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HomeMy WebLinkAboutKING SOOPERS #146, MIDTOWN GARDENS MARKETPLACE (FORMERLY KMART REDEVELOPMENT ) - PDP - PDP160043 - CORRESPONDENCE - STAFF'S PROJECT COMMENTSFort Collins � Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins. CO 80522 970.221.6750 970224,6134 fax fcgov.cornidevelopmentreview May 9, 2016 Tasha Bolivar Galloway & Company, Inc. 3760 E 15th St. Loveland, CO 80538 RE: Kmart Redevelopment - Preliminary Design Review, PDR160005, Round Number Please see the following summary of comments from City staff and outside reviewing agencies for your submittal of the above referenced project. If you have questions about any comments, you may contact the individual commenter or direct your questions through the Project Planner, Ted Shepard, at 970-221-6343 ortshepard@fcgov.com. Comment Summarv: Department: Planning Services Contact: Ted Shepard, 970-221-6343, tshepard@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/03/2016 05/03/2016: As we have discussed with the applicant and the consulting team, the proposed redevelopment does not meet the policy expectations as documented in the City of Fort Collins Midtown Plan adopted by City Council on October 1, 2013. For example, on page 1-5, the Plan states: "Midtown should include a rich mix of uses, and at higher densities than exist today. Commercial businesses will continue to be an important part of the formula, and more housing should be introduced, as well as civic and institutional uses. Housing, in the form of apartments and townhouses, should be developed to take advantage of the MAX transit system and help create more ridership for the MAX service, and to make more efficient use of land that is close to the city center. Some of this housing would be developed as upper levels of mixed use buildings that face onto College Avenue, while others would orient to cross streets, Mason Street, and to the MAX line. Housing should address a diversity of markets, including students, young professionals, families and seniors." Comment Number: 2 Comment Originated: 05/03/2016 05/03/2016: Staff encourages the applicant to explore more creative opportunities to enrich the mix of uses, particularly multi-family housing. Fort Collins is currently attracting strong interest from a variety of multi-famity developers who operate at the national scale. It appears that given the close proximity to the MAX, both King Soopers and the national multi-family industry would find mutual benefit in co-developing this site in a joint venture arrangement. Adding multi-family housing would allow the project to better fit the vision as called for in the Midtown Plan. Comment Number: 3 Comment Originated: 05/03/2016 05/03/2016: As proposed, the building is set back from both arterial streets by a significant distance. In addition, the areas between the building and the streets are large fields of parking and private access drives. This arrangement is reflective of a single-use, auto-dominated suburban development pattern. As such, the site needs to be designed in such a way as to break down this pattern and mitigate the impacts that face pedestrians, bicyclists and MAX riders. Comment Number: 4 Comment Originated: 05/03/2016 05/03/2016: Since Drake Road is the nearest public street, the private access drive that intersects with Drake Road must be upgraded. Sidewalks must be placed on both sides (Section 3.2.2(C)(5). These sidewalks must be detached and feature a parkway that is no less than six feet in width excluding the curb. The parkway then must be landscaped with street trees spaced at uniform intervals not to exceed 40 feet. To accomplish this, the landscape islands on the north side must be widened. (The project narrative refers to an east-west pedestrian corridor but such a feature is not shown on the site plan.} Comment Number: 5 Comment Originated: 05/03/2016 05/03/2016: The building must feature a well-designed, prominent outdoor plaza and gathering area at its southeast corner where the aforementioned sidewalks will terminate. Such a plaza will help activate the north-south private drive. Comment Number: 6 Comment Originated: 05/03/2016 05/03/2016: While the project narrative indicates that a plaza is planned for this area, there appears to be no accommodation for such amenities on the site plan. (The site plan shows an outdoor patio area but in the northeast corner of the building.) In fact, the south side of the building is given over to two auto-related components which would have the opposite effect. Staff recommends that the multiple drive-through lanes for the pharmacy and "click-list" functions be relocated to the north side of the building away from the view from Drake Road and away from the pedestrian amenities that are intended to activate the southeast corner of the building. In addition, these two drive-through features inhibit pedestrian connectivity between the MAX and the store entrance. It would be safer to separate pedestrians from drive-through lanes than to combine them. (Section 3.2.2(H). Comment Number: 7 Comment Originated: 05/03/2016 05/03/2016: As depicted, the number of drive-through lanes assigned to the pharmacy is excessive. Comment Number: 8 Comment Originated: 05/03/2016 05/03/2016: