Loading...
HomeMy WebLinkAboutKING SOOPERS #146, MIDTOWN GARDENS MARKETPLACE - FDP210001 - - RESPONSE TO STAFF REVIEW COMMENTS6162 S. Willow Drive, Suite 320 Greenwood Village, CO 80111 303.770.8884 • GallowayUS.com February 1, 2021 City of Fort Collins 281 North College Avenue Fort Collins, CO 80522 RE: King Soopers #146 – Midtown Gardens Marketplace – PDP200012 Comment Responses for FDP/FP 1st Submittal As part of our 1st FDP and FP submittal, please find below our comment responses addressing the third PDP submittal application PCP200012. This letter is to address comments we received from city staff on December 16, 2020. To facilitate your review, we have included the original conditions in italicized font and have provided our responses in bold dynamo. Development Review Coordinator – Todd Sullivan Comment Number: 1 Comment Originated: 08/10/2020 12/18/2020: I understand several department specific conversations are happening in the effort to meet all the requirements to go to hearing. Please keep me in the loop with emails, phone conversations, and all documents submitted for the hearing packet. Thank you! Response: You bet, thanks for all the help with the PDP process and getting us to hearing. Planning Services – Kai Kleer Comment Number: 6 Comment Originated: 08/18/2020 12/ 15/2020 FOR HEARING: The lighting plan is illegible. This must be updated and reviewed for compliance ASAP to get to a hearing. Comment addressed, please refer to the FDP set. 10/27/2020 FOR HEARING: Light levels exceed the maximum allowable levels when measured at the 20 foot boundary. Please update the plans to correct this. Response: Comment addressed, please refer to the FDP set. 08/18/2020 FOR HEARING: Lighting. The plan does not adequately define 20-foot boundary at which light levels cannot exceed (0.1) foot-candle. Please revise lighting plan to include this boundary. Response: Comment addressed, please refer to the FDP set. Comment Number: 10 Comment Originated: 08/18/2020 12/15/2020 FOR FINAL: It is recommended that a cart corral be provided on the south side of the site to help ensure loose carts do not block parking spaces or drive aisle. Please include a cart corral at time of final plan. Response: Comment addressed, please refer to the FDP set. 10/27/2020 FOR HEARING: It is not clear how shopping carts will be managed around the transit center. There have been cart management issues in the past around bus facilities, notably at the Elizabeth and Taft Hill King Soopers, where carts are left near benches or blocking walkways. How will carts be managed around this area? 08/18/2020 FOR HEARING: Access, circulation and parking. Please provide more detailed description and demonstrate on the site King Soopers - Midtown Gardens Marketplace FDP/FP 1st Submittal February 1, 2021 Galloway & Company, Inc. Page 2 of 16 plan how shopping carts will be stored and handled around the entryway of the building and other areas of the site (e.g.,around transit center). There is some expectation that folks will leave carts near the transit stop. Comment Number: 15 Comment Originated: 08/18/2020 10/27/2020 FOR FINAL: Please provide bollard detail on sheet 9 with other details. Response: Comment addressed, please refer to the FDP set. 08/18/2020 FOR HEARING: Any use of bollards must be decorative and align with the design intent of the Gardens District Theme of the Midtown Plan. Comment Number: 20 Comment Originated: 08/18/2020 08/18/2020 FOR HEARING: MODIFICATION #2 As previously discussed the façade and exterior wall standard of 3.5.4(D)(1)(a)1, is not met. To meet this requirement the plan must incorporate wall plane projections or recesses having a depth of at least three (3) percent of the length of the facade and extending at least twenty (20) percent of the length of the facade. No uninterrupted length of any facade shall exceed one hundred (100) horizontal feet. A Modification of Standard may be requested, however, the building must demonstrate an enhanced level of design that it currently does not demonstrate. The modification request should include justification of why the proposal meets the code in an “equal to or better than” way than a project complying with the standard would. Elements of this justification should include a comparison of the proposed building footprint and one that meets the code and must further provide a list of enhanced architectural elements that are provided that goes above and beyond what would otherwise be required. Comment Number: 41 Comment Originated: 12/15/2020 12/17/2020 FOR HEARING: After further conversation with the applicant team this comment is to clarify that a bike rack will be required just south of the southern entry. Response: Comment addressed, please refer to the FDP set. 12/15/2020 FOR HEARING: Staff could not locate all bike racks on the plan, and it appears that an 11-space bike rack is missing just south of the entry vestibule. Can this be updated for hearing? Comment Number: 42 Comment Originated: 12/15/2020 12/15/2020 FOR HEARING: Regarding parking calculations and spaces. Please indicate which spaces are considered "compact" with a C. Please also update the parking calculation table to exclude cart corrals as being counted toward your parking minimums. Response: Comment addressed, please refer to the FDP set. Parking calculations should include what is required by the standard (bothmin/max) and what is proposed. Parking calculation should also