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HomeMy WebLinkAboutOFFICE AND LIGHT INDUSTRIAL AT TECHNOLOGY PARKWAY - PDP200016 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWPage 1 of 21 Community 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 July 6, 2020 Jason Messaros Fort Collins, CO Re: 5041 Technology Pkwy Light Industrial & Warehouse Description of project: This is a Preliminary Design Review for the development of approximately 51,000 square feet consisting of light industrial, retail showroom, and affiliated warehouses use along with additional site improvements at 5041 Technology Parkway (parcel # 8604000003). The site is located south of Precision Drive, west of Technology Parkway, and north of Rock Creek Drive. Future access will be taken from Technology Parkway to the east, Precision Drive to the North, and Rock Creek Drive to the south. The proposal includes 314 on-site parking spaces. The property is within the Harmony Corridor (HC) zone district and is an Addition of a Permitted Use application subject to City Council (Type 2) Review for the proposed Warehouse use. Please see the following summary of comments regarding 5041 Technology Pkwy Light Industrial & Warehouse. The comments offered informally by staff during the Conceptual Review will assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you have any questions regarding these comments or the next steps in the review process, please contact your Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at tsullivan@fcgov.com. Comment Summary: Development Review Coordinator Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Thank you! 2. The proposed development project is subject to a Type 2 Review. The decision makers for your project will be the Planning & Zoning Board at a public hearing. For the hearing, we Page 2 of 21 will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). A neighborhood meeting is required at least 10 days prior to formal submittal of a development review application. For the neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal way to get feedback from surrounding neighbors, identify any potential concerns prior to the formal hearing, and are an opportunity for you to share your development proposal. The assigned Planner and the City’s Development Review Liaison will help facilitate the meeting. Please contact me, your Development Review Coordinator, to assist you in setting a date, time, and location. Response: Per subsequent discussion, it is understood that the project will be subject to a Type 1 Hearing. 3. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg . This online guide features a color-coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. 4. I will provide a Project Submittal Checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project. If there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the Submittal Checklist to ensure you are submitting the correct materials. 5. As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft Word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. 6. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at the time of building permit. The City of Fort Collins fee schedule is subject to change - please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. 7. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal Letter of Acceptance will be emailed to you and the project would be officially routed with a three-week round of review, followed by a formal meeting. 8. When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Applications and plans are submitted electronically in person with initial fees. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Page 3 of 21 Department: Planning Services Contact: Kai Kleer, 970-416-4284, kkleer@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/29/2020 Staffs primary concerns of the project revolve around the relationship of the building to Precision Drive and Technology Parkway, Connecting Walkway Standard, building architecture and parking. Response: The project aims to provide a site plan that meets the intent of the code by providing strong pedestrian connections to the corners of Precision Drive and Technology Parkway as well as the corner of Rock Creek Drive and Technology Parkway with enhanced pedestrian amenities and safe shared use connections at the corners of the building. Comment Number: 2 Comment Originated: 06/29/2020 06/29/2020 Relationship of Buildings to Streets, Walkways and Parking - Modification to 3.5.3(C) Required: Because this project does not meet the City’s basic elements of building orientation and site design, a Modification of Standard to 3.5.3(C) will be required. To elaborate, this interrelated set of standards would typically require the proposed building to have an uninterrupted connecting walkway from the front entryway to the sidewalk system and both the north and east faces of the building to