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HomeMy WebLinkAboutKING SOOPERS #146 MIDTOWN GARDENS MARKETPLACE - PDP200012 - - RESPONSE TO STAFF REVIEW COMMENTS6162 S. Willow Drive, Suite 320 Greenwood Village, CO 80111 303.770.8884 • GallowayUS.com November 13, 2020 City of Fort Collins 281 North College Avenue Fort Collins, CO 80522 RE: King Soopers #146 – Midtown Gardens Marketplace – PDP200012 Please find below our comment responses addressing the first PDP submittal. This letter is to address comments we received from you on October 30, 2020. To facilitate your review, we have included the original conditions in italicized font and have provided our responses in bold blue. Planning Services – Kai Kleer Comment Number: 1 Comment Originated: 08/18/2020 10/27/2020 FOR HEARING: Staff does not support the applicant’s approach regarding full tree stocking required by 3.2.1(D)(1)(c) and the 6-foot landscape area Infront of the building required by 3.5.4(D)(4)(c). We acknowledge the issues related to irrigation next to the building, however on page 15 of the Geotech Report it indicates that, “Irrigation schemes are available which allow placement of lightly irrigated landscape near foundation walls in moisture sensitive soil areas.” If the applicant still feels that their current proposal meets the standards, staff will be recommending a condition of approval for these standards to be met. 08/18/2020 FOR HEARING: Regarding 3.2.1 - Landscaping and Tree Protection, full tree stocking is required within all areas 50 feet or less from the building. The two areas of most concern are the front and rear of the building. The standard further requires full tree stocking in paved/walkway areas through the use of cutouts at least 16 square feet (4’x4’) in size. Staff will not support a modification of this standard, however an alternative mitigation plan can be considered. Response: Plans have been revised to meet the requirements of this section. Subsequent coordination between the Galloway team and Kai occurred the week of Nov. 9th and we established that no modification of standard was necessary with the proposed plan revisions. Comment Number: 2 Comment Originated: 08/18/2020 10/27/2020 FOR HEARING: Staff does not support the applicant’s response regarding 3.2.2(E)(4) Parking Lot Layout, and not providing landscape islands to define the end of parking lot aisles. Additionally, staff’s measurements of the proposed striped area demonstrate that the plan does not meet the requirements of (1) canopy shade tree per one hundred fifty (150) square feet of internal landscaped area. The landscape islands must also include turf, ground cover perennials or mulched shrub plantings. Informal walkways through the landscape islands are encouraged to provide pedestrian refuge areas and prevent damage to plant material. Staff will be recommending a condition of approval to meet the standards of 3.2.2(E)(4) and 3.2.1(E)(5)(b). 08/18/2020 FOR HEARING: MODIFICATION #1 Regarding 3.2.1(E)(5) – Interior Parking Lot Landscaping, staff generally does not support an approach where the end of areas of parking stalls are not spatially defined by a curbed landscape island and plantings. Midtown Gardens Marketplace PDP200012 11/13/2020 Galloway & Company, Inc. Page 2 of 20 Staff may consider a Modification of Standard. However, at a minimum, an alternative plan must include a minimum of two trees in each end cap, an element to define the drive aisle/parking area and enhanced landscaping elsewhere on the site. The Modification Request should detail how the alternative planting scheme meets the intent of the standard in an equal to or better than way. Response: The islands at the end of the parking rows closest to the building have been modified to include raised curb and gutter. Pedestrian paths through the islands have also been added. Comment Number: 3 Comment Originated: 08/18/2020 10/27/2020 FOR HEARING: Regarding minimum average of landscape setback area along S College Avenue and W Drake, 3.2.2(J) requires that the plan provide for a minimum AVERAGE of 15 feet with the minimum width at any one point being no less than 5 feet. It appears that the frontage along S College Avenue does not meet the standard. It was mentioned during a previous meeting that a Modification for this standard along W Drake is supportable due to the constraints of the parking easement and by mitigating for the loss in landscaping in other areas of the site. It appears that the applicant may be counting landscape areas contained within the public right-of-way to meet this standard which is not allowed unless I’m unaware of an existing agreement. Staff will be recommending a condition of approval to resolve compliance with this standard. 