The plaza at the southeast corner of the building should be extended west to connect and fully integrate with the MAX station. This area should be activated with a variety of landscaping and hardscaping with direct access to indoor function such as the coffee shop, deli, and prepared take-out items. With southern exposure, please explore use of shade structures, pergolas and the like, upon which solar panels could be mounted. Comment Number: 9 Comment Originated: 05/03/2016 05/03/2016: The southeast and south plaza should not only connect to the MAX station but also to the Grand Promenade as called for in the Midtown Plan (page 1-14). This urban design feature would run along the west side of the store between the Spring Creek Station and the Drake Road Station in order to accommodate bikes and pedestrians. The redevelopment of this site should provide for this extra wide multi-use path and screen the back of the store operations appropriately. Comment Number: 10 Comment Originated: 05/03/2016 05/03/2016: Landscaping within the southeast and south-facing plazas should be reflect the Upper Midtown — Gardens theme as described in the Midtown Plan (page 1-7). Comment Number: 11 Comment Originated: 05/03/2016 05/03/2016: In order to better establish a pedestrian-scaled presence along Drake Road, the southeast corner of the building must feature a strong iconic architectural element that is clearly distinctive from the front and side elevations. Such a feature helps mitigate the aspects of the parking lots and auto-dominant environment. For reference, Walmart provided such a feature between the main entrance and Lemay Avenue and Home Depot did likewise between its entry and Magnolia Street. Such features help break down the large building mass and promote a more pedestrian-scaled environment. Comment Number: 12 Comment Originated: 05/03/2016 05/03/2016: One or two pedestrian walkways are needed to connect the store entrance to South College Avenue (the North College store has two). Staff recommends that at least one of these walkways be placed in the middle of the parking bay that features the handicap parking stalls closest to the main entry. (Again, for reference, please see the multiple walkways that bisect the large parking lots at Walmart and Home Depot at Mulberry Street and Lemay Avenue.) These walkways will help facilitate east-west internal circulation as called for in the Midtown Plan (page 1-13). Comment Number: 13 Comment Originated: 05/03/2016 05/03/2016: The pedestrian walkway between the proposed retail building and the store must include trees in grates. Comment Number: 14 Comment Originated: 05/03/2016 05/03/2016: All connecting walkways should feature trees in grates where full landscape islands are not feasible. Comment Number: 15 Comment Originated: 05/03/2016 05/03/2016: If the proposed right-in/right-out access drive is approved, then it too must have detached sidewalks, with parkways and street trees on both sides per the standard. Comment Number: 16 Comment Originated: 05/03/2016 05/03/2016: In general, the bicycle/pedestrian network must be design in such a way as to have an overall organizing principle that is self-evident and logical. It must encourage biking and walking and must, above all, be safe. Comment Number: 17 Comment Originated: 05/03/2016 05/03/2016: Staff is concerned about the large parking field between the store and South College Avenue. Please note the Midtown Plan states: "Keep parking subordinate to the street character along College Avenue and east-west streets. One goal in the redevelopment of Midtown is to transition away from the large surface parking areas that abut College Avenue and create a more urban environment along the corridor. As such, developers should be encouraged to locate structures along the College Avenue and construct parking areas behind the building, so that they are shielded from the street." Comment Number: 18 Comment Originated: 05/03/2016 05/03/2016: Staff acknowledges that the proposed retail store will contribute to screening the large parking lot. Other measures, however, will be required to mitigate the overall impact of a large parking field. First, the parking lots must feature landscape islands at least every 15 spaces. Second, the parking lot perimeter must be screened with a continuous screen of plant material or by a solid, decorative screen wall. Comment Number: 19 Comment Originated: 05/03/2016 05/03/2016: Another method of breaking down the large parking field is to cover one or two bays with a carport-like structure upon which to place solar collectors. Or, one or two of the bisecting walkways could be covered with a solar installation. Since the parking bays and walkways are arrayed in an east-west orientation, the site lends itself perfectly to solar capability. Comment Number: 20 Comment Originated: 05/03/2016 05/03/2016: Another method of breaking down the large parking field is to cover one or two bays with a carport-like structure upon which to place solar collectors. Or, one or two of the bisecting walkways could be covered with a solar installation. Since the parking bays and walkways are arrayed in an east-west orientation, the site lends itself perfectly to solar capability. Comment Number: 21 Comment Originated: 05/03/2016 05/03/2016: Please explore other mitigation techniques to break down the large expanse of asphalt and break the monotony of the parking surface. Where there is sufficient land area, undulating earthen berms should be employed. Coniferous trees and shrubs must be part of the mix. Decorative fences, vines, trellises and other elements of landscape design must be considered. Comment Number: 22 Comment Originated: 05/03/2016 05/03/2016: As the design of the site progresses, a detail of the plaza at a larger scale may be needed. 