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HomeMy WebLinkAboutBLOCK 23 MORNINGSTAR - PDP200006 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTSCommunity Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 ‑ fax fcgov.com/developmentreview February 01, 2019 Cathy Mathis Fort Collins, CO RE: Block 23 – Morning Star, PDR190001, Round Number Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have any questions regarding these comments or the next steps in the review process, you may contact the individual commenter or direct your questions through your Development Review Coordinator, Brandy Bethurem Harras, at 970.416.2744 or bbethuremharras@fcgov.com. Comment Summary: Department: Planning Services Contact: Ted Shepard, 970‑221‑6343, tshepard@fcgov.com Topic: General Comment Number: 1 01/28/2019: A Long-Term Care Facility is a permitted use in the Downtown zone, Canyon Avenue Subdistrict, subject to P & Z (Type 2) review. This means that even though retail and office uses are permitted as being subject to Administrative Review (Type 1), the entire project must be a Type 2 review. And, as a Type 2 review, a neighborhood information meeting is required. RESPONSE: Thank you. A neighborhood meeting was held on 9/3/2019. Comment Number: 2 01/28/2019: The City of Fort Collins Downtown Plan (an element of the City’s comprehensive plan, City Plan) has recently been the subject a comprehensive review and update and adopted by City Council in 2017. The amended Subarea Plan also includes Land Use Code revisions which, although not yet been formally adopted, are essentially complete. The updated Plan modifies the three-existing sub‑areas and creates new ones for a total of nine sub‑areas. Block 23 is now in a new sub‑area called “North Mason.” (A hand‑out will be provided.) RESPONSE: Acknowledged. Thank you. Comment Number: 3 01/28/2019: Please note that in the North Mason sub‑area, a Long-Term Care Facility continues to be a permitted use and remains subject to Type 2 review. RESPONSE: Acknowledged. Comment Number: 4 01/28/2019: As noted, the amended Downtown Plan is accompanied by revisions to Section 4.17 (Downtown Zone District) of the Land Use Code. These development standards for the Downtown District are intended to encourage a mix of activity in the area while providing for high quality development that maintains a sense of history, human scale and pedestrian‑oriented character. RESPONSE: This proposed mixed-use building will be a high-quality development that maintains pedestrian scale using glazed storefronts and street-level glazing where applicable, canopies, seating, walkways and planters. Comment Number: 5 01/28/2019: Development within Block 23 is designated by the new Code provisions such that new buildings must be oriented and relate to the public streets in a manner designated as “Mixed‑Use.” (See Figure 18.1) This designation describes a Street Frontage Type and Character that is a hybrid and transition between the Storefront and Green Edge frontage types. Buildings must be set a little farther back from the street than along Storefront streets, often with small landscape beds separating the building from the sidewalk. There is significantly less ground floor retail space, but buildings still address the sidewalk in a similar way. RESPONSE: The site has been designed to provide planters and seating areas in between the building and the public sidewalks on the Morningstar side of the building (north portion). The public areas of Morningstar (center portion) and the south half which consists of ground floor retail will have paving up to the building to allow for storefront access and presence. New trees will be planted in the tree lawns. Comment Number: 6 01/28/2019: With a Street Frontage Type of “Mixed‑Use,” the new Code provisions include a section that addresses building design and placement. The following are minimum required metrics, (see Figure 18.2) and, as with all minimum requirements may be exceeded. RESPONSE: See below. Comment Number: 7 01/28/2019: Minimum Setback from Curb: • Setback from the back of curb (r‑o‑w included in the setback) ‑ 19 feet. RESPONSE: The building is set back19 feet from the back of curb on Cherry Street and 23’ feet from Maple Street. • Parkway width ‑ eight feet. RESPONSE: Parkway widths vary. • Detached sidewalk width ‑ six feet. RESPONSE: All detached walks are a minimum of six feet. • Attached sidewalk width – ten feet. RESPONSE: All attached walks are a minimum of 10 feet. • Back of walk to building – five feet. RESPONSE: All walks are a minimum of 6 feet from the building face. Comment Number: 8 01/28/2019: Minimum Alley, Side Lot and Rear Lot Setbacks (as measured from the property line): • Side Lot – zero feet. • Alley – five feet. • Rear Yard – five feet. RESPONSE: The building is set back from the alley 16’ +/-. Comment Number: 9 01/28/2019: Required Street Frontage Build‑to Range (as measured from the setback) (see Figure 18.3): • 75% of building length at 5 – 10 feet. RESPONSE: Please refer directly to exterior elevations included in the submittal for calculated build-to exhibit. Comment Number: 10 01/28/2019: The Primary Entrance Articulation standard requires that the entrance be a clearly defined, demarcated architectural feature of the building easily distinguished from secondary building entrances. Since the building includes a Long-Term Care facility as well as non‑residential land uses, entry features that highlight these separate uses is encouraged. RESPONSE: The main entrance to the Morningstar community will be from the alley. As autos and pedestrians enter the alley from Maple Street, the alley will be designed to present itself with a European character, using plantings, decorative sidewalks, activated facades, and interesting paving that helps pull you toward the entrance. The large porte-cochere is accented by a zero-curb, bollard-lit drop off area, where the building opens with expansive of glass and accent lighting, creating an inviting entry experience. The intent is to create a strong connection from the parking garage to the main entrance; a decorative panel system signals the auto and pedestrian entry points on the east garage façade. Comment Number: 11 01/28/2019: The standard that addresses Service Locations states that service locations must be located in alleys. Staff is concerned that there is a service and loading zone facing College Avenue. In particular, the laundry room dryer vent along a public sidewalk appears to be problematic. RESPONSE: The “loading zone” off College is for a quick drop-off/pick up and for Poudre Fire Authority to use, if needed. All the service areas are now located off the alley. Comment Number: 12 01/28/2019: The standard that address Building Base Materials (see Figure 18.4) states that lower story facades until any step backs (required or otherwise) must be constructed of authentic, durable, high‑quality materials (brick, stone, glass, terra cotta, stucco [non EIFS], pre‑cast concrete, wood, cast iron, architectural metal – or similar modular materials) installed to industry standards. RESPONSE: the articulation of the block is broken up by first floor commercial space anchoring the independent living component of the congregate care use, and a quieter memory care suite anchors the first floor of the northern portion, where assisted living residents are located on the upper 3 floors. Therefore, the commercial first floor is dominated by glass storefront and activated sidewalks, where the northern portion is anchored by brick- faced base material accented by decorative window compositions shielded by metal canopies, to signal to the passerby that the use has changed, and so has the character of the building façade. On the next two levels, the building is dominated by either brick or accented fiber cement shiplap siding, and the independent living portion of the building adds resident balconies to the vocabulary. The fourth level is predominantly stepped back from the building façade, to meet zoning intent and to create a fourth level outdoor space for the residents on the southern half of the building Comment Number: 13 01/28/2019: The standard that address Ground Floor Transparency (see Figure 18.5) requires that at least 40% of the ground floor of a Mixed‑Use building feature