08/18/2020 FOR HEARING: Regarding 3.2.1 - Perimeter Parking Setbacks, both parking and vehicle use areas that abut Drake and College require a 15-foot average setback. Further, the landscaping within this area is required to provide screening in a way that blocks at least 75 percent of light from a vehicle’s headlights from entering into the right-of-way. Screening can also include a low wall, earthen berm and any plant material used to achieve this standard must achieve the required opacity in its winter seasonal condition within three years of construction. Response: A modification of standard is in process and will be submitted directly to Planning soon. Comment Number: 6 Comment Originated: 08/18/2020 10/27/2020 FOR HEARING: Light levels exceed the maximum allowable levels when measured at the 20 foot boundary. Please update the plans to correct this. 08/18/2020 FOR HEARING: Lighting. The plan does not adequately define 20-foot boundary at which light levels cannot exceed (0.1) foot-candle. Please revise lighting plan to include this boundary. Response: The Photometric plan has been revised to make sure light levels 20’ from the property boundary do not exceed 0.1 foot-candle. Comment Number: 9 Comment Originated: 08/18/2020 10/27/2020 FOR HEARING: The under-canopy lights for the fuel station are not fully shielded and down directional and do no feature a 3,000 K or less color temp. Please revise plans to include a light which complies with lighting standards. Fixture LDG61 does not provide the Kelvin rating, please update. 08/18/2020 FOR HEARING: Lighting. Please provide fixture cut sheets and temperature ratings for all fixtures. This detail seems to be lacking from the lighting plan. Response: The under-canopy lights have been changed to fully shielded and has a 3000K color temperature. Fixture LDG61 has been replaced with a different fixture Comment Number: 10 Comment Originated: 08/18/2020 10/27/2020 FOR HEARING: Midtown Gardens Marketplace PDP200012 11/13/2020 Galloway & Company, Inc. Page 3 of 20 It is not clear how shopping carts will be managed around the transit center. There have been cart management issues in the past around bus facilities, notably at the Elizabeth and Taft Hill King Soopers, where carts are left near benches or blocking walkways. How will carts be managed around this area? 08/18/2020 FOR HEARING: Access, circulation, and parking. Please provide more detailed description and demonstrate on the site plan how shopping carts will be stored and handled around the entryway of the building and other areas of the site (e.g., around transit center). There is some expectation that folks will leave carts near the transit stop. Response: King Soopers implements an Operation Manual with their employees which includes cart corralling and control measures to ensure their equipment remains on their premises. Employees are tasked with frequent trips to the parking field to recover shopping carts from designated corral areas and others. Comment Number: 13 Comment Originated: 08/18/2020 10/27/2020 FOR HEARING: It is not clear where enclosed bicycle parking is located on the site, please clarify. 08/18/2020 FOR HEARING: Regarding 3.2.2(C)(4), Bicycle parking required for this project is 45 spaces with 20% enclosed and 80% fixed. Parking needs to be increased around the front entryways of the building and further detailed around the existing commercial building located on the southeast corner of the site. Please provide a cut sheet if enclosed parking will be located within a bike shed/shelter. Response: Additional clarity has been provided to the plans as discussed on Nov. 10th. Comment Number: 15 Comment Originated: 08/18/2020 10/27/2020 FOR FINAL: Please provide bollard detail on sheet 9 with other details. 08/18/2020 FOR HEARING: Any use of bollards must be decorative and align with the design intent of the Gardens District Theme of the Midtown Plan. Response: Noted, thank you. Comment Number: 19 Comment Originated: 08/18/2020 10/27/2020 FOR HEARING: The 5-foot landscape setback is still a requirement along a side lot line. Please include trees and landscaping within this area. 08/18/2020 FOR HEARING: A 5-foot landscape setback required along the parking area that abuts Lot 3. This area should also provide a walkway connection from the existing walkway feature between Jiffy Lube and Turkey Hill into the greater walkway system of the surrounding area. Response: A 5-foot landscape setback is now provided in this area, to be planted with trees and shrubs. Comment Number: 28 Comment Originated: 08/18/2020 10/27/2020 FOR FINAL: Further detail will be needed at time of final plan submittal. 08/18/2020 FOR HEARING: Midtown Gardens Marketplace PDP200012 11/13/2020 Galloway & Company, Inc. Page 4 of 20 Regarding 3.5.4(D)(4)(e), please provide a detailed drawing of how pedestrian walkways will be distinguished from driving surfaces. These areas should be constructed of low maintenance surface materials such as pavers, bricks, or scored and dyed concrete. Response: Noted, thank you. Comment Number: 29 Comment Originated: 08/18/2020 10/27/2020 FOR HEARING: A modification of standard is still required for this standard not being met. 08/18/2020 FOR HEARING: MODIFICATION #3 Regarding 3.10.3(A), since the primary commercial building entrance does not front on a street, a Modification of Standard is required. It may be best to detail the north south drive aisle in a similar way that a street