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HomeMy WebLinkAboutKING SOOPERS #146, MIDTOWN GARDENS MARKETPLACE (FORMERLY KMART REDEVELOPMENT ) - PDP - PDP160043 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWDecember 15, 2016 Ted Shepard Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 Re: Midtown Gardens Marketplace – King Soopers Store #146– Preliminary Design Review, PDR 160005, Round Number (Applicable Conceptual & Response Letter) Dear Ted, Please find below our re-submittal package addressing the comments received on May 9, 2016. To facilitate your review, we have included the original comments in italicized font, and have provided our responses in bold. Planning Services 1. 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.” Response: The Midtown Plan area boundary extends along College Avenue from Prospect Road on the north to Fairview Lane on the south. Although individual parcels do not each include a mix of uses, the plan area as a whole does include a mix of uses. The proposed site has been designed for a King Soopers Marketplace along with the existing retail building at the southeast corner of the site along College Avenue. The site includes an easement area for 60 shared parking spaces and access benefitting MAX/BRT users. Housing will not be included on the Ted Shepard Kmart Redevelopment December 15,2016 proposed site. The nature of the Midtown Plan is visionary, not regulatory; we cannot take on implementation of this Midtown Plan vision by ourselves; King Soopers is not a housing developer; the resources needed to solicit, negotiate and redesign to involve a housing developer partner are not feasible. 2. 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-family 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. Response: The Midtown Plan area boundary extends along College Avenue from Prospect Road on the north to Fairview Lane on the south. Although individual parcels do not each include a mix of uses, the plan area as a whole does include a mix of uses. The proposed site has been designed for a King Soopers Marketplace along with the existing retail building at the southeast corner of the site along College Avenue. The site includes an easement area for 60 shared parking spaces and access benefitting MAX/BRT users. Housing will not be included on the proposed site. 3. 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. Response: The building has been oriented to allow pedestrian/bicyclists, MAX/BRT, and vehicular access to the site in a way to utilize the existing access points. Landscape islands within the parking lot have been included, and two pedestrian corridors are included to bring pedestrians into the site from College Avenue. The pedestrian corridors provide cross connection to adjacent development through the site, and also allow access between College Avenue and the MAX/BRT station. 4. 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.) Ted Shepard Kmart Redevelopment December 15,2016 Response: The main access from Drake Road has been upgraded to accommodate recommendations from the traffic impact study for the site. A detached sidewalk has been provided on the west side of the access. The eastern side of the access drive includes an existing sidewalk located on the adjacent site, which is proposed to remain. 5. 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. Response: An outdoor plaza area has been included on the south side of the King Soopers building, and connects pedestrians to College Avenue and the MAX station. This area features bicycle parking, and also includes a covered patio/gathering area at the southeast corner of the building made more comfortable by shade trees and benches. 6. 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). Response: Based on feedback provided, the interior layout of the proposed building has been reversed in order to move the auto-related components (drive- thru pharmacy and online pickup location) to the north side of the building. This orientation allows the eastern and southern sides of the building to remain pedestrian focused. Pedestrian walkways providing cross connection with adjacent development and between College Avenue and the MAX/BRT station have been included to encourage pedestrian use of the site. 7. 05/03/2016: As depicted, the number of drive-through lanes assigned to the pharmacy is excessive. Response: The number of drive-thru lanes for the pharmacy has been reduced to two. 8. 05/03/2016: The plaza at the southeast corner of the building should be extended west to connect Ted Shepard Kmart Redevelopment December 15,2016 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. Response: The plaza on the south side of the building has been expanded into a larger area that connects the MAX station and the pedestrian walkway to College Avenue. The patio/gathering area included at the southeast corner of the building has been expanded to include covered seating and direct access to the store. 9. 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. Response: The proposed King Soopers building has been shifted east, in order to provide the land area along the western property boundary to accommodate the cross-section of the Grand Promenade as shown in the MidTown plan. The plaza along the south side of the building provides access to the Grand Promenade and MAX/BRT area. The proposed King Soopers loading dock areas include masonry walls along the west side in order to provide screening of this area from the west. 10. 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). Response: The Gardens theme found within the Midtown plan has been incorporated with the landscape design in the following ways:  Planting design features drought tolerant and native shrubs and grasses.  Planting areas will incorporate botanical signage where possible for interpretation and connection to the nearby CSU demonstration garden.  The landscape treatment along the pedestrian corridor connecting College Avenue and the MAX BRT station will consist of deciduous shade trees and flowering perennials.  The plaza south of the building functions as a small park space with open lawn, accent planting areas, vine trellis and upright evergreens for screening. 