be based on the net increase in building square footage from what is existing. Code language states, " For the redevelopment of a property which includes the demolition of existing buildings, the minimum parking requirement shall be applied to the net increase in the square footage of new buildings." Response: Comment addressed, please refer to the FDP set. King Soopers - Midtown Gardens Marketplace FDP/FP 1st Submittal February 1, 2021 Galloway & Company, Inc. Page 3 of 16 Please provide a separate calculation regarding the existing commercial building that abuts College. Please provide parking calculation for each segment of parking between landscape islands. Response: Parking Counts for each area of parking are shown on the site plan. Engineering Development Review – Spencer Smith Comment Number: 1 Comment Originated: 08/18/2020 12/15/2020: FOR HEARING - UNRESOLVED Thank you for providing the status update with your resubmittal. These letters of intent are required as part of the applicant’s materials for the hearing. Response: We continue to work with the adjacent property owners for easements and fully intend to have them on place prior to FDP approval. 10/27/2020: FOR HEARING I have not seen letters of intent from the adjacent property owner to the north. This is a typical requirement to proceed to hearing. 08/20/2020: FOR HEARING Per Section 3.3.1© of the City of Fort Collins Land Use Code, this project is responsible for dedicating any easements and/or Rights of Way (ROW) that are necessary or required by the City for this project. Based upon the street sections identified in the Midtown Plan; it looks like there would be a minimum ROW dedication associated with this project of approximately 10 feet along the property frontage for both College Ave. and Drake Rd. There may be more ROW required, depending on roadway improvements such as the bus pullout, turn lanes, etc. The standard 15-foot utility easement will need to be dedicated along the frontage of both College Ave. and Drake Rd. as well. Other potential easements to be dedicated could include emergency access (to be determined by PFA), various utility easements (per Stormwater, Utilities, Light and Power), access easement for promenade area, etc. Also, if a shared access easement on the north side of the property will be required by the City, a letter of intent from the adjacent property owner(s) will be required prior to being scheduled for a PDP hearing. Comment Number: 3 Comment Originated: 08/18/2020 12/15/2020: FOR FINAL 10/27/2020: FOR FINAL City staff would like to see a design that pushes the sidewalk north of the bus pullout shelter pad, adjacent to the onsite parking. To avoid having to widen the walk by 2 feet to account for bumper overhand, wheel stops should be placed in the parking spaces that are adjacent to the walk where necessary. Response: Comment addressed, please refer to the FDP set. 08/20/2020: FOR FINAL The bus pullout area may need to be tweaked a bit. I have concerns with the very narrow bike lane without any buffer, no ramp for bikes to transition from on-street bike lane to the sidewalk, proximity of sidewalk to existing trees, etc. Also, it's a little hard to tell, but the cross section at the bus pullout and the plan view don't look like they exactly match (see redlines). Comment Number: 4 Comment Originated: 08/18/2020 12/15/2020: FOR HEARING 10/27/2020: FOR HEARING If the sidewalk is to be shifted north of the bus pullout, please ensure that an access easement or additional ROW is dedicated to contain the walk (I believe based on discussion regarding site setbacks, the applicant indicated a preference to dedicating an easement, rather than ROW). King Soopers - Midtown Gardens Marketplace FDP/FP 1st Submittal February 1, 2021 Galloway & Company, Inc. Page 4 of 16 Response: A public access easement has been added to the site plan and plat encompassing the sidewalk that falls outside of the ROW. 08/20/2020: FOR HEARING A portion of the bus stop pad appears to be outside of the public ROW. This needs to be in ROW or an easement acceptable to FC Moves. Comment Number: 11 Comment Originated: 08/18/2020 08/20/2020: FOR FINAL A Development Agreement (DA) will be required for this project. The DA is an agreement between the property owner and the City of Fort Collins that defines the various standards, infrastructure requirements, maintenance responsibilities, etc. of the owner. A draft of the DA will be prepared by the City during the review and approval process. Prior to preparing this agreement, the applicant will need to provide a completed “Information for Development Agreements” form. This can be submitted with the initial project submittal. A copy of the document can be found at the Engineering web page link below: https://www.fcgov.com/engineering/devrev.php Comment Number: 12 Comment Originated: 08/18/2020 08/20/2020: INFORMATION ONLY Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at (970) 221-6566 if you have any questions Comment Number: 13 Comment Originated: 08/18/2020 08/20/2020: INFORMATION ONLY Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Comment Number: 14 Comment Originated: 08/18/2020 08/20/2020: FOR DCP A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Comment Number: 15 Comment Originated: 08/18/2020 08/20/2020: INFORMATION ONLY Any public improvements must be designed and built in accordance with the LCUASS. They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Comment