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HomeMy WebLinkAboutWOODSPRING SUITES - PDP190006 - SUBMITTAL DOCUMENTS - ROUND 3 - RESPONSE TO STAFF REVIEW COMMENTSkimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 October 9, 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 3 Dear Ms. Bethurem: Thank you for the comments on August 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 RESPONSE LETTER: COMMENT SUMMARY Department: Planning Services, Kai Kleer, 970 416 4284, kkleer@fcgov.com Topic: General 1. Comment Number: 5 08/12/2019: FOR HEARING: Additional seating or large boulders with a flat surface should be considered in strategic locations around the site. The location of the bench places the back towards the drive aisle which does not allow the user to watch for a vehicle pick up. 04/16/2019: 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: Additional benches have been added. Two benches are provided at the front and rear main entrances. One bench located at south entrance. Three benches in the off-leash dog/plaza area. Benches along main entrances face outward. 2. Comment Number: 6 08/12/2019: FOR HEARING: This component of the site plan still requires evaluation due to the anticipates Colorado Department of Transportation right of way. See comment 1. 04/16/2019: 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. Page 2 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 ◼ Response: In anticipation of CDOT property acquisition, the meandering pathway/trail no longer is a viable, long-term amenity. As such, the original small dog area was expanded to a fenced, off-leash dog area. 3. Comment Number: 7 08/12/2019: FOR HEARING: After the final site boundary has been established please consider the comment below. 04/16/2019: 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: Refer to comment response #6 above. 4. Comment Number: 8 08/12/2019: FOR HEARING: The location of the enclosed bike racks do not have a direct connection or close relation to the common entryways of the building. Staff recommends that the enclosed bike parking be located internal to the building, possibly split up below stairwells and in a small room adjoining the lobby. 04/16/2019: 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: Bike lockers have been relocated at various locations with direct access to the building. 19 bike lockers are provided. Bike racks to accommodate 14 bicycles have been located at the Main entrances. In addition, the bike lockers are designed for outdoor installation. To install them in the location suggested is impractical and would likely cause operational and maintenance issues as well as exiting and ADA complications. 5. Comment Number: 9 08/12/2019: FOR HEARING: The proposed cornice detail does not meet the intent of the standard and should project perpendicular from the wall plane a minimum of 8 inches. 04/16/2019: 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: Response: The referenced LUC section does not mention or reference minimum dimensions. Only that the. cornice treatment features a 3-dimensional design. In addition, nor does Conceptual Review Comment number 29. However, the cornice will be redesigned as requested. 6. Comment Number: 11 08/12/2019: FOR HEARING: After discussion with CDOT's team it appears that the right of way will encumber a large portion of the southwest/west portion of the site to the point where head in parking will not be feasible nor the landscaping shown. This will require significant mitigation with techniques such as berming, artistic wall, dense landscaping, walkway, etc... Page 3 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 04/16/2019: 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: Refer to comment response #6 above 7. Comment Number: 12 08/12/2019: FOR HEARING: The lighting plan does not adequately address the requirements of 3.2.4 Lighting. The below comment was not addressed in the most recent submittal and still shows light fixtures @ 4K Kelvin or more. The site boundary will also need to adjust based on CDOT's A Line to ensure that the proposed lighting doesn't cause adverse impacts, such as glare, to those using the public right of way. 04/16/2019: 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: Fixture F/OLWX2 will not be utilized on this project. It is being replaced by an LSI-XWM series wall pack. The fixture has been specified having 3000K lamps and is dark sky certified. The 4” diameter fixture L/WD1340 is mounted under the canopy on the inside of the columns and has zero up lighting and is dark sky compliant when used in a downlight configuration. This fixture complies with the intent of utilizing a” flush mount with flat lens” fixture. The site boundary will be adjusted to use the “future CDOT right-of- way” line (CDOT’s A-line) instead of the property line on the Interstate 25 side of the property, for lighting calculation purposes. All lighting calculations have been performed using a light loss factor of 1.0. The light spill boundary is considered 20’-0” beyond the new site boundary, and the light levels did not exceed 0.1fc in this area. 8. Comment Number: 15 08/12/2019: FOR HEARING: Will this site be serves by natural gas? If so, please ensure landscape material will adequately screen meter. the remainder of the comment below has been addressed. 