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HomeMy WebLinkAboutKING SOOPERS #146, MIDTOWN GARDENS MARKETPLACE (FORMERLY KMART REDEVELOPMENT ) - PDP - PDP160043 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTSG � _: o�nr� Planning. Architecture. Engineering.� December 15, 2016 Ted Shepard Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 Re: Midtown Gardens Marketplace — King Soopers Store #146— Preliminary Design Review, PDR 160005, Round Number (Applicable Conceptual � Response Letter) Dear Ted, Please find below our re=submittal package addressing the comments reeeived on May 9, 2016. To facilitate your review, we have included the original comments in italicized font, and have provided our responses in bold. Planning Services 1. 05/Q3>2016: As we have discussed with the applicant and the consulting team, fhe proposed redeVelopment does not meet fhe policy expectations as documented in the City of Forf Collins Midtown Plan adopted by Gity Council on October 1, 2013. For example, on page 1-5, fhe Plan stafes: "Midfown should inelude a rich mix of uses, and at higher densities than exist today. Commercial businesses will continue to be an important part of fhe formula, and mor� housing should be introduced, as well as civic and institutional uses. Housing, in the form of apartments and townhouses, should be developed fo take advantage of the MAX transit system and help create more ridership for the MAX service, and to make more e�cient use of land that is close fo #he ciiy center. Some of this housing would be developed as upper levels of mixed use buildings thaf face onto College Qvenue, while others would orient to cross streets, Mason Street, and to the MAX line. Housing should address a diversity of markets, including sfudenfs, young professionals, families and seniors. n Response: The Midtown Plan area boundary extends along College Avenue from Prospect Road on fhe north to Fairview Lane on the south. Although individual parcels do not each include a mix of uses, the plan area as a whole does include a mix of uses. The proposed site has been designed for a King Soopers Marketplace along with the existing retail building at, the southeast corner of the site along College Avenue. The site includes an easement area for 60 shared parking spaces and access benefitting MAX/BRT users. Housing will not be included on the Galloway & Company, Inc. . 303.770.8884 • 6162 S. Willow Drive, Suite 320 • Greenwood vllage, CO 80111 • www.GallowayUS.com f Ted Shepard Kmart Redevelopment December 15,2016 proposed site. The nature of the Midtown Plan is visionary, not regulatory; we cannot take on implementation of this Midtown Plan vision by ourselves; King Soopers is not a housing develope�; the resou�ces needed to solicit, negotiate and redesign to involve a housing developer partner are not feasible. 2. 05/03/2016: Sfaff encourages fhe applicant to explore more creative opportunities to enrich the mix of uses, particularly mul#i-family housing: Fort Collins is currently aftracting strong interest from a variety of multi-family developers who operate at fhe national scale. It appears #haf giyen #he close proximity to the MAX, both King Soopers and the national multi-family industry would find mutual benefit in co-developing this site in a joinf venfure arrangement. Adding multi-family housing would allow the project to better fit the vision as called for in the Midtown Plan. Response: The Midtown Plan area boundary extends along College Avenue from Prospect Road on the north to Fairview Lane on the south� Although individual parcels do not each include a mix of uses, the plan area as a whole does include a mix of uses. The proposed site has been designed for a King Soopers Marketplace along with the existing retail building at the southeast corner of fhe site along College Avenue. The site includes an easement area for 60 shared parking spaces and access benefitting MAX/BRT users. Housing wiil not be included on the proposed site. 3. 05/03/2016: As proposed, the building is set back from both arterial streets by a significant distance. In addition, the areas belween fhe building and fhe streets are large fields of parking and private access drives. This arrangement is reflective of a single-use, auto-dominated suburban development pattern. As such, the site needs to be designed in such a way as to break down this pattern and mitigate the impacts that face pedestrians; bicyclists and MAX riders. Response: The building has been oriented to allow pedestrian/bicyclists, MAX/BRT, and vehicular access to the site in a way to utilize the ezisting access points. Landscape islands within the parking lot have been inciuded, and two pedestrian corridors are included to bring pedestrians into the site from College Avenue. The pedestrian corridors provide cross connection to adjacent development through the site, and also allow access between College Avenue and the MAX/BRT station. 4. 05/03/2016: Since Drake Road is the nearest public street, the private access drive that intersects with Drake Road must be upgraded. Sidewalks musf be placed on both sides (Section 3.2.2(C)(5).. These sidewalks must be detached and feature a parkway that is no less than six feet in width excluding fhe curb. The parkway then must be landscaped wifb street trees spaced af uniform intervals not to exceed 40 feet. To accomplish this, the landscape islands on fhe north side must be widened. (The project narrative refers to an east=west pedestrian corridor but such a feature is not shown on the site qlan.) Galioway & Company, Inc. e 303.770.8884 e 6162 S. Willow Drive, Suite 320 • Greenwood vllage, CO 80111 • www.GallowayUS.com Ted Shepard Kmart Redevelopment December 15,2016 Response: The main access from Drake Road has been upgraded to accommodate recommendations from the traffic impact study for the site. A detached sidewalk has been provided on the west side of the access. The eastern side of the access drive includes an existing sidewalk located on the adjacent site, which is proposed to remain. 5. 05/03/2016: The building must feature a well-designed, prominent outdoor plaza and gathering area at its soufheast comer where the aforementioned sidewalks wrll terminate. Such a plaza will help activate the north-south private drive. Response: An outdoor plaza area has been included on the south side of the King Soopers building, and connects pedestcians to College Avenue and the MAX station. This area features bicycle parking, and also inciudes a covered patio/gathering area at the southeast corner of the building made more comfortable by shade trees and benches. 6. 05/Q3/2016` While the project narrative indicates that a plaza is planned for this area, there appears to be no accommodation for such amenities on the sife plan, (The site plan shows an outdoor patio area but in the northeast cornerof the building.) in fact, the soufh side of the building is given over to two auto-related components which would have the opposite effecf. Staff recommends that fhe multiple drive-through lanes for the pharmacy and "click-lisY' functions be relocated to the north side of the building away from the view from Drake Road and away from the _ pedestrian amenities that are intended fo activafe the southeast corner of the building. In addition, these two drive-through features inhibit pedestrian connectivify befinreen fhe MAX and the sfore entrance. It would be safer to separate pedestrians from drive-through lanes than to combine them. (Section 3.2.2(H). Response: Based on feedback provided, the interior layout of the proposed building has been reversed in order to move the auto-related components (drive- thru pharmacy and online pickup location) to the north side of the building. This orientation allows the easte�n and southern sitles of the b"uiiding to remain pedestrian focused. Pedestrian waikways providing cross connection with adjacent development and between Coilege Avenue and the MAX/BRT station have been included to encourage pedestrian use of the site. 7. 05/03/2016: As depicted, the number of drive-through lanes assigned to fhe pharmacy is. excessive. Response: The number of drive-thru lanes for the pharmacy has been reduced to two. 8. 