front on the street - without intervening parking. An “equal to or better than” Modification request should focus on providing an attractive street front that extends the building architecture along all parking areas abutting the street. Treatment of this space should include and is not limited to: architectural walls, generous landscaping, pedestrian amenities, plazas, walkways, courtyards, etc. A portion of this standard could be met by bringing the short end of the building to front along Precision Drive. Further discussion will be needed as this project progresses to determine if there is staff support. Response: The project will request an equal to or better than modification per the comment. Comment Number: 3 Comment Originated: 06/29/2020 06/29/2020 Parking - Alternative Compliance Required: Parking typically varies depending on the proposed use. In the case of this proposal the site is overparked. As part of any formal submittal a request from the applicant for an alternative parking ratio needs to be submitted. For staff to support the alternative ratio, emphasis should be given to minimize the visual and aesthetic impact along the public street by placing parking to the rear or side of building. Please review the opening paragraph and seven criterion points under 3.2.3(K)(3)(b) for more information. Response: Alternative compliance letter is provided with PDP submittal. Comment Number: 4 Comment Originated: 06/29/2020 06/29/2020: Page 4 of 21 Regarding façade treatment. Is it possible to make the brick treatment more pronounced? Instead of having the vertical interruptions of brick recessed within the wall plane, make them project beyond the stucco so that more emphasis is given to the higher quality material. See redlines. Response: These façade treatments have been revised to project the vertical sections of brick out beyond the texture concrete tilt-up wall panels per your comment. Comment Number: 5 Comment Originated: 06/29/2020 06/29/2020: Can more be done to distinguish each tenant space? When viewing the east, north and south building elevations, it is hard to tell which portions of the building are main entryways or if it is a secondary access to the same tenant space. Consider altering the building material every other entryway to provide a visual cue of separate tenant spaces. Response: With the intent of this project being a flex office/light industrial project and speculative in nature, tenants have not yet been identified and could range in tenant sizes from as small as 3,000 SF up to 20,000 SF and larger. Based on these various potential tenant sizes and configurations, three different tenant entry sizes have been established along with the variations of how these elements can be treated as façade or entry elements along the north, east and south facades. Both the northeast and southwest corners feature the largest of the three sizes of entries also placed at the most prominent corners of the building. Both the mid-sized and smaller brick façade element can be used as either entries or façade elements based on the optional use of a storefront entry door, awning canopy, and signage elements. These various elevation options have been submitted to show this range of different configuration including the option for an overhead door, glazing and infill wall panel on the west façade based on the tenant user needs. Comment Number: 6 Comment Originated: 06/29/2020 06/29/2020: Additional work is needed to provide a recognizable "Base" and "Top" treatment to the building. For the top, flashing does not meet the minimum requirements of a cornice treatment and should be three dimensional. Response: The tilt-up concrete wall panels, which make up the predominate façade treatment of the building, feature a tex-cote, textured paint finish that looks similar to a hard coat stucco finish. These concrete wall panels will utilize 3 different paint colors along with reveals in the tilt up concrete to delineate a top, middle and base treatments. For the base consider including building elements such as stone or masonry, a change in material and color, changes in patterning, planters, etc... Response: Please see the previous comment response. Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/30/2020 06/30/2020: The coordination of how this parcel and the future parcel to the west obtain driveway access to public streets needs to be considered carefully. The shared drive aisle access depicted on the southwest corner is beneficial as the future parcel may not be afforded its own access to Rock Creek Drive as it may conflict with the existing access on south side of Rock Creek Drive into Fossil Ridge High School. Access onto Rock Creek Drive will be reviewed for Page 5 of 21 access spacing requirements, as well as Precision Drive. The aligned access depicted onto Technology Parkway is ideal. Response: The layout of the site provides for the option of cross-connectivity between the 5041 parcel and residual parcels to the west of detention pond 501. The east-west drive aisles (along the north and south sides of the building) can be extended west and into the residual parcels, in the future, and if desired. Comment Number: 2 Comment Originated: 06/30/2020 06/30/2020: The buildout of this parcel and its associated frontage improvements would still leave gaps in the pedestrian network of public sidewalk along Rock Creek Drive and Precision Drive for the undeveloped parcel to the west. We would want to explore the completion of the pedestrian networks at this time and would analyze pedestrian levels of service as part of the development review. Response: While we believe this project will not create a warrant for off site pedestrian connectivity, this project will provide pedestrian connectivity with the inclusion of walks along Precision Drive and Rock Creek Drive extending the adjacent developed parcels eliminating gaps as part of our request for modification. Comment Number: 3 Comment Originated: 06/30/2020 06/30/2020: The remaining comments are considered standard comments applicable with the development. Feel free to contact me with any questions on the standard comments below, or site-specific comments above. Response: Acknowledged Comment Number: 4 Comment Originated: 06/30/2020 06/30/2020: Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at 221-6566 if you have any questions. Response: Acknowledged Comment Number: 5 Comment Originated: 06/30/2020 06/30/2020: 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: 6 Comment Originated: 06/30/2020 06/30/2020: 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: Acknowledged Comment Number: 7 Comment Originated: 06/30/2020 06/30/2020: 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. Response: Acknowledged Comment Number: 8 Comment Originated: 06/30/2020 06/30/2020: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). Page 6 of 21 They are available online at: https://www.larimer.org/engineering/streets Response: Acknowledged Comment Number: 9 Comment Originated: 06/30/2020 06/30/2020: This project is responsible for dedicating any right-of-way and easements that are necessary or required by the City for this project (i.e. drainage, utility, emergency access). This shall include the standard utility easements that are to be provided behind the right-of-way (15 foot along an 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.fcgov.com/engineering/devrev.php Response: Please refer to preliminary plat for easements and lot and tract information. Comment Number: 10 Comment Originated: 06/30/2020 06/30/2020: Utility plans will be required, and a Development Agreement will be recorded once the project is finalized. Response: Acknowledged Comment Number: 11 Comment Originated: 06/30/2020 06/30/2020: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Acknowledged Comment Number: 12 Comment Originated: 06/30/2020 06/30/2020: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: The plan is compliant with Figure 19-6. Comment Number: 13 Comment Originated: 06/30/2020 06/30/2020: In regard to construction of this site, the public right-of-way 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 Comment Originated: 06/25/2020 06/25/2020: TRAFFIC IMPACT STUDY The amount of anticipated traffic to be generated from this project will meet the threshold of requiring some type of traffic review - although not likely a full traffic impact study. Please have you traffic engineer contact me to scope the study. Response: Acknowledged. Traffic memo is included with the submittal. Comment Number: 2 Comment Originated: 06/25/2020 06/25/2020: ADJACENT STREET IMPROVEMENTS - SIDEWALKS Thank you for showing the adjacent street improvements. The addition of Page 7 of 21 sidewalk is an important component. We will need to have additional conversations about the piece of property to the west, and whether the sidewalk gaps can be built even if development does not occur now. Response: Sidewalks are included connecting to the west. Comment Number: 3 Comment Originated: 06/25/2020 06/25/2020: ACCESS LOCATIONS We will need to work with you on access locations - especially the one on Rock Creek. It would be great if it were aligned with the High School access south of Rock Creek. Or at a minimum if it could be a shared access with the future development to the west. Please be cognizant of minimizing conflicting left turn movements. Response: Acknowledged. Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 06/29/2020 06/29/2020: INFORMATION - 2018 IFC CODE ADOPTION Poudre Fire Authority and the City of Fort Collins have adopted the 2018 International Fire Code (IFC). 