04/16/2019: 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. ◼ Response: It is planned that the site will have natural gas service. POC will be at the NE end of the building for the gas meter. Refer to site, site utility and landscape plans for location of all utilities and equipment servicing the building. All ground and roof mounted mechanical equipment and utility meters will be screened as much as allowed to meet clearance requirements. 9. Comment Number: 17 04/16/2019: Will there be an electric vehicle charging station? If so, please indicate. Page 4 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 ◼ Response: Yes, please refer to the revised site plans. 10. Comment Number: 20 08/12/2019: FOR HEARING: Generally, this submittal does not account for CDOT's ultimate road design which will have significant impact to the proposed parking, trash enclosure, bike parking and landscaping. Additionally, CDOT will not permit any landscaping or site improvements within CDOT's 'A Line' This project cannot go forward with any other recommendation but denial if these issues are not address. Additional review and comments will be necessary. ◼ Response: Coordination with CDOT is ongoing but we have matched their latest ‘A Line’ and have limited our site improvements to be clear of this ultimate road design area. Trash enclosure and bicycle parking have been relocated. 11. Comment Number: 1 08/12/2019: FOR HEARING: The below comment still applies and has not been addressed. It will be important to continue the walkway in a manner that accommodates a connection into a sidewalk around the cul de sac. With the additional site restrictions that are anticipated with Colorado Department of transportation's 'A Line' it is unknown how that connection will work. Staff envisions a perimeter site walkway/trail that circumnavigates the perimeter of the parking area and connects into the walkway in between the building and emission center, though it's unclear how grading and setbacks will accommodate this. 04/16/2019: 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: We have reached out to CDOT and asked to include a sidewalk as part of this portion. CDOT relayed that they are not including this as part of their project. As discussed in the meeting, the sidewalk has been extended through the frontage of the property that WoodSpring can control and as it makes sense. The idea of a crosswalk does not make sense to install a cross walk the road (running north/south), as it would be directing pedestrians into traffic. As discussed with the planning and traffic teams, pedestrian traffic in this area is anticipated to be light. It is our opinion that the sidewalk as shown makes the most sense for the constraints on the site. 12. Comment Number: 10 04/16/2019: FOR HEARING: 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, may need to be placed at more frequent intervals or wider and deeper in order to mitigate the blank wall effect. ◼ Response: As per our previous response, it is our opinion that increasing the amount of the accent / stone at these locations will not achieve the results to mitigate the “blank wall”. We would however introduce additional scoring / reveal patterns as a relief to address the issue. The profile of the scoring / reveals are shown in detail with dimensions on the B&W exterior elevations. Contact: Shawna Van Zee, 970 224 6086, svanzee@fcgov.com Topic: Building Elevations 1. Comment Number: 22 08/13/2019 FOR HEARING: 3.5.1(E)(2) Glare. Building materials shall not create excessive glare. If highly reflective building materials are proposed, such as aluminum, unpainted metal and Page 5 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 reflective glass, the potential for glare from such materials will be evaluated to determine whether or not the glare would create a significant adverse impact on the adjacent property owners, neighborhood or community in terms of vehicular safety, outdoor activities and enjoyment of views. If so, such materials shall not be permitted. 3.9.5 (C)(3) Metal is prohibited as a primary exterior surface material. It may be used as trim material covering no more than ten (10) percent of the facade or as a roof material. Staff Comment: There is a concern that the metal roofing material chosen may be too reflective and produce glare especially towards I 25. What percentage of the roof is proposed to be metal roofing? ◼ Response: The LUC section 3.9.5(C)(3) does not limit the amount of metal roofing used on a building. It only prohibits the use of bright primary colors as the finish for metal roofing. Our metal roofing color is A neutral color – basically a gray color, mfg. name “Zinc Cote”, with a low to medium gloss finish. Contextually blends with the adjacent buildings, one of which incorporates a bright red standing seam metal roof at its main entry. The metal roof covers approximately 30% of the overall roof area. 2. Comment Number: 23 08/13/2019 FOR HEARING: 3.5.1(E)(3)(c) Windows shall be individually defined with detail elements such as frames, sills and lintels, and placed to visually establish and define the building stories and establish human scale and proportion. Staff Comment: Please provide more window detailing including a detail plan window design. This should include how the HVAC unit is being integrated into the overall design of the windows including color. See attached example. The HVAC units are currently very prominent. Please integrate these as seamlessly as possible into the design of the window surround and overall building design. Please ensure that any utility meters, mechanical equipment, etc. are integrated into the overall design and are screened when possible. ◼ Response: A full sheet of window details and window types were submitted as per the Comment Letter from March 26th 2019. The sheet showed all window conditions including the HVAC unit installation. This sheet will be resubmitted in this package. All ground and roof mounted mechanical equipment and utility meters will be screened as much as allowed to meet clearance requirements by and or from the Utility and MFG. recommendations. 