4 Comment Number: 23 Comment Originated: 05/03/2016 05/03/2016: Bicycle parking must be near both the main entrance and plaza. Ideally, this parking is covered for partial weather protection. Racks must be anchored in concrete and not interfere with either landscaping or walkways. As such, the design of the bike parking must be not be afterthought but is integrated into the design at the beginning of site planning process. As a point of emphasis, the design and location of the bike parking should not be merely assigned to left-over spaces. Comment Number: 24 Comment Originated: 05/03/2016 05/03/2016: As noted, the building's set back from the public streets requires mitigation techniques to establish a better relationship to the surrounding community. One technique is to provide as much storefront glazing along the east and south elevations as feasible. Please consider the use of overhead garage-like doors along the southeast and south elevations to further activate the plaza. Blank walls facing the streets do not create a pedestrian-scale environment. Comment Number: 25 Comment Originated: 05/03/2016 05/03/2016: To add emphasis to this need for storefront glazing, please note the Midtown Plan states: "Buildings should be urban in nature, with active street edges and a generous amount of transparency at the ground level to invite passersby and promote shopper viewing." Comment Number: 26 Comment Originated: 05/03/2016 05/03/2016: Regarding building design, the Midtown Plan states: "Buildings should use materials that are durable and well detailed. Masonry, in the form of stone, brick, and high quality architectural metals, should be encouraged and detailed to provide a human scale and convey a sense of permanence." Comment Number: 27 Comment Originated: 05/03/2016 05/03/2016: Staff encourages the use of locally-source stone as a building component to help the building tie into some of the larger buildings at the Natural Resources Research Center and the CSU Main Campus. Combining stone from the local quarries with Spruce trees (multiple cultivars are available for commercial settings) creates an effect that is found on the C.S.U. campus and is found to be very attractive. Comment Number: 28 Comment Originated: 05/03/2016 05/03/2016: The operational activities in the back of the store (compactor, recycling, composting, trash, palettes, shelving components, loading dock, etc.) must be totally screened from the MAX by use of screen walls that are integral to the overall building. This will contribute to the building having four-sided architecture. Department: Engineering Development Review Contact: Marc Ragasa, 970.221.6603, mraqasa@fcqov.com Topic: General Comment Number: 1 Comment Originated: 05/04/2016 05/04/2016: Larimer County Road Impact Fees and Street Oversizing Fees are due at the time of building permit. Please contact Matt Baker at 224-6108 if you have any questions. Comment Number: 2 Comment Originated: 05/04/2016 05/04/2016: The City's Transportation Development Review Fee (TDRF) is due at the time of submittal. For additional information on these fees, please see: http:/Iwww.fcgov.com/engineering/dev-review.php Comment Number: 3 Comment Originated: 05/04/2016 05/04/2016: 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. Comment Number: 4 Comment Originated: 05/04/2016 05/04/2016: 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. Comment Number: 5 Comment Originated: 05/04/2016 05/04/2016: 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 Comment Number: 6 Comment Originated: 05/04/2016 05/04/2016: 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 including the standard utility easements that are to be provided behind the right-of-way (15 foot along an arterial, 8 foot along an alley, and 9 foot along all other street classifications). Information on the dedication process can be found at: http://www.fcgov.com/engineering/devrev.php Comment Number: 7 Comment Originated: 05/04/2016 05/04/2016: Detached sidewalks will be needed along East Drake Road and S. College Avenue in accordance with the Midtown Plan. Refer to Cross Section B(6 Lane Arterial with 12' walks) for the College Avenue frontage and Cross Section F(4 Lane Arterial with 10' walks) for Drake Road. Please see the following link for the Midtown Plan cross sections: http://www.fcgov.com/mason/pdf/midtown-plan-appendix-2.pdf? 1378481152 Comment Number: 8 Comment Originated: 05/04/2016 05/04/2016: Improvements to accesses, intersections, etc. will be looked at closer once we receive a traffic study and determine what improvements are needed. � Comment Number: 9 Comment Originated: 05/04/2016 05/04/2016: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Comment Number: 10 