would be detailed in order to demonstrate an “equal to or better than” approach in meeting the intent of the standard. Response: A modification of standard is in process and will be submitted directly to Planning soon. Comment Number: 36 Comment Originated: 08/18/2020 08/18/2020 FOR HEARING: Regarding the fuel station, please remove signage or add a note indicating that the signage is intended to provide a concept of the potential sign’s location and approval of the project does not infer any approvals of the signs shown. The fuel station must utilize the materials, colors, and architectural details of the building. Please apply material to base of canopy supports, modify the color scheme, and detail the service building with greater articulation in window depth and sill profile and provide a roof treatment that matches that of the primary building. The canopy should use a sloped roof that utilizes high profile asphalt shingles, natural clay tiles, slate, concrete tiles, ribbed metal, or wood shakes or shingles Response: Understood that the signage is approved by separate permit application process. We have placed a notate in the center of the fueling elevation sheet that caveats all signage shown is for conceptual purposes only and not for approval. Engineering Development Review – Spencer Smith Comment Number: 1 Comment Originated: 08/18/2020 10/27/2020: FOR HEARING I have not seen letters of intent from the adjacent property owner to the north. This is a typical requirement to proceed to hearing. 08/20/2020: FOR HEARING Per Section 3.3.1© of the City of Fort Collins Land Use Code, this project is responsible for dedicating any easements and/or Rights of Way (ROW) that are necessary or required by the City for this project. Based upon the street sections identified in the Midtown Plan, it looks like there would be a minimum ROW dedication associated with this project of approximately 10 feet along the property frontage for both College Ave. and Drake Rd. There may be more ROW required, depending on roadway improvements such as the bus pullout, turn lanes, etc. The standard 15-foot utility easement will need to be dedicated along the frontage of both College Ave. and Drake Rd. as well. Other potential easements to be dedicated could include emergency access (to be determined by PFA), various utility easements (per Stormwater, Utilities, Light and Power), access easement for promenade area, etc. Also, if a shared access easement on the north side of the property will be required by the City, a letter of intent from the adjacent property owner(s) will be required prior to being scheduled for a PDP hearing. Response: King Soopers continues to coordinate with the property owner to the north for off- site access, parking and temporary construction easement(s). Draft Agreements have been Midtown Gardens Marketplace PDP200012 11/13/2020 Galloway & Company, Inc. Page 5 of 20 circulated amongst the attorneys and a draft letter of intent should be obtained within the coming weeks. Comment Number: 3 Comment Originated: 08/18/2020 10/27/2020: FOR FINAL City staff would like to see a design that pushes the sidewalk north of the bus pullout shelter pad, adjacent to the onsite parking. To avoid having to widen the walk by 2 feet to account for bumper overhand, wheel stops should be placed in the parking spaces that are adjacent to the walk where necessary. 08/20/2020: FOR FINAL The bus pullout area may need to be tweaked a bit. I have concerns with the very narrow bike lane without any buffer, no ramp for bikes to transition from on-street bike lane to the sidewalk, proximity of sidewalk to existing trees, etc. Also, it is a little hard to tell, but the cross section at the bus pullout and the plan view do not look like they exactly match (see redlines). Response: Noted, thank you. Comment Number: 4 Comment Originated: 08/18/2020 10/27/2020: FOR HEARING If the sidewalk is to be shifted north of the bus pullout, please ensure that an access easement or additional ROW is dedicated to contain the walk (I believe based on discussion regarding site setbacks, the applicant indicated a preference to dedicating an easement, rather than ROW). 08/20/2020: FOR HEARING A portion of the bus stop pad appears to be outside of the public ROW. This needs to be in ROW or an easement acceptable to FC Moves. Response: Noted. We are waiting for the results of the hydro-excavation around the existing trees by forestry to see if they can be saved. If so, we will move the sidewalk north and provide additional ROW or an easement. As discussed with the Molly on 11/10 this will be tracked for Final. Comment Number: 6 Comment Originated: 08/18/2020 10/27/2020: FOR HEARING (REPEAT) 08/20/2020: FOR HEARING The PDP utility plans should include all proposed offsite improvements to Drake and College. Please provide a preliminary level design for any signing/striping, medians, etc. Response: Noted. Preliminary plans for the College and Drake improvements have been included within the plan set. We will continue to work with the City on the final configuration of the improvements. Comment