3. Comment Number: 24 08/13/2019 FOR HEARING: 3.5.1(F) Building Color. Color shades shall be used to facilitate blending into the neighborhood and unifying the development. The color shades of building materials shall draw from the range of color shades that already exist on the block or in the adjacent neighborhood. Staff Comment: The buff color looks very yellow. Staff would encourage considering an option that is a cooler tone and closer to the elevation rendering color originally submitted. ◼ Response: We will adjust the color to more closely match the color of the original renderings. The color variation was primarily due to a different program used to produce the 3D images. Our intent is that the colors will not be different than what was originally presented. Page 6 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 4. Comment Number: 26 08/13/2019 FOR HEARING: 3.5.1(C) Building Size, Height, Bulk, Mass, Scale. Buildings shall either be similar in size and eight, or, if larger, be articulated and subdivided into massing that is proportional to the mass and scale of other structures, if any, on the same block face, abutting or adjacent to the subject property, opposing block face or cater corner block face at the nearest intersection. 3.5.3 (D)(2) Changes in mass shall be related to entrances, the integral structure and/or the organization of interior spaces and activities and not merely for cosmetic effect. Staff Comment: The current building plane articulation along with the strong horizontal color bands does not do enough to break up the massing. Highlighting the central part of the building with stone could help to break up these long horizontal lines, highlight the point of entry, and reduce the overall massing. ◼ Response: We feel the mass at the entry elements offers a substantial presences of “entry” to the building along with the awning treatment at these façade elements help define and alleviate the linear affect and not be presented with the overbearing application of stone. 5. Comment Number: 27 08/15/2019 FOR HEARING: Please integrate the point of entry more clearly into the design of the entrance structure. See examples provided. ◼ Response: Our position is to decline this request. To relocate the building entries to align as represented in the examples, would require extensive redesign of the Lobby / Office area and BOH. This would have a negative impact on the hotel operational functions. Topic: Landscape Plans 1. Comment Number: 21 08/13/2019 FOR HEARING: 3.2.1(E)(2)(d) Exposed sections of building walls that are in high use or high visibility areas of the building exterior shall have planting beds at least five (5) feet wide placed directly along at least fifty (50) percent of such walls. Staff Comment: Building foundation landscape requirement is not currently met. Each side of this building will be highly visible. Please provide a calculation for what percentage of the walls have planting beds at least five (5) feet wide. ◼ Response: A minimum of 50% of the front and rear facades have a minimum 5’ wide Foundation planting area added to the plans. Department: Engineering Development Review Contact: Marc Virata, 970 221 6567, mvirata@fcgov.com Topic: General 1. Comment Number: 1 08/13/2019 FOR HEARING: This dimensioning of the sidewalk as well as parkway did not appear to be provided on either the site or civil plans, with the exception of Sheet 2 of the site plan which dimensioned the sidewalk that is further north outside of the theoretical right of way along the frontage road. 04/15/2019 FOR HEARING: Please provide dimensions that specify the sidewalk width along the frontage road, as well as the parkway width (from face of curb to sidewalk). Page 7 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 ◼ Response: Additional dimensions have been added along the sidewalk to clearly identify widths. 2. Comment Number: 2 08/13/2019 FOR HEARING: It's difficult to evaluate the sidewalk design along the Frontage Road at this time with the submittal not reflecting the potential cul de sac on all sheets and the clear depiction and dimensioning of the sidewalk. 04/15/2019 FOR HEARING: The sidewalk along the frontage road would need to be continued along the entire frontage and not terminate at the western driveway. ◼ Response: We have reached out to CDOT and asked to include a sidewalk as part of this portion. CDOT relayed that they are not including this as part of their project. As discussed in the meeting, the sidewalk has been extended through the frontage of the property that WoodSpring can control and as it makes sense. The idea of a crosswalk does not make sense to install a cross walk the road (running north/south), as it would be directing pedestrians into traffic. As discussed with the planning and traffic teams, pedestrian traffic in this area is anticipated to be light. It is our opinion that the sidewalk as shown makes the most sense for the constraints on the site. Additional dimensions have been added to more clearly depict sidewalk. 