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HomeMy WebLinkAboutHTP MEDICAL OFFICE BUILDINGS - PDP200021 - - RESPONSE TO STAFF REVIEW COMMENTS Page 1 of 22 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 June 09, 2020 Jason Messaros Fort Collins, CO Re: 4750 Technology Parkway Offices Description of project: This is a Preliminary Design Review for the development of approximately 81,000 square feet of office space primarily for medical care along with additional site improvements at 4750 Technology Parkway (parcel #8604209002). The site is located south of Timberwood Drive, east of Technology Parkway, and directly west of Land Moon Drive. Future access will be taken from Timberwood Drive to the north and Landy Moon Drive to the east. The proposal includes 314 on-site parking spaces. The property is within the Harmony Corridor (HC) zone district and is subject to an Administrative (Type 1) Review. Please see the following summary of comments regarding 4750 Technology Parkway Offices. 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 1 Review. The decision maker for your project will be an Administrative Hearing Officer at a public hearing. For the hearing, we will formally notify surrounding property owners within 1,000 feet (excluding public right-of-way and publicly Page 2 of 22 owned open space). A Neighborhood Meeting is not required for this development request, but if you would Like to hold a meeting to notify your neighbors of the proposal prior to the hearing, please contact me to schedule a date, time, and location for a meeting. 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 22 Department: Planning Services Contact: Clark Mapes, 970-221-6225, cmapes@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/03/2020 06/03/2020: Thank you for the explanation at the meeting of the subdivision and the approach to a "campus" planned to evolve around the detention pond. It was useful to hear some of the background that BHA is familiar with. And, the lack of parking on the street is a related consideration in the building placement. Bringing buildings up to the street corners as shown will be a key part of making this approach more successful and is a key part of staff support for the plan as shown. Response: Acknowledged Comment Number: 2 Comment Originated: 06/03/2020 06/03/2020: Architecture – Thank you for the discussion of gigantic impersonal scale features, seen as a composition viewed from distance with nothing in particular designed to relate to a person on the ground. Building entrances and ground level relationships to walkways and landscaping will need design attention to be prepared for a hearing, as we discussed. Some of the design and drawings may need to be done at a larger, more detailed scale. Response: These two building designs have seen significant redesign since the CRT submittal. Please refer to the Architectural Narrative included with this submittal for further description of the design. Comment Number: 3 Comment Originated: 06/03/2020 06/03/2020: Walkways in the campus layout: walkways through the parking lots and leading to building entrance areas will need to be more generous, with more detailed attention leading to building entrances. Response: Acknowledged, pedestrian walkways are shown with greater attention to the experience leading to building entrances. Comment Number: 4 Comment Originated: 06/03/2020 06/03/2020: Parking lots in the campus layout: Where large parking lots about the public space of the streets, screening, the streetscape, and generous landscaping will be key. Bringing architectural features out to relate the buildings to the sidewalk is the most important part of this relationship, along with landscaping and walkways leading to building entrances. Response: Acknowledged Comment Number: 5 Comment Originated: 06/05/2020 06/05/2020: Trash and recycling facilities need careful attention to ensure they are adequate and workable. The Land Use Code outlines basic requirements, and staff can assist with further specific solutions to issues if helpful. Response: Acknowledged, the trash and recycling enclosures have been designed and located to be accessible by occupants as well as trash services. Page 4 of 22 Department: Engineering Development Review Contact: Marc Virata, 970-221-6567, mvirata@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/02/2020 06/02/2020: The design and construction of Timberwood Drive as master planned with MAVD implemented bike lanes without parking along Timberwood. The layout and function of the development proposal should be considering that parking is not allowed on Timberwood currently and parking needs for this development be met fully onsite. If there was interest from the abutting property owner to widen Timberwood to accommodate room for parking, this can be explored. Response: Acknowledged. Comment Number: 2 Comment Originated: 06/02/2020 06/02/2020: Street cuts to Timberwood Drive may be subject to street cut penalty fees for the newer condition of the roadway. Response: Acknowledged. Comment Number: 3 Comment Originated: 06/02/2020 06/02/2020: With the development of the parcel constructing abutting sidewalk improvements along Timberwood and Lady Moon, there would be one remaining gap in the sidewalk network along the west side of Lady Moon directly south from Harmony Road throughout the extent of Lady Moon. While not along the frontage of the development, this gap in the pedestrian network could be closed prior to development of the remaining parcel(s) to the south. This construction should be implemented at this time, and should be analyzed as part of