Number: 11 Comment Originated: 08/18/2020 08/20/2020: FOR FINAL A Development Agreement (DA) will be required for this project. The DA is an agreement between the property owner and the City of Fort Collins that defines the various standards, infrastructure requirements, maintenance responsibilities, etc. of the owner. A draft of the DA will be prepared by the City during the review and approval process. Prior to preparing this agreement, the applicant will need to provide a completed “Information for Development Agreements” form. This can be submitted with the initial project submittal. A copy of the document can be found at the Engineering web page link below: https://www.fcgov.com/engineering/devrev.php Response: Noted, thank you. Comment Number: 12 Comment Originated: 08/18/2020 08/20/2020: INFORMATION ONLY Midtown Gardens Marketplace PDP200012 11/13/2020 Galloway & Company, Inc. Page 6 of 20 Larimer County Road Impact Fees and Transportation Expansion Fees are due at the time of building permit. Please contact Kyle Lambrecht at (970) 221 6566 if you have any questions Response: Noted, thank you. Comment Number: 13 Comment Originated: 08/18/2020 08/20/2020: INFORMATION ONLY Any damaged curb, gutter and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project, shall be replaced or restored to City of Fort Collins standards at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. Response: Noted, thank you. Comment Number: 14 Comment Originated: 08/18/2020 08/20/2020: FOR DCP A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Noted, thank you. Comment Number: 15 Comment Originated: 08/18/2020 08/20/2020: INFORMATION ONLY Any public improvements must be designed and built in accordance with the LCUASS. They are available online at: http://www.larimer.org/engineering/GMARdStds/UrbanSt.htm Response: Noted, thank you. Comment Number: 16 Comment Originated: 08/18/2020 08/20/2020: INFORMATION ONLY All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. Response: Noted, thank you. Comment Number: 17 Comment Originated: 08/20/2020 08/20/2020: INFORMATION ONLY 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: Noted, thank you. Comment Number: 18 Comment Originated: 08/20/2020 08/20/2020: INFORMATION ONLY With 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: Noted, thank you. Comment Number: 19 Comment Originated: 08/20/2020 10/27/2020: FOR FINAL We may need to consider some revisions to the ramp transition from bike lane to shared bike/ped path during final design. 08/20/2020: I have provided a pdf of a site that had a similar bike ramp from the street to sidewalk that you can use as a reference for the design of your ramp. Response: Noted, thank you. Midtown Gardens Marketplace PDP200012 11/13/2020 Galloway & Company, Inc. Page 7 of 20 Traffic Operation – Steve Gilchrist General Comment Number: 7 Comment Originated: 08/18/2020 10/26/2020: UPDATED: We recommend the use of green bike stencils (dots) on the slip ramp and along the sidewalk in this area to guide bikes around the buses, and identify to pedestrians that bikes may be on the sidewalk. We will coordinate this for Final. 08/18/2020: Regarding the Transit stop along Drake, please ensure that buses do not dwell in the vehicular through lanes. If the bike lane width is used for dwelling, then please ensure that there is an easy alternate route, or slip ramp for bikes onto and off of the sidewalk. Response: Comment noted. Traffic Impact Study Comment Number: 2 Comment Originated: 08/18/2020 10/27/2020: UPDATED: The geometric design of the channelized T does not channelize traffic. This is an important function in the channelized T as it allows for the flow of traffic to be unimpeded by the merging of traffic from this access point. We still have concerns about the safety of turning vehicles against three lanes of through traffic and a turn lane. We would be happy to meet offline to discuss more. 08/18/2020: The proposed access from the King Soopers onto College is recommended to be limited to a ¾ movement. The EB left turn out as a “high T” is not supported by City staff and likely not supported by CDOT. We believe allowing unsignalized left turns across four lanes of traffic on high speed arterials is problematic, especially given the backups from the downstream signal which greatly limit the visibility. This raises significant safety concerns. CDOT may have comments about this as well. Response: Kimley-Horn has been working with City Traffic Engineering regarding this comment and have come to a solution to address the concerns. Please refer to the submitted exhibit showing concepts. Comment Number: 3 Comment Originated: 08/18/2020 10/27/2020: UPDATED: The mentioned memo was not received with this submittal. This projected LOS at College and Drake does not meet our standards. We can schedule a meeting to discuss how we might work with you to find an Alternative Mitigation Strategy. 