Number: 16 Comment Originated: 08/18/2020 08/20/2020: INFORMATION ONLY All public sidewalk, driveways, and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. Comment Number: 17 Comment Originated: 08/20/2020 08/20/2020: INFORMATION ONLY The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev review.php Comment Number: 18 Comment Originated: 08/20/2020 08/20/2020: INFORMATION ONLY With regards to construction of this site, the public right of way shall not be used for staging or storage King Soopers - Midtown Gardens Marketplace FDP/FP 1st Submittal February 1, 2021 Galloway & Company, Inc. Page 5 of 16 of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Comment Number: 19 Comment Originated: 08/20/2020 10/27/2020: FOR FINAL We may need to consider some revisions to the ramp transition from bike lane to shared bike/ped path during final design. Response: Design team has coordinated with Traffic (through Spencer Smith) to determine the ramp transitions for the shared portion of the sidewalk. Refer to Final Utility Plans for reference. 08/20/2020: I have provided a pdf of a site that had a similar bike ramp from the street to sidewalk that you can use as a reference for the design of your ramp. Comment Number: 21 Comment Originated: 12/15/2020 12/15/2020: INFORMATION ONLY Please see redlines for additional comments. Comment Number: 22 Comment Originated: 12/15/2020 12/15/2020: FOR FINAL I still believe that the layout of the drive aisle at the site access to College Ave. is problematic. See redline comments for some specific concerns. Also, the College Ave. intersection design is still not sufficient. You may need to narrow the medians a bit to provide a wider channelized lane and extend the barrier median north to provide separation from the center northbound travel lane and the accel lane for the left turners onto College. Response: Based on coordination with the design team’s traffic engineer and the City, the plan has been updated to reflect the updated lane geometry. Additional delineators have been designed for the northbound receiving lane to direct cars north to accelerate before entering northbound College Avenue. Traffic Operation – Steve Gilchrist General 12/15/2020: For Final We recommend the use of green bike stencils (dots) on the slip ramp and along the sidewalk in this area to guide bikes around the buses, and identify to pedestrians that bikes may be on the sidewalk. We will coordinate this for Final. Response: Design team has coordinated with Traffic (through Spencer Smith) to determine the pavement markings and signage for this area. Refer to Final Utility Plans for reference. 08/18/2020: Regarding the Transit stop along Drake, please ensure that buses do not dwell in the vehicular through lanes. If the bike lane width is used for dwelling, then please ensure that there is an easy alternate route, or slip ramp for bikes onto and off of the sidewalk. Traffic Impact Study Comment Number: 2 Comment Originated: 12/15/2020 12/15/2020: FOR HEARING King Soopers - Midtown Gardens Marketplace FDP/FP 1st Submittal February 1, 2021 Galloway & Company, Inc. Page 6 of 16 Please address the design of the channelized T. We remain concerned about the safety of the left turning movement onto College Ave. We understand that this movement will be challenging and a cross access easement with the property to the North will be required prior to hearing. Response: Design team has coordinated with Traffic (through Spencer Smith) to determine the pavement markings and signage for this area. Refer to Final Utility Plans for reference. 10/27/2020: UPDATED: The geometric design of the channelized T does not channelize traffic. This is an important function in the channelized T as it allows for the flow of traffic to be unimpeded by the merging of traffic from this access point. We still have concerns about the safety of turning vehicles against three lanes of through traffic and a turn lane. We would be happy to meet offline to discuss more. 08/18/2020: The proposed access from the King Soopers onto College is recommended to be limited to a ¾ movement. The EB left turn out as a “high T” is not supported by City staff and likely not supported by CDOT. We believe allowing unsignalized left turns across four lanes of traffic on high speed arterials are problematic, especially given the backups from the downstream signal which greatly limit the visibility. This raises significant safety concerns. CDOT may have comments about this as well. Comment Number: 3 Comment Originated: 12/15/2020 12/15/2020: FOR HEARING Thank you for the work towards determining an Alternative Mitigation Strategy for the APF constrained intersection of Drake and College. We would like to meet with your team and finalize the mitigation strategy prior to hearing. Response: Noted, Kimley-Horn has had continued coordination with staff on this topic and believe issues have been resolved with the latest design. 10/27/2020: UPDATED: The mentioned memo was not received with this submittal. This projected LOS at College and Drake does not meet our standards. We can schedule a meeting to discuss how we might work with you to find an Alternative Mitigation Strategy. 