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: Comment Acknowledged. OCCUPANCY GROUP CLASSIFICATIONS - Additional code requirements may be driven by the specific occupancy classifications contained within the building. Comment Number: 2 Comment Originated: 06/29/2020 06/29/2020: AUTOMATIC FIRE SPRINKLER SYSTEM > This building will require a full NFPA 13 automatic fire sprinkler system under a separate permit. Response: A full NFPA 13 fire sprinkler system is anticipated with this structure. > Fire separation may be required between certain occupancy groups. Response: Understood. Fire separation to be determined after tenant for the spaces have been determined. > Please show the fire line on the Utility Plan. > 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 fire service lines and FDC(s) shall be approved by the fire department and the location labeled on Utility Plans. Comment Number: 3 Comment Originated: 06/29/2020 06/29/2020: WATER SUPPLY A fire hydrant capable of providing 1500 gpm at 20 psi residual pressure is required within 300 feet of any commercial building as measured along an approved path of vehicle travel (public ROW or fire lane), and on 600 foot centers thereafter. Page 8 of 21 Response: Acknowledged. Comment Number: 4 Comment Originated: 06/29/2020 06/29/2020: FIRE APPARATUS ACCESS Fire access is required to within 150 feet of all exterior portions of any building as measured by an approved route around the perimeter. In order to meet minimum code requirements for this site, the perimeter drive shall be dedicated as an Emergency Access Easement that is constructed to minimum specifications (provided below). Response: Please see emergency access easement, per preliminary plat. Comment Number: 5 Comment Originated: 06/29/2020 06/29/2020: FIRE LANE SPECIFICATIONS In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Fire lanes established on private property 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. > Additional fire lane requirements are triggered for buildings greater than 30' in height. Refer to Appendix D105 of the International Fire Code. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > 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. > Fire lane to be identified by red curb and/or signage, and maintained unobstructed at all times. > Fire lane 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. Response: Please see horizontal control plan for emergency access easement locations, dimensions of curb returns and drive aisle widths, and signage locations for firelanes. Comment Number: 6 Comment Originated: 06/29/2020 06/29/2020: ADDRESS POSTING New buildings shall have approved address numbers placed in a position that is plainly legible, visible from the street fronting the property, and posted with a minimum of eight-inch numerals on a contrasting background. Response: Acknowledged Comment Number: 7 Comment Originated: 06/29/2020 06/29/2020: EMERGENCY RESPONDER RADIO COMMUNICATION - AMPLIFICATION SYSTEM TEST New 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. Page 9 of 21 Response: Comment acknowledged. An emergency communication system evaluation will be scheduled by the selected General Contractor during the construction phase of the project. Department: Stormwater Engineering – Erosion and Sediment Control Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 06/22/2020 06/22/2020: Information Only: The site disturbs more than 10,000 sq. ft. and/or meets the criteria for a need for Erosion and Sediment Control Materials 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. Please see preliminary drainage and erosion control report. Final engineering will provide for the final erosion control calculations and sizing for the site, as well as erosion control escrow calculation. Comment Number: 2 Comment Originated: 06/22/2020 06/22/2020: For Final: Please submit an Erosion Control Plans to meet City Criteria. Response: Please refer to preliminary erosion control plan and details sheet. Final Engineering will provide for the final erosion control calculations and sizing for the site, as well as erosion control escrow calculation. Comment Number: 3 Comment Originated: 06/22/2020 06/22/2020: For Final: Please submit an Erosion Control Report to meet City Criteria. Response: Please see preliminary drainage and erosion control report. Final engineering will provide for the final erosion control calculations and sizing for the site, as well as erosion control escrow calculation. Comment Number: 4 Comment Originated: 06/22/2020 06/22/2020: For Final: Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. Response: Acknowledged. Final engineering will provide for the final erosion control calculations and sizing for the site, as well as erosion control escrow calculation. Comment Number: 5 Comment Originated: 06/22/2020 06/22/2020: For Final: This project is over 5 acres and will need sequence sheets and erosion control phasing as part of this project to be incorporated into the erosion control plan, report and escrow. Response: Acknowledged. Please see preliminary drainage and erosion control