05/03/2016: The plaza at the southeast corner of the building should be exfended wesf fo connecf Gallcway & Company, Inc. e 303.770.8884 � 6162 5. Willow Drive, Suite 320 . Greenwood �ilage, CO 80111 . www.GallowayUS.com Ted Shepard Kmart Redevelopment December 15,2016 and fuily integrate with the MAX stafion. This area should be actNa#ed with a variety of landscaping and hardscaping with direct access to indoor function such as the coffee shop, deli, and prepared take-out items. With southem exposure, please explore use of shade structures, pergolas and the like, upon whieh solar panels could be mounted. Response: The plaza on the south side of the building has been expanded into a larger area that connects the MAX station and the pedestrian waikway to College Avenue. The patio/gathering area included at the southeast corner of the building has been expanded to include covered seating and direct access to the store. 9. 05l03/2016: The southeasf and soufh ptaza should not only connect to the MAX station but also to the Grand Promenade as called for in the Midtown Plan (page 1-14). This urban design feature would run along the west side of the store befween the Spring Creek Station and fhe Drake Road Stafion in order to accommodate bikes and pedestrians. The redevelopment of this site should proyide for this extra wide multi-use path and screen the back of the store operations appropriately. Response: The proposed King Soopers building has been shifted east, in order to provide the land area along fhe western property boundary to accommodate the cross-section of the Grand Promenade as shown in the MidTown plan. The plaza along the south side of the building provides access to the Grand Promenade and _. MAX%BRT area. The proposed King Soopers loading dock areas include masonry walis along the wes# side in order to provide screening of this area from the west. 10. 05/03/2016: Landscaping within the souti►east and south-facing plaias should be reflect the Upper Midtown - Gardens theme as described in the Midfown Plan (page 1-7). Resp.onse: The Gardens theme found within the Midtown plan has been incorporated with the landscape design in the following ways: o Planting design features drought tolerant and native shrubs and grasses. a Planting areas will incorporate botanical signage where possible for interpretation and connection to the nearby CSU demonstration garden. o The landscape treatment along the pedestrian corridor connecting College Avenue and the MAX BRT station will consist of deciduous shade trees and _ _.. . .. .. flowering perenniais. o The plaza south of the building functions as a small park space with open lawn, accent planting areas, vine treliis and upright evergreens for screening. 11. 05/03/2016: In order to better esfablish a pedestrian-scaled presence along Drake Road, the southeasf comer of fhe building must feature a sfrong iconic architectural element that is clearly distinc#ive from ihe front and side elevations. Such a feature helps mitigate the aspects of the parking lots and auto-dominanf environment. For reference, Walmart provided such a feature between the main entranee and Lemay Avenue and Home Depof did likewise between its entry Galloway & Company, inc: 0 303.770.8884 e 6162 5. Willow Drive, Suite 320 e Greenwood Yllage, CO 80111 • www.GallowayUS.com Ted Shepard Kmart Redevelopment December 15,2016 and Magnolia Street. Such features help break down the large building mass and promofe a more pedestrian-scaled environmenf. Response: A"tower-like" architectural element has been added to the southeast corner. 12. 05/03/2016: One or _fwo pedestrian walkways are needed to connecf the store entrance to South College Avenue (the North College store has two). Staff recommends that at least one of these walkways be placed in the middle of fhe parking bay ihat features fhe handicap parking stalls _ _ closest fo the inain entry. (Again, for reference, please see the multiple walkways that bisecf fhe larg�e parking lofs at Walma�t and Home Depot at Mulberry Street and l:emay Avenue.) These walkways wi11 help facil'�tate east-west intemal circulation as called for in the Midtown Plan (page 1-13). Response: Two pedestrian walkways have been incorporated through the parking lot connecting the proposed King Soopers store to College Avenue. The southern walkway also provides cross-access to the existing retail building along College Avenue, as well as to the MAX BRT station. 13. 05/03/2016: The pedestrian walKway between the proposed retail building and the store must include frees in grates. Response: Landscape islands have been included within the parking lot and provide planting areas better suited for tree growth. 14. 05/03/2016: All connecting walkways should feature trees in grates where full landscape is/ands are not feasible. Response: Landscape islands have been included within the parking lot and provide planting areas better suited fortree growth. 15. 05/03/2016: If the proposed right-in/right-out access drive is approved, then if too must have detached sidewalks, with parkways and street trees on both sides per the standard. Response: The previously shown cight in/right out access driye along the north side of the site has been removed. 16. 05/03/2016: !n general, the bicycle/pedestrian network must be design in such a way as to have an overall organizing principle that is self-eyident and logical. It must encourage biking and walking and must, above all, be safe. Galloway & Company, inc. . 303.7Z0.8884 • 6162 S. �Ilow Drive, Suite 320 • Greenwood vllage, CO 80111 . www.GallowayUS.com Ted Shepard Kmart Redevelopment December 15,2016 Response: Two pedestrian walkways have been incorporated through the parking lot connecting the MAX/BRT station, buildings, and College Avenue. These walkways provide areas for pedestrians to enter the site and ultimately reach the MAX/BRT station. Additionally, bicycle parking has been 'incorporated info the design of the plaza area. The Grand Promenade has been added to the west side of the site and runs parailel to the MAX/BRT bus line per the Midtown Plan. 17. 05/03/2016: Staff is concemed about the large parking freld between the store and Soufh College Avenue. Please note the Midtown Plan states: "Keep parking subordinate to the street characfer along College Avenue and east-west streets. One goal in the redevelopment of Midtown is to transition away from the large surface parking areas #hat abut College Avenue and create a more urban environmenf along the corridor. As such, developers should be encouraged to locate structures along the College Avenue and construct parking areas behind fhe building, so that they are shielded from the stree%" Response: The proposed redevelopment of the site has been oriented in such a way to allow for pedestriaNbicycie, MAXIBRT and vehicular access to the site. The building has been shifted to the east in order to accommodate the Grand Promenade area, which has reduced the area allocated for vehicular parking spaces. Based on feedback from the neighborhood meeting, there is a concern from the community regarding availability of customer parking due to the large amount of MAX/BRT parking that occurs at this site. Given this concern, the previously retail building that was previously shown at the northeast corner of the site has been removed. 18. 05/03/2016: Staff acknowledges fhat the proposed refail store will contribute fo screening the large parking lo#. Other measures, however, will be required to mitigate the overall impasf of a Iarge parking field. Firsf, the parking lots must feature landscape islands at least every 15 spaces. Second, fhe parking lo# perimeter must be scr�ened with a continuous screen of plant material or by a solid, decorative screen wall. Response: Landscape islands are included within the site plan to pravide no more than 15 parking spaces in a row. Given the maturity of existing landscaping along College Ave. & Drake Rd., the plan proposes to allow for a large amount of the existing landscaping to remain, in order to provide screening of the parking from the streets. 19. 05/03/2016: Another method of breaking down the large parking field is to cover one or two bays w'�th a carporf-like structure upon which to place solar collecfors; Or, one or two of the bisecting walkways could be sovered with a solar installation. Since the parking bays and walkways are arrayed in an east-west orientation, fhe site lends itself perfectly to solar capability. Galloway & Company, Inc. . 