08/18/2020: The overall short term pm peak hour intersection LOS at College and Drake shows an overall LOS E. This does not meet Adequate Public Facilities requirements in the Land Use Code. What this means is that improvements need to be made to meet LOS E in the short-term total that are feasible / proportional to impact, or an Alternative Mitigation Strategy can be negotiated. Please provide a memo on the expected improvement for right turn overlap (already shown in the TIS), and the addition of a new right turn lane on the EB approach that allows all lanes to move over (and better align) to accommodates EB double lefts (and maybe WB double lefts). If that project would result in measurable improvements, then it may be that a fee in lieu towards that project can be the AMS. If needed, we can schedule a meeting and discuss this further. Response: Kimley-Horn has been working with City Traffic Engineering regarding this comment and have come to a solution to address the concerns. Comment Number: 4 Comment Originated: 08/18/2020 10/26/2020: UPDATED: Midtown Gardens Marketplace PDP200012 11/13/2020 Galloway & Company, Inc. Page 8 of 20 If there is not enough width for restriping, please provide details on how the medians will need to be altered to accommodate two lanes. 08/18/2020: At College and Columbia, lengthening the EB left turn lane is a good idea, and we recommend doing that through striping instead of median reconstruction that results in loss of trees. Signal timing adjustments can also be made by the City if needed to support exiting vehicles. Response: Kimley-Horn has been working with City Traffic Engineering regarding this comment and have come to a solution to address the concerns. Please refer to the submitted exhibit showing concepts. Forestry – Molly Roche Comment Number: 6 Comment Originated: 08/18/2020 10/27/2020: FOR HEARING – UPDATED Continued: Please review Forestry’s redlines on the sidewalk grading exhibit. Forestry, Planning, Engineering, and Transportation Planning would like to see the sidewalk moved behind existing trees #22 and #23 in order to preserve and protect them in place. Forestry believes that with exploratory hydro-excavation along with future edge of the sidewalk and bus pad roots may be protected or pruned to allow minimal grading and protect both of these trees. Please include the following notes on the exhibit: -Exploratory hydro excavation – exploratory; 6” wide trench, depth TBD, any roots greater than 2” need to be reviewed by Forestry, root cutting may be permitted. Forestry is willing to do the hydro-excavation work with our potholing machine. We will coordinate a time with Galloway and Engineering to be on-site. Please note this may occur prior to hearing. -6 ft sidewalk -Mulch beds around existing trees, landscaping may be shown at final plan -Wheel stops in all adjacent parking stalls -Include CRZ shading around these two trees -Update CRZ in exhibits A and B to the correct dimensions -Review http://www.ridetransfort.com/img/site_specific/uploads/Final_Design_Standards.pdf, page 25, figure 12. 8/21/2020: FOR HEARING Continued: Please provide both horizontal and vertical details of the existing trees, new sidewalk, curb and gutter, parkway width, grading, and any cut or fill that is proposed around trees #21 and 24. Forestry staff would like to ensure that the critical root zones of these trees are kept intact throughout the new bus pull out and bike lane design and installation. The sidewalk should be ramped over roots to avoid any root cutting. If it is helpful, an on-site meeting should be scheduled with the applicant, Planning, Transportation Planning, Engineering, and Forestry to coordinate further on the protection of these trees around the new bus pullout, sidewalk, and bike lane. Response: The exhibit has been updated to include trees #22 and #23 and CRZs have been updated – please see redline comment responses. We will work with Forestry on setting up the Hydro excavation and revising the bus pull-out area for Final as was discussed on November 10th. Comment Number: 7 Comment Originated: 08/18/2020 10/26/2020: FOR HEARING – UPDATED Continued: Thank you for showing X’s over all trees to be removed on the landscape and utility plans. Tree #1 is shown to be removed on the utility plans, but it is planned to be preserved. Please remove the X from Midtown Gardens Marketplace PDP200012 11/13/2020 Galloway & Company, Inc. Page 9 of 20 this tree and ensure that the tree removal plan on the utility plans matches what is shown on the landscape plan. 8/21/2020: FOR HEARING Please place an X over the symbols of all trees to be removed. X’s should be shown on the landscape and sheet 3 of the utility plans. It is especially hard to decipher the difference between trees to retain vs removed on the utility plan. The X’s will clearly identify trees to be protected vs to be removed. Response: The tree removal plan and the utility plan now match. Comment Number: 12 Comment Originated: 08/18/2020 10/26/2020: FOR HEARING - UPDATED Continued Currently there are only 9 trees shown as mitigation in the plant list. Please label all mitigation trees in the plant list. Please also bold the M next to all mitigation trees labeled on the plans, so they are more easily seen. We will update