report, and erosion control plan. Final engineering will provide for the final erosion control calculations and sizing for the site, as well as erosion control escrow calculation. Comment Number: 6 Comment Originated: 06/22/2020 06/22/2020: 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. Page 10 of 21 Response: Acknowledged. SWMP will be provided during final engineering design, and prior to construction. Department: Stormwater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 7 Comment Originated: 06/29/2020 06/29/2020: Master plan and criteria compliance (site specific comment): This site is part of Harmony Technology Park development and must conform to the drainage design of the approved development plans as well as the drainage basin design of the ‘McClellands Basin’ Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/stormwater-criteria The Harmony Tech Park master drainage plan and subsequent drainage reports can be found here: https://citydocs.fcgov.com/? vid=189&cmd=search&scope=doctype&dt=REPORTS&dn=Utilities&q=harmo ny+technology+park Be sure to look for: - Final Drainage Study for Harmony Technology Park Site Master Plan (2008) - Harmony Technology Park – 3rd Filing (2008) - Mainstreet Health and Wellness Suites -Windsong at Rock Creek (2016) Response: Acknowledged. Please see preliminary drainage and erosion control report. Comment Number: 8 Comment Originated: 06/29/2020 06/29/2020: Documentation requirements (site specific comment): A drainage report and construction plans are required and 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: Acknowledged. Please see preliminary drainage and erosion control report. Comment Number: 9 Comment Originated: 06/29/2020 06/29/2020: Stormwater outfall (site specific comment): The stormwater outfall options for this site appear to be the existing 18-inch RCP connecting to an existing area inlet at the southeast corner of the site. **There is also an existing private 18-inch storm drain along the southern side of this site. Response: Please refer to the proposed plans and drainage report for details on outfall for the site. Comment Number: 10 Comment Originated: 06/29/2020 06/29/2020: Detention requirements (site specific comment): The 2008 Harmony Technology Park (HTP) Drainage Master Plan had planned regional detention pond 501 for this parcel. However, since that time the Eye Page 11 of 21 Care Center of Northern Colorado and Windsong at Rock Creek have developed on the western side of this drainage subbasin. These developments provided onsite detention for their respective lots. As such, the current site will only need to provide detention for onsite stormwater and some adjacent roadway areas (see next comment). Release rate requirements: The HTP SWMM model results should be used to determine the allowable release rate from the site. Please document the unit discharge (cfs/ac) from the HTP pond 501 and apply to the site area to obtain the site release rate. This is consistent with what the adjacent developments have done. Please review and discuss with us early in the project design to confirm. **Site Grading - The City is concerned that it may difficult to direct all stormwater flows to the proposed detention location based on the existing site grades. Please be aware that “free release” discharges will need to be subtracted from the allowable detention release rate. Will these stormwater ponds provide detention for the western lot? Please note that the City has landscaping requirements for stormwater detention ponds. These requirements can be found in the Fort Collins Stormwater Criteria Manual, Chapter 8, Section 3.0 and in Appendix B (Landscape Design Standards and Guidelines for Stormwater and Detention Facilities). Response: Please see preliminary drainage and erosion control report. The MAVD 5041 site, as well as the residual parcels to the west, and offsite attributing basins are allowed their pro-rata share of the masterplan release rate of 7.5 cfs from Pond 501 for 16.5 acres of the SWMM basin area. This provides for the site and offsite attributing and residual parcels allowed 0.45 cfs/acre Comment Number: 11 Comment Originated: 06/29/2020 06/29/2020: Offsite flows from adjacent roadways (site specific comment): The original HTP Drainage Master Plan and the drainage reports for subsequent filings show that this site is responsible for the stormwater from the south side of Precision Drive (between Ziegler Road and Technology Parkway) and a portion of the north side of Precision Drive (adjacent to this site). Please refer to the Mainstreet Health and Wellness Suites drainage report (see subbasins 9, 12, and 13) for more information. This site is responsible for providing detention and ‘standard’ water quality for these roadway areas. Response: Basin areas along Precision Drive have been included, as applicable. Please see report and drainage exhibit for details. Comment