Comment Originated: 05/04/2016 05/04/2016: 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. Comment Number: 11 Comment Originated: 05/04/2016 05/04/2016: This site is adjacent to CDOT roadway and all access to the site is governed by an access control plan. The access control plan will need to be followed and implemented with any project. Plans will be routed to CDOT for review and approval and the applicant may need to obtain access permits from CDOT. The proposed new right-in right-out access on College Avenue will not be allowed. Comment Number: 12 Comment Originated: 05/04/2016 05/04/2016: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Comment Number: 13 Comment Originated: 05/04/2016 05/04l2016: A utility coordination meeting on this site is suggested. Utility coordination meetings if requested are typically scheduled after the preliminary submittal of the project, but can be scheduled prior to submittal upon request. Please provide a site plan with preliminary utility layout for routing with the meeting notice. If you are interested in having a utility coordination meeting, please contact the development review engineer for scheduling. Comment Number: 14 Comment Originated: 05/04/2016 05/04/2016: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Comment Number: 15 Comment Originated: 05/04/2016 05/04/2016: 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 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. Comment Number: 16 Comment Originated: 05/04/2016 05/04/2016: Any rain gardens within the right-of-way cannot be used to treat the development/ site storm runoff. We can look at the use of rain gardens to treat street flows — the design standards for these are still in development. Comment Number: 17 Comment Originated: 05/04/2016 05/04/2016: Bike parking required for the project cannot be placed within the right-of-way and if placed just behind the right-of-way need to be placed so that when bikes are parked they do not extend into the right-of-way. 7 Comment Number: 18 Comment Originated: 05/04/2016 05/04/2016: In regards to construction of this site, the public right-of-way shall not be used for staging or storage of materiais 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. Department: Environmental Planning Contact: Rebecca Everette, 970-416-2625, reverette@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/28/2016 04/28/2016: An Ecological Characterization Study is required by Section 3.4.1 (D)(1) as the site is within 500 feet of a known natural habitat (pond to the west). However, as there are intervening parcels, the railroad and MAX corridor between the pond and this property, and the standard buffer would not extend to this project's parcel, the ECS is waived for this site. Please consider the use of native plants and grasses to complement the natural feature, in accordance with Article 3.2.1 (E)(2)(3) of the Land Use Code. Comment Number: 2 Comment Originated: 04/28/2016 04/28/2016: With respect to landscaping and design, the City of Fort Collins Land Use Code, in Article 3.2.1 (E)(3), requires that you use low-water-use plants and grasses in your landscaping or re-landscaping and reduce bluegrass lawns as much as possible. Native and wildlife-friendly landscaping is encouraged as well. Comment Number: 3 Comment Originated: 04/28/2016 04/28/2016: The applicant should make note of Article 3.2.1(C) that 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 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. Comment Number: 4 Comment Originated: 04/28/2016 04/28/2016: If tree mitigation is necessary, please include the following note on the tree mitigation plan and/or landscape plan, as appropriate: "All tree removal shown shall be completed outside of the songbird nesting season (Feb 1- July 31) or a survey will be conducted of the trees to be removed to ensure that no active nests are present." 0 Comment Number: 5 Comment Originated: 04/28/2016 04/28/2016: In regard to LED light fixtures, IDA (International Dark-Sky Association) recommends using lighting that has a color temperature of no more than 3000 degrees Kelvin in order to limit the amount of blue light in the night environment, as blue light brightens the night sky more than any other color of light. Both LED and metal halide fixtures contain large amounts of blue light in their spectrum, and exposure to blue light at night has been shown to harm human health and endanger wildlife. Please consider a warmer color temperature (warm white, 3000K or less) for your LED light fixtures. Please also consider fixtures with dimming capabilities so that light levels can be adjusted as needed. Comment Number: 6 Comment Originated: 04/28/2016 04/28/2016: Our city has an established identity as a forward-thinking community that cares about the quality of life it offers its citizens and has many sustainability programs and goals that may benefit your project. Of particular interest may be the: 1. ClimateWise program: fcgov.com/climatewise/ 2. Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): fcgov.com/recycling/pdf/_20120404_WRAP_ProgramOverview.pdf, contact Caroline Mitchell at 970-221-6288 or cmtichell@fcgov.com 3. Green Building Program: fcgov.com/enviro/green-building.php, contact Tony Raeker at 970-416-4238 or traeker@fcgov.com 4. Solar Energy; www.fcgov.com/solar, contact Norm Weaver at 970-416-2312 or nweaver@fcgov.com 5. Integrated Design Assistance Program: fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 6. Nature in the City Strategic Plan: fcgov.com/planning/natureinthecity/? key=advanceplanning/natureinthecity/, contact Justin Scharton at 970-221-6213 or jscharton @ fcgov.com In addition, the City of Fort Collins is a leader in climate action and resilience planning, and this redevelopment site offers a unique opportunity to showcase the City's Climate Action Plan priorities. Staff strongly recommends that the applicant considers incorporating the following enhancements and additions: - Inclusion of residential or other non-retail uses on the site to add density and create a mix of uses (e.g., office or residential above the grocery store) - Reuse/recycling of materials from the existing building(s) in the demolition and construction processes - Above-code energy management and efficiency strategies - Rooftop solar production and use - On-site recycling and composting facilities Please consider the City's sustainability goals and ways for your development to engage with these efforts, and let me know if I can help connect you to these programs or provide additional resources. Topic: General Comment Number: 7 Comment Originated: 05/03/2016 05/03/2016: Environmental Services Department (ESD) staff is happy to learn that King Soopers is going to source-separate organic materials (i.e., trimmings from the produce section, expired bakery items, etc.) from the rest of the waste stream at the new grocery store (formerly the K-Mart), to be used to make compost at a commercially operated, state-permitted facility. Since King Soopers is a corporation that has already begun using this "Zero Waste" approach at some of its other groceries in Fort Collins, we are confident they know about "good housekeeping" and design considerations for composting, which the City will expect them to apply, including: - Ensure sufficient space is dedicated within trash enclosure structures to accommodate the appropriately sized carts and/or Dumpsters to contain the amount of organic debris that will be generated - Contract with a reputable service provider that will collect the organics in a frequent and timely manner to prevent nuisance conditions from occurring - Post guidelines/signage and train employees in how to be successful at source-separating organics from trash, so that the quality of the compost is not contaminated with non-accepted materials that compromises that quality of the compost. The City of Fort Collins' goals for Zero Waste (see http://www.fcgov.com/zerowaste/ ) and Climate Action Plan are very specific about reducing the amount of wasted food in the community that gets landfilled - thereby causing damaging greenhouse gas emissions. ESD staff would like to follow-up with representatives for the King Soopers project about how the new store can play a role in supporting Fort Collins' vision. At the earliest convenience of the developer, staff would be pleased to schedule a meeting to exchange information and ideas (contact Susie Gordon, Sr. Environmental Planner, at 970.221.6265 or sgordon@fcgov.com ). Department: Internal Services Contact: Sarah Carter, 970-416-2748, scarter@fcgov.com Topic: Building Insp Plan Review Comment Number: 1 Comment Originated: 04/29/2016 04/29/2016: Please schedule a pre-submittal meeting for this project. Pre-Submittal meetings assist the designer/builder by assuring, early on in the design, that the new projects are on track to complying with all of the adopted City codes and Standards listed below. The proposed project should be in the early to mid-design stage for this meeting to be effective. Applicants of new projects should email scarter@fcgov.com 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. 10 Department: Light And Power Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcqov.com Topic: General Comment Number: 1 Comment Originated: 05/03/2016 05/03/2016: Light and Power has electric facilities existing along the rear of the property, adjacent to the MAX bus line that could be utilized to provide power. Electric facilities also exist along the north side of W Drake Rd that could be used to provide power. Comment Number: 2 Comment Originated: 05/03/2016 05/03/2016: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please visit the following website for an estimate of charges and fees: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees Comment Number: 3 Comment Originated: 05/03/2016 05/03/2016: Transformer locations and electric meter 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 10ft and side/rear clearance of 3ft minimum. Comment Number: 4 Comment Originated: 05/03/2016 05/03/2016: A commercial service information form (C-1 form) and a one line diagram for each commercial meter will need to be completed and submitted to Light & Power Engineering. A link to the C-1 form is below: http://www.fcgov.com/utilities/business/builders-and-developers/development- forms-guidelines-regulations Comment Number: 5 Comment Originated: 05/03/2016 05/03/2016: Please document the size of the electrical service that feeds the building prior to