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HomeMy WebLinkAboutFORT COLLINS JEEP - PDP - PDP170013 - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTSPARAGON ENGINEERING CONSULTANTS, INC. _________________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 Ted Shepard City of Fort Collins 281 North College Avenue Fort Collins, CO 80522 RE: Fort Collins Jeep, PDP170013, Round Number 1 Project Planner, Ted Shepard, at 970-221-6343 or tshepard@fcgov.com. Comment Summary: Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mragasa@fcgov.com Topic: General Comment Number: 6 Comment Originated: 04/06/2017 04/06/2017: Variance requests will be needed for the Driveway spacing along Harmony Road and Mason Drive. The access off of Harmony would not meet the spacing distance from Mason Street. The access off of Mason would not meet the spacing distance from Kensington Drive. Response: The necessary variance requests have been made as part of this submittal. Comment Number: 7 Comment Originated: 04/06/2017 04/06/2017: Another variance request would be needed to meet the minimum off street parking setback distance (Figure 19-6). The parking would need to be setback further so that cars are not backing up onto the public sidewalk. Can you verify which parking spots are for public parking and which are for vehicle display/storage? Response: The necessary variance requests have been made as part of this submittal. There is a minimum 2- foot separation between the top back of curb for the parking and all sidewalks which run alongside the parking so this should not be an issue. Labels have been added in order to indicate the uses for each parking area. Comment Number: 8 Comment Originated: 04/06/2017 04/06/2017: Please refer to Appendix E1 and E2 for the General Notes and the Construction Notes to include in the Utility Plan Response: The appropriate notes from Appendices E1 and E2 have been added to the Utility Plans. Comment Number: 9 Comment Originated: 04/06/2017 04/06/2017: It appears more than the allowable 750 square feet drains across the public walk at the driveway ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 (both on Harmony and Mason). Please provide more spot elevations to verify the location of the high point. Please add a high point or add a sidewalk chase. Response: The parking lot grading has been modified as necessary to eliminate this issue. Comment Number: 10 Comment Originated: 04/06/2017 04/06/2017: Please add the standard sidewalk repair note to the utility plan and the site plan: "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: This note has been added to the utility plan and site plan. Comment Number: 11 Comment Originated: 04/06/2017 04/06/2017: Please turn off the ghosted layer of the existing curb/gutter/sidewalk within the public ROW. It may be beneficial to add an Existing Conditions/Demolition Plan sheet(s) to the Utility Plan Set. Response: A demolition plan has been added to the plan set. Comment Number: 12 Comment Originated: 04/06/2017 04/06/2017: What are the dots being proposed along the sidewalk on Mason Street and the parking stalls on Harmony Road? Is this a fence? Response: The dots are meant to depict bollards. These are called out on the site plan and a label has been added to the utility plan as well. Comment Number: 13 Comment Originated: 04/06/2017 04/06/2017: Show all easements on the Utility Plans. This includes proposed and existing easements. An emergency access easement should also be depicted. Where is the fire access route? Response: All easements are being shown and an emergency access easement is now depicted. Comment Number: 14 Comment Originated: 04/06/2017 04/06/2017: What is the parking and sidewalk separation at the southeast corner of the property? Please verify that there is enough separation so that cars do not overhang into the public ROW. Response: The bollards have been relocated 2-feet behind the sidewalk and the parking has been relocated 2- feet behind the bollards. Comment Number: 15 Comment Originated: 04/06/2017 04/06/2017: ROW may need to be dedicated near the bus pullout location on Harmony Road. The sidewalk should be within the public ROW. The shelter/pad can be within a transit easement. Response: ROW has been widened to accommodate the new sidewalk and a transit easement for the shelter pad. ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 Comment Number: 16 Comment Originated: 04/06/2017 04/06/2017: The driveways should be built in accordance with LCUASS Drawing 707.1. Concrete should be shown to the back of sidewalk, creating an ADA route. Response: The plans have been updated to show concrete to the back of the sidewalk of the driveways. Comment Number: 17 Comment Originated: 04/06/2017 04/06/2017: The bus pullout should be built in accordance with LCUASS Drawing 711. Please use this detail in the Utility Plans. Response: LCUASS Drawing 711 has been added to the plans as a detail and referenced on the Site Plan and Overall Utility Plan. Response: Site conditions allow only for a modified bus pullout. Comment Number: 18 Comment Originated: 04/06/2017 04/06/2017: Please show the cross section of roadway being used for Mason Street (Cross Section G of the Midtown Plan). This can either be on the Plan and Profile sheet or the overall coversheet. Response: The South Mason Street Cross-Section has been added to the cover sheet. Comment Number: 19 Comment Originated: 04/06/2017 04/06/2017: The roadway design for Mason Street needs some work. The minimum flowline grades is 0.5%. No single point grade break shall exceed 0.40 percent. This will have a direct impact on the cross slopes as well. The proposed cross slopes can be up to 3-4%. The cross slope would need to be designed in such a way that the existing pavement, when overlaid, will result in a straight line cross slope grade that meets the standards. The minimum cross slope would be 1.5%. Response: The grading for Mason Street has been modified as necessary to meet these requirements. Comment Number: 20 Comment Originated: 04/06/2017 04/06/2017: How will you be transitioning from the existing curb on Mason Street to the proposed curb, which is moving about 8' to the west? It may make sense to start