11. 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 Ted Shepard Kmart Redevelopment December 15,2016 and Magnolia Street. Such features help break down the large building mass and promote a more pedestrian-scaled environment. Response: A “tower-like” architectural element has been added to the southeast corner. 12. 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). Response: Two pedestrian walkways have been incorporated through the parking lot connecting the proposed King Soopers store to College Avenue. The southern walkway also provides cross-access to the existing retail building along College Avenue, as well as to the MAX BRT station. 13. 05/03/2016: The pedestrian walkway between the proposed retail building and the store must include trees in grates. Response: Landscape islands have been included within the parking lot and provide planting areas better suited for tree growth. 14. 05/03/2016: All connecting walkways should feature trees in grates where full landscape islands are not feasible. Response: Landscape islands have been included within the parking lot and provide planting areas better suited for tree growth. 15. 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. Response: The previously shown right in/right out access drive along the north side of the site has been removed. 16. 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. Ted Shepard Kmart Redevelopment December 15,2016 Response: Two pedestrian walkways have been incorporated through the parking lot connecting the MAX/BRT station, buildings, and College Avenue. These walkways provide areas for pedestrians to enter the site and ultimately reach the MAX/BRT station. Additionally, bicycle parking has been incorporated into the design of the plaza area. The Grand Promenade has been added to the west side of the site and runs parallel to the MAX/BRT bus line per the Midtown Plan. 17. 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.” Response: The proposed redevelopment of the site has been oriented in such a way to allow for pedestrian/bicycle, MAX/BRT and vehicular access to the site. The building has been shifted to the east in order to accommodate the Grand Promenade area, which has reduced the area allocated for vehicular parking spaces. Based on feedback from the neighborhood meeting, there is a concern from the community regarding availability of customer parking due to the large amount of MAX/BRT parking that occurs at this site. Given this concern, the previously retail building that was previously shown at the northeast corner of the site has been removed. 18. 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. Response: Landscape islands are included within the site plan to provide no more than 15 parking spaces in a row. Given the maturity of existing landscaping along College Ave. & Drake Rd., the plan proposes to allow for a large amount of the existing landscaping to remain, in order to provide screening of the parking from the streets. 19. 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. Ted Shepard Kmart Redevelopment December 15,2016 Response: Due to the large amount of vehicles parking within the existing lot for MAX/BRT use, there is an operational concern that MAX/BRT users would utilize any parking under a canopy for extended periods, thus further reducing the vehicular parking available for King Soopers/retail customers. Given the already reduced amount of parking proposed at this site, compared to a typical King Soopers Marketplace site, this concern is even greater. 20. 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. Response: Repeat comment, please refer to response to #19. 21. 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. Response: Landscape islands have also been provided throughout the site to ensure no more than 15 spaces in a row. Additionally, the landscape treatment along the pedestrian corridor connecting College Avenue and the transit station will consist of deciduous shade trees and flowering perennials. 22. 05/03/2016: As the design of the site progresses, a detail of the plaza at a larger scale may be needed. Response: A detail of the plaza has been included with this submittal. 23. 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. Response: Bicycle parking has been provided in the plaza area along the south side of the building. Ted Shepard Kmart Redevelopment December 15,2016 24. 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. Response: The east elevation features extensive amounts of glazing at each entry vestibule, which extends above and below the entry canopies. The east elevation also features glazing between the two entry elements and at the southeast corner, which is the location of the café. Mezzanine level glazing also exists at the southeast corner to serve associate and office functions. The internal function of the building along the south elevation includes kitchen prep areas and storage rooms like coolers and freezers. The nature of these spaces prohibits the use of glazing along the entirety of the south elevation, however, the amount of glazing at the southeast corner has been increased to enhance and further accentuate the indoor/outdoor café seating area. In addition, the south side of the building features a pedestrian plaza and multiple landscape enhancements, including a living wall, to create and enhance the pedestrian-scale environment. 25. 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.” Response: The east elevation features extensive amounts of glazing at the ground level to invite the shopper and promote viewing. The function of the area between the two main entries is for seasonal sales and features ground-level glazing, which draws pedestrians and activity. The southeast corner of the building features the indoor/outdoor café seating, which will also create interest and activity along the street edge. 26. 