transparent features. RESPONSE: Please refer directly to exterior elevations included in the submittal for calculated transparency exhibit. Comment Number: 14 01/28/2019: There are three standards related to Building Mass Reduction and Articulation (Figure 18.6) that are required for buildings four stories or higher. The first relates to Upper Story Stepbacks: Any portion of the building within the build‑to‑range must have a stepback that averages at the least ten feet along all street frontages. Stepbacks may be continuous or may vary with up to 20‑feet counting towards the calculation of the average. Stepbacks may occur at the second or fifth story. RESPONSE: RESPONSE: Please refer directly to exterior elevations included in the submittal for calculated stepbacks exhibit. Comment Number: 15 01/28/2019: The second relates to Maximum Wall Length: For building over 100‑feet long, the maximum wall length for the base of the building (defined as the portion of the building below any required upper‑story stepbacks) without a Major Facade Plane Change and shall be 50 feet. A Major Facade Plane Change must be a minimum of two‑feet deep and shall be related to entrances, the integral structure, and/or the organization of interior spaces and activities. RESPONSE: Please refer directly to exterior elevations included in the submittal for calculated maximum wall length exhibit. Comment Number: 16 01/28/2019: The third relates to Building Articulation: Street‑facing facades shall incorporate a minimum of three of the following articulation techniques to avoid long, undifferentiated facades: 1. Minor facade plane changes – minimum three‑inches; 2. Vertical projections; 3. Horizontal projections (awnings, canopies, cornice articulation) that are integrated into the architecture; 4. Balconies or terraces; 5. Fenestration details, including window depth and sills and lintels. RESPONSE: the project design incorporates minor façade changes through the use of a change in materials, vertical projections such as stair towers and entry façade along the alley and College Avenue common space core, and metal canopies at various levels to offer sun protection for the residents; balconies for IL residences and various common pace terraces and sky decks; and articulated window fenestration. Comment Number: 17 01/28/2019: As noted in the project narrative, the maximum allowable building height is 115 feet or nine stories. RESPONSE: The building is four stories and is approximately 60’ tall; please refer to exterior elevations for further information. Comment Number: 18 01/28/2019: The following standards relate to Parking Structures: Where parking structures abut streets, retail and other uses shall be required along the ground level frontage to minimize interruptions in pedestrian interest and activity. The decision maker may grant an exception to this standard for all or part of the ground level frontage on streets with low pedestrian interest or activity. RESPONSE: The proposed parking structure does not propose any retail or other ground floor uses. Parking and awnings, signage and other architectural elements shall be incorporated to encourage pedestrian activity at the street‑facing level. RESPONSE: Acknowledged. Architectural elements, such as openings, sill details, emphasis on vertical proportions such as posts, recessed horizontal panels and other architectural features shall be used to establish human scale at the street‑ facing level. RESPONSE: See elevations. Comment Number: 19 01/28/2019: The standard that addresses parking lots, garage entries and service locations calls for such features to be located on alleys. RESPONSE: The entry to the garage is from the alley. Comment Number: 20 01/28/2019: The standard that addresses Outdoor Activity states that to the extent reasonably feasible, outdoor spaces shall be placed next to activity that generates the users (such as street corners, offices, day care, shops and dwellings). Outdoor spaces shall be linked to and made visible from streets and sidewalks to the extent reasonably feasible. Buildings shall promote and accommodate outdoor activity with balconies, arcades, terraces, decks and courtyards for residents' and workers' use and interaction, to the extent reasonably feasible. RESPONSE: Most of the outdoor activity spaces for the Morningstar portion of the building will be within open courtyards with some rooftop activity. Because of the nature of the population, there will be no outdoor patios, but there will be balconies. As proposed, the project will activate the street frontages by having walkways, boulder seating, seat walls, pockets of landscape, and outdoor dining patios. Comment Number: 21 01/28/2019: Staff is concerned that the LTC facility has no presence along any of the three public streets. While the emphasis along College Avenue is appropriately directed toward retail shops (or other non‑residential uses such as professional office, personal service shops, and the like), the primary entry to the LTC is hidden from public view. Both Maple Street and Cherry Street offer opportunities for orienting the main entry to the LTC. Maple Street offers southern exposure which may be an attractive attribute for the main lobby. Placing the LTC along Cherry Street also has advantages with a view of the open space associated with the Discovery Science Museum and the Poudre River corridor. As currently depicted, the LTC is oriented to an alley, in the middle of the block, faces an existing parking lot and trash/recycling enclosure and would face the proposed parking garage. As noted above, a new standard addressing Primary Entrance Articulation is a component of the amended Downtown Plan. RESPONSE: It is important for the LTC facility to have a more direct access to the parking garage. The population living at the facility will be seniors with several independent residents and it is more convenient and direct to have the primary entrance and drop-off on the alley side. The Memory Care portion of the building will have both Cherry Street and College Avenue frontages but will be buffered and protected using landscaping and seat walls to protect the residents. Comment Number: 22 01/28/2019: The first-floor plan for the LTC does not seem to be adapted to the site. The bistro /great room could be street‑oriented to offer a relationship to the community and a view of the outside world, particularly for those who are less ambulatory. Further, as noted, Staff is concerned about the service and laundry room (back of the shop) being located along College Avenue. RESPONSE: On the current plans, there is a private dining patio on College Avenue and is tied into the bistro and lobby. As stated, all the service is located on the alley side. Comment Number: 23 01/28/2019: Has the applicant considered extending the southerly courtyard to the Maple Street right‑of‑way thereby allowing sunlight into the courtyard year‑round? As designed, this courtyard will likely see very little direct sunlight for several months out the year. RESPONSE: HCM did consider this concept but along with the ownership, determined that it was better for the circulation of the residents to comply with code requirements to continue the corridor internally and to create an internal “secure” courtyard on both sides of the building. Comment Number: 24 01/28/2019: The narrative talks about an opportunity to create a strong connection between the Poudre River Trail and Downtown but only the southern half of the block along College Avenue is activated. The northern half would just be windows for the five-ground floor LTC units. RESPONSE: As shown in the current plans, all four sides of the building are activated. Comment Number: 25 01/28/2019: The placing of office and residences above the parking garage may create design challenges. For example, architecturally, transitioning from parking structure to office / residential will require significant changes in the organization of materials and forms. This creates a challenge for establishing a cohesive attractive facade. Other examples where this arrangement is utilized appears less than desirable (Denver – 20th and Arapahoe). RESPONSE: In the current submittal, the parking garage is for parking only. Comment Number: 26 01/28/2019: Has the applicant considered