303.770.8884 • 6162 S. �Ilow Drive, Suite 320 . Greenwood �Ilage, CO 80111 • www.GallowayUS.com Ted Shepard Kmart Redevelopment December 15,2016 Response: Due to the large amount of vehicles parking within the existing lot for MAX/BRT use, there is an operational concern that MAX/BRT users would utilize any parking under a canopy for extended periods, thus further reducing the vehicular parking available for King Soopers/retail customers. Given the already reduced amount of parking proposed at #his site, compared to a typical King Soopers Marketplace site, this concern is even greater. 20. 05/03/2016: Another mefhod of breaking down fhe large parking field is to cover one or fwo bays with a carport-like structure upon which to place solar collectors. Or, one or two of the bisecfing walkways could be covered with a solar installation. Since fhe parking bays and walkways are arrayed in an east-wesf orientation, the site lends itself perfectly to solar capability. Responsec Repeat comment, please refer to response to #19. 21. 05/03/2016: Please explore other mitigation techniques to break down the large expanse of asphalf and tireak the monotony of the parking surface. Where there is su�cient land area, undulafing earthen berms should be employed. Goniferous trees and shrubs must be part of the mix. Decorative fences; vines, trellises and other elements of landscape design must be considered. Response: Landscape islands have also been provided throughout the site to ensure no more than 15 spaces in a row. Additionally, the landscape treatment along the pedestrian corridor connecting College Avenue and the transit station will consist of deciduous shade trees and flowering perennials. 22:. 05/03/2016: As the design of the site progresses, a detail of the plaza at a larger scale may be needed. Response; A detail of the plaza has been included with this submittal. 23. 05/03/2016: Bicycie parking must be near both the main entrance and plaza. ldeally, this parking is covered for partial weather protection. Racks must be anchored in conerete and not interfere with either landscaping or walkways. As such, the design of the bike parking must be not be afterthought kut is integrated into the design at fhe beginning of sife planning prosess. As a point of emphasis, the design and locafion of the bike parking should not be merely assigned to left-over spaces. Response: Bicycie parking has been provided in the plaza area along the south side of the building. Galloway & Company, inc. 0 303J70.8884 e 6162 S. wllow Drive, Suite 320 o Greenwood Vllage, CO 80111 o www.GallowayUS.mm Ted Shepard Kmart Redevelopment December 15,2016 24. 05/03/2016: As noted, the building's sef back from the public sfreets requires mitigation techniques to es#ablish a better relafionship to ihe surrounding community. One technique is to provide as much storefront glazing along the east and soufh elevations as feasible. Please consider the use of overhead garage-like doors along the southeast and south elevations to fuifher activate fhe plaza. Blank walls facing fhe streets do not create a pedestrian-scale environmen% Response: The east elevation features extensive amounts of giazing at each entry vestibule, which extends above and below the enfry canopies. The east elevation also features glazing between #he two entry elements and at the southeast corner, which is the location of the cafe. Mezzanine level glazing also exists at the southeast corner #o serve associate and office functions. The internal function of _ the building along the south elevation includes kitchen prep areas and storage rooms like coolers and freezers. The nafure of these spaces prohibits #he use of glazing along the entirety of the south elevation, however, the amount of giazing at the southeast corner has been increased to enhance and further accentuate the indoor/outdoor caf� seating area. In addition, the south side of the building features a pedestrian plaza and multiple landscape enhancements, including a living wall, to create and enhance the pedestrian-scale environment. 25. 05/Q312016: To add emphasis to this need for storefront glazing, please note the Midtown Plan states: "Buildings should be urban in nature, w'�th active street edges and a generous amounf of transparency at the ground level to invite passersby and promote shopper viewing." Responsec The east elevation features extensive amounts of glazing at the ground level to invite the shopper and promote viewing. The function of the area between the two main entries is for seasonal sales and features ground-level glazing, which draws pedestrians and activity. The southeast corner of the building features the indoor/outdoor cafe seating, which will also create interest and activity along the street edge. 26. 05/03/2016: Rega�ding building design, the Midtown Plan states: "Buildings should use materials that are durabfe and well detailed. Masonry, in the form of stone, brick, and high quality architectural metals, should be encouraged and defailed to provide a human scale and convey a sense of permanence." Response: The proposed design features durable and lasting materials. The composition consists of integraily-colored, decorative masonry units with multiple textures (smooth-face, split-face and ground-face) that help reduce large-scale walis to a pedestrian scale. The masonry units feature integral water repellant and anti-graffiti coating, which makes them easy to clean and maintain over the life of the building. The design also features fiber cement siding, aluminum storefront giazing and metal canopies. The fiber cement siding features an integral wood Galloway & Company, inc. 0 303.770.8884 0 6162 S. Willow Drive, Suite 320 o Greenwood vllage, CO 80111 e www.GallowayUS.com Ted Shepard Kmart Redevelopment December 15,2016 grain texture and factory-applied finish coating, which is "resistant to cracking, fading and chipping. The product carries a 50-year warranty from the manufacturer related to material or workmanship failure. 27. 05/03/2016,, Staff encourages fhe use of locally-source stone as a building componenf to help the building tie into some of the larger buildings at the Natural Resources Research Center and the CSU Main Campus. Combining stone from the local quarries w'�th Spruce trees (mulfiple culfivars are available for sommercial settings) creates an effect that is found on the C.S.U. campus and is found to be very attractive. Response: Stone and/or stone veneer is not a cornerstone of the design concept and the Owner/design team feel that adding small portions of stone will detcact from the design rather than enhance it. Note that the featured decorative masonry units are manufactured and provided by Basalite, which is a well-known, long-time supplier of masonry products along the front range and throughout Colorado. Norway spruce trees have been incorporated into the Plaza area design for screening. Additionally� planting areas will incorporate botanical signage where possible for interpretation and connection to the nearby CSU demonstration garden. 28. 05/03%2016: The operational activities in #he back of fhe sfore (compacfor; recycling, composfing, trash, palettes, shelving components, loading dock, etc.) must be tofally screened from the MAX by use of screen walls that are integral to the overall building. This will eontribute to the building having four-sided architecfure. Response: Screen walls along the west side of the loading docks at the back of the building have been included to screen the areas from the west. Engineering Development Review 1. 05/04/2016: Larimer County Road Impacf Feesand Sfreet Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. Response: These fees will be paid at the time of Building Permit. 2. 05104/2016: The City's Transportation Development Review Fee (TDRF) is due at fhe time of submittal. For additional information on these fees, please see: http://www: fcgov. com/engineering/dev-revie w. php Response: The TransporEation Development Review Fee will be paid at the time of submittal. Galloway & Company, Inc. 0 303.770.8884 e 6162 S. Wllow Drive, Suite 320 o Greenwood Yllage, CO 80111 o www.GallowayUS.ccm Ted Shepard Kmart Redevelopment December 15,2016 3. 