Number: 12 Comment Originated: 06/29/2020 06/29/2020: 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. Page 12 of 21 Response: Acknowledged. Final Engineering design and the final drainage report will demonstrate state compliance, as applicable. Comment Number: 13 Comment Originated: 06/29/2020 06/29/2020: Water Quality and Low Impact Development requirements (standard comment): All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations/stormwater-criteria Response: Acknowledged. See drainage report and drainage exhibit for details. Comment Number: 14 Comment Originated: 06/29/2020 06/29/2020: Erosion control requirements (standard comment): The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. Response: Acknowledged. Final design and the final drainage and erosion control report will provide for final details, escrow, etc. Comment Number: 15 Comment Originated: 06/29/2020 06/29/2020: 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-im pact-development Response: Acknowledged. Comment Number: 16 Comment Originated: 06/29/2020 06/29/2020: Fees (standard comment): The 2020 city wide Stormwater development fee (PIF) is $9,447/acre of 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 Page 13 of 21 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. Monthly fees - http://www.fcgov.com/utilities/business/rates Response: Acknowledged Department: Water-Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/29/2020 06/29/2020: Other service district (site specific comment): This project site is located within the South Fort Collins Sanitation District for sewer service. Please contact them at (970) 226-3104 for development requirements. Response: Acknowledged Comment Number: 2 Comment Originated: 06/29/2020 06/29/2020: Existing Water Infrastructure (site specific comment): There are existing 24-inch water mains in Rock Creek Drive and Technology Parkway. There is an existing 12-inch water main in Precision Drive. Response: Acknowledged Comment Number: 3 Comment Originated: 06/29/2020 06/29/2020: 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. MEP team will size and confirm, as necessary and during final design. Comment Number: 4 Comment Originated: 06/29/2020 06/29/2020: Service abandonment (standard comment): Any existing water services that are not planned to be reused with this project will be required to be abandoned at the main. Response: Acknowledged. Comment Number: 5 Comment Originated: 06/29/2020 06/29/2020: 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: 6 Comment Originated: 06/29/2020 Page 14 of 21 06/29/2020: 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: Rob Irish, 970-224-6167, rirish@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/23/2020 06/23/2020: Information Only: Light & Power currently has single-phase and three-phase electric facilities running adjacent to this site along Technology Prkwy and along Rock Creek Dr. We also have existing facilities running along the Northside of Precision Dr. Response: Acknowledged. Comment Number: 2 Comment Originated: 06/25/2020 06/25/2020: Information Only: Any existing and/or proposed Light & Power electric facilities that will remain within the limits of the project must be located within public right-of-way or in a utility easement. Any relocation or modification to existing electric facilities will be at the expense of the owner/developer. Response: Acknowledged. Comment Number: 3 Comment Originated: 06/25/2020 06/25/2020: Information Only: The secondary services to the buildings will be consider commercial; therefore, the service line from the transformer to the meter is required to be installed, owned and maintained by the property owner. Response: Acknowledged. Comment Number: 4 Comment Originated: 06/25/2020 06/25/2020: Information Only: Developer will be responsible for payment and acquisition of any ditch/canal/stream crossings necessary to accommodate electric facilities to feed the site. Response: Acknowledged Comment Number: 5 Comment Originated: 06/25/2020 06/25/2020: For Hearing: Transformer and meter locations must be coordinated with Light & Power Engineering and shown on the plan set. Transformers must be located within 10’ of an all-weather surface accessible by a line truck. Please adhere to all clearance requirements in the Electric Service Standards at the following link. http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations Response: Acknowledged. Comment Number: 6 Comment Originated: 06/25/2020 06/25/2020: For Hearing: This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Page 15 of 21 Light and Power Engineering. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Response: Acknowledged. Comment Number: 7 Comment Originated: 06/25/2020 06/25/2020: For Hearing: Streetlights will be placed along public streets. A 40 feet separation on both sides of the light is required between canopy trees and streetlights. A 15 feet separation on both sides of the light is required between ornamental trees and streetlights. Response: Acknowledged. Trees spaced per existing streetlights. Comment Number: 8 Comment Originated: 06/25/2020 06/25/2020: For Final: A commercial service information form (C-1 form) and a one-line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 form is below: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Response: Acknowledged. Comment Number: 9 Comment Originated: 06/25/2020 06/25/2020: For Final: Electric capacity fee, 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: 10 Comment Originated: 06/25/2020 06/25/2020: “The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact Julianna Potts with Fort Collins Connexion at 970-207-7890 or jpotts@fcgov.com for commercial grade account support, RFPs and bulk agreements.” Response: Acknowledged. Department: Environmental Planning Contact: Scott Benton, , sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/26/2020 06/26/2020: INFORMATION ONLY: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City Page 16 of 21 of Fort Collins Plant List: https://www.fcgov.com/forestry/plant_list.pdf. Response: Acknowledged. Comment Number: 2 Comment Originated: 06/26/2020 06/26/2020: FOR SUBMITTAL: Please clarify specific turf species on the Landscape Plan and the blend percentages to ensure the project water budget chart gets adequately calculated. Response: See landscape plan for turf species. Comment Number: 3 Comment Originated: 06/26/2020 06/26/2020: FOR SUBMITTAL: Please submit a site photometric plan and luminaire schedule. All lighting shall have a nominal correlated color temperature (CCT) of no greater than three thousand (3,000) degrees Kelvin [see LUC 3.2.4(D)(11)] and light sources shall be fully shielded and down-directional to minimize up-light, spill-light, glare and unnecessary diffusion on adjacent property. Please also consider fixtures with motion-sensing or dimming capabilities so that light levels can be adjusted as needed. Regarding outdoor lighting, cooler color temperatures are harsher at night and cause more disruption to biological rhythms for humans and wildlife. The American Medical Association (AMA) and International Dark-Sky Association (IDA) both recommend using lighting that has a CCT of no more than 3000K to limit the amount of blue light in the night environment. Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Response: Photometric plan included in submittal. Comment Number: 4 Comment Originated: 06/26/2020 06/26/2020: INFORMATION ONLY: Our city cares about the quality of life it offers its residents now and generations from now. 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 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) Nature in the City Program: http://fcgov.com/natureinthecity, contact Julia Feder at jfeder@fcgov.com 7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort Collins at stacy@bikefortcollins.org or 970-481-5577 Response: Acknowledged Department: Forestry Contact: Molly Roche, 224-616-1992, mroche@fcgov.com Page 17 of 21 Topic: General Comment Number: 1 Comment Originated: 06/29/2020 6/29/2020: PRE-SUBMITTAL - Forestry Tree Inventory: If there are any existing trees on-site (which there do not appear to be any), please schedule an onsite inventory with City Forestry (mroche@fcgov.com) to obtain inventory and mitigation information. This meeting should occur prior to the first round of PDP. Existing significant trees should be retained to the extent reasonably feasible. Response: There are no existing trees on site. Comment Number: 2 Comment Originated: 06/29/2020 6/29/2020: INFORMATION ONLY Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php 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 Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped Response: Acknowledged Comment Number: 3 Comment Originated: 06/29/2020 6/29/2020: INFORMATION ONLY Please refer to LUCASS standards to determine minimum parkway width for Fairway Lane and the frontage on S College. However, we did want to note that the current minimum standards for local streets (6 feet: 5.5 not including the curb width) is not adequate to sustain long term tree growth without potential root/infrastructure conflicts. Forestry would like to request that wider parkways (ideally a minimum of 8’) are explored whenever possible to ensure that trees along streetscapes are set for up long-term success. Response: Acknowledged. Comment Number: 4 Comment Originated: 06/29/2020 6/29/2020: INFORMATION ONLY FOR PDP Standard LUC standard for Tree Species Diversity states that in order to prevent insect or disease susceptibility and eventual uniform senescence on a Page 18 of 21 development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The following minimum requirements shall apply to any development plan: Number of trees on site Maximum percentage of any one species 10-19 