3. Comment Number: 3 08/13/2019 FOR HEARING: With the understanding that CDOT is intending to construct the cul de sac, the plans should be identifying and discerning the work done by CDOT vs. the work being done by the development. 04/15/2019 FOR HEARING: 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: Callouts note the CDOT cul-de-sac (also indicated by the dashed linework). Callouts also note the future development by CDOT north of the ‘A- line’. Work by development is limited to tie-in located off proposed drive entrance. 4. Comment Number: 5 08/13/2019 FOR HEARING: The plans still have the detail for D 14 on Sheet 12 and isn't applicable for the construction of the driveway(s). 04/15/2019 FOR HEARING: 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 remov ◼ Response: Detail D-14 has been removed from the plans. Detail 707.1 has been added and a curb ramp has been installed. If CDOT is required to install a sidewalk on their acquired parcel, they can connect the sidewalk up to the curb ramp. As previously mentioned, the pedestrian traffic is not anticipated to be high in this area, and the curb ramp has been installed for future access connection, not for current use. 5. Comment Number: 7 Page 8 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 08/13/2019 FOR HEARING: The plans are depicting street patching that are not at right angles and in general there are several utility crossings of the Frontage Road that are at a diagonal as well. Our street patching standards requiring no angled patches would result in much larger patching areas if the utility crossing cannot be perpendicular to the line of travel. 04/15/2019 FOR HEARING: 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 bikelane width is patched, and 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: Street patching has been revised to meet right angle street patching standard. 6. Comment Number: 9 08/13/2019 FOR HEARING: The status of the Frontage Road not being public right of way at this time will need to be addressed in some manner in the development agreement for the project, to serve as notice to future property owners that the maintenance of the Frontage Road would be that of the abutting property owners or collective business association until such time that it is dedicated as right of way. Because it appears there is the potential that the City will be put in the position of someday maintaining the Frontage Road and it becoming City right of way, the premise that the improvements are fully private and do not need to meet City construction or right of way use standards would not be the approach I'm operating under. ◼ Response: These comments can be included on the development agreement, and our development team is aware of these requirements. 7. Comment Number: 10 08/13/2019 FOR HEARING: The depiction of a drop off area directly off of the Frontage Road shows part of the operation occurring within the theoretical Frontage Road right of way. If this were actual right of way owned by the City, an encroachment permit would be required. Under the premise that the roadway would eventually become City right of way, we would require in conjunction at that time, the issuance of an encroachment permit (and accompanying liability insurance). This would be a stipulation in the development agreement. ◼ Response: These comments can be included on the development agreement, and our development team is aware of these requirements. 8. Comment Number: 11 08/13/2019 FOR HEARING: The drop off area off of the frontage road should also be constructed entirely in concrete at least to the theoretical right of way line, using the similar utilization of detail 707.1 for the main driveway approach. The design should perhaps be looked at to then make the entire drop off area concrete (with a joint line at the theoretical right of way) and have the concrete drop off area drain towards the street out to a pan in line with the curb and gutter of the frontage road. ◼ Response: Drop off area has been revised to be entirely concrete. 9. Comment Number: 12 08/13/2019 FOR HEARING: In general, it's difficult to provide an overall and detailed review of the project given CDOT's process to obtain right of way as part of the interchange off ramp, as Page 9 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 well as the construction of the cul de sac bulb. These elements of CDOT's project aren't apparently finalized but have implications on how the site can develop as proposed. ◼ Response: Coordination with CDOT is ongoing but the plans reflect the latest CDOT design for the cul-de-sac bulb and interchange off ramp. 10. Comment Number: 13 08/13/2019: INFORMATION ONLY: The civil plan set does not have the City Approval Block on all sheets and should be accommodated for as the plan set is further progressed. ◼ Response: Added City Approval Block to all sheets. Department: Traffic Operation Contact: Martina Wilkinson, 970 221 6887, mwilkinson@fcgov.com Topic: General 1. Comment Number: 3 08/12/2019: FOR HEARING: The TIS has been received and reviewed. The conclusions related to vehicular traffic are accepted. Please submit an Addendum memo that also provides the bike and pedestrian Level of Service Analysis required in the LCUASS standards (Chapter 4 and Appendix H). ◼ Response: Please see latest submittal. The requested bicycle and pedestrian level of service section per LCUASS standards has been added. 