the pedestrian level of service. Response: Acknowledged. Sidewalk is proposed for the remaining segment along the west side of lady Moon Drive. Comment Number: 4 Comment Originated: 06/02/2020 06/02/2020: There are existing easements in place on the parcel based upon the original Harmony Technology Park 2nd Filing plat. As the easements are presumably no longer valid, it is suggested that a replat to clean up the parcel is done in conjunction the development plan. Response: Acknowledged. Old, existing, and non-applicable easements are being vacated by the new plat, and new easements provided, as applicable. Comment Number: 5 Comment Originated: 06/02/2020 06/02/2020: The typical comment is that as of January 1, 2015 all development plans are required to be on the NAVD88 vertical datum. We are aware that the Master Developer’s plans for this area utilized an earlier vertical datum, and there may be an option to utilize this earlier datum if desired by the surveyor/engineer; if this is desired, additional coordination with Technical Services (Jeff County) is needed. Response: Acknowledged. 88’ datum has been provided by the surveyor and utilized in the civil plans. Page 5 of 22 Comment Number: 6 Comment Originated: 06/02/2020 06/02/2020: The conceptual layout aligning the drive access across Timberwood with the existing access is required and appreciated. The access to Lady Moon should be analyzed with respect to potential coordination and consolidation with the undeveloped parcel to the south. Engineering would support a coordinated effort with future development to the south to share access, parking, and cross connectivity between the two parcels. Response: Acknowledged. The site layout by BHA design provides for the requested alignment, and also provides for the future cross-connectivity to the south, as may be applicable. Comment Number: 7 Comment Originated: 06/02/2020 06/02/2020: 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: 8 Comment Originated: 06/02/2020 06/02/2020: 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: 9 Comment Originated: 06/02/2020 06/02/2020: 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: 10 Comment Originated: 06/02/2020 06/02/2020: 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: 11 Comment Originated: 06/02/2020 06/02/2020: Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: https://www.larimer.org/engineering/streets Response: Acknowledged. Comment Number: 12 Comment Originated: 06/02/2020 06/02/2020: This project is responsible for dedicating any right-of-way and Page 6 of 22 easements that are necessary or required by the City for this project. Most easements to be dedicated need to be public easements dedicated to the City. 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 Comment Number: 13 Comment Originated: 06/02/2020 06/02/2020: Utility plans will be required. Response: Acknowledged. See provided civil utility plans, drainage report, and plat. Comment Number: 14 Comment Originated: 06/02/2020 06/02/2020: A Development Agreement will be recorded once the project is finalized with recording costs paid by the applicant. Response: Acknowledged. Comment Number: 15 Comment Originated: 06/02/2020 06/02/2020: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Acknowledged Comment Number: 16 Comment Originated: 06/02/2020 06/02/2020: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: Acknowledged. The site layout by BHA Design appears to meet this requirement. Comment Number: 17 Comment Originated: 06/02/2020 06/02/2020: All fences, barriers, posts or other encroachments within the public right-of-way 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: 18 Comment Originated: 06/02/2020 06/02/2020: 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. Page 7 of 22 Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/01/2020 06/01/2020: Based on Chapter 4 of the Larimer County Urban Area Street Standards and the anticipated traffic volume associated with this proposal a Traffic Impact Study will be needed. Please have your traffic engineer contact me to scope the study. Response: Acknowledged Comment Number: 2 Comment Originated: 06/01/2020 06/01/2020: Consider connectivity to the west and south - either vehicular, or at a minimum bike/ped connections. Response: Acknowledged Comment Number: 3 Comment Originated: 06/01/2020 06/01/2020: Note that Timberwood Drive is striped to not include parking. There have been a number of requests to re-stripe the road to get parking on one side. That is not anticipated to be a requirement of this proposal, but is something that you should be aware of. Response: Acknowledged. Comment Number: 4 Comment Originated: 06/01/2020 06/01/2020: Re: the access to Lady Moon: If there are approved plans on the east side of Lady Moon with the health facilities, then your access should be aligned with any previously approved access locations. Check with the Planning department to determine this. A shared driveway with the property to the south would be great. Also - the access would be assumed to be full movement, but note that we reserve the right to limit access movements (for instance to right-in, right-out) if needed. Response: Acknowledged Comment Number: 5 Comment Originated: 06/03/2020 06/03/2020: Will the two parking lots be connected for vehicular circulation? It's unclear from the plans. A clear pedestrian area is a great idea, but internal vehicular circulation is recommended. Response: Yes, both parking lots will be connected for vehicular ciruclation Department: Stormwater Engineering – Erosion and Sediment Control Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com