HomeMy WebLinkAboutWOODSPRING SUITES - PDP190006 - SUBMITTAL DOCUMENTS - ROUND 2 - RESPONSE TO STAFF REVIEW COMMENTSkimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300
July 19, 2019
Brandy Bethurem Harras
City of Fort Collins
281 North College Avenue
PO BOX 580
Fort Collins, CO 80522
RE: Woodspring Suites, PDP190006, Round Number 1
Dear Ms. Bethurem:
Thank you for the comments on April 16, 2019 for the above-mentioned project. In an effort to address
your comments concisely and simplify your review process, we have summarized your comments and
our responses below.
COMMENT SUMMARY:
Planning Services: Ted Shepard, 970.221.6343, tshepard@fcgov.com
1. The detached public sidewalk needs to be extended to southeast terminus of the property. (Note,
this can be a component of perimeter trail, see comment below.)
◼ Response: Sidewalk extended to southeast terminus of the property.
2. The street trees need to be shifted and placed in the parkway between the curb and the sidewalk.
Such placement is standard and does not interfere with the installation of underground electrical
conduit. Street trees must be placed uniformly and at intervals that do not exceed 40 feet.
◼ Response: Trees have been located in the parkway between the curb and right-of-way
line(sidewalk).
3. As noted in Conceptual Review comments 4 8, a number of attributes need to be provided in
order to comply with Section 3.5.3(C)(2)(d)(1) – Exception to the Build to Line Standards of the
Land Use Code. Staff recommends that a walkway, combined with pavement striping, be
provided between the entry and the public sidewalk that allows the pedestrian a direct route to the
destinations in the Interchange Business Park such as Maverik Convenience Store and
McDonald’s restaurant. This walkway would intersect with the public sidewalk where there are
six spaces and would require one space to be removed. See redlines.
◼ Response: Acknowledged. Walkway provided between entry and public sidewalk that allows
pedestrians direct access to Interchange Business Park destinations.
4. In addition, staff acknowledges that the primary response to the build to line requirement includes
a landscaped outdoor space and walkway that does not cross the drive. These attributes
contribute to compliance and thank you for adding in these features, however, as noted above,
this walkway does not lead to the nearby destinations. Please note that the standard also states:
“...and other similar site improvements along the sidewalk designed for pedestrian interest,
comfort and visual continuity.” Other recent projects that relied on this exception to the build to
line have provided an entry feature along the sidewalk referred to as an “entry portal.” (Every two
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years the City of Fort Collins sponsors the Urban Design Awards and such features fall into the
Urban Fragments category.)
Please refer to the Vibe Apartments, 3707 Le Fever Drive and Eye Center of the Rockies, 3151
Precision Drive, for recent examples that have allowed these projects to proceed to compliance
with the standard without the need for a Modification of Standard. These examples are illustrative
and for guidance only. The design team is encouraged to approach the solution in a creative
manner that reflects on the uniqueness of Woodspring Suites.
◼ Response: The site has been redesigned to allow for direct public (pedestrian) access to the
entrance without crossing parking lots and drives. The new site plan is more urban in nature
with no parking between the street and hotel and features a drop-off area.
5. As noted in Conceptual Review comment number nine, there needs to be ample seating at the
front entrance, in addition to the seating shown in the plaza. One bench is out of scale with this
area being the main entrance to hotel of this size. This will be the area where guests will wait for
transportation (airport shuttles, taxis, rideshare, etc.). Please add benches in this area.
◼ Response: Two benches have been proposed at the front and rear entrances.
6. Thank you for responding to our comments and providing a dog exercise area in conjunction with
the plaza. As we all know, our canine companions also benefit from exercise especially when
traveling or staying for several days. Please consider supplementing this area with a dog walking
trail that utilizes the public sidewalk (as extended to the southeast point of the property per
Engineering) and then turns and meanders through the landscaping on the west side of the
property. The width could be reduced from 4.5 feet to 4.0 feet. Such a feature would be greatly
appreciated by guests who travel with their four-legged friends.
◼ Response: The new site features a larger, enclosed dog park area which can accommodate
off-leash exercise in lieu of a separate on-leash walking pathway which will likely be less
utilized by patrons.
7. Along this meandering path, please consider placing stone blocks for seating in a random
fashion. Providing amenities that give guests an opportunity to be active will, in our opinion, give
Woodspring Suites an advantage in the marketplace.