2. Comment Number: 4 08/12/2019: FOR HEARING: Additional information is needed on the location of the CDOT "A Line". The current plan shows significant elements (parking, landscaping, etc.) within the A Line, which would not be allowed. We understand CDOT is considering relocating the A Line to allow more space on this parcel. That location needs to established and the site plan needs to show adherence to and no elements inside the A Line before hearing. ◼ Response: The latest CDOT ‘A Line” is shown on the plans outside of any proposed elements. 3. Comment Number: 5 08/12/2019: FOR FINAL PLAN: The TIS recommends restriping the NB approach of the Frontage Road to SH14 to provide additional capacity and reduce queue lengths. The City supports this recommendation. Please work with CDOT to determine whether they would support this, and the next steps to getting it implemented. ◼ Response: Coordination with CDOT is ongoing. The improvement concept was sent to CDOT for their consideration. 4. Comment Number: 6 08/12/2019: FOR FINAL PLAN: There is an interest in extending the sidewalk to the west around the cul de sac, and connecting the roadway sidewalk to a property sidewalk on the west side of the parcel. ◼ Response: The sidewalk around the cul-de-sac is out of the scope of this project. This may be required for the CDOT project, but at this time that is outside of our development boundary and it is in CDOT’s property. We have not seen these construction documents, and have updated our plans to not conflict with these areas. Please ask CDOT directly about a sidewalk in this area. 5. Comment Number: 7 Page 10 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 08/12/2019: FOR FINAL PLAN: If there is consideration for utilizing parking on the adjacent parcel to the east, please provide pedestrians connections to the parking. ◼ Response: Off-site parking is not being considered at this time. 6. Comment Number: 8 08/12/2019: FOR FINAL PLAN: Work with the Engineering Department on the process/approval of the drop off along the Frontage Road. This is unusual, but if the Frontage Road to the south is closed and a cul de sac built, then a drop off could be possible. ◼ Response: This area will be included in the development agreement. The function has been approved by planning and we will work with the engineering department on logistics. The drop off area will have a 0” curb to allow for hotel guests to drop off items upon check in. Department: Colorado Department of Transportation Contact: Richard Christy, Topic: General 1. Comment Number: 1 08/13/2019: Ongoing coordination between CDOT and the developer plan to revise the A line from what is shown in CDOT's current ROW plans. (see attachment) ◼ Response: Latest ‘A line” has been implemented onto the site. Coordination is ongoing. 2. Comment Number: 2 08/13/2019: I 25 NB off ramp for SH 14 will require a roadside ditch. Preliminary design assumptions are a 2 ft deep ditch with 3:1 slopes. Beyond the ditch, ROW fencing will be installed. A minimum bench of 2 ft will be needed for the fence. This is a reduction from the standard 10 ft typically provided for maintenance activities. ◼ Response: Acknowledged and taken into account with latest ‘A line’ 3. Comment Number: 3 08/13/2019: Preliminary indications are that the A line may shift approximately 15 ft to the west (Interstate Highway side). This is likely to be near the back row of parking and revisions to the parking layout are expected. It doesn't appear that the landscape berms will fit as designed. It maybe possible to accomplish some screening with the backside of the roadside ditch grading, however any additional drainage into the roadside ditch may add to the assumption that 2 ft depth is adequate. ◼ Response: Proposed site elements and landscaping have been updated to not be in conflict with latest ‘A line’ 4. Comment Number: 4 08/13/2019: Tie in of site grading in an interim condition (prior to the interchange reconstruction) would also require earthwork to fill into the proposed ROW acquisition area to tie back into the existing ground, a temporary drainage ditch should be considered to avoid undesirable ponding at the back of the parking lot. ◼ Response: A small portion of the site will flow offsite. This area has been shown on the drainage map on page 6. In the interim condition, the site is planning to overlot grade between the new Woodspring/CDOT boundary and the former Woodspring Springs site in the area that has been acquired. This grading extent has been coordinated with CDOT for drainage planning. Page 11 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 5. Comment Number: 5 08/13/2019: CDOT needs to follow up, but it is likely all utilities will need to be relocated out of the A line and into the proposed 15 ft easement. Coordination for utility relocations and ROW fencing should occur to minimize disruption of either project. ◼ Response: Coordination ongoing to relocate necessary utilities. Contact: Tim Bilobran, Topic: General 1. Comment Number: 1 08/14/2019: According to the attached master drainage report (Final Drainage Report for Interchange Business Park, dated April 13, 2001), the developer and Larimer County Engineering had discussion regarding “no storm water detention will be provided due to the site’s close proximity to Boxelder Creek”. However, has City of Fort Collins approved this project or have any comment on the issue above? We will continue with the reviewing process when receiving the information from the City. ◼ Response: Detention is not being required for this site due to the master plan and the proximity to Boxelder Creek. 