a pedestrian bridge linking the parking garage to the second floor of the LTC? The pedestrian bridge linking the Civic Center Parking Garage to the Opera Galleria appears to be successful. RESPONSE: Good point but due to the operations of the building, that is not feasible. This parking garage will be used for both residents and the public for the retail portion of the building and for the safety of the residents, this is not practical Comment Number: 27 01/28/2019: The design of new buildings in Downtown is a sensitive issue for the community. As submitted, there is not a lot to go on in terms of review. No building elevations for either building was submitted. Architectural review will be a critical path in the City’s review process. Staff recommends additional pre‑submittal meetings as the architectural character of both buildings become more defined. Review by the City’s Landmark Preservation Commission may be required due to adjacency to the historic Trolley Barn. RESPONSE: Acknowledged. The applicant and team have had follow up meeting. Comment Number: 28 01/28/2019: Staff recommends that the pedestrian entrance to the Parking Garage along Cherry Street be at the northeast corner of the building to provide as much visibility and transparency as possible. One of the key features of the new Firehouse Alley Garage is the extent of transparency for the benefit of pedestrians. Also, these elevations face the Martinez Park neighborhood so compatibility with the historic character of this neighborhood should be considered. RESPONSE: HCM did consider this idea but we have consolidated pedestrian entry points to be along the alley. To assist in design compliance, the garage design intent is to be as flexible as possible and to be transparent in design. Comment Number: 29 01/28/2019: The Site Plan shows a parkway and street trees along Cherry Street east of the alley but not west of the alley. As noted in the revised Downtown zone standards, a parkway and street trees will be required along the full length of the Cherry Street frontage. (If not already done so.) Similarly, a parkway and street trees along Mason Street will be required. RESPONSE: A parkway and street trees are shown on the current plans on the Cherry Street frontage. Since the building is close to the railroad tracks, it is problematic to provide a sidewalk along Mason Street beyond what exists. Comment Number: 30 01/28/2019: Along Mason Street, please consider adding pedestrian amenities as was done for Old Town Flats. This block of Mason Street links the Downtown Transit Center and the Discovery Science Museum and is well‑traveled by pedestrians, especially on weekends. Continuing, in some form, the pedestrian amenities established by Old Town Flats would help strengthen this connection. RESPONSE: As stated, the parking garage will be used for cars and will have no on-street activity. Comment Number: 31 01/28/2019: Since the Land Use Code was adopted, there have been changes in the Long-Term Care industry where semantics and terminology have evolved over the years. Please verify that the terms listed in the narrative (Assisted Living, Memory Care, Independent Living) match the definitions as stated in Article Five of the Land Use Code. Where there may a difference, the Land Use Code definitions must prevail. RESPONSE: The Article 5 definition of Long-Term Care facilities includes memory care and independent living. Comment Number: 32 01/30/2019: The applicant is encouraged to contact outside utilities as to availability, capacity and easements needed for natural gas (Xcel Energy) and telecommunications. Also, please note that there may be separation requirements for these utilities from water and sewer utilities. RESPONSE: Acknowledged. Department: Historic Preservation Contact: Maren Bzdek, 970‑221‑6206, mbzdek@fcgov.com Topic: General Comment Number: 1 01/30/2019: The proposed development contains one historic resource, 300 N College, within a 200‑foot boundary from its perimeter. Because this property is across an arterial, the requirements for design compatibility between the new construction on your project site and this historic building will be fairly simple. To comply with the anticipated revised requirements for section 3.4.7 (going to Council in February), you must review the identified historic property and identify any predominate typologies and primary character‑defining design and architectural features. With those key features or patterns in mind, apply at least two of the six standards for creating design compatibility. Those standards are: 1. New construction shall be similar in width or, if larger, be articulated into massing reflective of the mass and scale of historic resources on the development site, abutting, or across a side alley. RESPONSE: HCM has organized the building so it appears as two different structures sharing the block, with two different but harmonious designs within the facade. The scale has been broken down to align with historic dimensions and scale of building components. 2. In all zone districts, stepbacks must be located on new building(s) to create gradual massing transitions at the same height or one (1) story above the height of historic resources on the development site, abutting, or across a side alley. Additionally, in the Downtown zone district, the widest portions of stepbacks required by the Downtown zone district stepback standard shall be on building portions closest to historic resources. RESPONSE: HCM has incorporated stepbacks along all facades, beyond those required by zoning standards. 3. The lower story facades until any stepbacks (required or otherwise) must be constructed of authentic, durable, high‑quality materials (brick, stone, glass, terra cotta, stucco (non EFIS), precast concrete, wood, cast iron, architectural metal) installed to industry standards. RESPONSE: All lower facades are comprised of brick, glass as either storefront or resident windows, and high-quality fiber cement siding and panel in various patterns and character. 4. New construction shall reference one (1) or more of the predominate material(s) on historic resources on the development site, abutting, or across a side alley, by using at least two (2) of the following to select the primary material(s) for any one (1) to three (3) story building or the lower story facades until any stepbacks (required or otherwise): 1) Type 2) Scale 3) Color 4) Three‑dimensionality 5) Pattern RESPONSE: the design of the block is broken down into components to help with the scale perception, by using a complementary palette of materials and colors, various patterning in windows, and an organization of a strong base, and undulating facades 5. Use at least one (1) of the following: 1) Similar window pattern 2) Similar window proportion of height to width 3) Similar solid‑to‑void pattern as found on historic resources on the development site, abutting, or across a side alley. RESPONSE: The building design uses rhythm in window placements to create interest and large fields of materials to simulate historic facades. By virtue of the use in residential for seniors, there is inherent rhythm in windows and balconies. 