the on street parking south of the proposed access. Response: The transition has been revised to occur through the driveway cut as recommended by staff. Comment Number: 21 Comment Originated: 04/13/2017 04/13/2017: More discussion is going to be needed for the ultimate cross section of Mason Street. A striping plan will be needed to see how a right turn lane is going to be striped. Please contact traffic operations (Nicole Hahn) to begin discussions. We will most likely need to either modify the sidewalk or parkway to achieve the minimum widths of a left, thru, bike and right turn lane at Harmony Road. Response: The striping has been added to the plan indicating the turn lane and the bike lane. Topic: Plat Comment Number: 2 Comment Originated: 04/06/2017 04/06/2017: Add the following note to the plat: "There shall be no private conditions, covenants or restrictions that prohibit or limit the installation of resource ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 conserving equipment or landscaping that are allowed by sections 12-120 – 12-122 of the City Code." Response: The note has been added to the plat as requested. Comment Number: 3 Comment Originated: 04/06/2017 04/06/2017: The Clerk and Recorder's Certificate Signature block is not needed on the Plat. Response: The Clerk and Recorder’s Certificate Signature block has been removed from the Plat. Comment Number: 4 Comment Originated: 04/06/2017 04/06/2017: Please verify that all encroachments from curbing of the bus lane are within easement. Repair Guarantee notes may need to be adjusted. Response: The ROW has been widened to accommodate the new sidewalk and a transit easement for the shelter pad has been added to the plat. Comment Number: 5 Comment Originated: 04/06/2017 04/06/2017: Other easements may be needed on the Plat, which may include Utility, Emergency Access, Transit, and Drainage easements. Response: Emergency Access, Transit, and Drainage easements have been added to the plat Contact: Sheri Langenberger, 970-221-6573, slangenberger@fcgov.com Topic: General Comment Number: 1 Comment Originated: 03/23/2017 03/23/2017: The project owes an additional $6,034.75 for TDR Fees. This is based on a building square footage of 34,752 sq feet as identified on the site plan and the platting of 4.479 acres. Response: At the time of the initial submittal we were told that the fee was based on the new addition only. That is the amount that was paid. Department: Environmental Planning Contact: Stephanie Blochowiak, 970-416-4290, sblochowiak@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/11/2017 04/11/2017: Memo ECS received. Thank you. Response: Noted. Comment Number: 2 Comment Originated: 04/11/2017 04/11/2017: Sheet C-2 has "Berthoud Water and Sewer Notes" on it. Please update accordingly per City of Fort Collins requirements for all Notes to be included on site, grading, lighting, utility, and landscape plans. Response: The Berthoud Water and Sewer Notes have been removed and replaced with the appropriate notes from Appendices E1 & E2 of the Larimer County Urban Street Standards as requested. Topic: Landscape Plans Comment Number: 4 Comment Originated: 04/11/2017 ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 04/11/2017: Irrigation notes include language about native seed areas however current plans do not appear to show native seed areas. If native seed mix is to be used then the specific mix to be applied should be included on landscape plans. Please update accordingly. Response: This has been modified, there are no native seed areas in this design. Comment Number: 5 Comment Originated: 04/11/2017 04/11/2017: If native seed mix is to be used for some areas then add to native seed mix table: NA a. Scientific names (common names only are not reliable for ordering purposes). b. Percent of each species to be used in the mix. c. Total pounds per acre and/or pounds per square foot to be applied including specification of which method is to be used (drill seed or broadcast). d. Application rate should be a minimum of 15 lbs/acre for drill seed method and minimum of 30 lbs/acre if broadcast method is to be used. Comment Number: 6 Comment Originated: 04/11/2017 04/11/2017: Typically symbology is a different and unique shape for each different type of shrub species and tree species. Please update by Final Plan stage if not before. Response: This request was waived by the planner at our review meeting. Comment Number: 7 Comment Originated: 04/11/2017 04/11/2017: In the planting list please separate out categories accordingly: deciduous trees; evergreen trees; ornamental trees; evergreen shrubs; deciduous shrubs; perennials; ornamental grasses. Response: The schedule has been modified. Comment Number: 8 Comment Originated: 04/11/2017 04/11/2017: Note LUC 3.2.1(D)(3) Minimum Species Diversity – to prevent uniform insect or disease susceptibility and eventual uniform senescence minimum requirements for tree species diversity are applied. For 40-59 trees on a development site, the maximum percentage for any one species is 25%. Current plans show some proposed species numbers above that threshold. Please add/adjust species accordingly. Response: Species numbers have been adjusted. Comment Number: 9 Comment Originated: 04/11/2017 04/11/2017: Revisit species selections for shrubs, perennials and ornamental grasses and select species more native to Fort Collins ecotypic region and elevations (4000-6000 ft). Many resources area available for plant lists including: Response: Plantings have been modified. City of Fort Collins Natural Areas Department Native Plants List: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf City of Fort Collins Plant List: http://www.fcgov.com/forestry/plant_list.pdf ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 Colorado Native Plant Society Suggested Native Plants: https://conps.org/wp-content/uploads/2015/05/Suggested-Native-Plants_0408. Pdf Comment Number: 10 Comment Originated: 04/11/2017 04/11/2017: More plantings needed along western edge and northern edge in particular including perhaps more evergreens for screening. Suggest addition of ornamental native grasses like Panicum virgatum (Switchgrass); S. scoparium (Little bluestem); A. gerardii (Big bluestem) and native shrubs perhaps C. viscidiflorus (Rabbitbrush); S. scopulorum (Rocky Mtn Juniper); Prunus americana (American plum); Ribes aureum (Golden currant). Response: We have added plantings along the north and west edge of the property. We are using lower shrubs along the west side in order to maintain visibility to the portion of the property to the west of the Max system. Comment Number: 11 Comment Originated: 04/11/2017 04/11/2017: More species diversity needed in trees shown in NW corner of project site and addition of shrubs for diversity in vertical structure and aesthetic. Response: This area has been modified. Comment Number: 12 Comment Originated: 04/12/2017 04/11/2017: Contact City Forestry Department as soon as possible to do a tree inventory for the site. Repeat comment from Conceptual Review letter 07/11/2016: Response: Inventory has been performed and is shown on a new sheet L-2. Note Article 3.2.1(C) requiring developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "...(4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment". A significant tree is defined as a tree having DBH (Diameter at Breast Height) of six inches or more. If any of the trees within this site have a DBH of greater than six inches, a review of the trees shall be conducted with Tim Buchanan, City Forester (970-221-6361 or tbuchanan@fcgov.com) to determine the status of the existing trees and any mitigation requirements that could result from the proposed development. Response: The tree protection notes and details are on the new sheet L-2. Topic: Lighting Plan Comment Number: 3 Comment Originated: 04/11/2017 04/11/2017: Regarding site lighting and light fixtures, in the luminaire schedule clarify exactly which color temperature (CCT) is to be ordered and installed for each proposed fixture identified on plans (AA, AA-FT, BB, Type Canopy, CC, GG). This needs to be explicit to avoid confusion in ordering and installation and significantly aids City Staff if there are issues or complaints post construction. Response: The photometric plan has been modified per comment. A reminder that 3000K CCT or less is requested especially for any and all LED lights. Response: Noted Several departments within the City of Fort Collins have been working together to address lighting pollution; they are referred to as the City Night Sky team. Results of the work can currently be viewed on the City Public Records website in Resolution 2016-074, a summary of City of Fort Collins City Council Intent and General Policy Regarding Night Sky Objectives. ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 For further information regarding light pollution see: International Dark Sky Association – American Medical Association Affirms Impacts from LEDs http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ The Coloradoan - Save our stars: City seeks to preserve night skies in Fort Collins http://www.coloradoan.com/story/news/2016/09/27/save-our-stars-city-seeks-preserve-night-skies/90970492/ Response: Noted Department: Forestry Contact: Molly Roche, , mroche@fcgov.com Topic: Landscape Plans Comment Number: 1 Comment Originated: 04/14/2017 04/14/2017: Please contact the City Forester to schedule an on-site meeting to obtain tree inventory and mitigation information for all existing trees. Response: On site meeting has been completed. Comment Number: 2 Comment Originated: 04/14/2017 04/14/2017: The code generally directs canopy shade trees in parking lot islands. Ornamentals are used in several islands. Please review this standard with Chief Planner, Ted Shepard. Response: Noted Comment Number: 3 Comment Originated: 04/14/2017 04/14/2017: Tree Species Selection - Caddo Sugar Maples are not very adaptable to exposed locations. Forestry suggests changing the five Caddo Maples along Mason Street to Espresso Coffeetree, Accolade Elm, Chinkapin Oak, or Hackberry. - Forestry is not familiar with Perfect Purple Crabapple. In checking with a local nursery, there is very little experience using this cultivar in Fort Collins. Other crabapples that could serve as a substitute are Thunderchild Crabapple or Red Barron Crabapple. Of those two suggested Crabs, Red Barron has more of an upright form. Response: Noted Comment Number: 4 Comment Originated: 04/14/2017 04/14/2017: Crimson Spire Oak is listed in the legend but it appears it may not be used on the project. Response: Noted Comment Number: 5 Comment Originated: 04/14/2017 04/14/2017: Species Diversity ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 Please review species diversity standard LUC 3.2.1 and adjust tree totals to meet the standard. Some tree species quantities appear to exceed this standard. Response: This has been addressed Comment Number: 6 Comment Originated: 04/14/2017 04/14/2017: Explore adding street trees in the parkways along south Mason to meet LUC standards. Evaluate width of parkway for feasibility of planting street trees and if it is possible to make the parkway a little wider. Response: We have added trees in the parkway. A request was made to change the detached walk to 8’ wide to allow for a wider parkway for planting. Comment Number: 7 Comment Originated: 04/14/2017 04/14/2017: The new bus shelter appears to be quite close to an existing mature crabapple tree. Also, significant grade changes may need to occur for the bus shelter. Forestry will want to evaluate the impact the bus shelter will have to this tree at the on-site meeting. Response: Tree was evaluated during on site meeting. Department: Light And Power Contact: Rob Irish, 970-224-6167, rirish@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/10/2017 04/10/2017:The existing 3-phase vault along Mason St. that feeds the existing transformer for the building will need to be relocated outside of the new drive entrance. The relocation of this vault will cause an outage on the existing transformer. Relocating this vault will most likely involve setting a new 3-phase vault, digging in new conduit to the vault, pulling out the existing cable and pulling in new cable from three different directions. Response: The new drive entrance has been relocated so that the existing vault can remain in place. Comment Number: 2 Comment Originated: 