2. Comment Number: 2 08/14/2019: The preliminary report mentioned of the master plan that “taking care of both water quality and detention downstream”. Please point out where the Master plan addresses these water quality and detention. I could not find this information from the attachments. ◼ Response: Water quality is being handled onsite. Detention is not being required for this site due to the master plan and the proximity to Boxelder Creek. 3. Comment Number: 3 08/14/2019: Please have the reports revision address these two comments and we will review again ◼ Response: See comments above Department: Stormwater Engineering Contact: Basil Hamdan, 970 224 6035, bhamdan@fcgov.com Topic: Erosion Control 1. Comment Number: 8 08/13/2019: FOR FINAL PLAN: APPROVAL: Please address redlined comments from last first PDP submittal. 04/16/2019: FOR FINAL PLAN: Erosion Control Report and Plan have redlines and comments that will need to be addressed by FDP. ◼ Response: Erosion Control Report we were told had no redlines. Erosion Control Plan redlines have been addressed. Contact: Wes Lamarque, 970 416 2418, wlamarque@fcgov.com Topic: General 1. Comment Number: 6 08/12/2019: Hydraulic calculations required at FDP. 04/16/2019: 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. Page 12 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 ◼ Response: Calculations are shown for inlet sizing via the UD-Inlet spreadsheet and for piping and curb cuts via Flowmaster. 2. Comment Number: 12 08/12/2019: BEFORE HEARING: LID sizing calculations for Underground StormTech chambers are required per City of Fort Collins standards. Please contact the City on specific details. ◼ Response: LID sizing calculations have been provided for Underground StormTech cambers. 3. Comment Number: 13 08/12/2019: BEFORE HEARING: It appears the Stormtech chambers have one isolator row with with the other rows being detention. Because this site is just doing LID water quality with no quantity detention, all the rows should be isolator rows. ◼ Response: Updated so that all rows are isolator rows. 4. Comment Number: 14 08/12/2019: BEFORE HEARING: Please document the amount of the site's impervious area that is draining into the underground LID system. Also, please document the amount of the site's impervious area that is not being treated. If this area is small, it can be justified that this impervious area will get water quality treatment in the existing swale east of the site ◼ Response: See Water Quality Capture Volume spreadsheet in appendix G for summary table of this information as well as report text. 5. Comment Number: 15 08/12/2019: BEFORE HEARING: The offsite storm sewer outfall is crossing private property and needs a drainage easement for this section. ◼ Response: The offsite storm sewer alignment has been modified so it no longer crosses private property. 6. Comment Number: 16 08/12/2019: BEFORE HEARING: The overall site's impervious area needs to be compared with what was assumed in the approved Drainage Report for Interchange Business Park to show that the proposed impervious area for this development is equal to or less. Please discuss in the text of the drainage report. ◼ Response: Impervious values were not found in the original drainage report. A comparison of C values have been used instead, as those values were provided in the original report. 7. Comment Number: 17 08/12/2019: BEFORE HEARING: Please provide 10 feet of separation between all trees and storm water improvements. ◼ Response: Trees have been located 10’ from storm water mains and 6’ from service lines. 8. Comment Number: 18 08/12/2019: FOR FDP: Please document the flow in the storm sewer exiting the site in the text of the report and state the size of the storm sewer once it is calculated. ◼ Response: Flow in the storm sewer existing the site and size of this pipe have been documented in the text of the report. Page 13 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 Department: Water Wastewater Engineering Contact: Wes Lamarque, 970 416 2418, wlamarque@fcgov.com Topic: General 1. Comment Number: 1 04/16/2019: 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: All City water and wastewater details have been removed. Department: Boxelder Sanitation District Contact: Brian Zick Topic: General 1. Comment Number: 1 08/12/2019: Please see Boxelder Sanitation District Review Letter provided 08/12/2019. ◼ Response: Letter received and reviewed. Updated contact information and added provided approval block. The building will be a 4-story extend stay hotel consisting of 122 guestrooms, staff laundry, guest laundry, and guest reception area. Each guestroom contains a small kitchenette which consists of a small residential two burner electric cooktop, microwave, and a residential kitchen sink to be available for use by the room occupant. The effluent waste from the guest and staff washers will be routed through an interior lint trap located within the staff laundry room. There will not be a central breakfast/dining area serving meals to the guests. Therefore, there will not be a central kitchen preparing/cooking food that would require a grease interceptor for waste effluent from such operation. Department: East Larimer County Water District Contact: Randy Siddens, East Larimer County Topic: General 1. Comment Number: 1 04/17/2019: Please see ELCO PDP Review letter provided 04/16/2019. ◼ Response: Letter has been received and comments have been addressed. Department: PFA Contact: Andrew Rosen, 970 416 2599, arosen@poudre fire.org Topic: General 1. Comment Number: 1 08/06/2019: FOR HEARING: FIRE DEPARTMENT CONNECTION (FDC) AND HYDRANT LOCATION As previously discussed, the hydrant and FDC shall be located at the south east corner of the building. 