6. Use select horizontal or vertical reference lines or elements (such as rooflines, cornices, and belt courses) to relate the new construction to historic resources on the development site, abutting, or across a side alley. New construction shall not cover or obscure character‑defining architectural elements, such as windows or primary design features, of historic resources on the development site, abutting, or across a side alley. RESPONSE: Within the masonry portions, brick detailing in belt courses, brick sills and headers. This continues when the building materials transfer to other materials such as fiber cement; similar detailing is used in these areas as well. On the facades, there is clear articulation of floors to help create a compatible sense of residential character within the block. Again, you must only choose a minimum of two of the above six standards, and provide a rationale for how your project complies with them and why you chose them as the best options to create design compatibility with a nearby historic structure. RESPONSE: HCM did consider. Department: Engineering Development Review Contact: Spencer Smith, 970‑221‑6603, smsmith@fcgov.com Topic: General Comment Number: 1 Please contact Spencer Smith (smsmith@fcgov.com or (970)‑221‑6603) if you have further questions regarding these conceptual engineering comments or requirements. RESPONSE: Acknowledged. Comment Number: 2 This site is adjacent to CDOT roadway and all access to the site is governed by an access control plan. The access control plan will need to be followed and implemented with any project. Specific to this site, there is no future access directly to College Ave. The existing access points to College Ave. will need to be removed as part of this development. The plan also shows an “access circulator” road that runs north‑south. The existing alley serves this purpose and we may want to discuss whether this should remain open to vehicular access to Cherry Street. Access to Cherry Street would likely need to be restricted to a right‑in right‑out. Plans will be routed to CDOT for review and approval. RESPONSE: Additional access points removed. Alley will serve as main access. Comment Number: 3 This project is responsible for dedicating any easements that are necessary or required by the City for this project. If the project will be replatting the parcel, then all of the easement dedications and vacations may be handled with that document. If not replatting, then all vacations and dedications will need to be done by separate instrument. There are fees associated with dedication and vacation of easements by separate instrument. Easement vacations are $400/easement. Easement dedication is $250/easement. Additionally, each of these documents needs to be prepared by a Colorado licensed surveyor and submitted to the City for review and approval prior to approval of your project. A completed Transportation Development Review Fee application and associated fees will need to accompany the submittal of the legal descriptions and exhibits. Please coordinate with Engineering Development Review staff regarding the easement dedication process. Additional information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php RESPONSE: Existing easements on the site will be vacated and proposed easements dedicated per the appropriate methods. The applicant is proposing to replat the site. Comment Number: 4 Sight distance at the accesses to Maple Street and Cherry Street will need to be considered with the building layout/setback. From the provided sketch plan, it appears that there is a potential for issues. RESPONSE: Sight Distance shown on Maple and Cherry Comment Number: 5 Repays will be due to the City for the College Avenue frontage improvements constructed by the City, as well as for right‑of‑way (ROW) acquisition. RESPONSE: Acknowledged Comment Number: 6 College Avenue frontage: The proposed diagonal parking along the College Avenue frontage would not likely be supported by Engineering staff. RESPONSE: The diagonal parking along College Avenue was removed. The sidewalk along College Avenue should either remain or be reconstructed to the same width, as it serves both pedestrian and bicycle traffic. RESPONSE: There are grade differences and ADA access concerns between the finish floor elevation and College Avenue that prevent keeping the existing sidewalk. The sidewalk will be reconstructed with a width of 10 feet. Diagonal parking along Maple Street (similar to what exists at the Old Town Lofts site) may be an option to provide for some on‑street parking adjacent to the site. RESPONSE: Diagonal parking similar to Old Town Flats was added along Maple Street. The existing site access curb cuts will need to be removed. RESPONSE: Existing access curb cuts are being removed. There could also be the potential for constructing a delivery truck turn out along the College frontage that could serve as an emergency access point for PFA along College Ave. RESPONSE: The “loading zone” off College is for a quick drop-off/pick up and for Poudre Fire Authority to use, if needed. More discussion will need to be had with City staff to determine the feasibility of this. Cherry Street frontage: Cherry Street will require 5 foot detached sidewalk along the project frontage. Details of the sidewalk alignment and how it crosses the train tracks will need to be coordinated with the railroad and the City as you move toward design of the site. RESPONSE: A 6- foot wide sidewalk with 7 feet of parkway on the north and 5.75 feet of parkway on the south is proposed along Cherry Street. Any crossings of the railroad tracks will be coordinated with the railroad company. Maple Street frontage: Maple Street will require 5 foot detached sidewalk as well. The design should match as closely as possible to what exists along the Old Town Lofts site. RESPONSE: Detached sidewalk that varies in width is proposed along Maple Street. Comment Number: 7 All necessary permitting will be required of any proposed work/improvements within the public right‑of‑way, prior to construction. This would include a Development Construction Permit (DCP) issued by the Engineering Department. RESPONSE: Acknowledged Comment Number: 8 Utility plans will be required to be submitted for review and approval. A Development Agreement (DA) will also be required for this project. A draft of the DA will be prepared and provided to the applicant during the project review process. A final version of the DA will be recorded once the project is finalized. RESPONSE: Acknowledged Comment Number: 9 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. RESPONSE: Acknowledged Comment Number: 10 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 RESPONSE: Acknowledged Comment Number: 11 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. RESPONSE: A note was added per the City’s comment. Comment Number: 12 All public 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 reconstructed so that they do meet current ADA standards as a part of this project. Engineering staff will conduct a site visit to determine the extent of pedestrian facilities that would need to be brought up to current ADA standards. This site inspection would occur after the initial project submittal so that this information can be provided with the first round of staff review comments. RESPONSE: Public sidewalks will be designed per ADA requirements. Comment Number: 13 Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm RESPONSE: Public street improvements will be designed per LCUASS. Comment Number: 14 A utility coordination meeting on this site is suggested. Utility coordination meetings, if requested, are typically scheduled after the preliminary submittal of the project, but can be scheduled prior to submittal upon request. Please provide a site plan with a preliminary utility layout for routing with the meeting notice. If you are interested in having a utility coordination meeting, please contact the development review engineer for scheduling. RESPONSE: We will coordinate with appropriate utility companies throughout the design process. Comment Number: 15 LCUASS parking setbacks (Figure 19‑6) apply and will need to be followed. RESPONSE: Parking setbacks will comply with LCUASS requirements. Comment Number: 16 All fences, barriers, posts or other encroachments within the public ROW are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the 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 then the site/ landscape plan is in non‑compliance. RESPONSE: Acknowledged Comment Number: 17 The development/site cannot use the ROW for any Low Impact Development to treat the site’s storm runoff. We can look at the use of some LID methods to treat street flows – the design standards for these are still in development. RESPONSE: All required stormwater facilities are located outside of the right-of-way. Comment Number: 18 Bike parking required for the project cannot be placed within the ROW and if placed just behind the ROW need to be placed so that when bikes are parked they do not extend into the ROW. RESPONSE: Acknowledged Comment Number: 19 With regards to construction of this site, the public ROW shall not be used for staging or storage 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. RESPONSE: Acknowledged Department: Traffic Operation Contact: Martina Wilkinson, 970‑221‑6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 