◼ Response: See response to item #6 above.
8. The minimum bike parking requirement is one space per four rooms with 60% of these to be
enclosed and 40% to be located in exterior fixed racks. This would require 31 total spaces with
19 enclosed and 12 in fixed racks. Please indicate how many bike parking spaces are being
provided and their distribution per enclosed versus fixed racks and how these numbers compare
to the requirements. If a Alternative Compliance is requested, please refer to Section 3.2.2(C)(4)
for the applicable criteria upon which a request can be justified.
◼ Response: 19 bike lockers and 6 (two bicycle) racks have been provided on the plan.
9. For the portions of the roof that do not feature an overhang, please provide a detail of the cornice
that includes dimensions in order to illustrate the extent of its three dimensionalities. These
dimensions must be sufficient to create a shadow line and not be merely applied. [Conceptual
Review comment number 29, Land Use Code Section 3.9.5(A).]
◼ Response: Please refer to parapet detail on sheet 12.
10. For the end walls, the four-story height needs further mitigation. Please consider extending the
accent walls to cover more of the wall between the first and second floors. Also, please describe
the extent (width and depth) of the horizontal reveals. It appears that the reveals, as depicted,
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may need to be placed at more frequent intervals or wider and deeper in order to mitigate the
blank wall effect.
Response: By the term “accent wall”, I presume your reference is the stone application. If so,
I would contend that simply adding more stone would not have much effect in mitigating the
“blank wall” appearance. I would instead offer to introduce more scoring / reveals in a pattern
that would mimic the patterns on the east and west elevations that define the window
openings. Please refer to the revised end elevations on sheet 12, North and South, that show
increased stone accent to the 2nd floor line. Additionally, see the reveal detail on this same
sheet.
11. Referring to Conceptual Review comment number 28 which requires an 80-foot buffer along I 25,
please supplement the Project Narrative with a Request for Modification. Staff is willing to
support this Modification per Section 2.8.2(H)(3) since the lot was platted in Larimer County and
then later annexed and that the landscaping provided complies or exceeds the minimum
requirements. One of the mitigating factors would also be that the area is activated by the dog
walking path.
◼ Response: Thank you. We have included a request for modification.
12. On the Lighting Plan, please add data to the schedule that specifies that all fixtures will have a
correlated color temperature that does not exceed 3,000 degrees Kelvin. Please correct fixture F,
Lithonia, OLWX2, which shows 4,000 K. Also, please specify that all under canopy lighting be”
flush mount with flat lens.” The photometric illuminance plan should specify that the levels are
calibrated at Light Loss Factor of 1.00.
Response: This fixture has been replaced with an LSI equivalent. The model number of this
fixture is a WPSLL-LED-8LUNV30-BZA
13. The exterior material of the trash enclosure needs to be matching cultured stone as found on the
hotel, not split face c.m.u.
Response: Please refer to revised trash enclosure details on sheet 10 which now shows
cultured stone to match stone on the building.
14. The Landscape Plan indicates the location of the bike racks, but the Site Plan does not. Please
be cautioned that these locations (one or both) are typically where the outdoor mechanical
equipment is often located. Please coordinate with the M.E.P. consultants and identify outdoor
equipment locations and identify on both the Site and Landscape Plans. Large outdoor
mechanical equipment, such as outdoor condensing units, need to be screened. And, the bike
racks may need to be relocated accordingly.
◼ Response: Bike racks and lockers have been located in areas that will not have mechanical
equipment. There is no outdoor ground mounted M.E.P. other than the electrical transformer
and CT cabinet. Condenser units will be mounted on the roof and adequately screened.
15. Show the location of the electrical transformer on both the Site and Landscape Plans. Based on
its planned location in the southeast area, it is likely that the meter will be on the southeast end
wall. Please account for this location so that all the features on this wall can be coordinated with
the utilities. Other appurtenances may include the gas meter, fire department connection, fire
riser room and telecommunication cabinet. Please consider adding a screening feature for these
elements.
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Response: Please refer to new redesigned site and landscape plans. The comment and
references may not apply based on the new layout.
16. The electrical transformer is allowed to be screened on three sides with landscaping.
◼ Response: Screening of the transformer has been accomplished with Spruce plantings.
