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HomeMy WebLinkAboutMOSAIC NEIGHBORHOOD CENTER - PDP210003 - - CORRESPONDENCE-CONCEPTUAL REVIEWCommunity Development and Neighborhood Services 281 North College AvenuePO Box 580Fort Collins, CO 80522970.221.6689970.224.6134 faxfcgov.com/developmentreviewDecember 23, 2020John Beggs Russell Mills StudiosFort Collins, CO Re: Mosaic Neighborhood CenterDescription of project: This is a Preliminary Design Review for the development of a neighborhood center for the Mosaic Community located at the corner of Sykes Dr and N Timberline Rd (parcel #: 8708169001). The proposal includes approximately 4,000 square feet of commercial space as well as a community pool with an affiliated 1,000 square foot building, and a neighborhood open space area. The proposal includes 18 parking spaces. The site is located directly east of N Timberline Rd. Future access will be taken from Conquest Way to the east. The project is located in the Low Density MixedUse Neighborhood (LMN) zone district and is subject to Administrative (Type 1) Review.Please see the following summary of comments regarding Mosaic Neighborhood Center. 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, Brandy Bethurem Harras via phone at 9704162744 or via email at bbethuremharras@fcgov.com .Comment Summary:Department: Development Review CoordinatorContact: Brandy Bethurem Harras, 9704162744, bbethuremharras@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 12/10/202012/10/2020: 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!Response: Thank youComment Number: 2 Comment Originated: 12/10/202012/10/2020: 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 800 feet (excluding public rightofway and publicly owned open space). As your Development Review Coordinator, I will assist with preparing the mailing and coordinating the hearing date with your team. 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.Response: Thank you – this will need a neighborhood meeting as the owner is proposing a restaurant use for the commercial space.Comment Number: 3 Comment Originated: 12/10/202012/10/2020: 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.Response: Thank youComment Number: 4 Comment Originated: 12/10/202012/10/2020: 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.Response: Thank youComment Number: 5 Comment Originated: 12/10/202012/10/2020: 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.Response: Thank youComment Number: 6 Comment Originated: 12/10/202012/10/2020: 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.Response: Thank youComment Number: 7 Comment Originated: 12/10/202012/10/2020: Submittals are accepted any day of the week, with Wednesday at noon being the cutoff 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 threeweek round of review followed by a formal meeting.Response: Thank youComment Number: 8 Comment Originated: 12/10/202012/10/2020: 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 with initial fees.Presubmittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements.Response: Thank youDepartment: Planning ServicesContact: Will Lindsey, , wlindsey@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 12/21/202012/21/2020: 4.5(B)(2) Permitted UsesThe proposed use is a neighborhood center. If the uses are retail store and neighborhood support/recreational facilities (i.e.) pool it will be subject to a Type 1 Administrative Review. However, if the commercial building includes a restaurant use, then the project will be subject to a Type 2 Planning & Zoning Board Review and will also require a neighborhood meeting. Please clarify the potential uses that are contemplated for the site.Response: Thank you – one of the proposed uses will be restaurant, there will need to be a neighborhood meeting scheduled.Comment Number: 2 Comment Originated: 12/21/202012/21/2020: 4.5(D)(3) – Neighborhood Centers(a)Access to Neighborhood Center. At least ninety (90) percent of the dwellings in all development projects greater than forty (40) acres shall be located within three thousand nine hundred sixty (3,960) feet (threequarters [¾] mile) of either a neighborhood center contained within the project, or an existing neighborhood center located in an adjacent development, or an existing or planned Neighborhood Commercial District commercial project, which distance shall be measured along street frontage, and without crossing an arterial street. Response: the project meets this criteria as it was planned as part of the ODP.(b)Location. A neighborhood center shall be planned as an integral part of surrounding residential development and located where the network of local streets provide direct access to the center. Neighborhood centers that are located on arterial streets and that include retail uses or restaurants shall be spaced at least three thousand nine hundred sixty (3,960) feet (threequarters [¾] mile) apart.Response: the project meets this criteria as there is not a neighborhood center closer than ¾ mile.(c)Land Use Requirements. A neighborhood center shall not exceed (5) acres in size, excluding such portion of the neighborhood center which is composed of a school, park, place of worship or assembly and/or outdoor space as defined in subparagraph (e) of this Section.Response: the project meets this criteria as it is less than 5 acres.