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HomeMy WebLinkAboutWOODSPRING SUITES - PDP190006 - SUBMITTAL DOCUMENTS - ROUND 1 - CITY STAFFkimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 March 26, 2019 Brandy Bethurem Harras City of Fort Collins 281 North College Avenue PO BOX 580 Fort Collins, CO 80522 RE: Woodspring Suites Dear Ms. Bethurem: Thank you for the comments on February 8, 2019 for the above-mentioned project. In an effort to address your comments concisely and simplify your review process, we have summarized your comments and our responses below. COMMENT SUMMARY: Planning Services: Ted Shepard, 970.221.6343, tshepard@fcgov.com 1. Site is zoned C G, General Commercial. Lodging Establishments are permitted in the C G subject to administrative (Type One) review.  Response: Thank you for the information. 2. At the northern point of the site, a future stub to the adjacent road is indicated. This may not be needed or desired. There really is no road in this area to tie into. The hotel has a private driveway to its most westerly parking lot driveway but this is private and staff is not aware of any planned extension across the Air Care Colorado / Enviro Test parcel. Since there may no need for this stub, it may not be necessary to include on the Site Plan.  Response: This has been removed from the site plan. 3. Development of the site and the architectural character of the building are governed by both the General Development Standards and the I 25 Sub Area Standards. Where there is a conflict between the two, the more specific standard will apply. Where there are two standards that are equally specific, the more restrictive standard will apply.  Response: Acknowledged. 4. Given the nature and use and the arrangement of the building on the site, the plan does not comply with Section 3.5.3(B)(C) of the Land Use Code Relationship of Buildings to Streets, Walkways and Parking. Commonly referred to as the “Build to Line,” the standard requires that (1) Orientation to a Connecting Walkway. At least one main entrance of any commercial or mixed-use building shall face and open directly onto a connecting walkway with pedestrian frontage.  Response: Refer to revised site and landscape plan. Note new plaza area connecting to public sidewalk. 5. Section 3.5.3(C)(2) Orientation to Build to Lines for Streetfront Buildings. Build to lines based on a consistent relationship of buildings to the street sidewalk shall be established by development Page 2 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 projects for new buildings in order to form visually continuous, pedestrian oriented streetfronts with no vehicle use area between building faces and the street.  Response: Refer to revised site and landscape plan. Note new plaza area connecting to public sidewalk. 6. Section 3.5.3(C)(2)(b) Buildings shall be located no more than 15 feet from the right of way of an adjoining street if the street is smaller than a full arterial or has on street parking. Since the site plan shows a parking lot located between the street and the building, a Request for Modification of Standard will be required. There are four criteria by which a Modification may be granted. Staff recommends that the applicant consider the criterion that allows a Modification to be considered on the basis that the plan as presented is equal to or better than a plan that would otherwise comply with the standard.  Response: Refer to revised site and landscape plan. Note new plaza area connecting to public sidewalk. 7. In order to be considered equal to or better than, Staff recommends a feature be placed along the public street sidewalk that invites and directs the pedestrian to the main entrance. In other commercial projects, this feature has been referred to as an entry portal or small plaza located directly behind the sidewalk. Staff can provide locations across the City where such features have been installed for a variety of commercial establishments.  Response: Refer to revised site and landscape plan. Note new plaza area connecting to public sidewalk. 8. Between this feature and the main entrance, the pedestrian must cross a parking lot drive aisle. This will require a highly visible crosswalk and other components that provide pedestrian safety.  Response: A pedestrian area has been added in this area. 9. Staff recommends that the main entrance include elements that allow for seating, waiting for transportation, landscaping, decorative lighting and other features to create a plaza or outdoor gathering space.  Response: Refer to revised site and landscape plan. Note new plaza area connecting to public sidewalk. 10. Similarly, benches, landscaping, decorative lighting and other features should be provided around all other entrances to accommodate the needs of the guests.  Response: Accent and general illumination is provided at the East and West entrances as well as a rear covered patio seating area at the rear / West entry. Also refer to revised landscape plan. 11. Has the applicant considered an area for an outdoor dog enclosure? Perhaps the area in the southwest could be utilized for such purpose unless the grades are unusable due to stormwater detention. In addition, has the applicant considered a walking loop around the site for canine exercise along with pet stations?  Response: A pet area has been incorporated into the “Plaza” area on the SE corner of the building. 12. In general, while the location is ideal for a hotel, the context of the area is obviously highway oriented and auto dominated. This does not mean, however, that site features and attributes could not be included to mitigate this environment. For example, Maverick Convenience Store Page 3 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 provided an enclosed outdoor play and picnic area for the traveling public. Perhaps the applicant and design team could explore similar type features.  