demo. Comment Number: 6 Comment Originated: 05/03/2016 05/03/2016: Light & Power will need AutoCAD files of the approved site plan, utility plans, and landscape drawings before design of the electric facilities will begin. Comment Number: 7 Comment Originated: 05/03/2016 05/03/2016: Please contact Tyler Siegmund at Light & Power Engineering if you have any questions at 970.416.2772. Please reference our policies, construction practices, development charge processes, and use our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers �� Department: PFA Contact: Jim Lynxwiler, 970-416-2869, I�vnxwiler@poudre-fire.org Topic: General Comment Number: 1 04/28/2016: WATER SUPPLY Comment Originated: 04/28/2016 A hydrant is required within 300' of any commercial building. The existing hydrants located on the property should be sufficient for all buildings, however it is the applicant's responsibility to verify hydrant function, pressure and volume. Code language provided below. > IFC 508.1 and Appendix B: 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 PHYSICAL PROTECTION IFC 508.5.6: Where fire hydrants are subject to impact by a motor vehicle, guard post or other approved means shall comply with section 312 Comment Number: 2 04/28/2016: FIRE CONTAINMENT Comment Originated: 04/28/2016 The proposed 7,200 sq ft retail building at the SE corner of the property exceeds 5000 square feet and shall be sprinklered or fire contained. If containment is used, the containment construction shall be reviewed and approved by the Poudre Fire Authority prior to installation. Comment Number: 3 04/28/2016: FIRE LANES Comment Originated: 04/28/2016 Fire access is required to within 150' of all portions of the building perimeter and dedicated as an Emergency Access Easement. If an EAE does not exist from the previous development, one will be required at this time. 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 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 12 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. > Additional access requirements exist for buildings greater than 30' in height. Refer to Appendix D of the 2012 IFC or contact PFA for details. International Fire Code 503.2.3, 503.2.4, 503.2.5, 503.3, 503.4 and Appendix D; FCLUC 3.6.2(B)2006 and Local Amendments. Comment Number: 4 04/28/2016: FIRE LANE MARKING Comment Originated: 04/28/2016 > IFC503.3: Where required by the fire code official, approved signs or other approved notices that include the words NO PARKING - FIRE LANE shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. The means by which fire lanes are designated shall be maintained in a clean and legible condition at all times ad be replaced or repaired when necessary to provide adequate visibility. > IFC D103.6 - SIGNS: 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. Comment Number: 5 Comment Originated: 05/05/2016 05/05/2016: AUTOMATIC FIRE SPRINKLER SYSTEM This building will require a NFPA13 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. Comment Number: 6 05/05/2016: FDC Comment Originated: 05/05/2016 > IFC 912.2: Fire Department Connections shall be installed in accordance with NFPA standards. Fire department connections shall be located on the street side of buildings, fully visible and recognizable from the street or nearest point of fire department vehicle access. The location of the FDC shall be approved by the fire department. Comment Number: 7 Comment Originated: 05/05/2016 05/05/2016: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST An emergency radio amplification evaluation is required for the King Soopers building after the core/shell is constructed 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. Poudre Fire Authority Bureau Admin Policy #07-01 13 Department: Stormwater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcqov.com Topic: General Comment Number: 1 Comment Originated: 05/04/2016 05/04/2016: The design of this site must conform to the drainage basin design of the Spring Creek Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual. Comment Number: 2 Comment Originated: 05/04/2016 05/04/2016: If a new building is being constructed in the location of the existing Kmart or in a different location on the site, or if there are modifications to the parking lot, 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. There is a final site inspection required when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Comment Number: 3 Comment Originated: 05/04/2016 05/04/2016: There are several private storm lines within the limits of this parcel. There was some field investigation done on these storm lines a few years ago that indicated that the pipes were in poor condition and don't function properly. Redevelopment of this site will require that new storm infrastructure be installed to provide adequate stormwater drainage. Comment Number: 4 Comment Originated: 05/04/2016 05/04/2016: If the site is required to meet present Land Use Code requirements, onsite water quality treatment of the runoff is required. Water quality treatment methods are described in the Fort Collins Stormwater Manual, Volume 3-Best Management Practices (BMPs). A method that could be used on an existing site is to direct the downspouts to a landscape area. Another is if perimeter landscape buffers or parking lot medians are required, they could be used to treat the runoff in bio-retention areas or rain gardens. (http://www.fcgov.com/utilities/business/builders-and-developers/development-f orms-guidelines-regulations/stormwater-criteria) Comment Number: 5 Comment Originated: 05/04/2016 05/04/2016: 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: a. 50% of the newly added or modified impervious area must be treated by LID techniques and 25% of new paved areas must be pervious. b. 75% of all newly added or modified impervious area must be treated by LID techniques. 