05/04/2016: Any damaged curb, gutter and sidewalk existing prior to construetion, as well as streets; sidewalks, curbs and gutters, destroyed, damaged or removed due to construstion 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 �rst Certificate of Occupancy. Response: The developer will coordinate with the City regarding repairs required. 4. Q5/04/2016: All pubiic sidewalk, driveways and ramps existing or proposed adjacent or within the site need to meet ADA standards, if they currently do not, they will need to be reconstrucfed so that fhey do meet curreht ADA standards as a part of this project Response: The developer will coordinate with the City regarding repairs required. 5. 05/04/2016: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Sfreet Standards (LCUASS). They are available online af: httpJ/www.larimer.org/enqineering/GMARdStds/UrbanSt.hCm Response: Comment noted. 6. 05/04/2016: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project. Most easements to be dedicated need to be public easements dedica#ed to the City. This shall including the standard utility easements fhat are fo be provided behind the right-of-way (15 foot along a. n arterial, 8 foot along an alley, and 9 foot along all other street classifications); Information on the dedication process can be found at: http://www. fcqov. com/enQineerinq/devrev. php Response: Applicable right-of-way and easements for the site have been shown on the replat: 7. 05/04f2016: Detached sidewalks will be needed along Easf Drake Road and S. CoOege Avenue in accordance w'rth the Midtown Plan. Refer to Cross Section 8(6 Lane Arterial with 12' walks) for the College Avenue frontage and Cross Section F(4 Lane Arterial with 10' waiks) for Drake Road. Please see the following link for the Mid#own Plan cross sections: http://www. fcqov. com/mason/pdf/midtown-plan-ap pendix-2.,odf? 1378481152 Responsec A detached meandering sidewalk has been proposed along the College Avenue property frontage. The existing landscaping along the west side of Galloway & Company, Inc. • 303.770.8884. 6162 S: �Ilow Drive, Suite 320 o Gree�wood vllage, CO 80111 • www.GallowayUS.com Ted Shepard Kmart Redevelopment December 15,2016 College Avenue, to the south of the proposed full motion access is proposed to remain, given its maturity, and based on coordination with City staff, the sidewalk meanders appropriately through this area. Based on the City's request for a bus pull-off along Drake Rd., and further coordination with City staff, an attached sidewalk is proposed along Drake Road. This allows for the bus pull-off to be provided, without negatively impacting the heavily used MAX/BRT parking easement area on the proposed site.8. 05/04/2016: Improvements to accesses, interseetions, etc. wil! be looked at closer once we receive a tca�c study and determine what imprbvements are needed. , Response: A traffic study has been prepared and included with this submittal for review. 9. 05/04/2016: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Utility plans have been included with this submittal for review. A Development Agreement will be coo�dinated between the Cify and King Soopers as applicable. 10. Q5/04/2016: As of January 1, 2015 all development plans are required to be on the NAVD88 vertical dafum. Please make your consultants aware of fhis, prior to any surveying and/or design work. Response: The site will be on the NAVD88 vertical datum. 11. 05/04/2016: This site is adjacenf to CDOT roadway and all access to fhe site is govemed by an access control plan. The access confro! plan will need to be followed and implemented with any project. Plans wil! be routed to CDOT for review and approval and fhe applicant may need to obtain access permifs from CDOT. The proposed new right-in right-out access on College Avenue will not be allowed. Response: The previously shown right-in/right-out access along Coliege Ave. has been removed from the site plan. 12. 05/04/2016: A Development Construction Permit (DCP) will need to be obtained prior fo starting any work on the sife. � Galloway & Company, Mc. e 303.770.8884. 6162 5. Willow Drive, Suite 320 • Greenwood Yllage, CO 80111 • www.GallowayUS.com Ted Shepard Kmart Redevelopment December 15,2016 Response: The developer will obtain a Development Construction Permit prior to starting any work on the site. 13. 05704/2016: A utility coordination meeting on this site is suggested. Utility coordinafion meetings if requested are typically scheduled after the preliminary submittal of the projecf, but can be scheduled prior to submittal upon requesf. Please provide a site plan with preliminary util.'�ty layout for routing with the meeting notice. If you are interesfed in having a utility coordinafion meeting, please contact the development review engineer for scheduling. Response: The developer and/or their consuitants will schedule a utility coordination meeting. 14. 05/04/2016: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: LCUASS parking setbacks will be followed where applicable. 15. 05/04/2016: All fences, barriers, posts or other encroachments within the public ►ight-of-way are only permitted upon approval of an encroachment pemiit. Applications for encroachment permits shall be made to Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked fhen the site/ landscape plan is in non-compliance. Response: An encroachment permit will be prepared and submitted to the Cifiy if the finai design warrants the permit. 16. 05/04/2016: Any cain gardens w'�thin the right-of-way cannot be used fo treat the development/ site storm runoff. We can look at the use of rain gardens to treaf str�et tlows — fhe design standards for these are stil! in development. Response: Comment noted. If the site incorporates rain gardens into the design, which have been discussed and coordinated with City staff during the design process. 17. 05/04/2016: Bike parking required for the project cannot be placed within the right-of-way and if placed just behind fhe right-of-way need fo be placed so that when bikes are parked they do not eztend into the right-of-way. Response: Bike parking has been included in the plaza area along the south side of the building. Galloway & Company, Inc. 0 303,770.8884 e 6162 S. wll.ow Dr.ive, Suite 320 o Greenwood vllage, CO 80111 o www.GallowayUS.com Ted Shepard Kmart Redevelopment December 15,2016 18. 05/04/2016: In regards to construction of this site, fhe public right-of-way shall not be used for sfaging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontracfors, or other personnel working for or hired by the Developer #o construct the Development. The Developer wili need to �nd 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 applicafion. Response: Comment noted. Environmentai Planning 1. 04/28/2016: An Ecological Characferization Study is required by Secfion 3.4.1(D)(1) as the site is within 500 feet of a known natural habitaf (pond to the wesf). However, as there are intervening parcels, fhe railroad and MAX comdor befween the pond and this property, and fhe standard buffer would not extend to this project's parcel, the ECS is waived for this site. Please consider the use of native plants and grasses to complement fhe natural feature, in accordance with Article 3.2.1 (�(2)(3) of fhe Land Use Code. Response: Comment noted. An Ecological Characterization Study will not be prepared and submitted. 2. 04/28/2016: With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(3), requires that you use low-water-use plants and grasses in your landscaping or re-landscaping and reduce bluegrass lawns as much as possible. Native and wildlife-friendly landscaping is encouraged as well. Response: The planting design for the site features drought tolerant and native shrubs and grasses. ' 3. 04/28/2016: The applicant should make note of Article 3.2.1(C) that requires developments to submit a landscape and tree protection plan, and if receiving water service from the Cify, an irrigafion plan, that: "...