08/18/2020: The overall short term pm peak hour intersection LOS at College and Drake shows an overall LOS E. This does not meet Adequate Public Facilities requirements in the Land Use Code. What this means is that improvements need to be made to meet LOS E in the short-term total that are feasible / proportional to impact, or an Alternative Mitigation Strategy can be negotiated. Please provide a memo on the expected improvement for right turn overlap (already shown in the TIS), and the addition of a new right turn lane on the EB approach that allows all lanes to move over (and better align) to accommodates EB double lefts (and maybe WB double lefts). If that project would result in measurable improvements, then it may be that a fee in lieu towards that project can be the AMS. If needed, we can schedule a meeting and discuss this further. Stormwater Engineering – Matt Simpson Comment Number: 3 Comment Originated: 08/17/2020 12/15/2020: FOR HEARING: I acknowledge your response - thank you. This comment will remain until any needed LOIs are received. Response: We continue to work with the adjacent property owners for easements and fully intend to have them on place prior to FDP approval. 10/27/2020: FOR HEARING: The offsite storm pipe abandonments, north of this site, will require confirmation that these are in a Utility or Drainage Easement or a Temporary Construction Easement (TCE) will be required. TCEs require a letter of intent to proceed to Hearing. (FYI, the K Mart Plaza King Soopers - Midtown Gardens Marketplace FDP/FP 1st Submittal February 1, 2021 Galloway & Company, Inc. Page 7 of 16 Extension plat shows a 6-foot utility easement along the property line – but the storm pipe appears to be outside of that easement) 08/17/2020: FOR HEARING – All offsite storm drain utility work may require drainage easements and temporary construction easements. For hearing, a legal exhibit and letter of intent from property owner(s) is required. Comment Number: 16 Comment Originated: 08/21/2020 12/15/2020: FOR FINAL PLAN: I acknowledge your response. 10/27/2020: FOR FINAL PLAN: The state SDI reporting data sheet will need to be provide for the underground water quality facilities. (release rates meet drain time criteria) Response: The SDI reporting sheet has been updated based on the final configuration of the underground Water Quality/Detention Pond. Comment Number: 19 Comment Originated: 10/27/2020 12/15/2020: FOR FINAL PLAN: I acknowledge your response. 10/27/2020: FOR FINAL PLAN: You will need to provide profiles of the storm system and a pipes hydraulic model for the onsite pipes. Response: A hydraulic model along with storm sewer plan and profiles have been included in the drainage report and utility plans respectively. Comment Number: 26 Comment Originated: 12/15/2020 12/15/2020: FOR HEARING: Stormwater Detention - As I stated in my email to you on 12/9/2020, the Stormwater Utility has decided that it is not financially beneficial to continue with the onsite stormwater detention that was previously requested to be installed at the City's cost. As a result of this you will need to decide how to update your site plans to meet criteria without this detention. To get to Hearing I will need: A) a description of how you will adjust your plans in Final Plan (FDP) to handle the minor and major stormwater flows, as well as B) a redline of the plans showing this change. I will be showing these changes to Planning and Forestry to verify that these changes will not cause any significant problems. Please contact me to discuss any questions. Response: Based on coordination with Matt Simpson, the design of an Underground Water Quality and partial Detention system has been included in the submittal. This covers water quality for the entire site and detention for approximately 2/3’s of the site. Comment Number: 27 Comment Originated: 12/15/2020 12/15/2020: FOR FINAL PLAN: See the included redlines of the Utility Plans and Drainage Report. There are several locations where there are separation issues with trees. as well as some other items. Response: The final utility plans have resolved separation issues between trees and site features. Comment Number: 28 Comment Originated: 12/15/2020 12/15/2020: FOR FINAL PLAN: At the southeast corner of the site, the proposed stormwater manhole needs to provide 10-feet (min) clear separation from the existing water main. Please review and revise plans. Response: The storm manhole has been revised to provide more separation. King Soopers - Midtown Gardens Marketplace FDP/FP 1st Submittal February 1, 2021 Galloway & Company, Inc. Page 8 of 16 Water-Wastewater Engineering – Matt Simpson Comment Number: 8 Comment Originated: 08/17/2020 12/15/2020: FOR FINAL PLAN: Response acknowledged. 10/27/2020: FOR FINAL PLAN: Water service sizing. Thank you for your response. The water meter and service sizing memo with calculations should be submitted no later than the FDP Round 1 submittal. This should be based on the AWWA M22 procedure. Response: Water service sizing calculations will be provided to the Utilities Department once completed by the plumbing engineer. Preliminary sizing has been included on the utility plans. Comment Number: 10 Comment Originated: 08/21/2020 12/15/2020: Thank you for your response – no further response required until FDP. 08/21/2020: FOR FINAL: The proposed sanitary sewer main will need to be profiled. Please pothole locate the tele-comm crossing (if this is encased, please obtain top and bottom depths). Comment Number: 11 Comment Originated: 08/21/2020 12/15/2020: FOR FINAL PLAN: Thank you for your acknowledgment of the comment. This can be addressed at Final Plan. Response: See response below. 