14 Comment Number: 6 Comment Originated: 05/04/2016 05/04/2016: Standard operating procedures (SOPs) for all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-im pact-development Comment Number: 7 Comment Originated: 05/04/2016 05/04/2016: Per Colorado Revised Statute §37-92-602 (8) effective August 5, 2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliance with this statute using a standard spreadsheet (available on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet onto the Statewide Compliance Portal. This will apply to any volume based stormwater storage, including extended detention basins. Comment Number: 8 Comment Originated: 05/04/2016 05/04/2016: The 2016 city wide Stormwater development fee (PIF) is $8,217/acre for new impervious area over 350 sq.-ft., and there is a $1,045.00/acre review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen t-development-fees or contact Jean Pakech at 221-6375 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Department: Technical Services Contact: Jeff County, 970-221-6588, jcountv@fcqov.com Topic: General Comment Number: 1 Comment Originated: 05/02/2016 05/02/2016: 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. Department: Traffic Operation Contact: Martina Wilkinson, 970-221-6887, mwilkinson@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/03/2016 05/03/2016: The anticipated traffic volume from this development meets the threshold for needing a full Traffic Impact Study. Please have your traffic engineer contact me to scope the study. Note that the intersection of Drake/College is congested, and will need careful review to determine whether it meets standards with the new development. 15 Comment Number: 2 Comment Originated: 05/03/2016 05/03/2016: US287 (College Avenue) is under the jurisdiction of the Colorado Department of Transportation (CDOT). They will be heavily involved with the review of the project, and will need to approve change in use or new access permits. Comment Number: 3 Comment Originated: 05/03/2016 05/03/2016: The new access onto College without removing any existing accesses onto College is not likely to be supported by the City or CDOT. Comment Number: 4 Comment Originated: 05/03/2016 05/03/2016: The movement types for the accesses will need to be addressed in the submittal, and it may be that full movement accesses cannot be maintained. Comment Number: 5 Comment Originated: 05/03/2016 05/03/2016: Adjacent street frontage improvements will need to be addressed. Standards would include a detached walk along Drake, and the Midtown in Motion adopted plan shows a 10 ft trail along College. Comment Number: 6 Comment Originated: 05/03/2016 05/03/2016: Please see the Midtown Plan concept for the frontage along Mason and any requirements for that area. Department: Transportation Planning Contact: Emma Belmont, 970-224-6197, ebelmont@fcqov.com Topic: General Comment Number: 1 Comment Originated: 05/03/2016 05/03/2016: Transfort is very interested in partnering with you to help create a great station area for the Drake Station and Park-n-Ride adjacent to your site. Please contact me with questions. Comment Number: 2 Comment Originated: 05/03/2016 05/03/2016: The TOD requires a plaza, locating that near the Drake station would be preferred. Comment Number: 3 Comment Originated: 05/03/2016 05/03/2016: The Midtown in Motion and Midtown Urban Design Plan identified a pedestrian pathway that should run adjacent to the MAX guideway. Please see these plans for how to comply. Comment Number: 4 Comment Originated: 05/03/2016 05/03/2016: A Type 3 bus stop is on Drake adjacent to your site. This bus stop will need to be upgraded to meet current Bus Stop Design Standards. Please contact me with questions. Department: Water-Wastewater Engineering Contact: Heather McDowell, 970-224-6065, hmcdowell@fcgov.com Topic: General Comment Number: 1 Comment Originated: 05/04/2016 05/04/2016: There is an existing 8-inch waterline through the parking lot in front of Kmart. There are two hydrants off of this line. 16 Comment Number: 2 Comment Originated: 05/04/2016 05/04/2016: There is an existing 8-inch waterline west of the Kmart building. a. This 8-inch line will need to be connected to another existing 8-inch line running in the east-west direction, south of the McDonalds to complete a loop and provide adequate flow and water quality. b. The existing water services and fire services to the Kmart building connect to this westerly line. The existing water services are a 3-inch service and a 1-inch. The existing fire services are 6-inch and 8-inch. c. The 3-inch water service and meter for Kmart is old and will need to be upgraded to a