(d)Design and Access. The design of neighborhood centers shall be integrated with surrounding residential areas by matching the scale of nearby residential buildings; providing direct access from surrounding residential areas; creating usable outdoor spaces; orienting building entrances to connecting walkways;and, to the extent reasonably feasible, maintaining/continuing the architectural themes or character of nearby neighborhoods.Response: the project is integrated within the surrounding context, utilizing similar materials and building massing as well as similar landscape enhancements. The buildings are oriented along Timberline road, setback due to an existing water easement, and connecting to Sykes with an accessible walkway spine.Comment Number: 3 Comment Originated: 12/21/202012/21/2020: 4.5(E)(2) – Nonresidential and MixedUse BuildingsPlease ensure the PDP submittal illustrates how the Neighborhood Center meets the standards below:(b) Maximum Size. No building footprint can exceed a total of twenty thousand (20,000) square feet, with the exception of schools and places of worship or assembly. This obviously doesn’t apply, but please keep it in mind.Response: Acknowledged(c) Height. In order to encourage roof forms, dormers, windows, balconies and similar features associated with occupied space, to the extent reasonably feasible, buildings or parts of buildings shall be at least 1.5 stories in height with a maximum height 2.5 stories.Response: Acknowledged. These are single-story buildings. The Pool House will be closer to the 1-1.5 story height (12’-14’ high). The Retail Building will be 1.5 stories in height, or greater (18’-22’ high).(d) Roof Form. Buildings must have either: 1) sloped roofs; 2) combined flat and sloped roofs, provided that the sloped portion(s) forms a substantial part of the building and is related to the integral structure, entries and activity areas; or 3) flat roofs with building massing stepped or terraced back to form usable roof terrace area(s). The minimum pitch of any sloped roof shall be 6:12. Buildings containing more than four thousand (4,000) square feet of gross floor area shall have at least three (3) roof planes that are directly related to building facade articulations.Response: Acknowledged. The Pool House has a combination of flat and sloped roofs. The Retail Building also has a combination of flat and sloped roofs. The flat portions will provide screening for future RTUs.(e) Building Massing. No building permitted by this Section shall have a single undifferentiated mass with a footprint over ten thousand (10,000) square feet.Response: Acknowledged(f) Orientation. Building entrances shall face and open directly onto the adjoining local street with parking and any service functions located inside or rear yards and incorporated into the development according to the provisions of this Code.Response: Acknowledged. Both buildings and entrances face Conquest Way, where the site is accessed from.(g) Outdoor Storage. Outdoor storage shall be prohibited.Response: Acknowledged(h) Hours of Operation. The decision maker may limit hours of operation, hours when trucking and deliveries may occur, and other characteristics of the nonresidential uses in order to enhance the compatibility with residential uses.Response: AcknowledgedComment Number: 4 Comment Originated: 12/21/202012/21/2020: 3.2.1 – Landscaping and Tree ProtectionThis Code Section requires a fully developed landscape plan that addresses relationships of landscaping to the circulation system and parking, the building, abutting properties, and users of the site in a manner appropriate to the neighborhood context.Full tree stocking should be provided in all landscape areas within fifty (50) feet of any building or structure along all high use or high visibility sides of any building or structure, in accordance with the spacing standards outlined in thissection.Response: The project is proposing full tree stocking in addition to the parking lot landscape requirments.Comment Number: 5 Comment Originated: 12/21/202012/21/2020: 3.2.1 (D) (2) – Street TreesWherever the sidewalk is separated from the street by a parkway, canopy shade trees must be planted at thirtyfoot to fortyfoot spacing (averaged along the entire front and sides of the block face) in the center of all such parkway areas. Such street trees shall be placed at least eight (8) feet away from the edges of driveways and alleys.Response: the project is proposing street trees along the lot face of Conquest.Comment Number: 6 Comment Originated: 12/21/202012/21/2020: 3.2.1(D)(3) Minimum Species DiversityPer the table in Land Use Code section 3.2.1(D)(3), no one species may make up more than the following percentages of the overall total of trees provided on your site. This includes the trees that already exist on the site.1019 trees 50%2039 trees 33%4059 trees 25%60+ trees 15%Response: acknowledged, the project will meet the 33% diversity requirement.Comment Number: 7 Comment Originated: 12/21/202012/21/2020: 3.2.1(D)(4) Tree Species and Minimum SizesThis standard requires minimum tree and shrub sizes included in the landscape plan. Please ensure that all proposed trees and shrubs meet the minimum sizes below:Canopy shade tree 2” caliperEvergreen tree – 8’ heightOrnamental tree – 1.5” caliperShrubs – 5 gal.Response: acknowledgedComment Number: 8 Comment Originated: 12/21/202012/21/2020: 3.2.1(E)(4) (5) Parking Lot LandscapingLand Use Code sections 3.2.1(E)(4)(5) require landscaping around the perimeter and in the interior of parking lots. For perimeter