04/10/2017 04/10/2017: Coordinate the location for the relocated vault along Mason and the streetlight along Harmony with Light & Power Engineering and show the new locations on the site plan. Response: The new drive entrance has been relocated so that the existing vault can remain in place, the proposed relocation of the street light on harmony is shown on the plan. Comment Number: 3 Comment Originated: 04/10/2017 04/10/2017: The existing transformer location is shown to remain. Please make sure the transformer has 8' of clearance in front of the doors and a minimum of 3' of clearance on the back and sides. Transformer locations need to be within 10’ of an asphalt surface accessible by a line truck. A minimum clearance of 8’ must be maintained in front of the transformer doors and a minimum of 3’ on the sides Transformer and meter locations will need to be coordinated with Light & Power Engineering. Certain building materials and or building design may require more clearance. Please click on the following link for Electric Service Standards. ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations Response: The proposed parking island has been designed with the required clearance from the existing transformer. Comment Number: 4 Comment Originated: 04/10/2017 04/10/2017: If the applicant anticipates any change or increase to the existing electrical service, a C-1 Form and a One-line diagram will need to be submitted to Light & Power Engineering. 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 (commercial) buildings larger than a duplex or greater than 200amps. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulations Response: Noted Comment Number: 5 Comment Originated: 04/10/2017 04/10/2017: Electric Capacity Fee, Building Site charges, and any system modification charges necessary will apply to this development. Please contact Light & Power Engineering if you have any questions at 970-221-6700. Please reference our Electric Service Standards, development charges and fee estimator at the following link: http://www.fcgov.com/utilities/business/builders-and-developers Comment Number: 6 Comment Originated: 04/11/2017 04/11/2017: Once the plans are approved please submit an electronic copy (CAD) of the Utility Plan and Site Plan to Light & Power Engineering. Response: Noted. Department: PFA Contact: Cal Sheesley, 970-416-2599, csheesley@poudre-fire.org Topic: General Comment Number: 1 Comment Originated: 04/11/2017 04/11/2017: 2015 IFC CODE ADOPTION The Poudre Fire Authority and the City of Fort Collins are in the process of adopting the 2015 International Fire Code. 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: Noted. Comment Number: 2 Comment Originated: 04/11/2017 04/11/2017: FIRE LANES Fire access is required to within 150' of all exterior portions of any building as measured by an approved route around the perimeter. For the purposes of this section, fire access cannot be measured from an arterial road ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 (Mason & Harmony). The private drive throughout the parking complex serving as the fire lane shall be dedicated as an Emergency Access Easement (EAE) and dedicated on revised plans and an updated plat. Code language and fire lane specifications provided below. > IFC 503.1.1: Approved fire Lanes shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. When any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access, the fire code official is authorized to increase the dimension if the building is equipped throughout with an approved, automatic fire-sprinkler system. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be designated on the plat as an Emergency Access Easement. > Maintain the required 20 foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. Response: The plans have been updated to meet the above requirements. Comment Number: 3 Comment Originated: 04/11/2017 04/11/2017: FIRE LANE SIGNS The limits of the fire lane shall be fully defined. Fire lane sign locations should be indicated on future plan sets. Refer to LUCASS detail #1418 & #1419 for sign detail. Appropriate directional arrows required on all signs. Posting of additional fire lane signage may be determined at time of fire inspection. Code language provided below. > IFC D103.6: Where required by the fire code official, fire apparatus access roads shall be marked with permanent NO PARKING - FIRE LANE signs complying with Figure D103.6. Signs shall have a minimum dimension of 12 inches wide by 18 inches high and have red letters on a white reflective background. Signs shall be posted on one or both sides of the fire apparatus road as required by Section D103.6.1 or D103.6.2. Response: The plans have been updated to meet the above requirements. Comment Number: 4 Comment Originated: 04/11/2017 04/11/2017: SECURITY GATES There appears to be gates located at both access points, which would be where the emergency access is as well. ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 Gates that span Emergency Access Easements have requirements to allow for emergency access. Code language and specifics follow: > IFC 503.6: The installation of security gates across a fire apparatus access road shall be approved by the fire chief. Where security gates are installed, they shall have an approved means of emergency operation. The security gates and the emergency operation shall be maintained operational at all times. > IFC D103.5: Gates securing fire apparatus access roads shall comply with all of the following criteria: 1. The minimum gate width for vehicle access shall be 20 feet. 2. Gates shall be of the swinging or sliding type. 3. Construction of gates shall be of materials that allow manual operation by one person. 4. Gate components shall be maintained in an operative condition at all times and replaced or repaired when defective. 5. Electric gates shall be equipped with a means of opening the gate by fire department personnel for emergency access. Emergency opening devices shall be approved by the fire code official. 6. Manual opening gates shall not be locked with an unapproved padlock, or chain and padlock, unless they are capable of being opened by means of forcible entry tools or when a key box containing the key(s) to the lock is installed at the gate location. 