Response: As depicted on the landscape plans and the 3D renderings, we have incorporated a plaza seating area and pet area at the Southeast corner of the building as well as a covered patio seating area at the West entry of the building. 13. Section 3.2.1(C)(D) of the Land Use Code requires full tree stocking around the building where there are no conflicts with paved areas and underground utilities. Street trees are required in the parkway along the Southeast Frontage Road and spaced at intervals that do not exceed 40 feet. Where there is a streetlight, an ornamental tree may be placed within 15 feet. Foundation shrubs must be provided around the building.  Response: Acknowledged. See revised landscape plan. 14. The applicant may want to consider special consideration along the shared property line with Air Care Colorado Emission Testing Facility due to visual and noise issues. The design team is encouraged to investigate sound mitigation measures due to the sound emanating from the air handling equipment used in the vehicle testing procedure.  Response: We believe the noise issues are minimal as we have walked the facility next door during peak times and don’t feel it has an effect on our project. We would like to plant some taller filled out trees along the property line to separate and protect some of the view. 15. Section 3.2.1(E)(4)(a) of the Land Use Code requires that the parking lot and drives feature perimeter landscaping. For a site that includes the amount of parking and drives as indicated on the concept plan, and the fact that a Modification is needed for the Build to Line, this standard takes on added importance. For the parking spaces that face the street, this standard requires that trees be placed at a ratio of one tree per 25 feet along a public street. This will require a landscape area between the back of the sidewalk and the street facing parking spaces. The location of these trees must be integrated with the street trees required to be planted in the parkway.  Response: Acknowledged. See revised landscape plan. 16. The standard also requires that one tree be placed every 40 feet along a side lot line parking setback area.  Response: Acknowledged. See revised landscape plan. 17. This standard goes on to require that screening from the street must consist of a wall, fence, planter, earthen berm, plant material or a combination of such elements, each of which shall have a minimum height of thirty (30) inches. Such screening must extend a minimum of seventy (70) percent of the length of the street frontage of the parking lot. Openings in the required screening shall be permitted for such features as access ways or drainage ways. Where screening from the street is required, plans submitted for review must include a graphic depiction of the parking lot screening as seen from the street. Plant material used for the required screening must achieve required opacity in its winter seasonal condition within three years of construction of the vehicular use area to be screened.  Response: Acknowledged. See revised landscape plan. 18. Section 3.2.1(E)(5) of the Land Use Code requires that for parking lots that with morethan 100 spaces, the interior of the parking lot be landscaped such that 10% of the interior space be landscaped in the form of islands or other features. At a minimum, trees shall be planted at a ratio of at least one (1) canopy shade tree per one hundred fifty (150) square feet of internal Page 4 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 landscaped area with a landscaped surface of turf, ground cover perennials or mulched shrub plantings. Each landscaped island shall include one (1) or more canopy shade trees, be of length greater than eight (8) feet in its smallest dimension, include at least eighty (80) square feet of ground area per tree to allow for root aeration, and have raised concrete curbs.  Response: Acknowledged. See revised landscape plan. 19. The range of allowed parking is .5 to 1.0 spaces per room. With 123 rooms and 124 spaces, the plan exceeds the allowable maximum by one space. The slight difference may be considered as long as the parking lot interior and perimeter landscaping meets or exceeds the minimum requirements.  Response: The parking has been reduced on this site to be comply with the code. 20. Section 3.2.4 of the Land Use Code requires that all exterior site lighting must feature down directional and fully shielded fixtures. Foot –candles are not allowed to exceed 0.1 (one tenth) as measured 20 feet from property line. Please note that up lighting the hotel facade is not allowed.  Response: Acknowledged. See photometric lighting plan and light fixture schedule. 21. Section 3.2.5 requires that a trash and recycling enclosure be provided. Such enclosure must be designed with walk in access without having to open the main service gate and located on a concrete pad. The size of the enclosure must accommodate sufficient area for the containers needed to serve the operation. Please note that in Fort Collins, it is illegal to discard cardboard into the waste stream. Consequently, the size of the recycle container(s) must match the expected amount of material that would be accumulated on a weekly basis or may be flexible depending what you select as the frequency of pick up. The enclosure must match the predominant exterior building material of the main building which, in this case, would not be the EIFS due to concerns about durability. For further information, the City has prepared a guide that describes various container sizes and the space needed. Please contact Jonathon Nagle, environmental compliance inspector, (970) 416 2701.  Response: Acknowledged. See Trash-Recycle Enclosure plan. 22. Section 3.5.3(E) requires that building design be site specific and contribute to the uniqueness of a zone district, and/or the Fort Collins community with predominant materials, elements, features, color range and activity areas tailored specifically to the site and its context. A standardized prototype design must be modified as necessary to comply with the requirements of this subsection. As suggested, replacing the proposed cultured stone with locally quarried sandstone would contribute to compliance with this standard.  