landscaping, you must screen the parking lot so that 75% of the shine of headlights is blocked to the condominium complex next door. You will also need to plant one tree every 40' on a side or rear lot line and one tree every 25' along a public street. For the interior landscaping standards, 6% of the parking lot interior needs to be landscaped. Landscape islands with a tree and shrubs is a good way to meet this requirement. Please provide a table on your formal submittal that shows the landscape areas counted towards meeting this parking requirement and their size compared to the overall size of the parking lot.Response: acknowledged, the project will meet the parking lot landscape requirements.Comment Number: 9 Comment Originated: 12/21/202012/21/2020: 3.2.2(C)(4)(b) – Bicycle Parking Space RequirementsBike parking is required for both the recreational use (pool) and the commercial uses (restaurant and retail). Please see the required spaces below:•Recreational Uses:1 / 2,000 sf (min. of 4); 100% fixed•Restaurant (Standard): 1 / 1,000 sf (min. of 4); 100% fixed•General Retail: 1 / 4,000 sf (min. of 4); 20% enclosed / 80% fixedResponse: acknowledged, the project will meet the bike parking requirements.Comment Number: 10 Comment Originated: 12/21/202012/21/2020: 3.2.2(K)(2) – NonResidential Parking RequirementsVehicle spaces required for the proposed uses are listed below:•Recreational Uses:1 space per 4 persons maximum rated capacity•Restaurant (Standard): 5 / 1,000 sf (min); 10 / 1,000 sf (max)•General Retail: 2 / 1,000 sf (min); 4 / 1,000 sf (max)Response: acknowledged, the project will meet the parking requirements. This has been coordinated with Pete and John as our approach to the recreation use needs.Comment Number: 11 Comment Originated: 12/21/202012/21/2020: 3.2.4 – Site LightingThis code section requires a lighting plan with full cutoff, downdirectional fixtures, minimum and maximum light levels, and limits on light spillover off the site. Please note that City staff are working on an update to the City’s lighting code standards which may be in place prior to the time that this project appears before the Planning & Zoning Board.Response: acknowledged, the project will meet the lighting requirements.Comment Number: 12 Comment Originated: 12/21/202012/21/2020: 3.2.5 – Trash and Recycling EnclosuresAll commercial developments must provide adequately sized, conveniently located and easily accessible facilities for the waste disposal and recycling needs of the development. Please include a trash and recycling enclosure area on the PDP submittal.Response: acknowledged, the project will meet the trash enclosure requirements.Comment Number: 13 Comment Originated: 12/21/202012/21/2020: 3.5.1– Building Project and CompatibilityThese subsections require new developments in or adjacent to existing developed areas are compatible, when considered within the context of thesurrounding area, by using a design that is complimentary. They should be read in conjunction with the more specific building standards contained in the zone district standards contained in Article 4. Please provide detail in the PDP narrative regarding how the building and pool deck architecture will be compatible with the rest of the Mosaic development.Response: Acknowledged. This is the second pool house for the Mosaic development, which is a Contemporary Modern style. We have taken the first pool house (already built and functioning) and tailored that design to the smaller scale of this proposed pool house, keeping the low sloped roof and stone and stucco wall masses accenting and providing a base beneath the fiber cement board upper walls. The taller Retail Building builds on the same Contemporary Modern style with low sloped roofs and massing of stone and stucco walls grounding the building with fiber cement board siding topping out the building.Comment Number: 14 Comment Originated: 12/21/202012/21/2020: 3.5.3 – Mixed – Use, Institutional and Commercial BuildingsNonresidential buildings must provide significant architectural interest and shall not have a single, large, dominant building mass. The street level shall be designed to comport with a pedestrian scale in order to establish attractive street fronts and walkways. Walkways shall be designed principally for the purpose of accommodating pedestrians while secondarily accommodating vehicular movement. Buildings shall be designed with predominant materials, elements, features, color range and activity areas tailored specifically to the site and its context.Response: Acknowledged. Both buildings masses are broken up with different materials, planes, heights and forms.Comment Number: 15 Comment Originated: 12/21/202012/21/2020: 3.5.3(C)(1) – Orientation to a Connecting WalkwayCommercial buildings must be placed so that the primary building entrance opens directly onto a connecting walkway which connects out to Sykes Dr, Conquest Way, or Timberline Rd without intervening vehicle use areas between the entrance and sidewalk, as required.Response: The commercial building is placed to allow for connecting walkways to provide access to both Sykes Drive and Conquest Way without intervening vehicle use areas.Comment Number: 16 Comment Originated: 12/21/202012/21/2020: 3.5.3(C)(2) – Orientation to Build to Lines for Streetfront BuildingsPlease provide clarification on which street the primary building entry will face. This will help staff determine whether the commercial structure is