7. Gate design and locking device specifications shall be submitted for approval by the fire code official prior to installation. 8. Electric gate operators, where provided, shall be listed in accordance with UL 325. 9. Gates intended for automatic operation shall be designed, constructed and installed to comply with the requirements of ASTM F 2200. Response: All proposed gates will meet the criteria listed above. Comment Number: 5 Comment Originated: 04/11/2017 WATER SUPPLY Hydrant spacing and flow must meet minimum requirements based on type of occupancy. A hydrant is required within 300' of any Commercial Building as measured along an approved path of vehicle travel. The relocated hydrant, proposed southwest of the building appears to meet hydrant requirements. Hydrant specifications follow: > IFC 507.5 and PFA Policy: COMMERCIAL REQUIREMENTS: Hydrants to provide 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter Response: Ask water provider if they have static pressure for existing onsite fire hydrant. Response: Noted. Comment Number: 6 Comment Originated: 04/11/2017 04/11/2017: AUTOMATIC FIRE SPRINKLER SYSTEM This building will require an automatic fire sprinkler system under a separate permit. Please contact Assistant Fire Marshal, Joe Jaramillo with any fire sprinkler related questions at 970-416-2868. ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 Comment Number: 7 Comment Originated: 04/11/2017 04/11/2017: LANDSCAPE PLAN The proposed Landscape Plan indicates that tree canopy diameters may encroach on the fire lane over time. PFA would like to ensure the integrity of the EAE remains as the trees mature and a canopy develops. The EAE shall be maintained to 14' in height. This is mostly relevant through the parking areas, where the EAE diminishes in width. This comment is aimed to preserve the trees and the fire apparatus. Response: Noted. Comment Number: 8 Comment Originated: 04/11/2017 04/11/2017: PREMISE IDENTIFICATION & WAYFINDING Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. Code language provided below. > IFC 505.1: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of six-inch numerals on a contrasting background. Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Response: Noted Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/12/2017 04/12/2017: Staff is concerned that by not entitling the area west of the railroad tracks, there would be no permitted uses allowed, including vehicle overstock or any type of overflow parking of inventory. If not properly entitled, but then used to store vehicles, then such storage would be a zoning violation. In addition, with no entitlement, any future use of this area would then be subject to a new and separate P.D.P process. Has the applicant considered including this area within the current P.D.P. and designating as an overflow vehicle storage area or employee parking? That way, if this area is to further re-development, it could be processed as a Minor Amendment versus a new P.D.P. Response: The property to the west is now included on the plans. Comment Number: 2 Comment Originated: 04/12/2017 04/12/2017: As discussed at Conceptual Review, the re-use of the existing building precludes compliance with the commercial building standards addressing Building Orientation and the Build-to Line. Exceptions to these standards are allowed but further mitigation is needed. Consequently, a second connecting walkway is needed between the front of the building to Mason Street. The response to Conceptual Review comments indicates that such a walk is infeasible due to grade differences. It appears, per Utility Plan sheet C3, that the grade difference is from 5044.85 at the building to 5042.47 at the detached sidewalk, a vertical difference of 2.38 feet over a ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 horizontal distance of approximately 62 feet. Since there are walkable destinations to the east, and since a walkway appears feasible from a grade perspective, a connecting walkway must be provided in compliance with Section 3.5.3(C)(1). Response: Noted. Difference noted above is across the parking lot and does not account for the retaining wall between the sidewalk and the parking lot nor does it account for the 4:1 slope across the tree lawn and landscape area between the walk and parking lot. It is not possible to install a handicap accessible route between the new sidewalk on Mason Street and the building. Comment Number: 3 Comment Originated: 04/12/2017 04/12/2017: The aforementioned walkway would replace a handicap parking space leaving two spaces. Per Section 3.2.2(K), parking lots with 26 – 50 spaces requires a minimum of two spaces. Since display of inventory does not count toward parking spaces per se, and with the expected number of employees to be 35, the 26 – 50 range is a reasonable category upon which to base the number of handicap spaces. Response: Noted. Comment Number: 4 Comment Originated: 04/12/2017 04/12/2017: Staff is concerned that the east-west walkway along the north property line is not concrete. While crusher fines may be appropriate for more rural, residential or natural settings, it is not a suitable surface material for a connecting walkway to a mass transit facility in a commercial urban environment. In addition, crusher fines are not A.D.A. accessible. Please replace the crusher fines with concrete. Response: The plans have been revised to show a concrete walk at this location. Comment Number: 5 Comment Originated: 04/12/2017 04/12/2017: And, regarding this east-west walkway, it is difficult to determine on the plans where this walkway ties into existing improvements related to the MAX facility. Please provide a context diagram or schematic showing how this walkway actually connects to an off-site existing walkway at the MAX station. Response: The owner has agreed to provide the walk from Mason Street along the north edge of his property to the west property line. The remainder of the walk connecting to the MAX station will be by others. Comment Number: 6 Comment Originated: 04/12/2017 04/12/2017: As noted at Conceptual Review (comments 13-16), staff acknowledges that