Topic: Erosion Control Comment Number: 1 Comment Originated: 05/29/2020 Page 8 of 22 05/29/2020: 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. Comment Number: 2 Comment Originated: 05/29/2020 05/29/2020: FOR FINAL: Please submit an Erosion Control Plans to meet City Criteria. Response: Please refer to erosion control plan and notes and details in the plans. Comment Number: 3 Comment Originated: 05/29/2020 05/29/2020: FOR FINAL: Please submit an Erosion Control Report to meet City Criteria. Response: Please refer to the preliminary drainage report and erosion control plan and notes and details sheets for erosion control items and design. A SWMP will be provided near the end of final design, and prior to construction. Comment Number: 4 Comment Originated: 05/29/2020 05/29/2020: FOR FINAL: Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. Response: Acknowledged. This will be provided in final design. Comment Number: 5 Comment Originated: 05/29/2020 05/29/2020: 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. Response: Acknowledged. A SWMP will be provided near the end of final design, and prior to construction. Department: Stormwater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 6 Comment Originated: 06/01/2020 06/01/2020: 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 Page 9 of 22 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) - Final Drainage Report for Harmony Commons (Pond Only Portion) - (2006) - Final Drainage Report for Harmony Technology Park – 4th Filing – Brinkman Headquarters (2014) Response: Acknowledged. Please refer to Aspen’s previous drainage reports for Brinkman HQ, Aspen’s report for the HTP Masterplan, Aspen’s Harmony Commons Report, and also the current HTP MOB report for details. Comment Number: 7 Comment Originated: 06/01/2020 06/01/2020: 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 refer to Preliminary Drainage report and accompanying drainage exhibit. Comment Number: 8 Comment Originated: 06/01/2020 06/01/2020: Stormwater outfall (site specific comment): Based on the Harmony Technology Park master plan and subsequent updates, it appears this site will have two (2) outfall locations: -The majority of the site was planned to drain to the existing regional detention and water quality pond which is adjacent to the site area (Pond 300 per the 2008 Harmony Technology Park master plan which was modified by the ‘Harmony Commons – Pond Only’ drainage report to be named Pond 100). -A smaller portion at the southeast end of the site was planned by the 2008 master plan to drain south to Pond 110. Response: The proposed site will drain to existing pond 100, per the HTP Masterplan and Harmony Commons reports. Comment Number: 9 Comment Originated: 06/01/2020 06/01/2020: Detention requirements (site specific comment): Detention and ‘standard’ water quality for this site has already been provided in the ‘Pond 300’ (aka Pond 100 of the Harmony Commons Report) and Pond 110, as long as the site imperviousness does not exceed the assumed 80% impervious value from these reports. Response: Acknowledged. The site’s impervious ratio is below the allowable 80%, and therefore is in compliance with the previous Masterplan and Harmony Commons reports. Page 10 of 22 Comment Number: 10 Comment Originated: 06/01/2020 06/01/2020: 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: Acknowledged. This will be provided during final design. Comment Number: 11 Comment Originated: 06/01/2020 06/01/2020: Water Quality and Low Impact Development requirements (standard comment): ‘Standard’ water quality has already been provided for this site in the regional detention ponds, however Low Impact Development (LID) stormwater treatment will be required of all new or modified impervious areas. 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. 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: Please refer to civil plans and drainage report for LID calculations and provided LID mechanisms for the site. Comment Number: 12 Comment Originated: 06/01/2020 06/01/2020: 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. Comment Number: 13 Comment Originated: 06/01/2020 06/01/2020: 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: Page 11 of 22 http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-im pact-development Response: Acknowledged. Comment Number: 14 Comment Originated: 06/01/2020 06/01/2020: 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 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. Comment Number: 15 Comment Originated: 06/01/2020 06/01/2020: Offsite Stormwater Flows (standard comment): The development will need to accept and pass any existing offsite flows. Per the Harmony Commons – Pond Only’ drainage report, there are offsite flows from the north that are conveyed into the regional detention pond. Response: Acknowledged. Please refer to civil plans and drainage report for provisions for offsite flows. Department: Water-Wastewater Engineering Contact: Matt Simpson, (970)416-2754, masimpson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/01/2020 06/01/2020: Other service district (site specific comment): This project site is located within the South Fort Collins Sanitation District for water and sewer service. Please contact them at (970) 226-3104 for development requirements. Response: Acknowledged. Comment Number: 2 Comment Originated: 06/01/2020 06/01/2020: Existing Water Infrastructure (site specific comment): There are existing 12-inch water mains in Technology Parkway, Timberwood Drive, and Lady Moon Drive. Response: Acknowledged. Comment Number: 3 Comment Originated: 