17. Will there be an electric vehicle charging station? If so, please indicate.
◼ Response: Plantings have been added to screen the transformer.
18. On the Site Plan, please remove the graphic that depicts asphalt pavement for readability and
add a site data table. (An example can be provided if needed.)
◼ Response: Revised asphalt hatch for readability and added site data table.
Engineering Development Review: Marc Virata, 970 221 6567, virata@fcgov.com
1. FOR APPROVAL: Please provide dimensions that specify the sidewalk width along the frontage
road, as well as the parkway width (from face of curb to sidewalk).
◼ Response: Dimensions provided to specify sidewalk and parkway widths along frontage road.
2. FOR APPROVAL: The sidewalk along the frontage road would need to be continued along the
entire frontage and not terminate at the western driveway.
◼ Response: Sidewalk has been continued to the practical extend. This sidewalk has not
continued to the southern boundary due to the CDOT cul-de-sac.
3. FOR APPROVAL: Unless agreed to otherwise by CDOT, the curb and gutter not currently built
along the frontage would need to be designed and extended to the western property boundary
edge.
◼ Response: This is being constructed with the CDOT cul-de-sac project.
4. FOR APPROVAL: The further detaching of the sidewalk at the eastern driveway is ok, however
an access easement dedicated to the City would need to then be dedicated along this portion.
◼ Response: There is a sidewalk portion anticipated to be dedicated to the City through an
easement for the eastern sidewalk within private property.
5. FOR APPROVAL: The design of the driveways should be built and depicted in accordance with
LCUASS detail 707.1 with the sidewalk extending across the driveway and the entire drive
approach in concrete. 707.1 should be added to the detail sheet with D 14 on sheet 12 remove
◼ Response: This has been added to sheet 12 and the driveway has been updated to reflect
this design.
6. FOR APPROVAL: Both driveways appear to exceed sheetflow of drainage over the sidewalk
across each driveway. We require less than 750 square feet of area behind the walk across each
driveway to drain across.
◼ Response: A high point has been added and now less than the requirement flows across the
sidewalk. Please see grading plan for details. The sidewalk will be extended with the future
phase with the CDOT curb bulb, which isn’t shown on these plans.
7. FOR APPROVAL: The street patching shown in the frontage road will need to meet City
requirements despite that the roadway is currently not public, as it is intended to be in the future.
The patching will need to depict for the driveways that the entire bike-lane width is patched, and
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street cuts in general are perpendicular to the flowline. Please add the following note to the civil
plan demo sheet (Sheet 3): "Limits of street cut are approximate. Final limits are to be
determined in the field by the City Engineering Inspector. All repairs to be in accordance with City
street repair standards."
◼ Response: This note has been added as Note 10 on Sheet 3.
8. INFORMATION ONLY: Please remove the "s" at the end of "Woodsprings" on the title block in
the lower right margin.
◼ Response: This has been removed.
Department: Traffic Operation: Martina Wilkinson, 970 221 6887, mwilkinson@fcgov.com
1. The Traffic Impact Study has been scoped, but was not submitted with this round of review.
Therefore, no traffic related review was completed, and no comments can yet be provided.
If/When the TIS is submitted with round 2, then traffic comments can be provided.
◼ Response: The traffic impact study has been included with this submittal.
2. The applicant has forwarded some ROW information related to CDOT needs. This information will
be sent to the City's engineering department and Brad Buckman who is the engineer with the City
coordinating with CDOT on I 25. He can be reached at bbuckman@fcgov.com or 970 416 4248.
◼ Response: The updated CDOT plan has been shared with the City.
Stormwater Engineering: Jesse Schlam, 970 218 2932, jschlam@fcgov.com
Erosion Control: Jesse Schlam, 970 218 2932, jschlam@fcgov.
8. Erosion Control Report and Plan have redlines and comments that will need to be addressed by
FDP.
◼ Response: Acknowledged
9. Erosion Control Escrow Calculation will need to be provided based upon the redlines from the
Plan and Report.
◼ Response: These calculations have been included with this submittal.
Stormwater Engineering: Matt Simpson, (970)416 2754, masimpson@fcgov.com
10. Drainage Plan: please show drainage flow direction arrows.
◼ Response: Drainage flow direction arrows shown.