the normal application of interior and exterior parking lot landscaping standards may not be practical for re-development of this site. As mitigation, however, staff noted in comment 14 that the landscaping along the west edge bears the burden of providing a soft transition between the west-facing parked vehicles and the MAX. The landscaping along the west property line must be continuous and dense. Please fill in the gaps with additional trees. The landscape designer should consider clustering a variety of upright junipers for effective year-round screening. Response: The landscape plan has been modified to provide a softer edge. The planting will be lower in height to allow for visibility from the main site to the western portion of the property. Comment Number: 7 Comment Originated: 04/12/2017 ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 04/12/2017: Regarding the removal of existing trees, has the value of these trees been assessed by the City Forester? Per Section 3.2.1(F), existing trees that are to be removed, that are determined to have value, must be mitigated accordingly. If the City Forester has not evaluated existing trees, please contact Tim Buchanan, 221-6361, or Ralph Zentz, 221-6302. Existing trees that are to be preserved should be labeled “Ex” and trees to be removed should be labeled “R.” Response: The trees have been labeled as requested and an on-site evaluation has been performed by the City Forester. Comment Number: 8 Comment Originated: 04/12/2017 04/12/2017: Please add the City Forester’s standard tree protection notes to the Landscape Plan. Response: Noted Comment Number: 9 Comment Originated: 04/12/2017 04/12/2017: The west edge is further demarcated by a proposed six foot high chain link fence. Again, staff is concerned about the quality of the transition between the Jeep Dealership and the MAX public transportation facility by way of a six foot high chain link fence. Please note that Section 3.5.1(J) Operation/Physical Compatibility Standards requires mitigation for the location and number of off-street parking spaces. Accordingly, staff recommends that compliance with this standard calls for a solid fence. Since the length of this fence is approximately 440 feet, such fence must include various design features to achieve a level of interest for a fence of this length. Response: We have added low plantings along this edge to soften the transition between the site and the MAX station. A 6’ high chain-link fence provides the security that is required for the site while allowing for visibility to the west property. We will install a vinyl clad fencing material to improve the look of the overall fence. Comment Number: 10 Comment Originated: 04/12/2017 04/12/2017: Regarding the chain link fence along the north property line, this material is acceptable given the context. With the east-west connection to MAX, and its length of approximately 435 feet, however, this fence must be upgraded to include vinyl cladding to soften the galvanized appearance of chain link. Response: The plans have been revised to show vinyl-clad fence at this location. Comment Number: 11 Comment Originated: 04/12/2017 04/12/2017: The landscaping along the north fence must also be continuous and dense. Additional plant materials are required. Again, mixing in clusters of a variety of upright junipers would have the benefit of providing year-round screening. Staff also recommends that the landscape designer select a vine that is suitable for this location and could take advantage of the chain link fencing. At maturity, a chain link fence featuring vines is very attractive and would be an asset to the overall aesthetics of the site. Response: The landscaping along the north edge has been increased. Note that the owner is concerned about making a complete screen of this new path due to the existence of vagrants and potential hiding for drug use and other illegal activity. ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 Comment Number: 12 Comment Originated: 04/12/2017 04/12/2017: As noted in Conceptual Review comments 24 and 25, commercial buildings are required to have a distinctive base, middle and top. In addition, corporate imaging must be toned down so the building is not duplicative of similar buildings found in neighboring communities. Finally, buildings in the Transit-Oriented Development Overlay District have character and image requirements unique to this area. Staff acknowledges that the re-use of an existing building is sustainable and that the new image is an important part of a national branding effort. As presented, however, the new parts of the building lack a distinctive base. Response: The building elevations have been modified based on discussion with planning. Comment Number: 13 Comment Originated: 04/12/2017 04/12/2017: For example, for the new aluminum composite metal (anthracite grey), staff recommends that a stone veneer base would not only be appropriate but would also add a local Rocky Mountain flavor to the image. The locally-sourced ledgestone that is used on the C.S.U. campus has proven popular throughout other commercial districts as well as other stone products. The distinctive base material must extend up to a height of no less than four feet. Response: Noted Comment Number: 14 Comment Originated: 04/12/2017 04/12/2017: For the parts of the building that are to be clad in c.m.u., the product selected must be textured, not smooth-face. Complying with the distinctive base standard can be accomplished by providing a c.m.u. that substantially differs in color, size, texture or any combination thereof. Response: The cmu is a combination of split-face and ground-face, see revised elevations. Comment Number: 15 Comment Originated: 04/12/2017 04/12/2017: Also per Section 3.5.3(E) and 3.10.5, a commercial building in the T.O.D. must feature a recognizable top. There are a variety of architectural treatments that would lead to compliance with these standards. Of the various options, staff recommends that three-dimensional cornice be considered as the most appropriate for the style of the building. If a cornice is selected, please provide a dimensioned detail on sheet A-200. Response: The building elevations have