50% 20-39 33% 40-59 25% 60 or more 15% The City of Fort Collins’ urban forest has reached the maximum percentage of the following species. Ash (Fraxinus), Honeylocust (Gleditsia triacanthose: ‘Shademaster’, ‘Skyline’, etc), Bur Oak (Quercus macrocarpa), and Chanticleer Pear (Pyrus calleryana). Please note that additional species might join this list as we work through the review process. Response: Acknowledged. Comment Number: 5 Comment Originated: 06/29/2020 6/29/2020: INFORMATION ONLY FOR PDP Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. Streetlight/Tree Separation: Canopy shade tree: 40 feet Ornamental tree: 15 feet Stop Sign/Tree Separation: Based on feedback from Traffic Operations, it is preferred that trees be planted at least 50 feet from the nearest stop sign in order to minimize conflicts with regulatory traffic signs. Driveway/Tree Separation: At least 8 feet from edges of driveways and alleys. Utility/Tree Separation: 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults Response: Acknowledged Comment Number: 6 Comment Originated: 06/29/2020 6/29/2020: INFORMATION ONLY FOR PDP If applicable, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the reason for tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a Page 19 of 21 document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings, and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. Response: Not applicable Comment Number: 7 Comment Originated: 06/29/2020 6/29/2020: INFORMATION ONLY FOR PDP Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings. Response: Acknowledged. Comment Number: 8 Comment Originated: 06/29/2020 6/29/2020: INFORMATION ONLY FOR PDP Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©) along street frontages. Response: Acknowledged. Comment Number: 9 Comment Originated: 06/29/2020 6/29/2020: INFORMATION ONLY FOR PDP Each landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5©). Response: Acknowledged, islands are sized 8’ min. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/19/2020 06/19/2020: 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 Comment Originated: 06/19/2020 06/19/2020: This property is not platted. If submitting a Subdivision Plat for this property/project, addresses are not acceptable in the Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. Response: Acknowledged. Page 20 of 21 Department: Building Code Review Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 06/29/2020 06/29/2020: Please schedule a building code pre-submittal meeting with Russ to verify early compliance to adopted code. Response: A pre-submittal meeting will be scheduled after the PDP submittals. Pre-Submittal Meetings for Building Permits Pre-Submittal meetings are offered to assist the designer/builder by assuring, early in the design, that new commercial or multi-family projects are on track to complying with all of the 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 and is typically scheduled after the Current Planning PDP submittal. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, type of construction, and energy compliance method being proposed. Applicants of new commercial or multi-family projects should contact their Development Review Coordinator to schedule a pre-submittal meeting. Construction shall comply with the following adopted codes and standards as amended: 2018 International Building Code (IBC) with local amendments 2018 International Residential Code (IRC) with local amendments 2018 International Existing Building Code (IEBC) with local amendments 2018 International Energy Conservation Code (IECC) with local amendments 2018 International Mechanical Code (IMC) with local amendments 2018 International Fuel Gas Code (IFGC) with local amendments 2018 International Swimming Pool and Spa Code (ISPSC) with local amendments 2015 International Plumbing Code (IPC) as amended by the State of Colorado 2017 National Electrical Code (NEC) as amended by the State of Colorado Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017. Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF. Frost Depth: 30 inches. Wind Loads: Risk Category ll (most structures): * 140mph (Ultimate) exposure B or * Front Range Gust Map published by The Structural Engineer's Association of Colorado Risk Category l: 130mph (Ultimate) exposure B Risk Category lll & lV: 150mph (Ultimate) exposure B Seismic Design: Category B. Climate Zone: Zone 5. Energy Code Use: 1. Single Family; Duplex; Townhomes: 2018 IRC Chapter 11 or 2018 IECC Chapter 4 Residential Provisions 2. Multi-family and Condominiums 3 stories max: 2018 015 IECC Chapter 4 Residential Provisions. 3. Commercial and Multi-family 4 stories and taller: 2018 IECC Chapter 4 Commercial Provisions. Page 21 of 21 Current codes and amendments are effective as of January 12, 2019. Copies of the code amendments can be obtained at www.fcgov.com/building/codes.php or at the Building Services office.