meeting the buildto standard. However, if it is not exceptions to the buildtoline standards are permitted.RESPONSE: We are proposing to use the Exception within 3.5.3(c)(2)(e)(1)in order to form an outdoor space such as a plaza, courtyard, patio or garden between a building and the sidewalk. Such a larger front yard area shall have landscaping, low walls, fencing or railings, a tree canopy and/or other similar site improvements along the sidewalk designed for pedestrian interest, comfort and visual continuity.Comment Number: 17 Comment Originated: 12/21/202012/21/2020: 3.5.3(D) – Variation in MassingVariation in building mass is required to avoid the appearance of a single, large, dominant building mass. Please provide additional information with the PDP submittal on how this standard is met.Response: Acknowledged. Both buildings masses are broken up with different materials, planes, heights and forms.Comment Number: 18 Comment Originated: 12/21/202012/21/2020: 3.5.3(E) – Character and ImageAt the time of PDP submittal please provide additional info on how the building design meets the following standards for Character and Image (see LUC 3.5.3(E) for more details):1.Façade Treatment – minimum wall articulations requirements2.Facades – use of windows, entrances, arcades, arbors, awnings, along no less than 50% of the facade3.Entrances – Primary entrances should be clearly defined and recessed or framed by sheltering elements4.Awnings – Shall be no longer than a single storefront5.Base and Top Treatments – facades shall have a recognizable “base” and “top” which breaks up the building mass into distinct elements.Response: See building elevations included in the submittal.Department: Engineering Development ReviewContact: Morgan Stroud, 9704164344, mstroud@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 12/21/202012/21/2020: Site Specific: Thank you for aligning your driveway with the existing alleyway across Conquest Way. Most or all of the public improvements that are typically required from Engineering were constructed with East Ridge 2nd Filing.Response: Noted, Thank youComment Number: 2 Comment Originated: 12/21/202012/21/2020: Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at 2216566 if you have any questions.Response: Noted, Thank youComment Number: 3 Comment Originated: 12/21/202012/21/2020: 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/devreview.phpResponse: Noted, Thank youComment Number: 4 Comment Originated: 12/21/202012/21/2020: 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: Noted, Thank youComment Number: 5 Comment Originated: 12/21/202012/21/2020: 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: Noted, Thank youComment Number: 6 Comment Originated: 12/21/202012/21/2020: 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/standardsandguides/urbanareastreetstandardsResponse: Noted, Thank youComment Number: 7 Comment Originated: 12/21/202012/21/2020: This project is responsible for dedicating any rightofway and easements that are necessary or required by the City for this project. This shall including the standard utility easements that are to be provided behind the rightofway (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). No easements could be found on this property in the country recorders files. The following easements will need to be dedicated on the plat or separate document. Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.phpResponse: Noted, Thank youComment Number: 8 Comment Originated: 12/21/202012/21/2020: Utility plans will be required and if needed a Development Agreement will be recorded once the project is finalized.Response: Noted, Thank youComment Number: 9 Comment Originated: 12/21/202012/21/2020: 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.Response: The Datam for this project will remain on the same datum as the entirety of East Ridge with a conversion.Comment Number: 10 Comment Originated: 12/21/202012/21/2020: For projects platting or replatting; a final subdivision plat submission list can be found at the following link: https://www.fcgov.com/developmentreview/pdf/electronic_final_plat_submittal_req.pdf?1526073805Response: Easements will be provided by separate document.Comment Number: 11 Comment Originated: 12/21/202012/21/2020: LCUASS parking setbacks (Figure 196) apply and will need to be followed depending on parking design.Response: Noted, Thank youComment Number: 12 Comment Originated: 12/21/202012/21/2020: All fences, barriers, posts or other encroachments within the public rightofway are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in noncompliance.Response: Noted, Thank youComment Number: 13 Comment Originated: 12/21/202012/21/2020: The development/ site cannot use the rightofway for any rain gardens to treat the storm runoff. We can look at the use of rain gardens to treat street flows – the design standards for these are still in development.Response: Noted, Thank youComment Number: 14 Comment Originated: 12/21/202012/21/2020: Doors are not allowed to open out into the rightofway.Response: Noted, Thank youComment Number: 15 Comment Originated: 12/21/202012/21/2020: Bike parking required for the project cannot be placed within the rightofway and if placed just behind the rightofway need to be placed so that when bikes are parked, they do not extend into the rightofway.Response: Noted, Thank youComment Number: 16 Comment Originated: 12/21/202012/21/2020: In regard to construction of this