service and meter that meets current standards. This may also be true for the 1-inch service. The fire services into the Kmart building will also need to be upgraded to meet current standards. d. The hydrant on the west side of Kmart would need to be replaced with a new hydrant located in an area where it can be operated. Currently, the hydrant sits too close to the building to operate at all. e. It appears as though none of the water infrastructure on the west side of Kmart is in an easement, so a utility easement will need to be dedicated with this redevelopment. Comment Number: 3 Comment Originated: 05/04/2016 05/04/2016: There is an existing 8-inch sewer main along the west side of the Kmart building that pr�vides sewer service to the building. Records indicate that there are a few low spots in the sewer line and rehabilitation of this line may be warranted with the redevelopment. Comment Number: 4 Comment Originated: 05/04/2016 05/04/2016: The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Comment Number: 5 Comment Originated: 05/04/2016 05/04/2016: Development fees and water rights will be due at building permit. Department: Zoning Contact: Marcus Glasgow, 970-416-2338, mglasgow@fcgov.com Topic: General Comment Number: 1 Comment Originated: 04/25/2016 ADA spaces with at least 1 van-accessible space will be required for 7200 sq ft Proposed Retail area and existing Larkburger Building. Comment Number: 2 Comment Originated: 04/25/2016 LUC 3.5.3(2) Orientation to Build-to Lines for Street front Buildings. Build-to lines based on a consistent relationship of buildings to the street sidewalk shall be established by for new buildings in order to form a visually continuous, pedestrian-oriented street fronts with no vehicular use area between building faces and the street. Exceptions, however, are permitted. 17 (d) Exceptions to the build-to line standards shall be permitted: 3. In the case of Large Retail Establishments, Supermarkets or other anchor-tenant buildings that face internal connecting walkways with pedestrian frontage in a development that includes additional outlying buildings abutting the street(s). Comment Number: 3 Comment Originated: 04/25/2016 LUC 3.10.3 (A) Building Orientation. Primary commercial and residential building entrances shall face streets, connecting walkways, plazas, parks or similar outdoor spaces, but not parking lots. Buildings shall face all street frontages to the maximum extent feasible, with highest priority given to east-west streets that lead from transit stations to destinations. �B) Central Feature or Gathering Place. At least one (1) prominent or central location within each transit station area shall include a convenient outdoor open space or plaza with amenities such as benches, monuments, kiosks or public art. This feature and its amenities shall be placed adjacent to a transit station, to the extent reasonably feasible. (C) Outdoor Spaces. To the extent reasonably feasible, buildings and extensions of buildings shall be designed to form outdoor spaces such as courtyards, plazas, arcades, terraces, balconies and decks for residents' and workers' use and interaction, and to integrate the development with the adjacent physical context. To the extent reasonably feasible, a continuous walkway system linking such outdoor spaces shall be developed, and shall include coordinated linkages between separate developments. Comment Number: 4 Comment Originated: 04/25/2016 Parking lot interior landscaping required as part of LUC 3.2.1(E)(5) Comment Number: 5 Comment Originated: 04/25/2016 LUC 3.10.4(C) Off-street parking shall be located behind, above, within or below street-facing buildings to the maximum extent feasible. No parking will be allowed between the street and the front or side of a building. Comment Number: 6 Comment Originated: 04/25/2016 LUC 3.2.2(L)(1) Standard Spaces. Parking spaces for standard vehicles shall conform with the dimensions shown on Table A and B. Comment Number: 7 Comment Originated: 04/25/2016 LUC 3.2.2(C)(4)(b} Bicycle Parking Space Requirements. The minimum bicycle parking requirements are set forth in the table below. For uses that are not specifically listed in the table, the number of bicycle parking spaces required shall be the number required for the most similar use listed. Grocery Store, Supermarket: Bicycle Parking Space Minimums-1/3,000 sq. ft., minimum of 4 Percent of Enclosed Bicycle Parking-20% Percent of Fixed Bicycle Racks-80% 18 Comment Number: 8 Comment Originated: 04/25/2016 Please include are your plans the mechanical equipment and how it is to be screened. Additionally, trash and recycling enclosures are required. These should be located on a concrete pad and at least 20ft from a public sidewalk. Comment Number: 9 Comment Originated: 04/25/2016 LUC 3.2.2(E)(4) Landscaped Islands. To the maximum extent feasible, landscaped islands with raised curbs shall be used to define parking lot entrances, the ends of all parking aisles and the location and pattern of primary internal access drives, and to provide pedestrian refuge areas and walkways. Comment Number: 10 Comment Originated: 05/04/2016 LUC 3.2.4 (C) Lighting plan is required, this should include a photometric site plan with catalog cut-sheets of the fixtures. 19