11. Utility Plans: Please see annotated plan set for minor Stormwater comments.
◼ Response: These comments have been addressed.
Stormwater Engineering: Wes Lamarque, 970 416 2418, wlamarque@fcgov.com
1. This development is required to meet the City's water quality and LID requirements. The offsite
swale does not account for these water quality requirements.
◼ Response: Water quality is now being provided on site through a stormtech system.
2. The time of concentration calculations are not accurate per my check in the office. Most, if not all
the sub basins, should be the 5-minute minimum.
◼ Response: The time of concentration calculations have been updated. As noted, most are
below 5 minutes.
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3. The c factors for the 100-year flow calcs are not accurate. These should be the c factors for the
2-year storm times 1.25.
◼ Response: The C factors have been coordinated with Wes and updated for this submittal.
4. Please highlight and reference the areas of the Interchange Business Park Drainage Report
dated April 13, 2001 that are relevant to this site.
◼ Response: The areas reference have been highlighted in yellow.
5. Please remove the LOMR within the drainage report except for a page or two documenting the
site is out of the 100-year floodplain.
◼ Response: This has been removed and updated with the applicable drainage map.
6. Calculations are required to document that the street flows, inlets, and off-site swale have
capacity for the undetained flows from the site using the new rainfall criteria.
◼ Response: We have included capacity calculations for inlets and curb cuts. Please let us
know if additional information is required.
7. Please reference the City's new Stormwater Criteria Manual on page 3 of the Drainage Report
instead of the older version.
◼ Response: This criteria manual is reference in the drainage report.
Water Wastewater Engineering: Wes Lamarque, 970 416 2418, wlamarque@fcgov.com
1. Please remove all of the City's water and wastewater details from the Utility Plan set. This site is
served by ELCO Water District and Boxelder Sanitation District.
◼ Response: The standard details have been updated to reflect ELCO’s standard details.
East Larimer County Water District: Randy Siddens, 970 493-2044, randys@elcowater.org
Please see ELCO PDP Review letter provided 04/16/2019.
1. Existing water lines to serve the property:
a. Domestic Water Service: The existing water lines shown on sheet 5 (Utility Plan) will
provide adequate domestic water service to the property.
b. Fire Flow Service: District staff has been in contact with the project engineer
regarding fire flow demands. Per that correspondence fire flow rates have not been
established by the developer (as required by the fire authority) and as such the
District cannot at this time comment on whether fire flow demands can be satisfied
with the existing water lines. When fire flow demands are established the District will
evaluate its system to determine if on-site water line improvements will be required.
c. Grading Plan Redlines: See Attached
d. Utility See Redlines: See Attached
◼ Response: Acknowledged
2. Landscaping Separation from Water Lines: See attached redlined Landscape Plan for notes on
clearances. Water lines must be shown on future landscape plans to verify adequate separation
between water lines and trees/shrubs. The District requires a minimum 10-ft separation from
trees and 4-ft separation from bushes or shrubs with a mature height of greater than 3-ft, from its
water lines, service lines or any appurtenance.
◼ Response: Planting plan accommodates clearances to utilities.
3. Backflow and Cross Connection Control: Adequate backflow prevention devices will be required
and must be tested annually by the property owner. At the building permit stage the developer will
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need to submit to the District for review and acceptance the building plumbing plans clearly
showing the location and sizing of a reduced pressure backflow prevention device.
◼ Response: Noted. RPZ type backflow preventer will be included on the irrigation plans.
4. Water Rights: The District encourages the developer to contact the District General Manager to
begin discussions on raw water dedication for the project.
◼ Response: Acknowledged. This discussion has begun.
Any written agreements required to complete water line connections to the property must be
completed prior to final approval of the project construction drawings.
◼ Response: Acknowledged. These will be completed once waterline alignment is finalized.
The District administers design and construction standards for its water distribution system. The
developers engineer should contact the District early in the project design process to obtain this
information and coordinate the project design with the existing District facilities.
◼ Response: Acknowledged. The standard details have been incorporated with this submittal.
Environmental Services: Jonathon Nagel, 970 416 2701, jnagel@fcgov.com
5. INFORMATION ONLY: The Community Recycling Ordinance (No. 109 2016) requires that all
new business and multifamily complexes subscribe to recycling service that is at minimum 1/3 of
their overall service capacity (total bin capacity x number of weekly pickups, include both trash
and recycling when calculating overall service capacity). In general recycling containers must be
at least 50% the size of proposed trash containers to meet this requirement. Please make sure
proposed containers meet this requirement and that adequate space is provided in all enclosures.