08/21/2020: Please confirm the invert elevations and slope for the proposed sanitary sewers service on the gas station building. This service is proposed to connect to the existing service line and the sanitary manhole north of the site. Please confirm there is a utility easement on the adjacent parcel. Response: The gas station utility services have been located with the assistance of the Utilities Department. These will be removed as part of the gas station demolition. Comment Number: 14 Comment Originated: 10/27/2020 12/15/2020: FOR FINAL PLAN - UPDATED: Thank you for working with us to locate plans and sewer services for the Jiffy Lube and the Loaf n Jug station. For final plan - you will need to locate and/or redesign the sewer service for the existing building on Lot 2 at the southeast corner of the site. Response: A design for the relocated sanitary sewer service for the existing building to remain is included in the utility plans. The design team is working with the owner and city to determine the location of the existing main to be shown on the plans (to be removed). 10/27/2020: FOR FINAL PLAN: All existing water and sewer services on the site, or that cross the site, need to be located. Specifically, the existing sewer services for the Loaf n Jug and the Lark Burger building need to be located – they most likely tie to the “diagonal” sewer main in the parking lot. We also do not know where the Jiffy Lube sewer service connects, this will also need to be verified in Final Plan. Comment Number: 15 Comment Originated: 10/27/2020 12/15/2020: FOR FINAL PLAN - UPDATED: Regarding the proposed and existing waterlines on the north side of your site - we are still working to get a project put together to relocate the offsite fire hydrant and fire service for the building north of your site. I have included a redline showing a different alignment for the proposed water main on the north side of your building - we do not like the waterline alignment as currently proposed. Please take a look and contact me to discuss if you have questions. King Soopers - Midtown Gardens Marketplace FDP/FP 1st Submittal February 1, 2021 Galloway & Company, Inc. Page 9 of 16 Response: Based on coordination with the Utilities Department, the water main on the north side of the building will remain in its proposed location unless the City is able to negotiate with the adjacent property owners to the north to re-route and close the water loop further north. 10/27/2020: FOR INFORMATION ONLY: We are looking into the potential for the City to perform the relocation of a fire hydrant and fire sprinkler service on the offsite waterline to the northwest of the site. If we are successful in this work, the proposed water main north of the King Soopers building would not be necessary. In this event, we may ask for a “payment in lieu” to offset our costs for the relocations. There will be more coordination on this in the future. Comment Number: 17 Comment Originated: 12/15/2020 12/15/2020: FOR FINAL PLAN: Please see the included redlines for changes to the proposed fire hydrant locations as well as other items. Response: Based on coordination with the City and PFA, fire hydrant locations have been updated. Forestry – Molly Roche Comment Number: 13 Comment Originated: 08/18/2020 12/15/2020: INFORMATION ONLY FOR FINAL Final tree-utility conflicts will be reviewed and resolved during FDP. Response: Plans have been reviewed for tree-utility conflicts and will continue to be monitored through the FDP process. 10/27/2020: FOR HEARING – UNRESOLVED Continued: There are still tree utility conflicts on the plan. Please review all separations and make adjustments where necessary. Where shade trees are less than 10 ft from main lines, please show an ornamental tree instead. 10’ between trees and public water, sanitary, and storm sewer main lines, 6’ between trees and water or sewer service lines, 4’ between trees and gas lines, 10’ between trees and electric vaults 8/21/2020: FOR HEARING I came across a handful of tree/utility conflicts that should be reviewed and amended prior to hearing. Additional details can be found on Forestry’s redlines. Comment Number: 17 Comment Originated: 08/21/2020 12/15/2020: INFORMATION ONLY FOR FINAL Continued: Forestry is still in the process of reviewing and editing the tree protection notes provided by the applicant. These will be a work in progress through FDP. Response: We will include all notes requested by the Forestry department when provided. 10/26/2020: FOR HEARING – UNRESOLVED Continued: No description was provided on how the applicant plans to protect existing parking lot island trees through grading activities and no detail was provided for how islands will be reconstructed. Please provide these details for Forestry’s review prior to Hearing. 