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.” Response: The proposed design features durable and lasting materials. The composition consists of integrally-colored, decorative masonry units with multiple textures (smooth-face, split-face and ground-face) that help reduce large-scale walls to a pedestrian scale. The masonry units feature integral water repellant and anti-graffiti coating, which makes them easy to clean and maintain over the life of the building. The design also features fiber cement siding, aluminum storefront glazing and metal canopies. The fiber cement siding features an integral wood Ted Shepard Kmart Redevelopment December 15,2016 grain texture and factory-applied finish coating, which is resistant to cracking, fading and chipping. The product carries a 50-year warranty from the manufacturer related to material or workmanship failure. 27. 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. Response: Stone and/or stone veneer is not a cornerstone of the design concept and the Owner/design team feel that adding small portions of stone will detract from the design rather than enhance it. Note that the featured decorative masonry units are manufactured and provided by Basalite, which is a well-known, long-time supplier of masonry products along the front range and throughout Colorado. Norway spruce trees have been incorporated into the Plaza area design for screening. Additionally, planting areas will incorporate botanical signage where possible for interpretation and connection to the nearby CSU demonstration garden. 28. 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. Response: Screen walls along the west side of the loading docks at the back of the building have been included to screen the areas from the west. Engineering Development Review 1. 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. Response: These fees will be paid at the time of Building Permit. 2. 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://www.fcgov.com/engineering/dev-review.php Response: The Transportation Development Review Fee will be paid at the time of submittal. Ted Shepard Kmart Redevelopment December 15,2016 3. 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. Response: The developer will coordinate with the City regarding repairs required. 4. 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. Response: The developer will coordinate with the City regarding repairs required. 5. 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 Response: Comment noted. 6. 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 Response: Applicable right-of-way and easements for the site have been shown on the replat. 7. 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 Response: A detached meandering sidewalk has been proposed along the College Avenue property frontage. The existing landscaping along the west side of Ted Shepard Kmart Redevelopment December 15,2016 College Avenue, to the south of the proposed full motion access is proposed to remain, given its maturity, and based on coordination with City staff, the sidewalk meanders appropriately through this area. Based on the City’s request for a bus pull-off along Drake Rd., and further coordination with City staff, an attached sidewalk is proposed along Drake Road. This allows for the bus pull-off to be provided, without negatively impacting the heavily used MAX/BRT parking easement area on the proposed site.8. 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. Response: A traffic study has been prepared and included with this submittal for review. 9. 05/04/2016: Utility plans will be required and a Development Agreement will be recorded once the project is finalized. Response: Utility plans have been included with this submittal for review. A Development Agreement will be coordinated between the City and King Soopers as applicable. 10. 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. Response: The site will be on the NAVD88 vertical datum. 11. 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. Response: The previously shown right-in/right-out access along College Ave. has been removed from the site plan. 12. 05/04/2016: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Ted Shepard Kmart Redevelopment December 15,2016 Response: The developer will obtain a Development Construction Permit prior to starting any work on the site. 13. 05/04/2016: 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. Response: The developer and/or their consultants will schedule a utility coordination meeting. 14. 05/04/2016: LCUASS parking setbacks (Figure 19-6) apply and will need to be followed depending on parking design. Response: LCUASS parking setbacks will be followed where applicable. 15. 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. Response: An encroachment permit will be prepared and submitted to the City if the final design warrants the permit. 16. 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. Response: Comment noted. If the site incorporates rain gardens into the design, which have been discussed and coordinated with City staff during the design process. 17. 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. Response: Bike parking has been included in the plaza area along the south side of the building. Ted Shepard Kmart Redevelopment December 15,2016 18. 05/04/2016: In regards 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: Comment noted. Environmental Planning 1. 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. Response: Comment noted. An Ecological Characterization Study will not be prepared and submitted. 2. 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. Response: The planting design for the site features drought tolerant and native shrubs and grasses. 3. 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 Ted Shepard Kmart Redevelopment December 15,2016 mitigation requirements that could result from the proposed development. Response: A meeting at the site with the City Forester to determine the status of the existing trees on the site was completed on August 23, 2016. A tree preservation plan and a hydrozone plan have been included with this submittal. 4. 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." Response: This note has been included on the tree preservation plan. 5. 