◼ Response:
Please refer to the revised trash enclosure on sheet 10. It now shows the size and capacity of
the trash and recycle bins.
6. Please label intended capacity of proposed trash and recycling dumpsters
◼ Response:
Please refer to the revised trash enclosure on sheet 10. It now shows the size and capacity of
the trash and recycle bins.
7. Is other storage intended in the trash and recycling enclosure? If so, please label it on the plan
enlargement of the enclosure. If not consider reducing the size (depth, and width if pedestrian
entrance was moved to the side) of the enclosure, too large of enclosures can collect debris and
attract undesirable behaviors.
◼ Response:
Please refer to the revised trash enclosure on sheet 10. The size has been reduced as
suggested.
PFA: Andrew Rosen, 970 416 2599, arosen@poudre fire.org
1. FOR HEARING: FIRE DEPARTMENT CONNECTION (FDC) Please move the FDC to the south
most corner of the building so that it is not behind the bike lockers.
◼ Response:
Please refer to sheet 12, North Elevation for FDC.
HYDRANT: Please move the hydrant to the east side of the west entrance from the Frontage
Road.
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◼ Response: Acknowledged
UPDATE AFTER STAFF REVIEW MEETING: At the Staff Review meeting, 2 7 2019, the
question arose of when an elevator is required to be sized for an ambulance stretcher. This
Building's elevator will be sized to accommodate the stretcher. The following is included from the
2018 IBC for reference:
2018 IBC 3002.4 ELEVATOR CAR TO ACCOMODATE AMBULANCE STRETCHER. Where
elevators are provided in buildings four or more stories above, or four or more stories below,
grade plane, not fewer than one elevator shall be provided for fire department emergency access
to all floors. The elevator car shall be of such a size and arrangement to accommodate an
ambulance stretcher 24 inches by 84 inches (610 mm by 2134mm) with not less than 5 inch (127
mm) radius corners, in the horizontal, open position and shall be identified by the international
symbol for emergency medical services (star of life). The symbol shall be not less than 3 inches
(76 mm) in height and shall be placed inside on both sides of the hoistway door frame. The
project team confirmed that a fully functional remote fire alarm panel would be located at the front
lobby. It is understood that the orientation of the proposed Hotel may be changed.
Please note that all the same comments as discussed today will still apply
◼ Response: Acknowledged
2. 2018 IFC CODE ADOPTION Poudre Fire Authority and the City of Fort Collins (Town of Timnath,
Larimer County) are in the process of adopting the 2018 International Fire Code. Code adoption
is anticipated in early 2019. Building Plan reviews shall be subject to the adopted version of the
fire code in place at the time of plan submittal and permit application.
3. FOR HEARING: BUILDINGS FOUR OR MORE STORIES IN HEIGHT
> IFC 504.3 ROOF ACCESS: New buildings four or more stories above grade plane, except
those with a roof slope greater than four units vertical in 12 units horizontal (33.3 percent slope),
shall be provided with a stairway to the roof. Stairway access to the roof shall be 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. Where roofs are used for roof gardens or for other
purposes, stairways shall be provided as required for such occupancy classification.
> IFC Sections 905 and 913 FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided
in new buildings and structures in accordance with Section 905 or the 2012 International Fire
Code. Approved standpipe systems shall be 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. An approved fire pump may be required to achieve this minimum pressure.
Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire
Department Connection.
> IFC 507.5.1.1 HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe
system installed in accordance with Section 905 shall have a fire hydrant capable of providing
1500 gpm at 20 psi residual pressure, located within 100 feet of the fire department connections.
Exception: The distance shall be permitted to exceed 100 feet where approved by the fire code
official.
> IFC D105: In order to accommodate the access requirements for aerial fire apparatus (ladder
trucks), required fire lanes shall be 26 foot wide minimum on at least one long side of the
building. At least one of the required access routes meeting this condition shall be located within
a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned
parallel to one entire side of the building
◼ Response
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The above items are acknowledged as follows:
IFC 504 Roof Access:
An alternating tread ladder will be located on the 4th floor of the southern stairway for Fire
Dept. Access only.:
IFC 905 & 913 Fire Stand Pipe System:
The height of our 4th floor is less than 30’-0”, (28’-6 3/8”), which would not require the
standpipe system. However, we do include a standpipe system in our building as our
standard proto designs.