site, the public rightofway 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: Noted, Thank youDepartment: Traffic OperationContact: Steve Gilchrist, 9702246175, sgilchrist@fcgov.comTopic: Traffic Impact StudyComment Number: 1 Comment Originated: 12/21/202012/21/2020: We will need a letter or narrative detailing any expected use and anticipated trips to be generated by the community center in order to determine if that is consistent with Overall Development Plan for East Ridge/Mosaic. If it is anticipated to be higher than what was approved in the ODP, further traffic review may be required.Response: acknowledged, the proposed use is under the approved ODP anticipated trips.Department: Stormwater Engineering – Erosion and Sediment ControlContact: Basil Hamdan, 9702221801, bhamdan@fcgov.comTopic: Erosion ControlComment Number: 1 Comment Originated: 12/16/202012/16/2020: The proposed site development disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control materials need to be submitted. The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be found at www.fcgov.com/erosionFor Final:Please submit an Erosion Control Plans to meet City Criteria.Please resubmit an Erosion Control Report to meet City Criteria.Please submit an Erosion Control Escrow / Security Calculation based on the accepted Erosion Control Plans to meet City Criteria.Based on the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be obtained before Construction activities begin on the site.Response: This site is currently part of the East Ridge report. An EC plan has been provided. Department: Stormwater EngineeringContact: Wes Lamarque, 9704162418, wlamarque@fcgov.comTopic: GeneralComment Number: 2 Comment Originated: 12/22/202012/22/2020: Master plan and criteria compliance (site specific comment):The design of this site must conform to the drainage basin design of the Lower Cooper Slough 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/buildersanddevelopers/developmentformsguidelinesregulations/stormwatercriteriaResponse: Noted, Thank youComment Number: 3 Comment Originated: 12/22/202012/22/2020: 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 fourstep process for selecting structural BMPs.Response: A compliance letter has been provided.Comment Number: 4 Comment Originated: 12/22/202012/22/2020: Stormwater outfall (site specific comment):The stormwater outfall is the East Ridge drainage infrastructure which appears to be the curb & gutter.Response: Noted, Thank youComment Number: 5 Comment Originated: 12/22/202012/22/2020: Offsite Stormwater Flows (site specific comment):As part of design of this site, an offsite flow analysis will need to be performed. The development will need to accept and pass any existing offsite flows.Response: Noted, Thank youComment Number: 6 Comment Originated: 12/22/202012/22/2020: Detention requirements (site specific comment):Onsite detention is already accounted for in the East Ridge detention pond.Response: Noted, Thank youComment Number: 7 Comment Originated: 12/22/202012/22/2020: Water Quality and Low Impact Development requirements (standard comment):Onsite water quality and LID treatment are already accounted for in the East Ridge development.Response: Noted, Thank youComment Number: 8 Comment Originated: 12/22/202012/22/2020: 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 2246015 or jschlam@fcgov.com.Response: Noted, Thank youComment Number: 9 Comment Originated: 12/22/202012/22/2020: 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 ongoing 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/whatwedo/stormwater/stormwaterquality/lowimpactdevelopmentResponse: Noted, Thank youComment Number: 10 Comment Originated: 12/22/202012/22/2020: 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/buildersanddevelopers/plantinvestmentdevelopmentfees or contact our Utility Fee and Rate Specialists at (970) 4164252for 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/ratesResponse: Noted, Thank youDepartment: WaterWastewater EngineeringContact: Wes Lamarque, 9704162418, wlamarque@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 12/22/202012/22/2020: City water transmission mains (site specific comment)There is an existing 24inch Fort Collins water transmission main in Timberline Road. This water main serves AnheuserBusch and may not be tapped into. Please contact City of Fort Collins Water Utilities to discuss if you have any questions.Response: Noted, Thank youComment Number: 2 Comment Originated: 12/22/202012/22/2020: Other service district (site specific comment):This project site is located within the East Larimer County (ELCO) Water District and the Boxelder Sanitation District for water and sewer service. Please contact them at (970) 4932044 (ELCO) and (970) 4980604 (Boxelder) for development requirements.Response: Noted, Thank youComment Number: 3 Comment Originated: 12/22/202012/22/2020: 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/standardsResponse: Noted, Thank youDepartment: Light And PowerContact: Tyler Siegmund, 9704162772, tsiegmund@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 12/21/202012/21/2020: INFORMATION:Light and Power has conduit stubbed at the northeast corner of the Mulberry/Sykes intersection that can be extended to the site to provide power.Response: Noted, Thank youComment Number: 2 Comment Originated: 12/21/202012/21/2020: INFORMATION:Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me to discuss the