8/21/2020: FOR HEARING Please describe how existing parking lot island trees will be protected throughout grading activities and provide a detail of how the islands will be reconstructed. In addition, please add a note to the King Soopers - Midtown Gardens Marketplace FDP/FP 1st Submittal February 1, 2021 Galloway & Company, Inc. Page 10 of 16 landscape plan and utility plans (demo notes) which states: THE ON-SITE CONTRACTOR SHALL SCHEDULE AN ON-SITE MEETING WITH CITY FORESTRY PRIOR TO GRADING WORK AND DEMOLITION OF THE PARKING LOT ISLANDS. FORESTRY WOULD LIKE TO ENSURE COMPLIANCE WITH TREE PROTECTION. PLEASE CONTACT FORESTRY@FCGOV.COM. Comment Number: 21 Comment Originated: 08/21/2020 12/15/2020: FOR FINAL APPROVAL Continued: Please provide the sheet number where the mulch detail is provided. In addition, please provide a legend that displays ground cover time (irrigated turf, mulch, rock cobble, etc). Response: The mulch details and notes are provided on Sheet L1.5 and a legend for materials is provided on Sheet L1.0 10/26/2020: FOR HEARING Is it not feasible to provide mulch beds in lieu of rock cobble? The response from the applicant was that they will provide mulch rings around all trees and shrubs. Please note, mulch is required per the General Landscape notes and should be used to extent feasible. 8/21/2020: FOR HEARING In landscape islands and planting beds, please provide wood mulch in lieu of rock mulch. This will help decrease the impacts of heat island effect and will give plants a better chance at survival. If this is not feasible, please provide mulch rings around all trees and shrubs. Rocks should not be piled up against trees. Comment Number: 25 Comment Originated: 10/27/2020 12/15/2020: INFORMATION ONLY FOR FINAL Continued: Thank you for adjusting species numbers. Please note that final species and their quantities will be reviewed at FDP. Response: Noted, thank you. 10/27/2020: FOR FINAL APPROVAL Species List - Please reduce the number of Goldenrain Tree on the plans – they are marginally successful in Fort Collins. Incorporate Suckerpunch Chokecherry in place of at least half of the Goldenrain trees. Please note in the plant list that both of these trees should have tree wrap around their trunks during the first two winters after planting. - Please note ‘Espresso’ Kentucky Coffeetree as this is the seedless variety. - Please specify Crimson Spire or Regal Prince Oak where Fastigiate English Oak is listed. - Please incorporate Chinkapin Oak, Choice City Elm, and Hot Wings Tatarian Maple. - Please use a different symbol for Catalpa as it is too close to the symbol for existing tree to remain. Comment Number: 27 Comment Originated: 10/27/2020 12/15/2020: INFORMATION ONLY FOR FINAL Continued: Thank you! Final tree separation from stormtech infrastructure will be reviewed at FDP. Response: Noted, thank you. 10/27/2020: FOR HEARING Please show all stormtech infrastructure at least 15 ft from all existing trees on-site in order to keep critical root zones intact. King Soopers - Midtown Gardens Marketplace FDP/FP 1st Submittal February 1, 2021 Galloway & Company, Inc. Page 11 of 16 Comment Number: 28 Comment Originated: 12/15/2020 12/14/2020: FOR FINAL APPROVAL Clarify redline comments on tree exhibit along Drake Road. It is not clear to me if the scale is incorrect or if the CRZ is shown correctly. Response: Now that we are saving all 4 of the existing trees along this stretch we will work with Forestry through FDP to provide any additional information required to develop a protection plan. Comment Number: 29 Comment Originated: 12/15/2020 12/14/2020: FOR HEARING Below the tree inventory and mitigation table, please include the number of mitigation trees that will be fulfilled through the payment in lieu option. Response: This is now noted below the mitigation table. Comment Number: 30 Comment Originated: 12/15/2020 12/14/2020: FOR HEARING Please update the following items in the tree inventory/mitigation table, on the landscape plans, and in the existing tree removal feasibility letter: - Trees 22 and 23 are now to be preserved and protected. Please update the table, plans, and letter. - Tree 53 should be shown to be removed in the table and on the plans - Tree 64 which is to be transplanted – please show its transplanted location on the plans, add a T near the tree symbol (existing and new location), and add the following transplant note: o Transplanting tree #64 SOUTHWESTERN WHITE PINE shall follow the recommendations of a qualified tree transplanting contractor in terms of size, staking, mulching, and irrigation. Additionally, please display this transplant with a bolded, capital “T” on the landscape plans and in the Tree Inventory table. Response: Comment addressed, please refer to the FDP set. Comment Number: 31 Comment Originated: 12/15/2020 12/14/2020: PREFERRED FOR HEARING – OKAY FOR FINAL APPROVAL If feasible, please increase the parking lot island around tree #26 to retain more of its Critical Root Zone. The parking lot island is currently approx. 8ft in width and this is a 27” tree. If the island can be widened to include as much of the critical root zone as possible, that is preferred. Response: As discussed in early December we are proposing hydroexcavation around this tree after demo and prior to construction to determine if and where this may be necessary. Comment Number: 32 Comment Originated: 12/15/2020 12/15/2020: INFORMATION ONLY Forestry redlines are provided on the landscape plans, utility plans, and existing tree removal feasibility letter. Response: Comment addressed, please refer to the FDP set. Comment Number: 33 Comment Originated: 12/18/2020 12/18/2020: INFORMATION ONLY FOR FINAL Tree #5 is an existing Honeylocust that is technically off-site. However, some improvements as a part of this submittal show that there is a new curb, landscape wall, and storm drain/inlet very close to the tree to be preserved. Please take a closer look at this area and make adjustments as needed to preserve and protect the tree. Response: Comment addressed, please refer to