Response: The building has been designed based on the design criteria as defined in the Fort Collins LUC and the I-25 Activity Corridor. The use of local stone and or cultured stone is proposed for the project as previously discussed with Planning. The use of either product will be subject to final approval by Planning. 23. Section 3.5.3(D)(1 – 6) requires that the building features a distinct base, middle and top. Be sure that the building does not feature a singular field without these distinctions. Please note that a distinctive top may consist of (but not limited to) a cornice (but must not be simply a colored stripe), sloping roof with overhangs and brackets or stepped parapets. These standards will be applied in coordination with the I 25 Corridor standards which are discussed below. Where the roofline is not articulated with the overhangs, and a flat roof is proposed, a cornice will be needed. The architectural elevations will need to provide a cornice detail to ensure effective three dimensionalities. Page 5 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300  Response: Acknowledged. Refer to exterior line and colored elevations as well as 3D renderings. 24. Section 3.5.3(D)(1) includes a standard that for commercial buildings, horizontal masses shall not exceed a height to width ratio of 1 to 3 without substantial variation in massing that includes a change in height and projecting or recessed elements.  Response: Acknowledged. Refer to “Building Footprint-Articulation” plan, exterior line and colored elevations as well as 3D renderings 25. The site is located within the City’s I 25 Sub area Plan and within a designated Activity Center. The standards within this Sub area that apply to this development are found in Section 3.9 and are considered more specific than the General Development Standards that are applied city wide.  Response: The building has been designed based on the design criteria as defined in the Fort Collins LUC and the I-25 Activity Corridor 26. Section 2.9.3(A) requires that the minimum setback of any building on a lot that adjoins the I 25 right of way is 205 feet from the centerline of I 25 and the site plan indicates compliance.  Response: Noted, thank you. This compliance remains on this updated site concept as well. 27. The parking lot on the northwest side of the building faces I 25 and is subject to Section 3.9.4(a) “Parking Lot Perimeter Landscaping” which requires that at least 75% of the parking lot perimeter must be screened by at one of three methods. 1. A berm at least three feet high with a maximum slope of 3:1 in combination with evergreen and deciduous trees and shrubs. 2. A hedge at least three feet high consisting of a double row of shrubs readily capable of growing to form a hedge, planted three feet on center in a triangular pattern. 3. A decorative fence or wall between three and four feet in height in combination with landscaping.  Response: Acknowledged. See revised landscape plan. 28. Section 3.9.4(B)(1 4) requires an 80 foot landscape buffer include berms and screening between the building or parking lot edge and I 25 right of way. Staff is willing to support a Request for Modification to this standard due to the fact that the Interchange Business Park was originally platted and approved in Larimer County and then later annexed into the City. While the specific quantitative metric may not be achieved, the landscape architect is encouraged to consider qualitative aspects that would meet the overall intent of the standard.  Response: Acknowledged. See revised landscape plan. 29. Section 3.9.5 includes Commercial Building Design Standards. Section 3.9.5(A) requires that for buildings that exceed 10,000 square feet, the roof form must include two of the following features: 1. Parapet walls featuring a three-dimensional cornice. 2. Overhanging eaves extending at least three feet beyond the supporting walls. 3. Sloping roofs. 4. Three or more roof planes.  Response: Acknowledged. See exterior elevations and 3D renderings. 30. Section 3.9.5(B)(2) requires that buildings facades facing a primary access street must have a clearly defined and highly visible customer entrances that feature at least two of the following: canopies or porticos, overhangs, recesses or projections of at least 3% of wall length, arcades, distinctive roof forms, arches, outdoor patios, display windows, planters or wing walls that incorporate landscape areas and/or places for sitting. Be sure that all plan sheets are consistent in describing the location of the main entrance.  Response: Acknowledged. See exterior elevations and 3D renderings. Page 6 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 31. The proposed development project is subject to a Type 1 review and public hearing, the decision maker for Type 1 hearings is an Administrative Hearing Officer. The applicant for this development request is not required to hold a neighborhood meeting for a Type 1 hearing, but if you would like to have one to notify your neighbors of the proposal, please let your Development Review Coordinator know and we can help you in setting a date, time and location for a meeting. Neighborhood Meetings are a great way to get public feedback and avoid potential hiccups that may occur later in the review process.  Response: We would love to have a neighborhood meeting and get to know our neighbors to discuss the project. Please set up. 32. Please 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 you, we will review the flow chart and the development process. 33. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web at http://www.colocode.com/ftcollins/landuse/begin.htm.  Response: Acknowledged. 34. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply for a Modification of Standard.  Response: Acknowledged. 