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. Response: The City’s lighting recommendations listed above will be taken into consideration as part of the overall lighting design for the site. 6. 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/? Ted Shepard Kmart Redevelopment December 15,2016 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. Response: The Developer has many sustainable programs in place for their stores, and will look into the City programs where applicable. 7. 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 Ted Shepard Kmart Redevelopment December 15,2016 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 ). Response: The Developer will contact the ESD staff in the future to discuss the City’s vision. Internal Services 1. 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. Response: Comment noted. Light and Power 1. 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. Response: Comment noted. The design team will look into connecting to these electric facilities. 2. 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-investment-development-fee Response: Comment noted. 3. 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. Ted Shepard Kmart Redevelopment December 15,2016 Response: The design team will coordinate with Light and Power to determine the best locations for proposed electric facilities. 4. 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 Response: Comment noted. A C-1 form, and one line diagram will be submitted to Light and Power Engineering. 5. 05/03/2016: Please document the size of the electrical service that feeds the building prior to demo. Response: The design team will work with the owner regarding the existing electric service size prior to demolition. 6. 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. Response: All required AutoCAD files for the site will be provided to Light and Power for design coordination. 7. 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 Response: Comment noted. Poudre Fire Authority 1. 04/28/2016: WATER SUPPLYA 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. Ted Shepard Kmart Redevelopment December 15,2016 > 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 Response: Fire hydrant locations will be verified through the design process. 2. 04/28/2016: FIRE CONTAINMENT 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. Response: Comment noted. 3. 04/28/2016: FIRE LANES 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 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 Ted Shepard Kmart Redevelopment December 15,2016 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. Response: Adequate fire lanes have been included as part of the proposed site plan. 4. 04/28/2016: FIRE LANE MARKING > 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. Response: Fire lane markings and signs will be included as part of the proposed site plan. 5. 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. Response: Comment noted. 6. 05/05/2016: FDC - 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. Response: Comment noted. 7. 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 Ted Shepard Kmart Redevelopment December 15,2016 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 Response: Comment noted. Stormwater Engineering 1. 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. Response: Comment noted. 2. 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. Response: Comment noted. A drainage report for the site has been prepared and is included with this submittal. 3. 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. Response: Video Inspection of lines has been performed to determine the extent of replacement/maintenance required. Maintenance will be completed by the applicant as needed. 4. 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-forms-guidelines-reg Ted Shepard Kmart Redevelopment December 15,2016 ulations/stormwater-criteria) Response: The design team has been coordinating with City staff to determine and design the best method for water quality on the site. Please refer to the drainage study included with this submittal. 5. 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. Response: Comment noted. The site has been designed to conform to the LID requirements for redeveloped areas within the property. Please refer to the drainage study included with this submittal. 6. 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-impact-development Response: Comment Noted. 7. 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. Response: Per discussion with the City Staff, this is not needed since there is no on-site detention. 8. 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: Ted Shepard Kmart Redevelopment December 15,2016 http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fee s 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. Response: Comment noted. Technical Services 1. 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. Response: Comment noted. Traffic Operation 1. 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. Response: The traffic engineer has coordinated with City transportation staff regarding this project. A traffic study has been completed and included with this submittal. 2. 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. Response: Comment noted. The design team will coordinate with CDOT as required. 3. 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. Response: The right-in/right-out previously shown on the site plan at the PDR meeting has been removed from the plan. Ted Shepard Kmart Redevelopment December 15,2016 4. 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. Response: Comment noted. A traffic study has been completed and included with this submittal. 5. 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. Response: The design team has been coordinating with City staff regarding the proposed street frontage improvements as shown as a part of this submittal. 6. 05/03/2016: Please see the Midtown Plan concept for the frontage along Mason and any requirements for that area. Response: The MidTown Plan has been reviewed during the design process for this submittal. Transportation Planning 1. 