01/29/2019: The anticipated amount of traffic generated by the proposal is expected to meet the threshold of requiring a Traffic Impact Study (based on Chapter 4 of the Larimer County Urban Area Street Standards (LCUASS)). Please have your traffic engineer contact me to scope the study. RESPONSE: A Traffic Study is included. Comment Number: 2 01/29/2019: College Avenue is under the jurisdiction of the Colorado Department of Transportation. Coordination and approval will be needed from them for any access or parking along that frontage. RESPONSE: Acknowledged. Comment Number: 3 01/29/2019: The adopted US 287 North College Access Management Plan shows no vehicular accesses or parking along the College frontage. Any change to that may require a plan amendment. RESPONSE: There is no longer parking on College Avenue. Comment Number: 4 01/29/2019: Regarding Parking: College Avenue in this location is not only a state highway, but also a federal facility on the National Highway System. It carries about 30,000 vehicles per day (including 1,000 semis), which is 10,000 more than the block to the south. The parking shown on the schematic is not consistent with the Access Management Plan, and would require both CDOT and potentially PUC (Public Utilities Commission which regulates railroads) approval. It is not likely to be supported. RESPONSE: There is no longer parking on College Avenue. Comment Number: 5 01/29/2019: Regarding Parking: Please consider the potential to create diagonal parking along Maple to match the diagonal parking that was constructed with the apartments to the west. RESPONSE: There will be diagonal parking on Maple along the frontage of the property. Comment Number: 6 01/29/2019: Please plan to work with various City departments on frontage improvements ‑ especially the completion of sidewalk gaps. RESPONSE: Acknowledged. Comment Number: 7 01/29/2019: Note: There are continuing conversations between the City and federal agencies to consider a railroad quiet zone. However, there is no current approval much less a timeline for its implementation. RESPONSE: Acknowledged Comment Number: 8 01/29/2019: Is the proposal to close the alley to Cherry for vehicular traffic? RESPONSE: No. The alley is the primary vehicular access for the site. Comment Number: 9 01/29/2019: What is planned for the 'leftover parcel' in the NW corner of the site? The City completed sidewalk improvements in that area. This project will need to connect to those improvements, and could consider additional amenities in the space. RESPONSE: The project will be constructing a sidewalk connection to the existing walk on Mason Street. The triangular parcel will be landscaped. Department: Stormwater Engineering Contact: Jesse Schlam, 970‑218‑2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 12 01/29/2019: Information Only: The site disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control Materials need to be submitted. The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be found at www.fcgov.com/erosion RESPONSE: Acknowledged Comment Number: 13 01/29/2019: For Final: Please submit an Erosion Control Plans to meet City Criteria. RESPONSE: Will be provided with Final submittal. Comment Number: 15 01/29/2019: Development Agreement: Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. RESPONSE: Will be provided with Final submittal. Comment Number: 16 01/29/2019: Information only: Based upon the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. RESPONSE: Acknowledged Comment Number: 17 01/29/2019: Information Only: This site is located adjacent to two sites with known contamination and remediation efforts. Owner/Developer should be aware and workers properly trained to identify contaminated soil if encountered. State dewatering and/or remediation permits may apply. For more information please contact Matt Zoccali (970) 556‑2556 or email at mzoccali@fcgov.com RESPONSE: Acknowledged Contact: Shane Boyle, 970‑221‑6339, sboyle@fcgov.com Topic: General Comment Number: 1 01/28/2019: MASTER PLAN AND CRITERIA COMPLIANCE (site specific comment): The design of this site must conform to the drainage basin design of the Old Town Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. RESPONSE: Acknowledged. Comment Number: 2 01/28/2019: DOCUMENTATION REQUIREMENTS (site specific comment): A drainage report and construction plans are required and they must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four‑step process for selecting structural BMPs. RESPONSE: A preliminary drainage report and plans are included with this submittal. Comment Number: 3 01/28/2019: STORMWATER OUTFALL (site specific comment): The stormwater outfall option for this site is the storm sewer in College Avenue. There are existing public and private storm lines in and across this site, including the stormwater outfall from the Old Town Flats development, that will need to be either preserved or relocated by this development. Appropriate easements for this infrastructure will need to be dedicated at the time of development. RESPONSE: The stormwater outfall for Old Town Flats will be relocated, along with stormwater outfall for this site, into a new storm sewer flowing north to Cherry Street, east along Cherry Street, and eventually discharging into the storm sewer in College Avenue. Comment Number: 4 01/28/2019: IMPERVIOUSNESS DOCUMENTATION (standard comment): It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. RESPONSE: Documentation of existing and proposed impervious area is included in the preliminary drainage report. Comment Number: 5 01/28/2019: DETENTION REQUIREMENTS (standard comment): Onsite detention is required for this development with a 2‑year historic release rate. RESPONSE: The flowrate, existing and proposed impervious area, and detention requirements are included in the preliminary drainage report. Comment Number: 6 01/28/2019: DETENTION DRAIN TIMES (standard comment): Per Colorado Revised Statute §37‑92‑602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume based stormwater storage, including extended detention basins. RESPONSE: Documentation for detention drain times per Colorado Revised Statute §37‑92‑602 (8) will be provided with Final submittal. Comment Number: 7 01/28/2019: STANDARD WATER QUALITY REQUIREMENTS (standard comment): Fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3‑Best Management Practices (BMPs). (http://www.fcgov.com/utilities/business/builders‑and‑developers/development‑f orms‑guidelines‑regulations/stormwater‑criteria) Extended detention is the usual method selected for water quality treatment; however the use of any of the BMPs is encouraged. RESPONSE: Water quality quantities are included preliminary drainage report. Comment Number: 8 01/28/2019: LID REQUIREMENTS (standard comment): Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment with one of the two following options: 1. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. 2. 75% of all newly added or modified impervious area must be treated by LID techniques. RESPONSE: LID documentation is included in the preliminary drainage report. Comment Number: 9 01/28/2019: EROSION CONTROL REQUIREMENTS (standard comment): The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Stormwater Criteria Manual. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224‑6015 or jschlam@fcgov.com. RESPONSE: Acknowledged. Erosion control plan will be provided with Final submittal. Comment Number: 10 01/28/2019: INSPECTION AND MAINTENANCE (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on‑going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what‑we‑do/stormwater/stormwater‑quality/low‑impact‑dev elopment RESPONSE: Acknowledged Comment Number: 11 01/28/2019: FEES (standard comment): The 2019 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 square feet and there is a $1,045/acre of site 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: http://www.fcgov.com/utilities/business/builders‑and‑developers/plant‑investmen t‑development‑fees or contact our Utility Fee and Rate Specialists at (970) 416‑4252 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. RESPONSE: Acknowledged Department: Water‑Wastewater Engineering Contact: Shane Boyle, 970‑221‑6339, sboyle@fcgov.com Topic: General Comment Number: 1 01/28/2019: EXISTING WATER INFRASTRUCTURE (site specific comment): There is an existing 8‑inch water main on the east side of College Ave, a 16‑inch water main in Maple St, a 12‑inch water main on the west side of Mason St, and an 8‑inch dead‑end water main in Cherry St. The main along Cherry St is not needed by the Utility. Any connections to the main in Cherry St that are needed as part of this development, including fire hydrants or services, will necessitate that this main be extended and connected to the main in College Ave. If no connections are needed to serve this development then the main will be abandoned in place by the Utility. RESPONSE: Water line loop created between Maple and Cherry through Alley. Comment Number: 2 01/28/2019: EXISTING SEWER INFRASTRUCTURE (site specific comment): There is an existing 12‑inch sanitary sewer main in Maple St, a 6‑inch main on the east side of College Ave along the 331 and 343 N College frontages, and a 12‑inch sewer main on the east side of College Ave along the 303 N College frontage. There are no sewer mains in Mason St or Cherry St along this property. The 6‑inch sewer is an old clay pipe with limited capacity so likely will not be suitable for use by this development unless it is replaced with a new pipe by the development. RESPONSE: Sewer connection proposed on Maple. Comment Number: 3 01/28/2019: SERVICE SEPARATION (standard comment): Separate water and sewer services will be required to service the residential use and commercial uses, as well as each individual building. RESPONSE: Separate services provided for commercial and residential. Comment Number: 4 01/28/2019: SERVICE ABANDONMENT (standard comment): There are multiple water and sewer services in place that are/were used to serve the existing buildings Any existing water and sewer services that are not re‑used with this project will be required to be abandoned at the main. RESPONSE: Note added to existing conditions and demolition plans. Comment Number: 5 01/28/2019: SERVICE SIZING (standard comment): The water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. RESPONSE: Acknowledged. Justification letter will be provided with final submittal package. Comment Number: 6 01/28/2019: SEWER DISCHARGE (standard comment): Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26‑306 Wastewater Discharge Permit Requirements and Section 26‑332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, (970) 221‑6900, to discuss these requirements and how they apply to this development. RESPONSE: Acknowledged Comment Number: 7 01/28/2019: WATER CONSERVATION (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards RESPONSE: Acknowledged Comment Number: 8 01/28/2019: FEES (standard comment): Development fees and water rights will be due at building permit. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders‑and‑developers/plant‑investmen t‑development‑fees or contact our Utility Fee and Rate Specialists at (970) 416‑4252 for questions on fees. RESPONSE: Acknowledged Department: Light And Power Contact: Tyler Siegmund, 970‑416‑2772, tsiegmund@fcgov.com Topic: General Comment Number: 1 01/28/2019: Light and Power has existing electric facilities along the alley that can be extended into the site to feed the development. There are (2) transformers and a primary switch cabinet existing on the rear of 303 S College Ave (approximately 150ft north of Maple St, in an existing utility easement adjacent to alley.) The switch cabinet will need to remain or be relocated within a utility easement on the property. RESPONSE: The existing transformers We will coordinate with Light and Power throughout the design process. Comment Number: 2 01/28/2019: Any existing electric infrastructure that needs to be relocated as part of this project will be at the expense of the developer and need to be located within a utility easement. Please coordinate relocations with Light and Power Engineering. RESPONSE: We will coordinate with Light and Power throughout the design process. Comment Number: 3 01/28/2019: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders‑and‑developers/plant‑investmen t‑development‑fees RESPONSE: Acknowledged Comment Number: 4 01/28/2019: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 ft. of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft. and side/rear clearance of 3 ft. minimum. RESPONSE: Transformers proposed just south of Cherry St off alley. We will coordinate with Light and power with location Comment Number: 5 01/28/2019: 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. A link to the C‑1 form is below: http://www.fcgov.com/utilities/business/builders‑and‑developers/development‑ forms‑guidelines‑regulations RESPONSE: Will be provided with final submittal Comment Number: 6 01/28/2019: This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Residential units will need to be individually metered. Please gang the electric meters on one side of the building, opposite of the gas meters. Reference section 8 of our Electric Service Standards for electric metering standards. RESPONSE: Acknowledged Comment Number: 7 01/28/2019: Please contact Tyler Siegmund with Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development charge processes, electric service standards, and use our fee estimator at http://www.fcgov.com/utilities/business/builders‑and‑developers RESPONSE: Acknowledged Department: PFA Contact: Jim Lynxwiler, 970‑416‑2869, jlynxwiler@poudre‑fire.org Topic: General Comment Number: 1 01/21/2019: 2018 IFC CODE ADOPTION Poudre Fire Authority and the City of Fort Collins are in the process of adopting the 2018 International Fire Code. Code adoption is anticipated in early 2019. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. RESPONSE: Acknowledged. Comment Number: 2 01/21/2019: BUILDINGS FOUR OR MORE STORIES IN HEIGHT > IFC 504.3 ‑ ROOF ACCESS: New buildings four or more stories above grade plane, except those with a roof slope greater than four units vertical in 12 units horizontal (33.3 percent slope), shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1011.12. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. Where roofs are used for roof gardens or for other purposes, stairways shall be provided as required for such occupancy classification. RESPONSE: Acknowledged; we will have a stair go to the roof for access per this regulation. > IFC Sections 905 and 913 ‑ FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 or the 2012 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system shall be capable of supplying a minimum of 100 psi to the top habitable floor. An approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection. RESPONSE: Acknowledged. > IFC 507.5.1.1 ‑ HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant capable of providing 1500 gpm at 20 psi residual pressure, located within 100 feet of the fire department connections. Exception: The distance shall be permitted to exceed 100 feet where approved by the fire code official. RESPONSE: Acknowledged. > IFC D105: In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 26 foot wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. RESPONSE: Acknowledged. Comment Number: 3 01/21/2019: HYDRANT FOR STANDPIPE SYSTEMS The two existing hydrants referenced in the "Block 23, PDR Project Narrative" are unlikely to be enough to satisfactorily serve the needs of this project. See also, hydrant requirement related to FDC (Fire Department Connection) location in 4‑story buildings. Further discussion will be warranted in conjunction with a thorough evaluation of the proposed site plan. RESPONSE: Acknowledged. Comment Number: 4 01/21/2019: AUTOMATIC FIRE SPRINKLER SYSTEM Due to the size and complexity of the multi‑use buildings proposed on Lots 1 & 2, both buildings will require a Full NFPA 13 automatic fire sprinkler system. 