preliminary estimate or visit the following website for an estimate of charges and fees related to this project:http://www.fcgov.com/utilities/business/buildersanddevelopers/plantinvestmentdevelopmentfeesResponse: Noted, Thank youComment Number: 3 Comment Originated: 12/21/202012/21/2020: INFORMATION:Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans.Response: Noted, Thank youComment Number: 4 Comment Originated: 12/21/202012/21/2020: INFORMATION:All light and Power infrastructure needed for the project will need to be within public rightofway or dedicated utility easementsResponse: Noted, Thank youComment Number: 5 Comment Originated: 12/21/202012/21/2020: INFORMATION: A commercial service information form (C1 form) and a one line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review. A link to the C1 form is below:http://www.fcgov.com/utilities/business/buildersanddevelopers/developmentformsguidelinesregulationsResponse: Noted, Thank youComment Number: 6 Comment Originated: 12/22/202012/22/2020: INFORMATION:For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go renewableResponse: Noted, Thank youComment Number: 7 Comment Originated: 12/22/202012/22/2020: The City of Fort Collins now offers gigspeed fiber internet, video and phone service. Contact Julianna Potts with Fort Collins Connexion at 9702077890 or jpotts@fcgov.com for commercial grade account support, RFPs and bulk agreements.Response: Noted, Thank youComment Number: 8 Comment Originated: 12/22/202012/22/2020: INFORMATION: Please contact Tyler Siegmund with Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development charge processes, electric service standards, and use our fee estimator at: http://www.fcgov.com/utilities/business/buildersanddevelopersResponse: Noted, Thank youDepartment: Environmental PlanningContact: Kelly Smith, , ksmith@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 12/21/202012/21/2020: FOR INFORMATIONOur 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)Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP) provides communication materials and onsite assessments to support recycling program. Also provides rebates for new compost programs: http://fcgov.com/recycling/wrap.php 2)Solar Rebate Program offers up to $50,000 in rebates to Fort Collins Utility customers for the installation of solar PV: www.fcgov.com/solar, contact Rhonda Gatzke at 9704162312 or rgatzke@fcgov.com 3)Integrated Design Assistance Program offers financial incentives and technical support for new construction and major renovation projects. Must apply early in the design phase: http://fcgov.com/idap, contact David Suckling at 9704164251 or dsuckling@fcgov.comResponse: acknowledged, thank you.Comment Number: 2 Comment Originated: 12/21/202012/21/2020: FOR INFORMATIONEvery Conceptual Review LANDSCAPINGCity 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 lowwateruse plants and grasses in landscaping or relandscaping and reducing bluegrass lawns as much as possible. Native plants and wildlifefriendly (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, the project will utilize adaptive and native species that have been utilized throughout the Mosaic Development.Comment Number: 3 Comment Originated: 12/21/202012/21/2020: FOR FDP APPROVALPrior to FDP approval, a raptor nest survey will be required. If any raptor nests are present on or near the site, protection standards may be required.Response: Per email from January 8th - Thanks for reaching out Darren and sorry for the cryptic comment. I meant that a raptor study for across the street be performed. But I think City staff can do that. Historically there was a Red tailed hawk nest on the property. Red tailed hawks typically have several nests they use within a certain range. Given the nest on the site was removed, I am wondering if there is another one across the street. I can go out and take a look. I doubt there is anything but want to make sure.Comment Number: 4 Comment Originated: 12/21/202012/21/2020: FOR PDP Every Conceptual Review – LIGHTING – shielding:Please submit a site photometric plan and luminaire schedule if exterior lights (wall or pole mounted) will be installed. Site light sources shall be fully shielded and downdirectional to minimize uplight, spilllight, glare and unnecessary diffusion on adjacent property. 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)(3)Response: acknowledged, the project will meet the criteria.Department: ForestryContact: Molly Roche, 2246161992, mroche@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 12/21/202012/21/2020: PRESUBMITTAL Forestry Tree Inventory:If there are existing trees on site, 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, especially those in the SE corner of the site, should be retained to the extent reasonably feasible.Response: acknowledged, there was a site visit conducted on January 11th.Comment Number: 2 Comment Originated: 12/21/202012/21/2020: 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 NotesTree 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.phpRequired 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 burlappedResponse: acknowledged, the project will provide these notes.Comment Number: 3 Comment Originated: 12/21/202012/21/2020: INFORMATION ONLY 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 siteMaximum percentage of any one species101950%203933%405925%60 or more15%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, the project will work