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. Response: A bus pull-off along the Drake Rd. frontage has been provided, and will be coordinated with Transfort. 2. 05/03/2016: The TOD requires a plaza, locating that near the Drake station would be preferred. Response: A plaza area has been located on the south side of the proposed King Soopers building with pedestrian access provided from Drake. 3. 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. Ted Shepard Kmart Redevelopment December 15,2016 Response: The building has been shifted east to accommodate the Grand Promenade which will run parallel to the MAX/BRT bus line on the western edge of the site per the MidTown Plan. 4. 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. Response: A bus pullout and pad have been provided and are shown on this submittal. Water-Wastewater Engineering 1. 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. Response: Comment Noted. 2. 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. Response: Comments noted. The design team will look into the proposed water system improvements for the site and make improvements where required, to serve the proposed development. Easements for the utilities will be granted on the Final Plat for the site. 3. 05/04/2016: There is an existing 8-inch sewer main along the west side of the Kmart building that provides sewer service to the building. Records indicate that there are a few low spots in the sewer Ted Shepard Kmart Redevelopment December 15,2016 line and rehabilitation of this line may be warranted with the redevelopment. Response: Video Inspection of lines has been performed to determine the extent of replacement/maintenance required. The developer will work to identify the location of sanitary lines which need to be replaced and/or require maintenance. 4. 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 Response: Comment noted. 5. 05/04/2016: Development fees and water rights will be due at building permit. Response: Comment noted. Zoning 1. ADA spaces with at least 1 van-accessible space will be required for 7200 sq ft Proposed Retail area and existing Larkburger Building. Response: Comment noted. Accessible parking spaces have been added at the requested locations. 2. 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. . (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). Response: The front of the building faces a wide pedestrian entrance and walkway, and the site provides a system of internal connecting walkways that allow pedestrian/bicyclists, MAX/BRT, and vehicular access to the site in a way to utilize the existing access points. Landscape islands within the parking lot have been included, and two pedestrian corridors are included to bring pedestrians into the site from College Avenue. The pedestrian corridors provide cross connection to adjacent development through the site, and also allow access between College Avenue and the MAX/BRT station. Ted Shepard Kmart Redevelopment December 15,2016 3. 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. Response: The front of the building faces a wide pedestrian entrance and walkway, and the site provides a system of internal connection walkways that allow pedestrian/bicyclists, MAX/BRT, and vehicular access to the site in a way to utilize the existing access points. Two pedestrian corridors are included to bring pedestrians into the site from College Avenue. The pedestrian corridors provide cross connection to adjacent development through the site, and also allow access between College Avenue and the MAX/BRT station. A large plaza area and covered seating have been proposed on the south side of the King Soopers building. 4. Parking lot interior landscaping required as part of LUC 3.2.1(E)(5) Response: Interior parking lot landscaping islands have been incorporated into the site plan. 5. LUC 3.10.4) 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. Response: The building has been oriented to allow pedestrian/bicyclists, MAX/BRT, and vehicular access to the site in a way to utilize the existing access points. The prohibition of parking lots between the street and the front or side of the building does not apply and, instead, the parking lot location regulation found in the Large Retail Establishment, Sec. 3.5.4(D)(3)(b), is applicable. While this section does not allow more than 50% of the off-street parking to be located between the front of the building and the street, it also specifically exempts Supermarkets from the requirement, meaning that there is no restriction on the amount of parking that can be located between the Supermarket and the street. Ted Shepard Kmart Redevelopment December 15,2016 Note, however, that we have incorporated numerous layout and design elements to mitigate the impact of the parking fields. 6. LUC 3.2.2(L)(1) Standard Spaces. Parking spaces for standard vehicles shall conform with the dimensions shown on Table A and B. Response: Comment noted. 7. 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 4Percent of Enclosed Bicycle Parking-20% Percent of Fixed Bicycle Racks-80% Response: Comment noted. Bicycle parking has been provided. 8. 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. Response: A trash compactor is provided within the truck loading dock area on the west side of the building, and provides direct connection to the building. Screening along the west side of the loading docks has been provided. Locations of rooftop mechanical equipment is conceptual at this time, but the intent is to screen rooftop equipment using building walls or individual rooftop screens when viewed from ground level at the property line. 9. 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. Response: Landscape islands have been included within the parking lot area. It is the developer’s request for islands not to be placed in front of the building for safety operational purposes as discussed in the PDR meeting. 10. LUC 3.2.4 (C) Lighting plan is required; this should include a photometric site plan with catalog cut-sheets of the fixtures. Response: A lighting plan has been included with this submittal. Ted Shepard Kmart Redevelopment December 15,2016 Sincerely, Galloway & Company, Inc.