4. FOR HEARING: PERIMETER ACCESS
>Access is required to within 150ft of all portions of the exterior perimeter of the building. This
cannot be achieved by measuring from the Frontage Road, therefore a fire lane (please see
comment below for specs) will be required on the property and shown on the Plat or dedicated by
separate legal document.
>The Fire Lane will be greater than 150ft in length which will trigger the requirement for a
turnaround. The drive aisle that is shown looping around the building can be used as that
turnaround.
◼ Response: Access is now within 150 feet of all sides of the building.
5. FOR HEARING: AERIAL APPARATUS ACCESS Any building greater than 30ft in height triggers
the requirement for aerial apparatus access which requires a 26ft wide fire lane no closer than
15ft to and no further than 30ft from the building. The northwest side is generally in compliance
but the Southeast side is setback between 32 and 36ft from the drive aisle and therefore is
considered out of compliance. Code language follows:
> IFC D105.3: At least one of the required access routes meeting this condition shall be located
within a minimum of 15 feet and a maximum of 30 feet from the building and shall be positioned
parallel to one entire side of the building. The side of the building on which the aerial fire
apparatus access road is positioned shall be approved by the fire code official.
◼ Response: Acknowledged. The fire access has been coordinated with fire.
6. FOR HEARING: AUTOMATIC FIRE SPRINKLER AND ALARM SYSTEM This building will
require an automatic fire sprinkler system under a separate permit. Please contact Assistant
Fire Marshal, Jerry Howell with any fire sprinkler related questions at 970 416 2868.
◼ Response
Our building will be fully sprinklered per NFPA 13 requirements.:
FOR HEARING: After further review it appears that the water line to the hydrant connects to the
supply line to the building. Please note that the line to the hydrant is a dedicated supply from the
main.
◼ Response: Acknowledged. The hydrant and fireline have been separated.
7. FOR HEARING: HYDRANT A hydrant producing 1500gpm at 20psi residual pressure is required
within 100ft of the FDC standpipe connection. The hydrant located to the south of the frontage
road is greater than 100ft distant therefore a new hydrant will be required.
◼ Response: Acknowledged, a hydrant has been added on the south side of the site.
8. FOR HEARING: EMERGENCY RESPONDER RADIO COMMUNICATION AMPLIFICATION
SYSTEM TEST
> IFC 510 & 1103.2: New & existing buildings require a fire department, emergency
communication system evaluation after the core/shell but prior to final build out. For the purposes
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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.
◼ Response
Acknowledged. As mentioned, this item is under a separate submittal process and will need
to be coordinated by the owner, GC, Fire Dept. and the approved testing agency.:
9. FOR HEARING: FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval
prior to installation. In addition to the design criteria already contained in relevant standards and
policies, any new fire lane must meet the following general requirements:
> Shall be 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.
> Additional access requirements exist for buildings greater than 30' in height.
Refer to Appendix D of the 2015 IFC or contact PFA for details.
*STRUCTURES EXCEEDING 30' IN HEIGHT
> IFC Appendix D: In order to accommodate the access requirements for aerial fire apparatus
(ladder trucks), required fire lanes shall be 26 foot wide minimum on at least one long side of the
building. At least one of the required access routes meeting this condition shall be located within
a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned
parallel to one entire side of the building.
◼ Response: Acknowledged, this update has been incorporated and coordinated with fire on
the new site plan layout.
10. FOR HEARING: ADDRESS The address shall be clearly visible on the elevation facing the
Southeast in no less than 8" numerals on a contrasting background.
◼ Response:
Refer to sheet 12 Front (East) elevation.
Light And Power: Cody Snowdon, 970 416 2306, csnowdon@fcgov.com
1. FOR HEARING: The plans show the proposed electric service connecting to a street light box.
Please connect to the existing switch cabinet located to the west of that locations.
◼ Response: The electrical connection has been updated.
2. FOR FINAL PLAN: Meter location will need to be coordinated with Light and Power. Please
show proposed meter location on the Utility Plan. The current location seems to conflict with the
proposed entrance.