(4) protects significant trees, natural systems, and habitat; and (5) enhances the pedestrian environment" Note that a signifieant tree is defined as a tree having DBH (Diameter at Breasf Height) of six inches or more. If any of the trees within fhis site ha�e a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, Cify Forester (970-221-6361 or tbuchanan@fcgov.somJ to determine the status of fhe existing trees and any Galloway & Company, Inc. • 303.770.8884 • 6162 5. Willow DriVe, Suite 320 • Greenwood �Ilage, CO 80111 . www.GallowayUS.com Ted Shepard Kmart Redevelopment December 15;2016 mitigation requirements that couid result from the proposed development. Response: A meeting at the site with the City Forester to determine the status of the existing trees on fhe site was completed on August 23, 2016. A tree preservation plan and a hydcozone plan have been included with this submittal, 4. 04/28/2016: If tree mitigation is necessary, please include the following note on #he tree mitigation plan and/or landscape plan, as appropriate: °All tree removal shown shall be completed outside of the songbird nesting season (Feb 1= July 31) or a sunrey will be conducted of the trees to be removed to ensure tliat no aetive nests are present." � Response: This note has been included on the tree pceservation plan. 5. 04/28/2016: In regard to LED light fixtures, IDA (Intemational Dark-3ky Associafion) recommends using lighting fhat has a color temperafure of no more than 3000 degrees Kelvin in order fo limit the amount of 61ue light in the night environment, as blue light brightens the night sky more than any other color of light. Both LED and metal halide fixfures contain large amounfs of blue light in their spectrum, and exposure to blue light at night has been shown to harm human healfh and endanger wildlife. Please eonsider a warmer color temperature (warm white, 3000K or less) for your LED light fixtures. Please also consider ��ures with dimming capabilities so that light levels can be adjusted as needed. Response: The City's lighting recommendations listed above will be taken into consideration as part of the overall lighting design for the site. 6. 04/28/2016: Our city has an established ideniity as a forward-thinking community that cares about the quality of life if offers its citizens and has many sustainability programs and goals that may beneft your project Of particular interest may be fhe: 1: Climate�se program; fcgov.com/climafewise/ 2. Zero Wasfe Plan and the Waste Reduction and Recycling Assistance Program (WRAP): fcgov.com/recycling/pdf/ 20120404_WRAP ProgramOvenriew.pdf, contacf Caroline Mitchell af 970-221-6288 or cmtichell@fcgov.com 3: Green Building Program: fcgov.com/enviro/green-building.php, contacf Tony Raeker at 970-416-4238 or traeker@fcgov. com 4. Solar Energy.• www.fcgov.com/solar, confact Norm Weaver at 970-416-2312 or nweavera)fcgov.com 5. Integrated Design Assisfance Program: fcgov.com/idap, con#act Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 6. Nature in the City Strategic Plan: fcgov.com/planning/nafureinthecify/? Galloway & Company, Inc. e 303.770.8884 e 6162 5. Willow Drive, Suite 320 • Greenwood vllage, CO 80111 e www.GallowayUS.com Ted Shepard Kmart Redevelopment December 15,2016 key=advanceplanning/natureinthecity/, contast Jusffi Scharton at 970-221-6213 or jscharton@fcgov.com In addition, fhe City of Fort Collins is a leader in climate action and resilience planning, and this redevelopment site offers a unique opportunity to showcase the City's Climate Aetion Plan priorities. Staff strongly recommends that the applicant considers incorporafing the following enhancements and additions: - Inclusion of residential or other non-retail uses on the site to adtl density and create a mix of uses (e:g;, office or r�sidential above the grocery stor�) - Reuse/recycling of materials from the existing building(s) in the demolition and construction processes - Above-code energy management and e�ciency strategies - Rooftop solar production and use - On-site recycling and composfing facilities Please consider the City's sustainabil'►ty goals and ways for your development to engage w'�th these effods, and let me know if 1 can help connecf you to these programs or provide add'�fional resources. Response: The Developer has many sustainable programs in place for fheir stores, and will look into the City programs where applicable. 7. 05/03/2016: Environmental Services Department (ESD) staff is happy to learn that King Soopers is going to source-separate organic materials (i.e., trimmings from the produce section, expired bakery items, etc.) from fhe rest of the waste stream at the new groeery store (formerly the K-Mart), #o be used to make compost at a commercially operated, state permitted facii�ty. Since King Soopers is a corporation that has already begun using this "Zero Wasten approach at some of its other groceries in Fort Collins, we are confident they know abouf "good housekeeping" and design considerations for composfing, which the City will expect them to apply, including: -Ensure su�icient space is dedicated within trash enclosure structures to accommodate the appropriately sized carts and/or Dumpsters to contain the amount of organic debris that will be generated -Contract with a reputable service provider that will collect the organics in a freguent and timely manner to prevenf nuisance cond'►fions from occumng -Post guidelines/signage and frain employees in how fo be successful at source-separafing organics from trash, so that the quality of fhe compost is not contaminated w'�th non-accepted materials that compromises that quality of the compost ' The City of Fort Collins' goals for Zero Waste (see httpJ/www.fegov.com/zerowasfe/) and Climate Action Plan are very specifc about reducing the amount of wasted food in fhe community that gets Gailoway & Company, Inc. • 303.770.8884. 6162 5. Willow Drive, Suite 320 . Greenwood �Ilage, GO 80111 . www.GallowayUS.co.m Ted Shepard Kmart Redevelopment December 15',2016 landfilled - thereby causing damaging greenhouse gas emissions. ESD sfaff would like to follow=up with representatives for fhe King Soopers project about how the new store can play a role in supporting Fort Gollins' vision. At the earliest convenience of the developer; staff would be pleased to schedule a meeting to exchange information and ideas (contact Susie Gordon, Sr. Environmental Planner, at 970,221.6265 or sgordon@fcgov.com ). Response: The Developer will contact the ESD staff in the future to discuss the City's vision. Internal Services 04/29/2016: Please schedule a pre-submittal meeting for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, thaf the new projects are on track to complying with all of fhe adopted City codes and Standards listed below. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email scarter@fcgov,com to schedule a pre-submittal meeting. Applicanis should be prepared to present site plans; floor plans; and elevafions and be able to discuss code issues of occupancy, square footage and type of construction being proposed. Response: Comment noted. Light and Power 1. 05/03/2016: Light and Power has electric facilities existing along the rear of`the property, adjacenf Co the MAX bus line that could be utilized to provide power. Electric facilities also exist along the north side of W Drake Rd that could be used to provide power. Response: Comment noted. The design team will look into connecting to these electric facilities. • 2. 05/03/2016: Electric capacity fees, development fees, building site charges and any system modi�cation charges necessary to feed the site will apply to this development. Please visit the following website for an estimate of charges and fees: http://www. fcgov.com/utilities/business7builder5-and-developers/plant-investment-development-fee Response: Comment noted. 3. 05/03/2016: Transformer locafions and electric meter locations will need to be coordinated w'�th Light & Power. Transformers must be placed within 1.Oft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10ft and side/rear clearance of 3ft minimum. Galloway & Company, Inc. • 303.770.8884 • 6162 5. Willow Drive, Suite 320 • Greenwood Yllage, CO 80111 . www.GallowayUS.com Ted Shepard Kmart Redevelopment December 15,2016 Response: The design team will coordinate with Light and Power to determine the best locations for proposed electric facilities. 4. 05/03/2016: A commercial service information form (C-1 form) and a one line diagram for each commercial meter will need to be completed and submitted to Light & Power Engineering. A link to the C-1 form is below: http://www. fcgov: com/utilities/business/builders-and-developers/development-forms-guidelines-regulations Response: Comment noted. A C-1 form, and one line diagram will be submitted to Light and Power Engineering. _ 5. 