35. Please see the Submittal Requirements and Checklist at: http://www.fcgov.com/developmentreview/applications.php.  Response: Checklists have been included with this submittal for review. 36. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal.  Response: Fees have been paid with this submittal per coordination and confirmation of fee amounts with the City of Fort Collins. 37. When you are ready to submit your formal plans, please make an appointment with Your Development Review Coordinator.  Response: An appointment has been made with the reviewer. Department: Engineering Development Review: Marc Virata, 970 221 6567, mvirata@fcgov.com 1. This site is considered to be adjacent to a CDOT roadway and all access to the site is governed by their access control. Plans will be routed to CDOT for review and approval and the applicant may need to obtain access permits from CDOT.  Response: Noted, thank you for the information on the CDOT review. Please note, the current owner of the parcel has been in contact with CDOT about the land, and they understand the development is proposed. CDOT has also confirmed that they will not be modifying the adjacent roadway to the site. Page 7 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 2. The development proposal would need to build frontage improvements along the frontage road (detached sidewalk and parkway), with right of way dedication to the back of walk.  Response: A sidewalk and parkway have been included with this submittal. Please note, Right-of-way dedication has not been included with this site, as the adjacent roadway is private, not public. 3. Driveway access should align with the driveway across the street/frontage road in accordance with driveway separation requirements in Chapter 7 of LCUASS.  Response: Driveways align per the City’s request with the driveway across the frontage road. 4. It is the City’s understanding that CDOT may require additional right of way for the off ramp widening of I 25. This would be coordinated with the review of the development.  Response: This has been coordinated and CDOT confirmed no Right of Way is needed at this time. 5. The current status of the frontage road may apparently be that it is not public, but private. It is our understanding that CDOT is looking to rectify this and ultimately then have the frontage road become City jurisdiction. Discussions are ongoing between the City and CDOT but a potential outcome might be that the City takes over the frontage road and the road terminates into a cul de sac. The development may then need to accommodate and/or construct the termination at the southern boundary of the property. Tim Bilobran, CDOT’s Region 4 Access Control Manager would be the initial person to outreach with CDOT at Timothy.Bilobran@state.co.us.  Response: We have discussed the CDOT frontage road reconfiguration, and no plans are proposed at this time to reconstruct or reconfigure this roadway. 6. Any damaged curb and gutter existing prior to construction, as well as streets, 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 you. 7. The remaining comments are standard comments and included for reference.  Response: Thank you. 8. Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at 221 6566 if you have any questions.  Response: Those will be paid at time of building permit. 9. The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http://www.fcgov.com/engineering/dev review.php  Response: Review fees have been submitted with this planset. 10. 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: ADA standards have been met and an ADA route is indicated on the plans. Page 8 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 11. Any public improvements must be designed and built in accordance with the Larimer County Urban Area Street Standards (LCUASS). They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm  Response: Noted, thank you. 12. This project is responsible for dedicating any right of way and easements that are necessary or required by the City for this project. Most easements to be dedicated need to be public easements dedicated to the City. This shall include the standard utility easements that are to be provided behind the right of way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php  Response: No standard utility easements have been dedicated with this parcel, as there is no adjacent Right-of-Way, and no utility mains proposed on site. An access easement has been proposed on the site. 13. Construction plans prepared by a Colorado licensed professional engineer will be required. A development agreement will be required and recorded once the project is finalized, with recordation costs paid for by the applicant.  Response: Construction Plans have been submitted with this application. 14. 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: Thank you for this information. The survey obtained complies with this datum. 15. A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site.  Response: Noted. We will make our contractor aware of the DCP once one is selected. 16. LCUASS parking setbacks (Figure 19 6) apply and will need to be followed depending on parking design.  Response: Acknowledged. 17. All fences, barriers, posts or other encroachments within the public right of way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/landscape plan is in non-compliance.  Response: The current design does not include such items. 18. In regard to construction of this site, the public right-of-way shall not be used for staging or storage of materials or equipment associated with the Development, nor shall it be used for parking by any contractors, subcontractors, or other personnel working for or hired by the Developer to construct the Development. The Developer will need to find a location(s) on private property to accommodate any necessary staging and/or parking needs associated with the completion of the Development. Information on the location(s) of these areas will be required to be provided to the City as a part of the Development Construction Permit application.  