the applicant checklist to show the correct required calipers - thank you for pointing that out! In addition, please include the following information under the plant list as well as under the tree inventory table: total number of trees on-site, total number to be preserved, total number to be removed, number of required mitigation trees and total number mitigation trees that are to be planted back on-site. 8/18/2020: FOR HEARING Please note that the required size for mitigation trees are as followed:Required mitigation tree sizes: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 8.0’ height balled and burlapped Ornamental tree: 2.0” caliper balled and burlapped Currently the plan is showing several 3” diameter shade trees and 2.5” caliper ornamental trees. 3” diameter trees will be especially hard to come by in local nursery stock. Please show all mitigation trees at the proper diameter, label them as such in the plant list and on the plans with a bolded “M” next to the tree symbol. Response: The M text has been bolded and the updates to the mitigation information and plans are included. Comment Number: 13 Comment Originated: 08/18/2020 10/27/2020: FOR HEARING – UNRESOLVED Continued: There are still tree utility conflicts on the plan. Please review all separations and make adjustments where necessary. Where shade trees are less than 10 ft from main lines, please show an ornamental tree instead. 10’ between trees and public water, sanitary, and storm sewer main lines 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults 8/21/2020: FOR HEARING I came across a handful of tree-utility conflicts that should be reviewed and amended prior to hearing. Additional details can be found on Forestry’s redlines. Response: Tree-utility conflicts have been resolved and will continue to be monitored. Comment Number: 15 Comment Originated: 08/21/2020 10/26/2020: FOR HEARING – UPDATED: Continued: Midtown Gardens Marketplace PDP200012 11/13/2020 Galloway & Company, Inc. Page 10 of 20 Existing trees in grates shall be mulched. Please edit this note to show mulch, not rock cobble. Please provide an alternative plan if existing irrigation is not functional and needs to be installed. 8/21/2020: FOR HEARING Please describe how trees that are currently shown in grates along College will be protected during the conversion to turf. Please provide direct drip irrigation to existing and proposed trees in the parkway along College and Drake. The trees should be on a separate irrigation zone (apart from turf). Response: The paving currently around the base of these trees will be carefully removed (specific methods will be discussed with GC once one has been selected) and wood mulch with drip irrigation will be provided at the bases of these trees. Comment Number: 17 Comment Originated: 08/21/2020 10/26/2020: FOR HEARING – UNRESOLVED Continued: No description was provided on how the applicant plans to protect existing parking lot island trees through grading activities and no detail was provided for how islands will be reconstructed. Please provide these details for Forestry’s review prior to Hearing. 8/21/2020: FOR HEARING Please describe how existing parking lot island trees will be protected throughout grading activities and provide a detail of how the islands will be reconstructed. In addition, please add a note to the landscape plan and utility plans (demo notes) which states: THE ON-SITE CONTRACTOR SHALL SCHEDULE AN ON-SITE MEETING WITH CITY FORESTRY PRIOR TO GRADING WORK AND DEMOLITION OF THE PARKING LOT ISLANDS. FORESTRY WOULD LIKE TO ENSURE COMPLIANCE WITH TREE PROTECTION. PLEASE CONTACT FORESTRY@FCGOV.COM. Response: Tree protection notes and details have been provided. We will work with forestry to refine for Final as discussed on November 10th. Comment Number: 18 Comment Originated: 08/21/2020 10/26/2020: FOR HEARING – UNRESOLVED Continued: Please replace demolition note number 9 with the following verbiage: ALL TREES SHALL BE PRESERVED AND PROTECTED WHILE ADHERING TO THE CITY OF FORT COLLINS TREE PROTECTION NOTES, UNLESS THEY ARE OTHERWISE SHOWN TO BE REMOVED ON THIS SHEET OR ON THE LANDSCAPE PLANS. TREES TO BE REMOVED ARE IDENTIFIED BY AN X OVER THE TREE SYMBOL. PLEASE CONTACT CITY FORESTRY IF FURTHER CLARIFICATION IS NEEDED – FORESTRY@FCGOV.COM. In addition, the tree protection notes were not included on the Utility Plans. Please do this prior to Hearing. 8/21/2020: FOR HEARING Please include the City of Fort Collins Tree Protection notes to the Utility Plans. In addition, on sheet 3 of the Utility Plans please edit demolition note number 9 to read: REMOVE ALL ASPHALT, POSTS, AND OTHER IMPROVEMENTS UNLESS THE ITEM IS SPECIFIED TO REMAIN. Add a separate tree protection/removal note that states: ALL TREES SHALL BE PRESERVED AND PROTECTED WHILE ADHERING TO THE CITY OF FORT COLLINS TREE PROTECTION NOTES, UNLESS THEY ARE OTHERWISE SHOWN TO BE REMOVED ON THIS SHEET OR ON THE LANDSCAPE PLANS. TREES TO BE REMOVED ARE IDENTIFIED BY AN X OVER THE TREE SYMBOL. PLEASE CONTACT CITY FORESTRY IF FURTHER CLARIFICATION IS NEEDED – FORESTRY@FCGOV.COM. Response: Notes have been updated/added to Sheet 3 of the utility plans. Midtown Gardens Marketplace PDP200012 11/13/2020 Galloway & Company, Inc. Page 11 of 20 Comment Number: 21 Comment Originated: 08/21/2020 10/26/2020: FOR HEARING Is it not feasible to provide mulch beds in lieu of rock cobble? The response from the applicant was that they will provide mulch rings around all trees and shrubs. Please note, mulch is required per the General Landscape notes and should be used to extent feasible. 