05/03/2016: Please document the size of the electrical service that feeds fhe building prior to demo. Response: The design team will work with the owner regarding the existing electric service size prior to demolition. 6. 05/03/2016; Light & Power will need AutoCAD files of the approved site plan; ufility plans, and landscape drawings before design of the elect�ic facilifies will begin: Response: All required AutoCAD files for the site will be provided to Light and Powe"r for design coordination: 7. 05/03/2016: Please contact Tyler Siegmund at light & Power Engineering if you have any quesfions at 970.416.2772. Please reference our policies, construction practices, development charge prosesses, and use our fee esfimator at http://www, fspov. com/utilities/business/builders-and-de velopers Response: Comment noted. Poudre Fire Authority 1. 04/28/2016: WATER SUPPLYA hydrant is required w'�thin 300' of any commercial building. The existing hydrants locafed on the property should be suffcient for all buildings; however it is fhe applicant's responsibility to verify hydrant function, pressure and volume. Code language provided below. Galloway & Company, inc. . 303.770.8884 • 6162 5. Willow Drive, Suite 320 • Greenwood Yllage, CO 80111 . www.GallowayUS.com Ted Shepard Kmart Ftedevelopment December 15,2016 > IFC 508.1 and Appendix 8: COMMERCIAL REQUIREMENTS: Hydrants fo provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter PHYSICAL PROT€GTION IFC 508.5.6: Where fire hydrants are subject to impact by a motor vehicle, guard post or other approved means shall comply w'�th section 312 Response: Fire hydrant locations will be verified through the design process. 2. 04%28%2016: FIRE CONTAINMENT The proposed 7;200 sq ft retail building af the SE comer of the property exceeds 5040 square feet and shall be sprinklered or fire con#ained. If containmenf is used, the containment construction shall be reviewed and approved by the Poudre Fire Au#hor'�ty prior to installation. Response: Comment noted. 3: 04/28f2016: FIRE LANES Fire access is required fo w'►thin 150' of all portions of the building perimeter and dedicated as an Emergency Access Easement. If an EAE does nof exist from the previous developmenf; one will be required at this fime. Code language and fire lane specifications provided below, > IFC 503.1.1: Approved fire Lanes shall be provided for every facility, buifding or porfion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus aceess road shall comply with the requirements of this section and shall extend to w'�thin 950 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any porfion of the facility or any portion of an exterior wall of the �rsf sfory of the building is located more than 150 feet from fire apparaCus access; the fire code o�cial is authorized fo increase the dimension if fhe building is equipped throughout with an approved, automatic frre-sprinkler system. FIRE LANE SPECIFICATIONS Fire lane plan shall be submitted for approvai prior to installation. In addition to fhe design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be designated on fhe plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed widtb & 14 foof minimum overhead clearance. > Be designed as a flat, hard, a1l-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in lengfh shall be provided wifh an approved area for tuming around fre apparaCus. > The required turning radii of a fire apparatus acsess road shall be a minimum of 25 feet inside Galloway & Company, Inc. e 303.770.8884 e 6162 S. Willow Drive, Suite 320 e Greenwood �Ilage, CO 80111 . www.GallowayUS.com Ted Shepard Kmart Redevelopment December 15,2016 and 50 feet outside. Tuming radii shall be detailed on submitted plans. > Be visible by painfing and/or signage, and maintained unobstructed at all times. > Addifional access requirements exist for buildings greater than 30' in height. Refer fo Appendix D of the 20121FG or contact PFA for details. lntemafionai Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.:6.2(8) 2006 and Local Amendments: Response: Adequate fire lanes have been included as part of the proposed. site plan. 4: 04/28/2016: FIRE LANE MARKING > IFC503.3: Where required by the fire code official, approved signs or other approved notises that include the words NO PARKING - FIRE LANE shall be proVided for fire apparatus access roads to identify such roads or prohibit fhe obstruction thereof. The means by which fre lanes are designaied shall be mainfained in a clean and legible condition at ail fimes ad be replaced or repaired when necessary to provide adequate visibility. > IFC D103.6 - SIGNS: Where required by fhe fire code o�cial, fire apparatus access roads shall be marked with permanenf NO PARKING - FIRE LANE signs complying w"�th Figure D103.6. Signs shaN have a minimum dimension of 12 inches wide by 18 inches high and have red lefters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6:1 or D103.6.2. Response: Fire lane markings and signs will.be included as part of the proposed site plan. 5. 05/05f2016: AUTOMATIG FIRE SPRINKLER SYSTEM _ _ _ . -_ This building will require a NFPA13 automatic fire sprinkler system under a separate permit. Please contact Assisfant Fire Marshal, Joe Jaramillo with any fire sprinkler relafed questions at 970-416-2868. Response: Comment noted. 6. 05/05/2016: FDC - IFC 912:2: Fire Department Connections shall be instalied in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from fhe street or nearest point of fire department �ehicle access. The location of the FDC shall be approved by the fire department. Response: Comment noted. 7. 05/05/2016: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST _ An emergency radio ampl'�cation evaluation is required for the King Soopers building after the core/shell is constructed but prior to �nal build out. For the purposes of this secfion, fire walls shall Galloway & Company, Ine. . 303.770.8884• 6162 S. Willow Drive, Suite 320 . Greenwood Vilage, CO 80111 . www.GallowayUS.com Ted Shepard Kmart Redevelopment December 15,2016 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 fhe Poudre Fire Authority. Poudre Fi're Autho�ty Bureau Admin Policy#07-01 Response: Comment noted. Stormwater Engineering 1. 05/04/2016: The design of this site must conform to fhe drainage basin design of the Spring Creek Master Drainage Plan as well the Fort Collins Sformwafer Criteria Manual. Response: Comment noted. 2. 05/04/2016: If a new building is being constructed in the Iocation of the existing Kmart or in a different location on fhe sife, or if there are modifications to the parking lot, a drainage report and construction plans are required and they must be prepared by a Professional Engineer regisfered in the State of Colorado. The drainage report must address fhe four-step process for selecting strucfural BMPs. There is a final site inspection required when the project is complete and the maintenance is handed over to an HOA or another mai'ntenance organizafion. Response: Comment noted. A drainage report for the site has been prepared and is included with this submittai. _ _ 3. 05/04/2016: There are several priyate sform lines within fhe limits of this parcel: There was some field investigation done on these storm lines a few years ago thaf indicated that the pipes were in poor condition and don't function properly. Redevelopmenf of fhis site will require that new storm infras#ructure be installed to provide adequate stormwafer drainage. Response: Video Inspection of lines has been pert'ormed to determine the extent of replacement/maintenance required. Maintenance will be completed by the applicant as needed. 4. 