the FDP set. Comment Number: 34 Comment Originated: 12/18/2020 12/18/2020: INFORMATION ONLY FOR FINAL Please note that there is an existing 10” storm drain located underneath trees 3 and 4. Since this drain is dysfunction and will not be reused, please consider abandoning the line instead of removing it in King Soopers - Midtown Gardens Marketplace FDP/FP 1st Submittal February 1, 2021 Galloway & Company, Inc. Page 12 of 16 order to protect the existing trees. The line might not be accurately shown on the plans – please adjust as needed. Response: Comment addressed, please refer to the FDP set. Transportation Planning – Seth Lorson Easements Comment Number: 1 Comment Originated: 08/18/2020 08/18/2020: FOR FINAL: Thank you for providing additional 44 shared parking spaces along the western pedestrian promenade. In order to ensure continued access for MAX BRT riders, please expand the shared parking easement as provided with the original 60 spaces on the south side of the building. Site Plan Comment Number: 3 Comment Originated: 08/18/2020 10/26/2020: FOR FINAL: Let's work with Traffic to determine the most appropriate signing/striping indicators for bikes to know to mount the sidewalk when a bus is dwelling. Response: Design team has coordinated with Traffic (through Spencer Smith) to determine the pavement markings and signage for this area. Refer to Final Utility Plans for reference. 08/18/2020: FOR HEARING: With the bus pull-out reduced in size due to use of the bike lane, bike ramps up and down will need to be installed on both ends of the pull-out to accommodate bicyclists during the bus dwell time. Environmental Planning – Scott Benton Comment Number: 10 Comment Originated: 12/15/2020 12/15/2020: FOR FINAL APPROVAL: Please provide the details of the 'Temporary Overlot Seed' including species (both common and scientific names), mix percentages, and seeding rate. Response: Comment addressed, please refer to the FDP set Sheet L1.5. Comment Number: 11 Comment Originated: 12/15/2020 12/15/2020: FOR FINAL APPROVAL: The Phase I assessment was conducted in Oct 2007 and include a statute of limitations of 6 months from the initial submission to the client. The assessment assigned a 'High Potential Risk' status to the site, as per Kroger's guidelines, due to finding two Recognized Environmental Conditions (RECs). The assessment also recommended further investigation. Please documentation and/or coordination with the Colorado Division of Oil and Public Safety (OPS) regarding closing and relocating a fueling station with underground storage tanks. Response: Noted, thank you. We have informed the KS construction and they are aware of this coordination. Light & Power – Cody Snowdon Comment Number: 7 Comment Originated: 08/18/2020 08/18/2020: FOR FINAL: This project will need to comply with our electric metering standards need to be shown on the plans at time of Final. Electric meter locations will need to be coordinated with Light and Power Engineering. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been King Soopers - Midtown Gardens Marketplace FDP/FP 1st Submittal February 1, 2021 Galloway & Company, Inc. Page 13 of 16 provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18Novemb er2016_Amendment.pdf Response: Comment noted. The applicant’s design team will work with Light and Power to determine the location of the electric meter. The utility plans show the proposed location of the meter and transformer for the new buildings. Comment Number: 8 Comment Originated: 08/18/2020 08/18/2020: FOR FINAL: 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: Commercial Service Form C-1 will be provided by the architect once the building design is complete. Comment Number: 9 Comment Originated: 08/18/2020 08/18/2020: FOR DCP: Please document the size of the electrical service that feeds the existing buildings prior to demolition of the building to receive capacity fee credits. Comment Number: 10 Comment Originated: 08/18/2020 08/18/2020: FOR DCP: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. Comment Number: 11 Comment Originated: 08/18/2020 08/18/2020: FOR INFORMATION: 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. Comment Number: 14 Comment Originated: 08/18/2020 08/18/2020: FOR INFORMATION: 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 Comment Number: 16 Comment Originated: 10/19/2020 12/14/2020: FOR FINAL: Please see minor redline revisions. 10/19/2020: FOR HEARING: Please see minor redline revisions. PFA – Jim Lynxwiler Comment Number: 1 Comment Originated: 12/14/2020 12/14/2020: FOR FINAL APPROVAL - FIRE LANE SIGNAGE - Please include fire lane signage on signing and striping plan as required. o Refer to LCUASS detail #1419 for sign placement, and spacing. - Red curbing is acceptable in areas where signage is not possible or preferred. King Soopers - Midtown Gardens Marketplace FDP/FP 1st Submittal February 1, 2021 Galloway & Company, Inc. Page 14 of 16 Response: Fire Lane signage has been added to the site and is shown on the site plan and utility plans (signage and striping plan). Comment Number: 2 Comment Originated: 12/14/2020 12/14/2020: FIRE DEPARTMENT TRAINING OPPORTUNITY Poudre Fire Authority is currently looking to acquire a commercial property to use for a major emphasis drill. The training can be tailored to be invasive or non-invasive in nature or in other words, TBD based upon discussions with the property owner. Please contact me if your