13‑R fire sprinkler systems are not allowed per local amendment to the IFC. The parking garage is required to be equipped throughout with a fire sprinkler system. Fire sprinkler system plans shall be submitted to PFA under a separate permit. Please contact Assistant Fire Marshal, Jerry Howell with any fire sprinkler related questions at 970‑416‑2868. The following code references are provide to assist you in the planning process: > IFC 903.2.10: An automatic sprinkler system shall be provided throughout buildings classified as enclosed parking garages (Group S‑2 occupancy) in accordance with IBC 406.6 OR where located beneath other groups. > IFC 903.3.1.2: New multi‑family buildings shall be provided with NFPA13 (full protection) fire suppression systems. > IFC 903.3.1.2.1: Sprinkler protection shall be provided for exterior balconies, decks, and ground floor patios of dwelling units where the building is of Type V construction.: > IFC 903.2.6: Group I Occupancy: An automatic sprinkler system shall be provided throughout buildings with a Group I fire area. > IFC Sections 905 and 913: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 or the 2012 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system shall be capable of supplying a minimum of 100 psi to the top habitable floor. > An approved fire pump may be required to achieve minimum required pressure. > IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department and the location labeled on Utility Plans. RESPONSE: Acknowledged. Comment Number: 5 01/21/2019: MULTIPLE BUILDINGS SERVED BY ONE FIRE PUMP Should a single fire line/fire pump be proposed to serve multiple buildings, the configuration will need to be shown on the Utility Plans. The plan shall be approved by Water Utilities Engineering and a covenant agreement will be required. The applicant shall coordinate fire line locations with Water Utilities. Please contact Water Utilities Engineering for further details at (970)221‑6700 or WaterUtilitiesEng@fcgov.com. RESPONSE: Acknowledged. Comment Number: 6 01/21/2019: SITE ACCESSABILITY 1) PERIMETER FIRE ACCESS: General fire access is required to within 150' of all exterior portions of any building as measured by an approved route around the perimeter. For the purposes of this section: > Fire access may be measured from Maple Street. > Fire access may be measured from a portion of Cherry Street (approximately 50' east & west of the alley connection). > Fire access cannot be measured from an arterial road (College Ave on the east or Mason Street on the west). > The existing railroad alignment also inhibits fire access along it's course, restricting fore accessibility on the northwest areas of the site. > High traffic volume at the Cherry Street/College Ave intersection inhibits fire access at this location. > Based upon the proposed site plan, perimeter access cannot be achieved. > While PFA is open to evaluating alternate fire lane proposals, it appears the public alley will need to remain and be redesigned to meet minimum fire lane standards in order to offset the lack of access. RESPONSE: Acknowledged. 2) APPARATUS STAGING A general discussion needs to be had regarding fire aparatus staging for EMS and all other emergency calls to this site. A staging area for fire and ambulance should provide within close proximity to main entries. Details should be provided on the plans. RESPONSE: Acknowledged; we have provided an area in the alley and on College Avenue where vehicles can pull over in the case of emergency access. 3) AERIAL FIRE APPARATUS ACCESS: Buildings over 30' in height trigger additional fire lane requirements in order to accommodate the logistical needs of aerial apparatus (ladder trucks). The intent of the code is to provide for rescue operations and roof access via ladder trucks when ground ladders cannot reach upper floors. Refer to IFC Appendix D for more information. For the purposes of this section: > WIDTH: Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. > PROXIMITY: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. > The side (or sides) of the building(s) on which the aerial fire apparatus access road is/are positioned shall be approved by the fire code official. RESPONSE: Acknowledged; HCM will work with the Fort Collins Fire Department to discuss and comply with the above standards. Comment Number: 7 01/21/2019: FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be dedicated by plat or separate document as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. > Be designed as a flat, hard, all‑weather driving surface capable of supporting 40 tons. > Dead‑end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. > Be visible by red curb and/or signage, and maintained unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. > Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2015 IFC or contact PFA for details. RESPONSE Acknowledged; HCM will work with the Fort Collins Fire Department to discuss and comply with the above standards.: Comment Number: 8 01/21/2019: ADDRESS POSTING > Commercial buildings shall have approved address numbers placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of eight‑inch numerals on a contrasting background. RESPONSE: The development team will work with the city to establish location for address posting. > Buildings that have fire lanes on sides other than the addressed street side, shall have address numbers on the side of the building fronting the roadway from which it is addressed. Those buildings accessible from other drives or roads, shall have the address numbers AND STREET NAME on each side that is accessible from another drive or road. RESPONSE: The development team will work with the city to establish location for address posting. Comment Number: 9 01/21/2019: EMERGENCY RESPONDER RADIO COMMUNICATION ‑ AMPLIFICATION SYSTEM TEST > IFC 510 & 1103.2: New & existing buildings require a fire department, emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public‑safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. The installation of required ERRC systems shall be reviewed and approved under a separate permit process through PFA. RESPONSE: Acknowledged. Comment Number: 10 01/21/2019: ALTERNATIVE MEANS & METHODS Where project size and scope and/or site constraints conflict with fire code compliance, the intent of the fire code may be met via alternative means and methods, as approved by the fire marshal. As per IFC 104.8 & 104.9, the fire marshal may allow this approach when perimeter access and/or aerial apparatus access requirements cannot be met on the site plan. A written plan to meet the intent of the code via alternative means and methods will need to be submitted to Fire Marshal, Bob Poncelow for review and approval prior to final plans approval. RESPONSE: Acknowledged. Department: Environmental Planning Contact: Stephanie Blochowiak, 970‑416‑4290, sblochowiak@fcgov.com Topic: General Comment Number: 1 01/29/2019: Land Use Code Section 3.4.9 Health Risks applies to this site. 3.4.9(A): This Section is intended to protect the occupants of and visitors to the site following development from health risks that may be presented by the existence of dangerous chemicals, metals or other substances, microorganisms, germs, bacteria or viruses, which pose a health risk to the potential occupants of and/or visitors to the development site if permitted to develop. 3.4.9(B): If, because of credible evidence in the possession of the City or the applicant, whether written or otherwise, there is a reasonable suspicion or belief that the development site contains dangerous chemicals, metals or other substances, microorganisms, germs, bacteria or viruses, which pose a health risk to the potential occupants of and/or visitors to the development site if permitted to develop, then the applicant shall either take such actions as are necessary to satisfy the decision maker that such health risks have been reasonably mitigated, or shall demonstrate to the decision maker by presentation of written statements from either the Larimer County Health Department or from specialists appropriate in education and training to examine the risks, showing that the suspicion of danger and health risk is scientifically unfounded and that actual, reasonable risk is unlikely. RESPONSE: A Phase I environmental report has been submitted. Comment Number: 2 01/29/2019: Submit a Phase I Environmental Site Assessment as soon as possible and at least 10 days prior to any Project Development Plan submittal. This site is adjacent to known areas having soil and groundwater contamination and is near areas having undergone extensive remediation. Excavation, soils management and groundwater management at this site during and after construction may need to include plans for proper handling and disposal of contaminated soils