05/04/2016: If the site is required to meet present Land Use Code requirements, onsite water quality treatment of fhe runoff is required. Water quality treatment methods are described in the Fort Collins Stormwater Manual, Volume 3-Besf Management Practices (BMPs). A method that could be used on an existing site is to direct the downspoufs to a landscape area. Another is if perimeter landscape buffers or parking lot medians are required, they could be used to treat the runoff in bio-retenfion areas or rain gardens. (http://www. fcgov. com/utilities/business/builders-and-developers/development-forms-guidelines-reg Galloway & Company, inc. e 303.770.8884 • 6162 S. Wiliow Drive, Suite 320 • Greenwood Yllage, CO 80111 e www.GallowayUS.com Ted Shepard Kmart Redevelopment December 15,2016 ulations/stormwater-criterial Response: The design team has been coordinating with City staff to determine and design the best method for water quality on the site. Piease refer to the drainage study included with this submittal. 5. 05/04/2016: Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought info compliance with the Land Use Code.. These require a higher degree of water quality treatment wifh one of the two following options: a. 50% of the newly added or modified impervious area must be freated by LID teehniques and 25% of new paved areas musf be pervious. b. 75% of all newly added or modified impervious area must be treated by LID techniques. Response: Comment noted. The site has been designed to conform to the LID requirements for redeveloped areas within the property. Please refer to the drainage study included with this submittal. 05/04f2016; Standard operating procedures (SOPs) for all onsite drainage facilifies will be included as part of the Deve/opment Agreement: More information and links can be found at: http://www. fcqov, com/utilities/what-we-do/stormwater/stormwater-pualityAow-impact-de velopment Response: Comment Noted. � 7. 05/04/2016: Per Colorado Revised Statute §37-92-602 (8) effective August 5; 2015, criteria regarding detention drain time will apply to this project. As parf of the drainage design, the engineer will be required to show compliance w'�th this stafute using a standard spreadsheet (availab/e on request) that will need to be included in the drainage report. Upon completion of the project, fhe engineer will also be required fo upload the approved spreadsheet onto the Statewide Gompliance Portal. This will apply to any volume based stormwater storage, including extended detention basins. Response: Per discussion with the City Staff, this is not needed since there is no on-site detention. 8. 05/04/2016: The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 sq.-ft., and there is a$1,045.00/acre review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: Galloway & Company, inc. . 303J70.8884 0 6162 S: Willow Driqe, Suite 3.20 . Greenwood vllage, CO 80111 • www.GallowayUS:com Ted Shepard Kmart Redevelopment December 15,2016 http://www. fcgov. com/utilities/business/builders-and-developers/plant-investment-development-fee s or contact Jean Pakech at 221-6375 for questions on fees. There is also an erosion coritrol escrow required before the Developmenf Consfruction permit is issued. The amount of the escrow is determined by the design engineer, and is based on fhe site disturbance area, cost of the measures, or a minimum a►nount in accordance with the Forf Collins Stormwater Manual. Response: Comment noted. Technical Services 1. 05/02/2016: As of January 1, 2045 all development plans are required to be on the NAVD88 yertical datum; Plea. se make your consultants aware of this, prior to any surveying and/or design work. Response: Comment noted, Traffic Operation 1. 05703/2016: The anticipafed traffic volume from this development meets the threshold for needing a full Tra�c Impact Study. Please have your tra�c engineer contact me to scope the sfudy. Note that the intersection of Drake/College is congested, and will need� careful review to determine whether it meets standards with the new development. Response: The traffic engineer has coordinated with City transportation staff regarding this project. A traffic study has been completed and included with this submittal. 2> 05/03/2016: US287 (College Avenue) is under the jurisdiction of fhe Colorado Department of Transportafion (CDO�. They will be heavily involved with the review of the project, and will need #o approve change in use or new access permits. Response: Comment noted. The design team will coordinate with CDOT as required. 3. 05/03/2016: The new access onto College without removing any existing accesses onto College is not likely to be supported by the City or CDOT. Response: The right-in/right-out previously shown on the site pian at the PDR meeting has been removed from the plan. Galloway & Company, Inc. . 303.770,8884 • 6162 5. VVillow Drive, Suite 320 • Greenwood Vllage, CCO 80111 • www.GallowayUS,com Ted Shepard Kmart Redevelopment December 15,2016 ' 4. 05/03/2016: The movement types for the accesses will need to be addressed in the su6mittal, and it may be that full movement accesses sannot be maintained. Response: Comment noted. A traffic study has been completed and included with this submittal. � 5. Q5/03/2016: Adjacent street frontage improve►nents will need to be addressed. Standards would include a detached walk along Drake, and the Midtown in Motion adopted plan shows a 10 ft trail along College. Response: The design team has been coordlnating with City staff regarding the proposed sfreet frontage improvements as shown as a part of this submittal. 6; 05703/2016: Please see fhe Midtown Plan concept for the frontage along Mason and any requirements for that area. Response: The MidTown Plan has been reviewed during the design process for this submittal. T�ansportation Planning 1. 05703/2016: Transforf is very interesfed in partnering with you to help create a great station area for the Drake Station and Park-n-Ride adjacent to your site. Please contact me with questions.. Response: A bus pull-off along the Drake Rd. frontage has been provided, and will be coordinated with Tcansfort. _ 2. Q5/03/2016: The TOD requires a plaza, loeating fhat near fhe Drake station would be preferred.. Response: A plaza area has been located on the south side of the proposed King Soopers building with pedestrian access provided from Drake. 3. 05/03/2016: The Midtown in Motion and Midtown Urban Design Plan identified a pedestrian pathway that should run adjacent to the MAX guideway. Please see these plans for how to comply. Galloway & Company, Inc. • 303.770.8884 • 6162 5. Willow Drive, Suite 320 o Greenwood Vllage, CO 80111 • www.GallowayUS.com Ted Shepard Kmart Redevelopment December 15,2016 Response: The building has been shifted east to accommodate the Grand Promenade which wiil run parallel to the MAX/BRT bus line on the western edge of the site per the MidTown Pian. 4. 05/03f2016: A Type 3 bus stop is on Drake adjacent to your site. This bus stop will need to be upgraded to meet current Bus Stop Design Standards. Please contacf ine with questions. Response: A bus pullout and pad have been provided and are shown on this submittal. Water-Wastewater Engineering _ _ 05/04/2016: There is an existing 8-inch waterline through the parking Iof in front of Kmart. There are two hydCants off of this line. Response: Comment Noted. 2. 05/04/2096: There is an existing 8-ineh waterline west of fhe Kmart building. a. This 8-fich line will need to be connected to another existing 8-inch Iine running in the east-west direcfion, south of the McDonalds to complete a loop and provide adequate flow and water quality. b. The existing water services and fire services to the Kmart building connect to this westerly line. The existing water services are a 3-inch senrice and a 1-inch. The existing fire services are 6-inch and 8-inch. c. The 3-inch water service and meter for Kmart is old and wiU need to be upgraded to a service and meter that meets current standards. This may also be true for fhe 1-inch service: The fire services into the Kmart building will also need to be upgCaded to meet current sfanda. rds. d. The hydrant on the west side of Kmart wouid need to be replaced with a new hydran# locafed in an area where it can be operated. Currently, fhe hydrant sits too close to the building to operate at all. e. It appears as though none of the water infrastructure on fhe west side of Kmart is in an easement, so a utility easement will need fo be dedicated with this redevelopment. Response: Comments noted. The design team will look into the proposed water system improvements for the site and make improvements where required, to serve the proposed development. Easements for the utilities wili be granted on the Final Plat for the site. 3. 