8/21/2020: FOR HEARING In landscape islands and planting beds, please provide wood mulch in lieu of rock mulch. This will help decrease the impacts of heat island effect and will give plants a better chance at survival. If this is not feasible, please provide mulch rings around all trees and shrubs. Rocks should not be piled up against trees. Response: Our standard mulch ring requirement has been enlarged for this project and the notes and details have been revised accordingly. Rock mulch will still be used in the perimeter of planting beds as discussed on November 10th. Comment Number: 24 Comment Originated: 10/27/2020 10/26/2020: FOR HEARING Please provide CRZ dimensions around the following trees for forestry review potential root impacts. Below, I have listed a few requests to preserve the following trees on the plans. Please provide a response if it is not feasible to retain a tree. •Tree 15 (along College Ave): In order to preserve tree 15, Forestry and Stormwater would like to see the storm main layout changed. Please move the line from the College Ave manhole heading north and then west underneath tree #13, which is a poor condition Maple tree and is shown to be removed anyway. This will preserve tree #15. Response: CRZ for this tree is now provided and revisions to the utility and site plans have been made in order to preserve this tree. •Tree 44 and 51 (parking lot island trees): Please explore the option of a rain garden-like tree well to retain trees 44 and 51. Both of these trees are highly valued specimens and Forestry would like the applicant to explore all options that incorporates them into the site. The islands will be depressed below future grade and should encompass the majority of the trees’ critical root zones. Forestry would like to meet the applicant on-site to review these trees in the field. Please schedule a site-visit prior to hearing. Response: Tree 44 is unfortunately located in direct conflict with our required ADA parking and access route and we can not accommodate preserving this tree as discussed on November 10th. We have, however, made changes to the site plan to accommodate the preservation of tree 51. •Tree 57 and 58 (near the old gas station): Please adjust curb line, grading,and widen landscape strip to protect these trees in place. Is it possible to create a bulb out that preserves these two trees and shifts parking spots to the east? Response: Adjustments to the site plan have been made to accommodate the preservation of both trees 57 and 58. •Tree 64 (along MAX sidewalk, west side of site): Please explore transplanting this tree on-site in lieu of removing it. Perhaps it can be planted on the eastern side of the MAX promenade sidewalk. Response: Tree 64 is now to be relocated instead of removed and is noted as such on the plans. Comment Number: 25 Comment Originated: 10/27/2020 10/27/2020: FOR FINAL APPROVAL Species List - Please reduce the number of Goldenrain Tree on the plans – they are Midtown Gardens Marketplace PDP200012 11/13/2020 Galloway & Company, Inc. Page 12 of 20 marginally successful in Fort Collins. Incorporate Suckerpunch Chokecherry in place of at least half of the Goldenrain trees. Please note in the plant list that both of these trees should have tree wrap around their trunks during the first two winters after planting. - Please note ‘Espresso’ Kentucky Coffeetree as this is the seedless variety. - Please specify Crimson Spire or Regal Prince Oak where Fastigiate English Oak is listed. - Please incorporate Chinkapin Oak, Choice City Elm, and Hot Wings Tatarian Maple. - Please use a different symbol for Catalpa as it is too close to the symbol for existing tree to remain. Response: Plans have been revised as requested. Comment Number: 26 Comment Originated: 10/27/2020 10/27/2020: FOR HEARING All parking lot trees must be placed in a standard parking lot island with mulch and irrigation. There are a handful of trees that are placed in triangle cutouts near painted medians. Response: Plans have been revised to include full curbed parking lot islands along the front drive. These islands will all be provided with mulch and irrigation. Comment Number: 27 Comment Originated: 10/27/2020 10/27/2020: FOR HEARING Please show all StormTech infrastructure at least 15 feet from all existing trees on-site in order to keep critical root zones intact. Response: The StormTech infrastructure has been revised to be a minimum 15 feet from all existing trees to be preserved. Stormwater Engineering Erosion & Sediment Control– Basil Hamdan Comment Number: 1 Comment Originated: 08/13/2020 10/22/2020: FOR FINAL: We will expect all required Erosion and Sediment Control materials to be submitted at FDP level. 