and groundwater. Contact City Environmental Regulatory Affairs staff with any questions. Matt Zoccali, 970‑556‑2556, MZoccali@fcgov.com RESPONSE: A Phase I environmental report has been submitted. Comment Number: 3 01/29/2019: Based upon Phase I ESA, a Phase II environmental site assessment (ESA) may also need to be submitted prior to any Project Development Plan (PDP) for this site. RESPONSE: Acknowledged. Comment Number: 4 01/29/2019: A PDP submittal for this site must explain in detail what the project team will be doing to address environmental site assessment findings and recommendations especially in regard to potential site contamination. This must include no impacts downstream to other sites having known soil and groundwater contamination issues within the Poudre River Corridor. RESPONSE: Acknowledged. Comment Number: 5 01/29/2019: If there may be impacts to trees note LUC Section 3.2.1(C) requires developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment. " Note that a significant tree is defined as one having DBH (Diameter at Breast Height) of six inches or more. If trees may be impacted then a review of trees shall be conducted with Ralph Zentz, Senior Urban Forester (970‑221‑6302 or rzentz@fcgov.com) to determine the status of existing trees and any mitigation requirements that could result from the proposed development. RESPONSE: A site inventory walk has been held. Comment Number: 6 While this project will not trigger LUC 3.4.1 Natural Habitats and Features standards and therefore will not have a natural habitat buffer zone incorporated into design, it does reside within the Poudre River Corridor. In landscape plans please incorporate species that are native and/or complementary to Poudre River riparian vegetation and/or other design elements suggestive of river flows and ecology. RESPONSE: Acknowledged. Several resources are available online for reference including: City of Fort Collins Plant List http://www.fcgov.com/forestry/plant_list.pdf City of Fort Collins Natural Areas Department Native Plants List http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf Comment Number: 7 01/29/2019: In regard to lighting, especially LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures is preferred. Please also consider fixtures with dimming capabilities so that light levels can be adjusted as needed. Site light sources shall be fully shielded and down‑directional to minimize up‑light, light spillage and glare [see LUC 3.2.4(D)(3)]. RESPONSE: Acknowledged. For further information regarding health effects please see: http://darksky.org/ama‑report‑affirms‑human‑health‑impacts‑from‑leds/ Comment Number: 8 01/29/2019: There is opportunity at this site to strategically incorporate solar panels into the building and/or rooftop design and the City of Fort Collins has rebate programs to help with these efforts. Many downtown buildings have rooftop solar. Please see www.fcgov.com/solar, and contact Rhonda Gatzke at 970‑416‑2312 or rgatzke@fcgov.com , or Leland Keller, 970‑221‑6857, lkeller@fcgov.com RESPONSE: Acknowledged. Thank you. Comment Number: 9 01/29/2019: If multifamily residential is proposed City staff highly recommend reaching out to City staff in the Zero Waste Plan and Waste Reduction and Recycling Assistance Program (WRAP) to discuss effective trash and recycling enclosure design and function. http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970‑416‑2701 or jnagel@fcgov.com RESPONSE: Acknowledged. We are working with Gallegos Sanitation. Comment Number: 10 01/29/2019: Our city has an established identity as a forward‑thinking community that cares about the quality of life it offers its residents now and generations from now. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) ClimateWise Program: http://fcgov.com/climatewise, contact climatewise@fcgov.com or Kelsey Doan at KDoan@fcgov.com, 970‑416‑2410 2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970‑416‑2701 or jnagel@fcgov.com 3) Utilities Building Energy Scoring: https://www.fcgov.com/utilities/business/building‑energy‑scoring ,contact Kirk Longstein at 970‑416‑4325 or klongstein@fcgov.com 4) Solar Rebate Program: www.fcgov.com/solar, contact Rhonda Gatzke at 970‑416‑2312 or rgatzke@fcgov.com 5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970‑224‑6003 or gschroeder@fcgov.com 6) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort Collins at stacy@bikefortcollins.org or 970‑481‑5577 RESPONSE: Thank you. Department: Environmental Services Contact: Jonathon Nagel, 970-416-2701 jnagel@fcgov.com Topic: General Comment Number: 1 02/01/2019: As you design your development it will be important to consider how trash and recycling will be deposited by residents, employees and customers and how it will ultimately be collected by the hauler. The City of Fort Collins has recently updated its Land Use Code (Standard 3.2.5) for trash and recycling collection to ensure efficient, safe and adequate systems are designed and built. In multi‑story multi‑family developments, it is strongly encouraged to provide two chutes feeding two compactors (please note City code requires a recycling chute be provided whenever one for trash is). While this design has increased upfront costs the return on your investment will be realized quickly with drastically decreased costs for trash and recycling service and less staff time involved in managing waste collection. The City’s Environmental Services Department can assist in designing your waste collection infrastructure and answer any questions you may have. Please contact Jonathon Nagel; jnagel@fcgov.com or 970‑416‑2701 RESPONSE: Acknowledged. Department: Forestry Contact: Molly Roche, 224‑616‑1992, mroche@fcgov.com / Nils Saha, nsaha@fcgov.com Topic: Landscape Plans Comment Number: 1 01/18/2019: There are existing trees on site. Please schedule an on‑site meeting with City Forestry to obtain tree inventory and mitigation information. Existing trees should be retained to the extent reasonably feasible. This meeting should occur prior to first‑round PDP. RESPONSE: A meeting with the City Forester was conducted in September of 2019. A Tree Inventory Plan has been submitted with this submittal. Comment Number: 2 01/18/2019: Based on the inventory, please include a site plan in the PDP that shows existing tree locations, species information, and if applicable, if there are any proposed removals. RESPONSE: A Tree Inventory Plan has been included. Comment Number: 3 01/18/2019: Please provide a landscape plan that meets the Land Use Code and 3.2.1 requirements. This should include, but is not limited to, including the City of Fort Collins General Landscape Notes, Tree Protection Notes, and Street Tree Permit Note, providing a detailed Plant List – species, quantity, size, method of transplant, and species percentage, and including current and proposed utility lines as well as proper tree separation requirements. These notes are available from City Forestry. Please contact Nils Saha (nsaha@fcgov.com) if you have any questions. RESPONSE: The aforementioned information has been provided with the PDP submittal documents. Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped If any mitigation is required, trees must be upsized to the following dimensions: Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent. Evergreen Trees: 8' height balled and burlap or equivalent. Ornamental Trees: 2.5" caliper balled and burlap or equivalent. RESPONSE: Acknowledged. Thank you. Comment Number: 4 01/18/2019: Include locations of any water or sewer lines on the landscape plan. Please adjust street tree locations to provide for proper tree/utility separation. 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and public water, sanitary, and storm sewer service lines 4’ between trees and gas lines RESPONSE: Acknowledged. Thank you. Department: Technical Services Contact: Jeff County, 970‑221‑6588, jcounty@fcgov.com Topic: General Comment Number: 1 01/23/2019: As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information. RESPONSE: Acknowledged Comment Number: 2 01/23/2019: If there would become a need to replat the Block 23 Plat currently in the review process, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. RESPONSE: There will be a plat provided but no address was used in the name.