site may be willing to pursue a discussion along this line and I will put you in touch with our training division chief. Thank you. Response: Great idea, we have passed this along to the KS construction team for consideration; hopefully it works for all parties. Internal Services – Russell Hovland Comment Number: 1 Comment Originated: 08/10/2020 08/10/2020: This large retail store must be located at least 60 feet from all property lines and fire sprinkled in order to exceed 60,000 sq.ft. The building appears to be closer than 60ft on the north side. A pre-submittal meeting should be scheduled with Russ Hovland at 970-416-2341. Response: Per sections 507.2 and 507.2.1 of the 2018 IBC, the 60 foot limit to property lines for an unlimited area building may be reduced if the building fronts a public way or the distance can be reduced to 40 feet if all the provisions of 507.2.1 are meet. The main provision being rating the exterior walls and openings for not less than 3 hours. If the building cannot be adjusted on the site to achieve the 60 foot open yard, this compliance path will be taken. Internal Services – Todd Sullivan Comment Number: 2 Comment Originated: 08/10/2020 12/18/2020: PRIOR TO FDP SUBMITTAL New commercial buildings require a Pre-submittal Building Code Review Meeting prior to Final Development Plan submittal. Please reach out to me to schedule this meeting when your construction plans are close to 50%. Response: Noted, we have had this meeting, thanks for setting up. Technical Services – Jeff County Comment Number: 2 Comment Originated: 08/17/2020 12/15/2020: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Response: Understood, thank you. 10/19/2020: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 08/17/2020: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Topic: Plat Comment Number: 1 Comment Originated: 08/17/2020 12/15/2020: FOR FINAL APPROVAL - UPDATED: Please make changes as marked. If changes are not made or you disagree with comments, please King Soopers - Midtown Gardens Marketplace FDP/FP 1st Submittal February 1, 2021 Galloway & Company, Inc. Page 15 of 16 provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. Response: Noted, thank you. 10/19/2020: FOR FINAL APPROVAL - UPDATED: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. 08/17/2020: FOR FINAL APPROVAL: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. Fort Collins Police Services – Mark Clitnovici Comment Number: 1 Comment Originated: 12/16/2020 12/16/2020 FOR FINAL: We see a lot of trespassing, criminal mischief and camping at Kmart. I would imagine most of that could/will change once the location has a business open. I also see shoplifting as a common issue at other similar businesses. Police services has the following questions and comments: 1. Lighting at the back of the business that adheres to new lighting standards, but also provides visibility to employees coming and going from work. We have seen and had reported to police, real concerns from staff at other businesses near Wholefoods and Kings Sooper, regarding safety. Motion lights seem to be a solid way to go and adhere to lighting code (lumens). Response: Noted, thank you for the comment, we’ll investigate the lighting options with KS operations. 2. Can the dock areas be made less accessible to trespassing and camping? Not sure I have an answer, but again lighting and clear line of site for not only police but citizens/employees may make it less likely that that behavior will occur. Response: Thank you for the comment, we will have to investigate this further with the building program and KS operations team to come up with a solution that addresses these concerns, while maintaining the integrity of the building programming. 3. Clear Signage with the expectations such as no trespassing, employees only, etc. I would encourage the signage to be clearly visible throughout the property. Response: Noted, thank you. 4. Security cameras, and accessibility? Sometimes we run into an external company that controls that and this can delay any investigations. Response: Understood, KS is open and willing to working with local law enforcement to address this issue. 5. Does King Soopers plan on having on site security as they do at the N College Av. location? Response: Yes, this is a typical security program they have for stores. 6. Is there a good point of contact during development? Sometimes we get trespasser, property thefts, criminal damage. This would help officers with a more efficient response and report completion. King Soopers - Midtown Gardens Marketplace FDP/FP 1st Submittal February 1, 2021 Galloway & Company, Inc. Page 16 of 16 Response: Yes, we can reach out to them with your information. 7. Landscaping is sometimes a problem. Overgrown areas attract and help hide criminal activity. Behind the current King Sooper/wholefoods businesses we have concerns and calls for service, associated with trespassing and camping, due to some of the plants, bushes, trees. Not sure if that is something we can address on the front end? Response: Understood, thank you for the comment. The landscaping height and maturity have been minimized and lighting control measures are implemented. Sincerely, GALLOWAY (303) 770-8884 Aaron McLean Site Development Project Manager AaronMcLean@GallowayUS.com Phil Dalrymple, PE Civil Engineer Project Manager PhilDalrymple@GallowayUS.com Sarah Adamson, RLA Landscape Architect SarahAdamson@GallowayUS.com