at FDP. OZ Response: Acknowledged Topic: Plat Comment Number: 1 Comment Originated: 05/10/2018 08/29/2018: 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. 08/06/2018: 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. 05/10/2018: 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. Northern Response: Acknowledged Department: Traffic Operation Contact: Tim Tuttle, 970-221-6820, TTUTTLE@fcgov.com Topic: General Comment Number: 3 Comment Originated: 08/29/2018 08/29/2018: Please provide an updated turning template to show that Fire 12 trucks can make the NB left turn out of the eastern site access. Northern Response: Northern Response: Updated turning template has been shonw Department: Water Conservation Contact: Eric Olson, 970-221-6704, eolson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/07/2018 05/07/2018: 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 Russell Mills Response: Acknowledged Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/08/2018 08/28/2018: Dedicated easement can be at final compliance, letter of intent is required before the public hearing. 08/06/2018: An utility easement is needed for this sanitary sewer service. 05/08/2018: The proposed sewer main along the eastern edge of the property does not meet separation requirements. The City will also require it to be a service which feeds the one customer. Please revise the utility plan to a sewer service in this location. Northern Response: Acknowledged Comment Number: 2 Comment Originated: 05/08/2018 08/06/2018: The alignment for this sewer main has changed since the last review and is now under some existing trees and landscape islands. The alignment needs to be moved back to what was shown on the previous submittal with a 30-foot utility easement. 05/08/2018: A 30 foot utility easement is required on the property to the west for the new alignment of the sanitary sewer main. Northern Response: The sewer has been relocated but it will still go under some shrubs that will need to be replaced but this allows for the car wash and Schreiders to be operational throughout the construction process. Comment Number: 3 Comment Originated: 05/08/2018 08/28/2018: Ongoing and will continue into final compliance. 08/06/2018: Ongoing and will continue into final compliance. 05/08/2018: Coordination is required with the Willow Street Capital Project to ensure all water, wastewater, storm water and site improvements have been accounted for. Northern Response: Acknowledged 13 Comment Number: 6 Comment Originated: 08/08/2018 08/28/2018: Required before the public hearing. 08/08/2018: A written agreement from the property owner to the east is required for the relocation of their sanitary sewer service. Please submit a copy of this agreement to the City. Northern Response: Acknowledged Department: Zoning Contact: Missy Nelson, mnelson@fcgov.com Topic: General Comment Number: 4 Comment Originated: 05/08/2018 08/07/2018: All light fixtures need to meet code requirements regardless of surrounding architectural features. Please replace wall washing sconce with compliant fixture. Electrical Response: All proposed lights submitted in the PDP 3 drawing set on 8/15/2018 are full cut off and wash downward. 05/08/2018: LUC 3.2.4 Does the wall sconce direct the wash light upwards? A temperature of 3000K or less is preferable, one of the fixtures, D-Series wall luminaire does not specify. Electrical Response: All proposed lights submitted in the PDP 3 drawing set on 8/15/2018 are full cut off and wash downward. Comment Number: 6 Comment Originated: 05/08/2018 08/07/2018: Deferring to Jonathon Nagel for compliance. 05/08/2018: LUC 3.2.5 All development shall provide adequately sized conveniently located, accessible trash and recycling enclosures with both service and pedestrian access. Please provide details of trash enclosure on elevation plans. OZ Response: Please see the response to Internal services comment #14.