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 Page 14 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 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 remote fully functional fire alarm panel would be located at the front lobby should the main panel be located elsewhere in the building. 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. The project will be designed to comply with all applicable codes upon submittal for building permits. 2. Comment Number: 3 08/06/2019: FOR HEARING: ROOF ACCESS 08/14/2019: At the staff review today the project team agreed to install a ship's ladder instead of alternating tread. Thank you. ◼ Response: Acknowledged. The project will indicate a ship’s ladder to the roof. >Per IFC2018 section 1011.12.1 any roof or penthouse that must be accessed for maintenance of an elevator are required to be accessed by a stairway. PFA is requiring clarification. >Due to prior poor experience with alternating tread type stairways, PFA is requesting that a ship's ladder be used instead unless a stairway is required for elevator equipment maintenance. 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 Page 15 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 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. The project will be designed to comply with all applicable codes upon submittal for building permits. 3. Comment Number: 6 04/08/2019: BUILDING PERMIT: AUTOMATIC FIRE SPRINKLER AND ALARM SYSTEM This building will require an automatic fire sprinkler system under a separate permit. Please contact PFA at 970 416 2891 with any fire sprinkler related questions ◼ Response: Acknowledged 4. Comment Number: 8 08/06/2019: INFORMATION ONLY: The applicant has acknowledged that the ERRC will be coordinated with PFA 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 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 Department: Light and Power Contact: Cody Snowdon, 970 416 2306, csnowdon@fcgov.com Topic: General 1. Comment Number: 2 04/15/2019: 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. ◼ Response: Meter location is shown on the utility plan. Further coordination to occur with Light and Power to finalize location. 2. Comment Number: 3 04/15/2019: 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: This has been provided directly to Cody on 9/5 and included with this submittal. 3. Comment Number: 4 04/15/2019: 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 Page 16 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 ◼ Response: These fees are being coordinated with Cody on an email dated July 19, 2019. 4. Comment Number: 7 08/06/2019: FOR HEARING: Transformer locations 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 proposed transformer location currently exceed this requirement. Other locations requirements are as follows. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 ESS7 within the Electric Service Standards. Also, transformers need to be 10 feet away from all other utilities. ◼ Response: See revised site electrical/utility plans. 5. Comment Number: 8 08/06/2019: INFORMATION ONLY: It appears that a proposed storm sewer is being installed in conflict with an existing street light box. Please understand that if any existing electric infrastructure needs to be relocated or underground as part of this project, it will be at the expense of the developer and will need to be relocated within Public Right of Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. ◼ Response: Storm sewer has been revised so no longer in conflict with existing street light box. Department: Environmental Services Contact: Jonathon Nagel, 970 416 2701, jnagel@fcgov.com Topic: General 1. Comment Number: 9 08/12/2019: FOR HEARING: It is recommended to locate the trash and recycling enclosure closer to the main drive isle to reduce reverse operations. Trash and recycling is often collected very early in the morning and the backup alarms can be an annoyance to guests and reversing operations increase risk of property damage and injury. ◼ Response: Trash and recycling enclosure has been relocated per comment. Department: Environmental Planning Contact: Stephanie Blochowiak, 970 416 4290, sblochowiak@fcgov.com Topic: General 1. Comment Number: 6 08/07/2019: FOR FINAL PLAN: Water budget chart needs more details. Note that total annual water use for the project shall not exceed an average of fifteen (15) gallons/square foot for the landscape [LUC 3.2.1(E)(3)(b)]. ◼ Response: Water budget indicates hydrozone areas. Total annual water budget for the project is 12.8 gallons/square foot of landscape area. 2. Comment Number: 7 08/07/2019: INFORMATION ONLY: In the future tall fescue turf grass will no longer be classified in the moderate hydrozone and will be in the high hydrozone. As proposed then, this landscape plan would not meet the 15gpsf maximum allowable water budget in the Land Use Code if tall fescue grass turf is used. Tall fescue turf grass can use as much water as Kentucky Blue Grass, which is in the high hydrozone currently. Furthermore, tall fescue turf grass can die if not irrigated whereas Kentucky Blue Grass would at least go dormant. Recommend looking at Texas hybrid turf grasses available. Page 17 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 ◼ Response: Acknowledged. 