been modified based on discussion with planning. Comment Number: 16 Comment Originated: 04/12/2017 04/12/2017: Regarding the Lighting Plan, staff recommended at Conceptual Review that the front row of lighting along Harmony Road could be at typical auto dealership levels, but the second and third rows back from the front must be reduced. Per the plan, the second row lighting levels are not reduced sufficiently be distinctly different from the front row. As a result, the uniformity is excessive causing the overall southern portion of the site to be overly illuminated. Please reduce the illuminance in the second row along Harmony Road. Response: The photometric plan has been modified. Comment Number: 17 Comment Originated: 04/12/2017 04/12/2017: Staff is concerned that the lighting is not specified to be at 3,000 degrees Kelvin or less. Higher ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 Kelvin temperatures are harsh and radically different from public roadway lighting. In order to reduce the harshness of the higher Kelvin temperatures, please reduce to no greater than 3,000 degrees Kelvin. Response: Noted Comment Number: 18 Comment Originated: 04/12/2017 04/12/2017: Has the applicant and lighting designer considered adding dimming controls to the light fixtures? Significant energy savings could be attained if lighting were dimmed after hours, especially late evening and early morning hours. Response: Dimming capabilities have been included. Comment Number: 19 Comment Originated: 04/12/2017 04/12/2017: Staff encourages the lighting and landscape designers to coordinate pole placement along both Harmony Road and Mason Street. It is not beneficial for either the trees or the pole-mounted light fixtures to be in conflict, especially over the long term. Response: Light pole locations have been coordinated. Comment Number: 20 Comment Originated: 04/12/2017 04/12/2017: At Conceptual Review, we asked for Department of Energy Ratings for Backlight, Uplight and Glare. Please provide. Response: Noted on plans. Comment Number: 21 Comment Originated: 04/12/2017 04/12/2017: On the illuminance plan, it is difficult to tell which way the fixtures are facing. The symbols are vague and need explanation. Response: Noted Comment Number: 22 Comment Originated: 04/12/2017 04/12/2017: In the Luminaire Schedule, why are the lumen outputs ¿N.A.?¿ (Not Applicable? Not Available?) Response: Schedule has been modified. Comment Number: 23 Comment Originated: 04/12/2017 04/12/2017: Please provide a fence detail for the two rolling gates. Are these to be ornamental iron or an iron-like product? If these are to be chain link, then they must be vinyl-clad. Response: The fence will be vinyl clad. Comment Number: 24 Comment Originated: 04/12/2017 04/12/2017: The trash/recycling enclosure does not appear to be large enough. Please provide a dimensioned detail that indicates properly sized containers for (1) trash; (2) bottles, cans, paper; and (3) cardboard. Normally, a walk-in access is required but for a commercial operation, such access could be optional (although the employees will find it convenient). For information on proper container sizing, please contact Caroline Mitchell, 221-6288. Response: The trash enclosure has been redesigned to accommodate the trash and recycle containers. The new enclosure detail utilizes the existing shed structure on the north end of the site, see detail on sheet L-1. ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 Comment Number: 25 Comment Originated: 04/12/2017 04/12/2017: When labeling the Planning Set, please delete the C prefix for the four sheets as these sheets are not considered to be civil drawings. Response: The C prefix has been removed Comment Number: 26 Comment Originated: 04/14/2017 04/14/2017: At the review meeting, Transport indicated that they may be interested in exploring options for a Park 'N Ride on the parcel west of the railroad tracks. If this option is pursued, a Parking Lot is an allowable principal use in the C-G zone district. Response: The owner is open to providing a number of parking spaces on the southeast end of the west property for use as a park-n-ride in exchange for considerations for landscape standards along the west edge of the main property. Comment Number: 27 Comment Originated: 04/14/2017 04/14/2017: The contact person at the Fort Collins Loveland Water District is Terry Farrill. tfarrill@fclwd.com. Phone: 226-3104. Department: Stormwater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/11/2017 04/11/2017: The PDP is required to meet the City's water quality and LID requirements. None were proposed with the submittal. The 1,000 sf of new impervious threshold is a trigger for quantity detention. The water quality and LID requirements are required for any PDP for newly constructed or modified impervious area. These comments were offered during the Conceptual Review. Response: LID requirement are addressed by the addition of three Bioretention ponds. A drainage map and drainage calculations have been added to this submittal. Department: Technical Services Contact: Jeff County, 970-221-6588, jcounty@fcgov.com Topic: Building Elevations Comment Number: 8 Comment Originated: 04/13/2017 04/13/2017: There are line over text issues. See redlines. Response: Noted Topic: Construction Drawings Comment Number: 9 Comment Originated: 04/13/2017 ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 04/13/2017: Please revise the title as marked. See redlines. Response: The title has been revised as requested. Comment Number: 10 Comment Originated: 04/13/2017 04/13/2017: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Response: The sheet index has been updated Comment Number: 11 Comment Originated: 04/13/2017 04/13/2017: There are spelling issues. See redlines. Response: Spelling errors have been corrected Comment Number: 12 Comment Originated: 04/13/2017 04/13/2017: The City has moved to the NAVD88 vertical datum, and as of January 1, 2015, all projects are required to be on NAVD88 datum. Please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX'. Response: The Benchmark has been formatted as requested Comment Number: 13 Comment Originated: 04/13/2017 04/13/2017: There are line over text issues. See redlines. Response: The line over text issues have been corrected Comment Number: 14 Comment Originated: 04/13/2017 04/13/2017: There are text over text issues. See redlines. Response: The text over text issues have been corrected Comment Number: 15 Comment Originated: 04/13/2017 04/13/2017: Please tie the coordinate values shown for utilities to the project boundary. We would prefer that this be done by adding property corner values to each sheet, or showing the property corner values on the horizontal control plans and adding a note to each sheet with coordinate values. ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 Response: The TROY Comment Number: 16 Comment Originated: 04/13/2017 04/13/2017: There is text that needs to be masked. Mask all text in hatched areas. See redlines. Response: The text has been masked as requested. Topic: Landscape Plans Comment Number: 7 Comment Originated: 04/13/2017 04/13/2017: There are line over text issues. See redlines. Response: Noted Topic: Plat Comment Number: 1 Comment Originated: 04/13/2017 04/13/2017: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. Response: Noted. Topic: Site Plan Comment Number: 2 Comment Originated: 04/13/2017 04/13/2017: Please revise the title as marked. See redlines. Response: Noted. Comment Number: 3 Comment Originated: 04/13/2017 04/13/2017: There are spelling issues in the legal description. See redlines. Response: Noted. Comment Number: 4 Comment Originated: 04/13/2017 04/13/2017: The Benchmark Statement is not required on the Site Plan. If it is to remain, please provide the following information for the Benchmark Statement in the EXACT format shown below. PROJECT DATUM: NAVD88 BENCHMARK # w/ DESCRIPTION ELEVATION: BENCHMARK # w/ DESCRIPTION ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 ELEVATION: PLEASE NOTE: THIS PLAN SET IS USING NAVD88 FOR A VERTICAL DATUM. SURROUNDING DEVELOPMENTS HAVE USED NGVD29 UNADJUSTED FOR THEIR VERTICAL DATUMS. IF NGVD29 UNADJUSTED DATUM IS REQUIRED FOR ANY PURPOSE, THE FOLLOWING EQUATION SHOULD BE USED: NGVD29 UNADJUSTED = NAVD88 - X.XX’. Response: The Benchmark Statement has been removed from the Site Plan and only resides on the Utility Plan. Comment Number: 5 Comment Originated: 04/13/2017 04/13/2017: Some of the sheet titles in the sheet index do not match the sheet titles on the noted sheets. See redlines. Response: The sheet index has been updated Comment Number: 6 Comment Originated: 04/13/2017 04/13/2017: There are line over text issues. See redlines. Response: The line over text issues have been corrected Department: Traffic Operation Contact: Nicole Hahn, 970-221-6820, nhahn@fcgov.com Topic: General Comment Number: 2 Comment Originated: 04/06/2017 04/06/2017: Please provide a signing and striping sheet with your next submittal. The minimum width for the proposed right turn lane at Mason and Harmony is 10' of pavement in addition to the pan. The plans show an 8' turn lane. Response: Striping has been added showing the turn lane and bike lane. Comment Number: 3 Comment Originated: 04/06/2017 04/06/2017: The proposed pedestrian circulator access path should provide a connection along the west side of the development to the MAX stop. The current alignment would guide pedestrians to the fenced off guide way. Response: The owner has agreed to provide the walk from Mason Street along the north edge of his property to the west property line. The remainder of the walk connecting to the MAX station will be by others. Topic: Traffic Impact Study Comment Number: 1 Comment Originated: 04/06/2017 04/06/2017: The submitted traffic study information has been reviewed and the conclusions accepted. ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 Response: Noted. Department: Transportation Planning Contact: Seth Lorson, 970-416-4320, slorson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/11/2017 04/11/2017: Please add the MAX Harmony Station and guideway details to your site plan so we can evaluate the relationship of proposed improvements to existing conditions. Response: The MAX Harmony Station has been added as requested. Comment Number: 2 Comment Originated: 04/11/2017 04/11/2017: Please provide a concrete sidewalk along the west side of your development north of the Harmony Station and tie into e-w sidewalk along the north side of your property. Without the information requested above, we don't know if this is an on-site or off-site improvement. The sidewalk should be outside the guideway. Response: The owner has agreed to provide the walk from Mason Street along the north edge of his property to the west property line. The remainder of the walk connecting to the MAX station will be by others. Comment Number: 3 Comment Originated: 04/11/2017 04/11/2017: The City of fort Collins is interested in public parking at this location to support the MAX BRT line as a park-n-ride. The parking does not necessarily have to be on the development site but could possibly be on the narrow parcel west of the railroad tracks. Please contact us to discuss further arrangements. Response: The owner is open to providing a number of parking spaces on the southeast end of the west property for use as a park-n-ride in exchange for considerations for landscape standards along the west edge of the main property. Comment Number: 4 Comment Originated: 04/11/2017 04/11/2017: The bus stop pullout looks good. However, I need to confer with Transfort's operations team to confirm location and extent. Confirmation forthcoming. Response: Noted Department: Water-Wastewater Engineering Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/11/2017 04/11/2017: the City of Fort Collins requires two water services. One for the fire and one for the domestic. Please revise. Response: The water service has been split into separate fire and domestic as requested. ___________________________________________________________________________________ 7852 South Elati Street, Suite 106 / Littleton, CO 80120 / (303) 794-8604 / FAX (303) 795-3072 Comment Number: 2 Comment Originated: 04/11/2017 04/11/2017: Please show the domestic water service all the way to the building. Response: The domestic water service is shown all the way to the building as requested.