05/04f2016: There is an existing 8-inch sewer main along the wesf side of #he Kmart building fhaf proVides sewer service fo the building. Records indicafe fhat fhere are a few low spots in the sewer Galloway & Company, Inc. � 303.770.88840 6162 5. wllow Drive, Suite 320 o Greenwood vllage, CO 80111 e www.GallowayUS.com TecJ Shepard Kmart Redevelopment December 15,2016 line and rehabilitation of this line may be warranted w'�th the redevelopment. Response: Video Inspec#ion of lines has been performed to determine the extent of replacement/maintenance required. The developer will work to idenfify the location of sanita.ry lines which need to be replaced and/or require maintenance. _ _ _ _ 4. 05/04/2016: The water conservation standards for landscape and irrigafion will apply. Information on these requirements can be found at: http://wcww.fcgov.com/standar.ds Response: Comment noted. 5. 05/04/2016: Development fees and water righfs will be due at building permit. Response: Comment noted. Zoning 1, ADA spaces with at least 1 van-accessibie space wili be reguired for 7200 sq ft Proposed Retail area and existing Larkbucger Building. Response: Comment noted. Accessible parking spaces have been added at the requested locations. 2. LUC 3.5.3(2) Orientation to Build-to Lines for Sfreet front Buildings. Build=to lines based on a consistent relationship of buildings to the street sidewalk shall be esfablished by for new buildings in order to form a visually conti'nuous, pedesfrian-oriented street fronts with no vehicular use area between buifding faces and the street Exceptions, however, are pe►mitted. . (d) Exceptions to the build-to line standards shall be permitted: 3. In the case of Large Retail Establishments, Supermarkets or other anchor-tenant buildings thaf face intemal eonnecting walkways w'rfh pedestrian frontage in a development that includes additional outlying buildings abutting the street(s). Response: The front of the building faces a wide pedestrian entrance and walkway, and the site provides a system of internal connecting walkways that allow pedestrian/bicyclists; MAX/BRT, and vehicular access to the site in a way to utilize the existing access points. Landscape islands within the parking lot have been included, and two pedestrian corridors are included to bring pedestrians into the site from College Avenue. The pedestrian corridors provide cross connection to adjacent development fhrough the. site, and also allow access between College Avenue and the MAX/BRT station. Galloway & Company, Inc. 0 3Q3.770.8884 e b162 S. Willow Drive, Suite 320 • Greenwood Yllage, CO 80111 + www.GallowayUS.com Ted Shepard Kmart Redevelopment Deeember 15,2016 3. LUC 3:10.3 (A) - Buiiding Orientation. Primary commercial and residential building entrances shaU face streets, connecting walkways, plazas, parks or similar outdoor spaces, but not parking lots. Buildings shall face all street frontages to the maximum extent feasible, with highest priority given to east-west streets that lead from transitstations to destinations: (B) - Central Feature or Gathering Place. At least one (1) prominent or central bcation within each transit stafion area shall include a convenient outdoor open space or plaza with amenifies such as benches; monuments, kiosks or public arf. This feature and its amenities shall be placed adjacent to a transit station, to the extent reasonably feasible: (C) - Outdoor Spaces. To the extent reasonably feasible, buildings and extensions of buildings shall be designed fo form outdoor spaces such as sourtyards; plazas, arcades, terraces, balconies and decks for residents' and workers' use and interacfion, and to integrate the development wifh fhe adjacent physical context. To the extent reasonably feasible, a confinuous walkway system linking such ouidoor spaces shall be developed, and shall include coordinated linkages between separate developments: Response: The front of the building faces a wide pedestrian entrance and walkway, and the site provides a system of in#ernal connection walkways that allow pedestrian/bicyclists, MAX/BRT, and vehicular access to the site in a way to utilize the existing access points. Two pedestrian corridors are included to bring pedest�ians into fhe site from College Avenue. The pedestrian corridors provide cross connection to adjacent development through the site, and also allow access between Coliege Ayenue and the MAX/BRT station. A large plaza area and covered seating have been proposed on the south side of the King Soopers building. 4. Parking lot interior landscaping required as part of LUC 32.1(E)(5) Response: Interior parking lot landscaping islands have been incorporated ihto the site plan. 5. LUC 3.10.4) Off=street parking shall be located behind, above, within or below sfreet-facing buildings to fhe maximum extent feasible. No parking will be allowed between the street and fhe front or side of a building. Response: The building has been oriented to allow pedestrian/bicyclists, MAX/BRT, and vehicular access to the site in a way to utilize the existing access points. The prohibition of parking lots between the street and the front or side of the building does not apply and, instead, the parking lot location regulation found in the Large Retail Establishment, Sec. 3.5.4(D)(3)(b), is applicable. While this secfion does not allow more than 50% of the off-street parking to be located between the front of the building and the street, it also specifically exempts Supermarkets from the requirement, meaning that there is no restriction on the amount of parking that can be located between the Supermarket and the street. Galloway & Company, Inc. . 303.770.8884. 6162 S, Willow Drive, Suite 320 • Greenwood vllage, CO 80111 • www,GallowayUS.com .� Ted Shepard Kmart Redevelopment December 15;2016 Note, however, that we have incorporated numerous layout and design elements to mitigate the impact of the parking fields. 6. LUC 3.2.2(L)(1) Standard Spaces. Parking spaces for sfandard vehicles shall conform with the dimensions shown on Table A and 8. Response: Comment noted. LUC 3.2.2(C)(4)(b) Bicycle Parking Space Requirements. The minimum bicycle parking requirements are set forth in the table below. For uses fhaf are not specifically listed in fhe table, the number of bicycle parking spaces required shall be the number required for the most similar use listed. Grocery Store, Supermarket: Bicycle Parking Space Minimums- 1/3,000 sq. ft., minimum of 4Percent of Enclosed Bicycle Parking-20% Percent of Fixed Bicycle Racks-80% Response: Comment noted. Bicycle parking has been provided. 8. Please include are your plans the meshanical equipment and how it is to be sereened. Add�tionally, trash and recycling enclosures are required. These should be locafed on a concrete pad and at least 20ft from a public sidewalk Response: A trash compactor is provided within the truck loading dock area on the west side of the building, and provides direct connection to the building. Screening along the west side of the loading docks has been provided. Locations of rooftop mechanical equipment is conceptual at this time, but the intent is to screen rooftop equipment using building wails or individual rooftop screens when viewed from ground level at the property line. 9. LUC 3.2.2(E)(4) Landscaped Islands. To the maximum extent feasible, landseaped islands with raised curbs shall be used to define parking fot entrances, fhe ends of all parking aisles and the location and pattern of primary intemal access drives, and to provide pedestrian refuge areas and walkways. Response: Landscape islands have been included within the parking lot area. It is the developer's request for islands not to be placed in front of the building for safety operational purposes as discussed in the PDR meeting. 10. LUC 3.2.4 (C) Lighting plan is required; this should include a photometric site plan with catalog cuf-sheets offhe fixfures. Response: A lighting plan has been included with this submittal. Galloway & Company, Inc. . 303J70.8884. 6162 S. Willow Drive, Suite 320 • Greenwood Yllage, CO 80111 r www.GallowayUS.com R �'=`, Ted Shepard Kmart Redevelopment December 15,2016 Sincerely, Galloway & Company, Inc. Galloway & Company, inc. e 303.770.8884. 6162 S. Willow Drive, Suite 320 . Greenwood vllage, CO 80111 . www.GallowayUS.com