Response: Noted. We will make our contractor aware of this requirement. Traffic Operations: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Page 9 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 1. The anticipated change in traffic due to this development will meet the threshold for a traffic impact study per Chapter 4 of the Larimer County Urban Area Street Standards (LCUASS). Please have your traffic engineer contract me to scope the study.  Response: A traffic study has been included with this submittal. 2. The roadway is currently under the jurisdiction of the Colorado Department of Transportation (CDOT). Plans will be reviewed by them, and an access permit will be needed.  Response: The adjacent I-25 roadway is CDOT owned, and the adjacent roadway to access the site is privately owned. If an access permit is needed, we will coordinate that with CDOT prior to construction. 3. Work with the Engineering Department on required frontage improvements, including sidewalk.  Response: Sidewalks have been included along the private road, as requested. 4. Please align your driveway with the driveway across the street.  Response: The driveway aligns with the drive across the street, per the City’s request. Water-Wastewater Engineering: Shane Boyle, 970-221-6339, sboyle@fcgov.com 1. 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 for development requirements.  Response: The water and sanitation districts have been contacted about development on this site. We are coordinating to obtain pressures with the water district and coordinating to contain capacity information on the existing sanitary sewer line. 2. WATER CONSERVATION (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards  Response: Acknowledged. This will be addressed when the full irrigation plan is designed. Stormwater Engineering: Shane Boyle, 970-221-6339, sboyle@fcgov.com Erosion Control: Jesse Schlam, 970-218-2932, jschlam@fcgov.com 1. INFORMATION ONLY: The site disturbs more than 10,000 sq. ft. and therefore Erosion and Sediment Control Materials need to be submitted. The erosion control requirements are located in the Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be found at www.fcgov.com/erosion  Response: Erosion control plans and a report have been included with this submittal. 2. FOR FINAL: Please submit an Erosion Control Plans to meet City Criteria.  Response: This has been included with this submittal. 3. DEVELOPMENT AGREEMENT: Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. Page 10 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300  Response: Once the erosion control plans have been reviewed and accepted, the Escrow/Security Calculation will be provided. 4. INFORMATION ONLY: Based upon the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin.  Response: Noted. We will make our contractor aware of this requirement. 5. INFORMATION ONLY FLOODPLAIN: The Boxelder 6 Letter of Map Revision is currently in the final stage of adoption at FEMA. The new mapping will become regulatory February 21, 2019 and remove this property from the floodplain entirely. As long as any building or construction permits will be issued after February 21, 2019, this property will not need to comply with floodplain regulations or apply for a floodplain use permit. If there are any questions about the floodplain requirements or timeline please contact Heidi Hansen at 970 221 6854.  Response: An updated floodplain map has been obtained. The LOMR has been reviewed, and the floodplain limits have been determined to be outside of the property. 6. MASTER PLAN AND CRITERIA COMPLIANCE (site specific comment): The design of this site must conform to the drainage basin design of the Boxelder Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual.  Response: The master plan has been followed. Please note, the adjacent storm sewer is approximately 2.5’ below grade, which does not leave enough space for our site to connect to this storm sewer. Per the master plan, our site releases into the street and into the two inlets adjacent to the site for inclusion into the downstream system. 7. DOCUMENTATION REQUIREMENTS (site specific comment): A drainage report and construction plans are required and they must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs.  Response: Both the drainage report and the construction plans have been included with this submittal. Please note, this site is compliant with an existing drainage master report, and has some slightly different requirements and calculations. 8. STORMWATER OUTFALL (site specific comment): The stormwater outfall options for this site appear to be a challenge. There is no storm sewer adjacent to this parcel so an appropriate outfall location will need to be investigated by the design team.  Response: The outfall location is proposed to be in the curb and gutter system along the private road, which is consistent with the stormwater master plan. 9. DETENTION REQUIREMENTS (site specific comment): Onsite detention is required for the runoff volume difference between the 100-year developed inflow rate and the 2 year historic release rate.  Response: Per the master drainage plan, detention is provided downstream and no detention has been provided on site. 10. DETENTION DRAIN TIMES (standard comment): Per Colorado Revised Statute §37 92 602 (8) that became effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the Page 11 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume based stormwater storage, including extended detention basins.  Response: This comment is no longer applicable, as no detention has been provided on site. 11. STANDARD WATER QUALITY REQUIREMENTS (standard comment): Fifty percent of the site runoff is required to be treated using the standard water quality treatment as described in the Fort Collins Stormwater Manual, Volume 3 Best Management Practices (BMPs). (http://www.fcgov.com/utilities/business/builders and developers/development forms guidelines regulations/stormwater criteria) Extended detention is the usual method selected for water quality treatment; however, the use of any of the BMPs is encouraged.  