3. Comment Number: 8 08/07/2019: INFORMATION ONLY: From Colorado State University: Some of the most drought resistant bluegrass cultivars include: America, Apollo, Baroness, Brilliant, Impact, Mallard, Midnight, Midnight II, Moonlight, Rugby II, Showcase, Total Eclipse, and Unique. Bluegrass cultivars differ little in actual water use rate. It appears that enhanced drought resistance comes from the ability to form somewhat deeper roots than the other bluegrasses. Limited research (along with many anecdotal field observations) suggests that the Texas bluegrass x Kentucky bluegrass hybrids (Reveille, Longhorn, Thermal Blue, Solar Green, Dura Blue, Bandera) have better than average drought resistance and excellent heat tolerance. These Texas hybrids form extensive root systems and produce large, aggressive rhizomes, making them well suited for athletic field use. https://planttalk.colostate.edu/topics/lawns/1544 modern bluegrass varieties better heat tolerance drought resistance/ ◼ Response: Acknowledged. 4. Comment Number: 9 08/07/2019: PRIOR TO RD1 FINAL DEVELOPMENT PLAN. Discuss options for outdoor landscape water use, landscape design, water tap requirements and fees in addition to allotments with Fort Collins Utilities Water Conservation staff. Contact the assigned Development Review Coordinator (DRC) for the project so that they can connect you with the most appropriate Water Conservation team member(s). ◼ Response: Staff was contracted via email with no response. 5. Comment Number: 10 08/07/2019: READY FOR HEARING: Environmental Planning is ready for Hearing. ◼ Response: Acknowledged. Department: Forestry Contact: Nils Saha, nsaha@fcgov.com Topic: General 1. Comment Number: 10 08/12/2019: FOR FINAL PLAN: Please show stop sign locations on the landscape plan. ◼ Response: Stop sign has been shown and noted on landscape plan. Topic: Landscape Plans 1. Comment Number: 5 08/12/2019: FOR FINAL PLAN: There are several instances where trees are proposed too close to existing and proposed storm lines. Please provide at least 10’ of separation between storm lines and shade trees and at least 6’ of separation between storm lines and ornamental trees (please see redlines for examples). 04/15/2019: FOR 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: Proposed trees have been relocated per comment and redlines. Page 18 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 2. Comment Number: 8 08/12/2019: FOR FINAL PLAN: Please provide 10’ of clearance between electric vaults/transformers and trees (see redlines). ◼ Response: Proposed trees have been relocated per comment and redlines. 3. Comment Number: 9 08/12/2019: FOR FINAL PLAN: Canopy shade trees require adequate space (based on mature canopy spread). The shade tree species proposed on this plan have a mature canopy spread of 25 60 feet. There are several instances where shade trees are proposed 15 25 feet apart, which is not adequate (please see redlines). In order for these trees to get established successfully and thrive, the distance should be increased. LUC 3.2.1 requires 30 40 feet between shade trees and 20 30 feet between ornamental trees. ◼ Response: Proposed tree spacing based on species size has been adjusted per comment and redlines. 4. Comment Number: 11 08/12/2019: FOR FINAL PLAN: Forestry would recommend switching out the ‘Prairie Sentinel’ hackberries on the south side of the property to regular hackberries. Columnar trees should be planted in restricted areas (medians, narrow parkways). Canopy shade trees in this area will likely provide additional screening and benefits compared to the ‘Prairie Sentinel’ variety proposed. ◼ Response: Species has been changed per comment. Contact: Katy Hand, khand@fcgov.com Topic: Building Insp Plan Review 1. Comment Number: 4 08/06/2019: BUILDING PERMIT: Please visit our website for a list of current adopted building codes and local amendments: https://www.fcgov.com/building/codes.php ◼ Response: Acknowledged. 2. Comment Number: 5 08/06/2019: BUILDING PERMIT: 3rd party commissioning is required for building scope of work exceeding >15,000sf local amendment ◼ Response: Acknowledged. 3. Comment Number: 6 08/06/2019: BUILDING PERMIT: Automatic system is required to automatically shut off lighting, outlets and reduce heating/cooling system use when sleeping units are not occupied (2018 IECC C405.2.4 -5 local amendment). ◼ Response: Guestrooms shall be provided with “captive key” style main switches to control loads listed above and in compliance with 2018 IECC C405.2, Exception 1 allowing for such controls. 4. Comment Number: 7 08/06/2019: BUILDING PERMIT: 5% of parking must be EV ready (conduit in place) local amendment ◼ Response: EV charging stations will be added per the recommended ratio. 5. Comment Number: 8 Page 19 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 08/06/2019: BUILDING PERMIT: Portions of building within 500 ft of a multi lane highway must have a composite exterior sound transmission rating of 39 STC or greater. local amendment ◼ Response: We provided an assembly that will achieve the recommended STC of 39. Department: Technical Services Contact: Jeff County, 970 221 6588, jcounty@fcgov.com Topic: General 1. Comment Number: 1 08/13/2019: Unless required during PDP, a complete review of all plans will be done at FDP. ◼ Response: Acknowledged. Please contact me at (720) 636-8273 or emily.felton@kmiley-horn.com should you have any questions. Sincerely, Emily Felton, PE KIMLEY-HORN AND ASSOCIATES, INC.