06/01/2020 06/01/2020: One building per service (standard comment): Separate water and sewer services, connecting to the City main, will be required to service each building. Page 12 of 22 Response: Acknowledged. Comment Number: 4 Comment Originated: 06/01/2020 06/01/2020: 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. Sizing will be provided by the MEP team during final design. Comment Number: 5 Comment Originated: 06/01/2020 06/01/2020: 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: 06/01/2020 06/01/2020: 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: 06/01/2020 06/01/2020: INFORMATION ONLY: Light & Power has existing 1-phase and 3-phase electric facilities running along the East side of Lady Moon Dr. and along the North side of Timberwood Dr. with a couple of conduit crossings stubbed into the site. Response: Noted, we will want 3-phase service for this project. Comment Number: 2 Comment Originated: 06/01/2020 06/01/2020: INFORMATION ONLY: Any relocation or modification to existing electric facilities will be at the expense of the owner/developer. Response: Noted Comment Number: 3 Comment Originated: 06/01/2020 06/01/2020: INFORMATION ONLY: Any existing and/or proposed Light & Power Page 13 of 22 electric facilities that will remain within the limits of the project must be located within a utility easement. Response: Noted Comment Number: 4 Comment Originated: 06/01/2020 06/01/2020: 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: Noted Comment Number: 5 Comment Originated: 06/01/2020 06/01/2020: FOR FINAL: A commercial service information form (C-1 form) and a One-line diagram will need to be submitted to Light & Power Engineering for all proposed commercial buildings and multi-family buildings. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development-fo rms-guidelines-regulations Response: Noted, we will have this sizing determined at the end of design Comment Number: 6 Comment Originated: 06/01/2020 06/01/2020: FOR FINAL: This project will need to comply with our electric metering standards. Electric meter locations will need to be coordinated with Light and Power Engineering. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below. https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStanda rds_FINAL_18November2016_Amendment.pdf Response: Noted Comment Number: 7 Comment Originated: 06/01/2020 06/01/2020: INFORMATION ONLY: 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: Noted Comment Number: 8 Comment Originated: 06/01/2020 06/01/2020: 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: Noted Comment Number: 9 Comment Originated: 06/01/2020 06/01/2020: INFORMATION ONLY: Electric Capacity Fee, Building Site charges, and Page 14 of 22 any system modification charges necessary will apply to this development. Please contact Light & Power Engineering at ElectricProjectEngineering@fcgov.com. Please reference our Electric Service Standards, development charges and fee estimator at the following link: http://www.fcgov.com/utilities/business/builders-and-developers Response: Noted Comment Number: 10 Comment Originated: 06/01/2020 06/01/2020: INFORMATION ONLY: Please contact Light & Power Engineering at ElectricProjectEngineering@fcgov.com if you have any questions. Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers Response: Noted Department: Environmental Planning Contact: Scott Benton, , sbenton@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/01/2020 06/01/2020: 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 of Fort Collins Plant List: https://www.fcgov.com/forestry/plant_list.pdf. Response: Acknowledged Comment Number: 2 Comment Originated: 06/01/2020 06/01/2020: FOR SUBMITTAL: Please submit a site photometric plan and luminaire schedule. All exterior 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 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: Page 15 of 22 http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Response: Acknowledged, a photometric plan and luminaire schedule are included Comment Number: 3 Comment Originated: 06/01/2020 06/01/2020: 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: Nils Saha, , nsaha@fcgov.com Topic: General Comment Number: 1 Comment Originated: 06/02/2020 6/1/2020: PRE-SUBMITTAL - Forestry Tree Inventory: If there are existing trees on site, please schedule an onsite inventory with City Forestry (nsaha@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: Acknowledged Comment Number: 2 Comment Originated: 06/02/2020 6/1/2020: INFORMATION ONLY FOR PDP 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 Page 16 of 22 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: 06/02/2020 6/1/2020: 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 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: 4 Comment Originated: 06/02/2020 6/1/2020: 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 Page 17 of 22 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, landscape plans will show all utilities and reflect proper separation distances. Comment Number: 5 Comment Originated: 06/02/2020 6/1/2020: 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 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: Acknowledged, no known trees exist currently on site. Comment Number: 6 Comment Originated: 06/02/2020 6/1/2020: 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. Page 18 of 22 Response: Acknowledged Comment Number: 7 Comment Originated: 06/02/2020 6/1/2020: INFORMATION ONLY FOR PDP As part of the frontage improvements along Timberwood Dr. and Lady Moon Dr., please incorporate new street trees within the right of way. Canopy