Response: This comment is no longer applicable, as this site is in compliance with the master drainage plan, as indicated in the drainage report. Additionally, there is no adjacent storm sewer to make water quality treatment a viable option for this site. 12. LID REQUIREMENTS (standard comment): Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment with one of the two following options: 1. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. 2. 75% of all newly added or modified impervious area must be treated by LID techniques.  Response: Acknowledged. Please see the drainage report. We are unclear of how this requirement complies with the existing master drainage report, please see the calculations provided. With no adjacent storm sewer and shallow storm sewer downstream, we have limited LID options on this site. 13. EROSION CONTROL REQUIREMENTS (standard comment): The erosion control report requirements are in Section 1.3.3, Volume 3, Chapter 7 of the Fort Collins Stormwater Criteria Manual. If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224 6015 or jschlam@fcgov.com.  Response: An erosion control report has been included with this submittal. 14. 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/what we do/stormwater/stormwater quality/low impact development  Response: Noted. Thank you. 15. FEES (standard comment): The 2019 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders and Page 12 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 developers/plant investment development fees or contact our Utility Fee and Rate Specialists at (970) 416 4252 for questions on fees. There is also an erosion control escrow required before the 16. Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Monthly fees http://www.fcgov.com/utilities/business/rates  Response: Noted, these fees will be paid at the time of building permit. Electric Engineering: Luke Unruh, 9704162724, lunruh@fcgov.com 1. INFORMATION ONLY: Light and Power has three phase electric facilities readily accessible on the southwest corner of the site.  Response: Acknowledged. We are connecting electric for the building to this corner with existing electric. 2. INFORMATION ONLY: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum.  Response: Acknowledged. This has been coordinated by the photometric team for the site. 3. INFORMATION ONLY: Please provide adequate space along the private drives to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between all water, sewer and storm water facilities  Response: The 10’ minimum spacing requirement has been met with the proposed utility layout for this site. 4. INFORMATION ONLY: Please contact Luke Unruh with Light & Power Engineering if you have any questions at (970) 416 2724. Electric Capacity Fee, Building Site charges, and system modification charges will apply at owners’ expense. Please see the Electric Estimating Calculator and Electric Service Standards at the following link: http://www.fcgov.com/utilities/business/builders and developers  Response: We will reach out to Luke with any questions. Thank you for the contact information. Fire Authority: Andrew Rosen, 970 416 2599, arosen@poudre fire.org 1. UPDATE AFTER STAFF REVIEW MEETING At the Staff Review meeting, 2 7 2019, the question arose of when an elevator is required to be sized for an ambulance stretcher. This Building's elevator will be sized to accommodate the stretcher. The following is included from the 2018 IBC for reference: 2018 IBC 3002.4 ELEVATOR CAR TO ACCOMODATE AMBULANCE STRETCHER. Where elevators are provided in buildings four or more stories above, or four or more stories below, grade plane, not fewer than one elevator shall be provided for fire department emergency access to all floors. The elevator car shall be of such a size and arrangement to accommodate an ambulance stretcher 24 inches by 84 inches (610 mm by 2134mm) with not less than 5 inch (127 mm) radius corners, in the horizontal, open position and shall be identified by the international symbol for emergency medical services (star of life). The symbol shall be not less than 3 inches (76 mm) in height and shall be placed inside on both sides of the hoist way door frame. The project team confirmed that a fully functional remote fire alarm panel would be located at the front lobby. Page 13 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 It is understood that the orientation of the proposed Hotel may be changed. Please note that all the same comments as discussed today will still apply 2018 IFC CODE ADOPTION Poudre Fire Authority and the City of Fort Collins (Town of Timnath, Larimer County) are in the process of adopting the 2018 International Fire Code. Code adoption is anticipated in early 2019. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application.  Response: Acknowledged. The project will be designed to comply with all applicable codes upon submittal for building permits. 