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◼ Response: The electrical meter location has been shown on the utility plan.
3. FOR FINAL PLAN: A commercial service information form (C 1 form) and a one line diagram for
all commercial meters will need to be completed and submitted to Light & Power Engineering for
review prior to Final Plan. A link to the C 1 form is below: http://zeus.fcgov.com/utils
procedures/files/EngWiki/WikiPdfs/C/C 1Form.pdf
◼ Response:
The completed Commercial Service Information form and related one-line diagram
have been submitted with these responses.
4. FOR FINAL PLAN: 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 investment
development fees
◼ Response: Thank you. Fees will be paid and processed for this site. We have visited the
website and contacted Cody for further information.
Forestry, Landscape Plans: Nils Saha, nsaha@fcgov.com
1. BY HEARING Please add the Tree Protection Notes to the Landscape Plan. While there is only
one existing tree on the property and protection is not required, the notes include regulations
pertaining to the use of licensed arborists for tree work as well as avoiding tree work during song
bird nesting season.
◼ Response: Tree Protection Notes have been added.
2. BY HEARING List the percentage of each tree species used and check for compliance with the
minimum species diversity standard LUC 3.2.1 D3.
Number of trees on site Maximum percentage of any one species
10 19 50%
20 39 33%
40 59 25%
60 or more 15%
The current list does not meet the minimum diversity standards. Juniperus scopulorum, Juniperus
virginiana ‘Taylor’ and Pinus flexis are approximately 18, 16 and 17 percent of the proposed
trees, respectively. Please incorporate southwest white pines, blue spruce, pinyon pines and
bristle cone pines to meet the LUC standards.
◼ Response: No tree species accounts for more than 15% of total proposed trees.
3. INFORMATION ONLY City of Fort Collins Forestry Division is close to reaching the maximum
percentage of Honeylocust in Fort Collins’ urban forest. During the development review process,
we see it as an opportune time to educate landscape architects to include fewer Honeylocust on
plan proposals. On this project, there are 10 Honeylocust proposed out of 137 canopy shade
trees. While this meets the species diversity percentages, we would ask you consider
incorporating hackberry, Kentucky coffeetree, Texas red oaks or Shumard oaks instead.
◼ Response: 3 Honelylocust have been proposed which is 2% of total on site.
4. FOR FINAL PLAN: Lindens are not well suited for areas that are treated with deicing salt
including street frontages, parking areas and islands. Please incorporate another shade tree.
Options include Kentucky coffeetrees, hackberries, Shumard oaks etc.
◼ Response: Lindens have been used in areas less prone to salt damage.
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kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300
5. BY HEARING Many of the proposed tree locations do not meet standards for proper tree/utility
separation. Please adjust street tree locations (see redlines as examples).
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
◼ Response: Tree locations accommodate utility clearances.
6. FOR FINAL PLAN: Per LUC standards, each landscaped island should include one or more
canopy shade trees. A couple of the islands (see redlines) have pine trees proposed. Please
incorporate shade trees instead.
◼ Response: The updated site plan is in compliance.
7. FOR FINAL PLAN: Please check for appropriate distance between light poles and tree
placements.
◼ Response: 40’ is in between trees and light poles.
Environmental Planning: Stephanie Blochowiak, 970 416 4290, sblochowiak@fcgov.com
1. INFORMATION ONLY. Thank you for providing Phase I ESA for review. Per Terracon:
recognized environmental conditions (RECs) or controlled RECs (CREC) were not identified in
connection with the site.
◼ Response: Thank you for your review.
2. INFORMATION ONLY. It appears LED fixtures having CCT greater than 3000K are proposed.
While code changes are forthcoming, please consider 3000K or less to support City Night Sky
Objectives. 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/
◼ Response: Please see updated photometric plan for details.
3. INFORMATION ONLY. Recommend southwest white pine P. strobiformus in lieu of Vanderwolf's
pyramid pine based upon local observations for long term success.
◼ Response:
Vanderwolf Pyramid Pines have been changed to Pinyon Pine per the comment.
4. READY FOR HEARING. Environmental Planning is ready for Hearing.
◼ Response: Acknowledged
Please contact me (720) 636.8273 or Emily.felton@kmiley-horn.com should you have any questions.
Sincerely,
Emily Felton, PE