with staff to ensure best species are being selected meeting diversity criteria.Comment Number: 4 Comment Originated: 12/21/202012/21/2020: INFORMATION ONLY 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.Street Light/Tree Separation:Canopy shade tree: 40 feetOrnamental tree: 15 feetStop 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 lines6’ between trees and water or sewer service lines4’ between trees and gas lines10’ between trees and electric vaultsResponse: acknowledged, the project will meet these requirements.Comment Number: 5 Comment Originated: 12/21/202012/21/2020: INFORMATION ONLY 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 onsite location, the applicant shall replace such tree(s) according to City mitigation requirements.Response: acknowledged, the project will provide this letter.Comment Number: 6 Comment Originated: 12/21/202012/21/2020: INFORMATION ONLY Per Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least 50 percent of all tree plantings.Response: acknowledged, the project meets this requirement.Comment Number: 7 Comment Originated: 12/21/202012/21/2020: INFORMATION ONLY Canopy shade trees should be planted at 3040’ spacing (LUC 3.2.1 (D)(C) along street frontages.Response: acknowledged,Comment Number: 8 Comment Originated: 12/21/202012/21/2020: INFORMATION ONLYEach landscape island should be 8’ in its smallest dimensions to allow for tree root growth (LUC 3.2.1 5(C).Response: acknowledged, this will be accommodated where possible.Department: Park PlanningContact: Suzanne Bassinger, 9704164340, sbassinger@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 12/21/202012/21/2020: Information OnlyThe City of Fort Collins Land Use Code Section 3.4.8 “Parks and Trails” addresses compliance with the Parks and Recreation Policy Plan (“Master Plan”). The Master Plan indicates the general location of all parks and regional recreational trails. Parcels adjacent to or including facilities indicated in the Master Plan may be required to provide area for development of these facilities.Response: acknowledgedComment Number: 2 Comment Originated: 12/21/202012/21/2020: Information OnlyThe 2013 Paved Recreational Trail Master Plan was adopted by City Council and provides conceptual locations and general trail design guidelines for future regional recreational trails. The Trail Master Plan is available at https://www.fcgov.com/parkplanning/plansandpolicies.Response: acknowledgedComment Number: 3 Comment Originated: 12/21/202012/21/2020: Information OnlyThe NE Timberline regional recreational trail is located parallel to and on the east side of Timberline Road. The trail has been constructed south of Sykes Drive. Extension of the Public Access and Trail Easement through the property and adjacent to Timberline Road should be provided to continue the existing trail south of Sykes Drive, along the west boundary of the project and aligning with the easement identified to the north of the project property associated with the Mosaic Condo project.Response: acknowledgedComment Number: 4 Comment Originated: 12/21/202012/21/2020: Information OnlyThe Public Access and Trail easement width is 50 feet. The minimum easement width of 30 feet may be acceptable for short distances upon approval by Park Planning and Development. The location of the easement must be approved by Park Planning & Development.Response: acknowledgedComment Number: 5 Comment Originated: 12/21/202012/21/2020: Information OnlyA sidewalk connection between the commercial patio area and the regional trail is not supported as it would direct trail users into a seating/gathering area. A trail connection on the north side of the property, potentially off of the private drive immediately north of the project site, would be a preferred location (acknowledging it is off of the site under review) to direct trail users to a safe way to access to the neighborhood center parking lot and site.Response: acknowledged, this has been removed.Comment Number: 6 Comment Originated: 12/21/202012/21/2020: Information OnlyThe construction schedule for the recreational trail on this site has not been determined and typically will not occur until funding becomes available. Partnerships between Park Planning and Development and the site developer may be an option to fund the construction of the trail concurrent with site development.Response: acknowledgedComment Number: 7 Comment Originated: 12/21/202012/21/2020: Information OnlyThe Parks Department will maintain future recreational trails. Maintenance consists of snowplowing of the paved surface, occasional seasonal mowing 23’ adjacent to the trail surface and repairing/replacing surface damage of the trail. The underlying property owner shall be responsible for all other landscaping and maintenance within the easement.Response: acknowledgedComment Number: 8 Comment Originated: 12/21/202012/21/2020: Information OnlyLandscaping within the recreational trail easement shall be provided in accordance with all applicable City codes, and will remain the responsibility of the underlying landowner. Landscaping must provide acceptable clearances from the trail surfaces as specified in the Trail Master Plan. Spray irrigation, if required, shall be designed and maintained to avoid spray on the trail.Response: acknowledgedDepartment: PFAContact: Jim Lynxwiler, 9704162869, jlynxwiler@poudrefire.orgTopic: GeneralComment Number: 1 Comment Originated: 12/21/202012/21/2020: FOR HEARING FIRE APPARATUS