2. BUILDINGS FOUR OR MORE STORIES IN HEIGHT > IFC 504.3 ROOF ACCESS: New buildings four or more stories above grade plane, except those with a roof slope greater than four units vertical in 12 units horizontal (33.3 percent slope), shall be provided with a stairway to the roof. Stairway access to the roof shall be in accordance with IFC 1011.12. Such stairways shall be marked at street and floor levels with a sign indicating that the stairway continues to the roof. Where roofs are used for roof gardens or for other purposes, stairways shall be provided as required for such occupancy classification. > IFC Sections 905 and 913 FIRE STANDPIPE SYSTEM: Standpipe systems shall be provided in new buildings and structures in accordance with Section 905 or the 2012 International Fire Code. Approved standpipe systems shall be installed throughout buildings where the floor level of the highest story is located more than 30 feet above the lowest level of fire department vehicle access. The standpipe system shall be capable of supplying a minimum of 100 psi to the top habitable floor. An approved fire pump may be required to achieve this minimum pressure. Buildings equipped with standpipes are required to have a hydrant within 100 feet of the Fire Department Connection. > IFC 507.5.1.1 HYDRANT FOR STANDPIPE SYSTEMS: Buildings equipped with a standpipe system installed in accordance with Section 905 shall have a fire hydrant capable of providing 1500 gpm at 20 psi residual pressure, located within 100 feet of the fire department connections. Exception: The distance shall be permitted to exceed 100 feet where approved by the fire code official. > IFC D105: In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 26-foot-wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building.  Response: Acknowledged. The project will be designed to comply with all applicable codes upon submittal for building permits. 3. PERIMETER ACCESS >Access is required to within 150ft of all portions of the exterior perimeter of the building. This cannot be achieved by measuring from the Frontage Road, therefore a fire lane (please see comment below for specs) will be required on the property and shown on the Plat or dedicated by separate legal document. >The Fire Lane will be greater than 150ft in length which will trigger the requirement for a turnaround. The drive aisle that is shown looping around the building can be used as that turnaround.  Response: Acknowledged. See revised site plan. 4. AERIAL APPARATUS ACCESS Page 14 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 Any building greater than 30ft in height triggers the requirement for aerial apparatus access which requires a 26ft wide fire lane no closer than 15ft to and no further than 30ft from the building. The northwest side is generally in compliance but the Southeast side is setback between 32 and 36ft from the drive aisle and therefore is considered out of compliance. Code language follows: > IFC D105.3: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official.  Response: Acknowledged. See revised site plan. 5. FIRE LANE SPECIFICATIONS A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be dedicated by plat or separate document as an Emergency Access Easement. > Maintain the required 20-foot minimum unobstructed width & 14 foot minimum overhead clearance. Where road widths exceed 20 feet in width, the full width shall be dedicated unless otherwise approved by the AHJ. > Be designed as a flat, hard, all weather driving surface capable of supporting 40 tons. > Dead end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Dedicated fire lanes are required to connect to the Public Way unless otherwise approved by the AHJ. > Be visible by red curb and/or signage, and maintained unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Appropriate directional arrows required on all signs. > Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2015 IFC or contact PFA for details. *STRUCTURES EXCEEDING 30' IN HEIGHT > IFC Appendix D: In order to accommodate the access requirements for aerial fire apparatus (ladder trucks), required fire lanes shall be 26-foot-wide minimum on at least one long side of the building. At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building.  Response: Acknowledged. See revised site plan. 6. AUTOMATIC FIRE SPRINKLER AND ALARM SYSTEM This building will require an automatic fire sprinkler system under a separate permit. Please contact Assistant Fire Marshal, Jerry Howell with any fire sprinkler related questions at 970 416 2868.  Response: Acknowledged. The project is fully sprinklered per NFPA 13 requirements. 7. EMERGENCY RESPONDER RADIO COMMUNICATION AMPLIFICATION SYSTEM TEST > IFC 510 & 1103.2: New & existing buildings require a fire department, emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. Page 15 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 The installation of required ERRC systems shall be reviewed and approved under a separate permit process through PFA.  Response: Acknowledged. 8. HYDRANT A hydrant producing 1500gpm at 20psi residual pressure is required within 100ft of the FDC standpipe connection. The hydrant located to the south of the frontage road is greater than 100ft distant therefore a new hydrant will be required.  Response: Acknowledged. 9. ADDRESSING To assist with prompt emergency response, the address will be clearly visible on both long sides of the building in no less than 8" tall numerals on a contrasting background.  Response: Acknowledged. Forestry: Nils Saha, nsaha@fcgov.com 1. City Forestry visited the site. There is one existing tree on site: Tree#1: Siberian Elm (multi stemmed) less than 11” in diameter. No mitigation required. Please include the above inventory information in the next round of site plans.  Response: Acknowledged. 2. Please provide a landscape plan that meets the Land Use Code and 3.2.1 requirements. This should include, but is not limited to, including the City of Fort Collins General Landscape Notes, Tree Protection Notes, and Street Tree Permit Note, providing a detailed Plant List – species, quantity, size, method of transplant, and species percentage, and including current and proposed utility lines as well as proper tree separation requirements. Please contact Nils Saha (nsaha@fcgov.com) if you have any questions. Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped If any mitigation is required, trees must be upsized to the following dimensions: Canopy Shade Trees: 3.0" caliper balled and burlap or equivalent. Evergreen Trees: 8' height balled and burlap or equivalent. Ornamental Trees: 2.5" caliper balled and burlap or equivalent.  Response: Acknowledged. This was previously discussed and clarified for compliance with Landscape Architect and Forestry. 