shade trees should be planted at 30-40’ spacing (LUC 3.2.1 (D)©). Comment Number: 8 Comment Originated: 06/02/2020 6/1/2020: INFORMATION ONLY Please refer to LUCASS standards to determine minimum parkway width for various street classifications. However, we did want to note that the current minimum standards for local streets (6 feet: 5.5 not including the curb width) is often not adequate to sustain long term tree growth without potential root/infrastructure conflicts. Forestry would request that wider parkways are explored whenever possible to ensure that trees along streetscapes are set for up long-term success. Response: Acknowledged Department: PFA Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 06/01/2020 06/01/2020: 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: Thank you for this information. Comment Number: 2 Comment Originated: 06/01/2020 06/01/2020: FIRE ACCESS / FIRE LANES Fire access is required to within 150' of all exterior portions of any building, or facility as measured by an approved route around the perimeter. Building A can be served by Timberwood and Lady Moon Drive, however the setback distance for Building B will trigger the need for a fire lane on the property. Any private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications (provided below). Response: Acknowledged Comment Number: 3 Comment Originated: 06/01/2020 06/01/2020: 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: > Fire lanes established on private property shall be dedicated by plat or Page 19 of 22 separate document as an Emergency Access Easement. > Maintain the required 20-foot minimum unobstructed width & 14 foot minimum overhead clearance. Please be mindful of landscape species when determining future growth of canopy areas affecting the fire lane. > 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 turnaround area for fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. The internal drive lanes will need to allow for fire apparatus to navigate the site. Turning radii shall be detailed on submitted plans. > Be identified 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 the following comment and to Appendix D of the 2018 IFC. Response: Acknowledged. Please see civil plans and plat for Emergency Access Easements. Please refer to previously provided turning templates for fire truck turning templates. Comment Number: 4 Comment Originated: 06/01/2020 06/01/2020: STRUCTURES EXCEEDING 30 FEET IN HEIGHT The following coder requirement will apply to a 3-story building over 30 feet in height which will require modification to the proposed drive lanes to meet access requirements. IFC Appendix 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 or as otherwise approved by the fire code official. Response: Comment Acknowledged. Comment Number: 5 Comment Originated: 06/01/2020 06/01/2020: AUTOMATIC FIRE SPRINKLER SYSTEMS > 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 fire service lines and FDC shall be approved by the fire department and the location labeled on Utility Plans. Response: The FDC are located on the west end of Building 1 and the east end of Building 2, both of which are located on the exterior wall side of the fire riser rooms. These locations are shown on the utility plan. Comment Number: 6 Comment Originated: 06/01/2020 Page 20 of 22 06/01/2020: KEY BOXES REQUIRED IFC 506.1 and Poudre Fire Authority Bureau Policy 88-20: Poudre Fire Authority requires at least one key box ("Knox Box") to be mounted in an approved, exterior location (or locations) on every new or existing building equipped with a required fire sprinkler or fire alarm system. Response: Comment Acknowledged. A know box will be provided near the front main entry. Comment Number: 7 Comment Originated: 06/01/2020 06/01/2020: REQUIRED 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. It appears that Building A will be covered by the existing utility infrastructure but the applicant team will need to ensure that Building B has adequate coverage. Please note hydrant locations on future plans. Comment Number: 8 Comment Originated: 06/01/2020 06/01/2020: 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. IFC 510. Response: Thank you for this information. A test for the radio signal strength will be conducted during the construction to determine whether a radio amplification system will be required. Comment Number: 9 Comment Originated: 06/01/2020 06/01/2020: 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. The setback distance of Building B at nearly 300 feet from Timberwood Drive will require (1) the address be posted with a minimum of 14-inch numbers; or (2) provide a monument/wayfinding sign at both entry points. Please identify and detail the intent of future plans. Response: Building address numerals will be a minimum of eight and 14 inches in height based on these criteria and include a contrasting background. The project site design team will address monument and wayfinding signage on their site plan. Department: Internal Services Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com Page 21 of 22 Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 06/02/2020 06/02/2020: These new buildings must be located at least 10ft from the property line or special construction and limited building size is required. Response: We will coordinate with the site design team to ensure we have a least 10’ separation from the proposed building to the property lines in eliminate the need for special construction or limited building size. 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 22 of 22 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