ACCESSFire access is required to within 150 feet of all exterior portions of any building, or facility's ground floor as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road (i.e. Timberline Rd). > It appears the location of the proposed 4,000 s.f. commercial building may meet access as measured from Sykes and Conquest; however, the entire site plan does not provide apparatus access as measured from the available public streets. A fire lane will need to be dedicated on the property to achieve access to within 150 feet of all portions of the perimeter. If this cannot be done internally, expansion of the fire lane on the north side of the site might provide sufficient access. Fire lane specifications provided below.Response: A fire lane will be provided and easements will be made by separate document.Comment Number: 2 Comment Originated: 12/21/202012/21/2020: INFORMATION 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 separate document as an Emergency Access Easement. > Maintain the required 20-foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, allweather 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. > Fire lane to be identified by red curb and/or signage. 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. Appropriate directional arrows required on all signs. Add LCUASS detail #1418 to plan set.Response: A fire lane will be provided and easements will be made by separate document.Comment Number: 3 Comment Originated: 12/21/202012/21/2020: INFORMATION WATER SUPPLYA 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. Existing utility infrastructure in the area may already meet this requirement. Please verify and label on Utility Plans.Response: Noted, Thank youComment Number: 4 Comment Originated: 12/21/202012/21/2020: INFORMATION FIRE SPRINKLER SYSTEM CONSIDERATIONNeither proposed building exceeds 5,000 sq. ft. and need not be sprinklered unless the assigned Occupancy Group or Occupant Load otherwise requires fire sprinkler system requirements.Response: Noted, Thank youComment Number: 5 Comment Originated: 12/21/202012/21/2020: INFORMATION ADDRESS POSTINGNew 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 eightinch numerals on a contrasting background.Response: acknowledged, this will be coordinated with PFA and the design team as it approaches final design.Department: Internal ServicesContact: Russell Hovland, 9704162341, rhovland@fcgov.comTopic: Building Insp Plan ReviewComment Number: 1 Comment Originated: 12/18/202012/18/2020: Construction shall comply with adopted codes as amended. Current adopted codes are:2018 International Building Code (IBC) with local amendments2018 International Existing Building Code (IEBC) with local amendments2018 International Energy Conservation Code (IECC) with local amendments2018 International Mechanical Code (IMC) with local amendments2018 International Fuel Gas Code (IFGC) with local amendments2018 International Swimming Pool and Spa Code (ISPSC) with local amendments2018 International Plumbing Code (IPC) as amended by the State of Colorado2020 National Electrical Code (NEC) as amended by the State of ColoradoCopies of current City of Fort Collins code amendments can be found at fcgov.com/building.Accessibility: State Law CRS 95 & ICC/ANSI A117.12017.Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.Frost Depth: 30 inches.Wind Loads: Risk Category II (most structures):· 140mph (Ultimate) exposure B or· Front Range Gust Map published by The Structural Engineer's Association of  Seismic Design: Category B.Climate Zone: Zone 5Energy Code: 2018 IECC commercial chapter. Response: acknowledgedINFORMATIONAL ITEMS: · 10% of all parking spaces must be EV ready (conduit in place)· This building is located within 250ft of a 4 lane road or 1000 ft of an active railway, must provide exterior composite sound transmission of 39 STC min.· Commercial occupancies must provide 10ft setback from property line and 20 feet between other buildings or provide fire rated walls and openings per chapter 6 and 7 of the IBC.· City of Fort Collins amendments to the 2018 IBC require a full NFPA13 sprinkler system per IBC chapter 9 or when building exceeds 5000 sq.ft. (or meet fire containment requirements).· Prescriptive energy compliance with increased insulation values is required for buildings using electric heat.· A City licensed commercial general contractor is required to construct any new commercial structure.Building Permit PreSubmittal Meeting: Please schedule a presubmittal meeting with Building Services for this project. PreSubmittal meetings assist the designer/builder by assuring, early on in the design, that the new 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 middesign stage for this meeting to be effective. Applicants of new projects should email rhovland@fcgov.comto schedule a presubmittal meeting. 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.Response: acknowledgedDepartment: Technical ServicesContact: Jeff County, 9702216588, jcounty@fcgov.comTopic: GeneralComment Number: 1 Comment Originated: 12/09/202012/09/2020: 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: The Datam for this project will remain on the same datum as the entirety of East Ridge with a conversion.Comment Number: 2 Comment Originated: 12/09/202012/09/2020: If submitting a replat is required for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions.Response: No replat anticipated. Any easement to be provided by separate document.