3. Include locations of any water or sewer lines on the landscape plan. Please adjust street tree locations to provide for proper tree/utility separation. 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and public water, sanitary, and storm sewer service lines 4’ between trees and gas lines  Response: Acknowledged. Final designs / placements will be coordinated and confirmed per the comment once plans have progressed far enough into our CD phase. Environmental Planning: Stephanie Blochowiak, 970 416 4290, sblochowiak@fcgov.com Page 16 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 1. Generally, an Ecological Characterization Study (ECS) is required by Land Use Code (LUC) Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat and feature as defined by LUC (Boxelder Creek). However, as there is a road in between this feature and the standard buffer would not extend from this feature into the parcel included in this project proposal, the ECS is waived for this site. However, a full tree inventory and assessment will be required. In addition, please consider the use of native plants and grasses to complement the nearby natural feature, in accordance with Article 3.2.1 (E)(2)(3) of the Land Use Code.  Response: No ECS has been included with this submittal. An environmental Site Assessment has been included for review. 2. City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low water use plants and grasses in landscaping or re landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of Fort Collins Plant List : https://www.fcgov.com/forestry/plant_list.pdf.  Response: Acknowledged. See revised Landscape plans. 3. If trees may be impacted then a review of trees shall be conducted with Ralph Zentz, Senior Urban Forester or Molly Roche, Forestry Specialist (970 221 6302, rzentz@fcgov.com, mroche@fcgov.com) to determine the status of existing trees and any mitigation requirements that could result from the proposed development. LUC Section 3.2.1(C) requires developments to submit a landscape and tree protection plan, and if receiving water service from the City, an irrigation plan, that: "... (4) protects significant trees, natural systems, and habitat, and (5) enhances the pedestrian environment. " Note that a significant tree is defined as one having DBH (Diameter at Breast Height) of six inches or more. Please contact assigned Development Review Coordinator directly or email DRCoord@fcgov.com to schedule a tree inventory site visit.  Response: Acknowledged. See revised Landscape plans. 4. Please submit a site photometric plan and luminaire schedule. In regard to outdoor lighting, especially LED light fixtures, cooler color temperatures are harsher at night and cause more disruption to circadian (biological) rhythms for both humans and wildlife. Warmer color temperature (warm white, 3000K or less) for any LED light fixtures is preferred. Please also consider fixtures with motion sensing or dimming capabilities so that light levels can be adjusted as needed. Site light sources shall be fully shielded and down directional to minimize up light, light spillage and glare [see LUC 3.2.4(D)(3)]. Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/ama report affirms human health impacts from leds/  Response: Refer to photometric plan and fixture schedule. 5. Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its residents now and generations from now. Thus, the City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1. ClimateWise Program: http://fcgov.com/climatewise, contact climatewise@fcgov.com or Kelsey Doan at KDoan@fcgov.com, 970 416 2410 Page 17 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 2. Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://fcgov.com/recycling/wrap.php, contact Jonathon Nagel at 970 416 2701 or jnagel@fcgov.com 3. Utilities Building Energy Scoring: https://www.fcgov.com/utilities/business/building energy scoring contact Kirk Longstein at 970 416 4325 or klongstein@fcgov.com 4. Solar Rebate Program: www.fcgov.com/solar, contact Rhonda Gatzke at 970 416 2312 or gatzke@fcgov.com 5. Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970 224 6003 or gschroeder@fcgov.com 6. Nature in the City Program: http://fcgov.com/natureinthecity, contact Justin Scharton at 970 221 6213 or jscharton@fcgov.com 7. Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort Collins at stacy@bikefortcollins.org or 970 481 5577  Response: Acknowledged. Technical Services: Jeff County, 970 221 6588, jcounty@fcgov.com 1. 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: This datum has been used for the survey, 2. If submitting a replat 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: This comment is not applicable, as no replat is being submitted with this work. PRE- SUBMITTAL MEETINGS FOR BUILDING PERMITS Pre- Submittal meetings are offered to assist the designer/builder by assuring, early on in the design, that new commercial or multifamily projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid design stage for this meeting to be effective and is typically scheduled after the Current Planning conceptual review meeting.  Response: Acknowledged. Applicants of new commercial or multifamily projects should work with their Development Review Coordinator to schedule a pre- submittal meeting. Applicants should be prepared to present site plans, floor plans, and elevations and be able to discuss code issues of occupancy, square footage, and type of construction being proposed.  Response: Acknowledged. Construction shall comply with the following adopted codes as amended: Current codes and amendments are effective as of January 14, 2019. Copies of the code amendments can be obtained at www.fcgov.com/building/codes.php or at the Building Services office.  Response: Acknowledged. Page 18 kimley-horn.com 4582 South Ulster Street, Suite 1500, Denver, CO 80237 303 228 2300 Please contact me (720) – 636 - 8273 or Emily.felton@kmiley-horn.com should you have any questions. Sincerely, Emily Felton, PE KIMLEY-HORN AND ASSOCIATES, INC.