08/13/2020: Preliminary Erosion Control Plan is acceptable. At Final, please make sure that all LID facilities are protected throughout the build-out of the site and that the design protects neighboring properties and streets from sediment and debris by including inlet protection for downstream inlets and adding all City of Fort Collins Erosion and Sediment Control notes to the plans. FOR FINAL: Please prepare an Erosion and Sediment Control Plan and Report that meet all City criteria. Please provide a security deposit estimate. The Site disturbance exceeds 1 acre in size and will be subject to the State Stormwater Discharge permit requirements. Response: Noted, thank you. Stormwater Engineering Comment Number: 3 Comment Originated: 08/17/2020 10/27/2020: FOR HEARING: The offsite storm pipe abandonments, north of this site, will require confirmation that these are in a Utility or Drainage Easement or a Temporary Construction Easement (TCE) will be required. TCEs require a letter of intent to proceed to Hearing. (FYI, the K Mart Plaza Extension plat shows a 6-foot utility easement along the property line – but the storm pipe appears to be outside of that easement) Midtown Gardens Marketplace PDP200012 11/13/2020 Galloway & Company, Inc. Page 13 of 20 08/17/2020: FOR HEARING – All offsite storm drain utility work may require drainage easements and temporary construction easements. For hearing, a legal exhibit and letter of intent from property owner(s) is required. Response: King Soopers continues to coordinate with the property owner to the north for off- site access, parking and temporary construction easement(s). Draft Agreements have been circulated amongst the attorneys and a draft letter of intent should be obtained within the coming weeks. Comment Number: 6 Comment Originated: 08/17/2020 10/27/2020: FOR HEARING: The provided documentation is unclear if the project will meet the water quality treatment requirements. Please do the following things to help clarify: -Delineate and tabulate all onsite (on-property) new or modified impervious areas. -Remove the “offsite” impervious areas from the tabulation. To clarify, water quality treatment needs to be provided for all “new or modified” impervious areas onsite (on property). LID treatment needs to be provided for 75% of these areas, the other 25% can be by any method. Please see redlines for more information. Feel free to contact me to discuss. 08/17/2020: FOR HEARING: Please provide a delineation and tabulation of “new or modified impervious areas” with the drainage report. This is your required water quality treatment area. Response: On-site “new or modified impervious area” has been delineated in the impervious area exhibit and tabulated within the report as requested. “offsite” impervious areas have been removed for clarity. Comment Number: 16 Comment Originated: 08/21/2020 10/27/2020: FOR FINAL PLAN: The state SDI reporting data sheet will need to be provide for the underground water quality facilities. (release rates meet drain time criteria) Response: Comment noted. Comment Number: 18 Comment Originated: 10/27/2020 10/27/2020: FOR HEARING: The provided underground stormwater storage should be the sum of the water quality volume (WQCV) and the detention storage (not overlapped). The calculations show that the provided storage is low. Please review and revise. Feel free to contact me with questions. **Let’s have an update conversation on this before you proceed to make any plan adjustments. Please contact me when you are ready to discuss.** Response: the total volume provided has been a revised to include WQCV + Detention. Comment Number: 19 Comment Originated: 10/27/2020 10/27/2020: FOR FINAL PLAN: You will need to provide profiles of the storm system and a pipes hydraulic model for the onsite pipes. Response: Comment noted. Comment Number: 20 Comment Originated: 10/27/2020 10/27/2020: FOR HEARING: Please see the redlined Utility Plans and Drainage report. Please contact me with any questions. Response: Comment Number: 21 Comment Originated: 10/27/2020 10/27/2020: FOR HEARING: Midtown Gardens Marketplace PDP200012 11/13/2020 Galloway & Company, Inc. Page 14 of 20 Stormwater and Forestry would like to you to see if there are different options for the alignment of the stormwater outlet pipe. Forestry would like to save tree #15 which is in conflict with the existing outlet alignment. I have proposed 2 options that may work in the redlines. Please review and discuss with me if you have any questions. Response: Revised as requested. Comment Number: 22 Comment Originated: 10/27/2020 10/27/2020: FOR HEARING: The proposed StormTech system will need to provide 15-feet (minimum) separation from existing trees. I apologize that I had previous told you 10-ft, however, this proposed system is 10-11 feet deep and the roots and soil stability for the existing trees needs to be protected. Response: we have revised our system footprint with the requested separation Comment Number: 23 Comment Originated: 10/27/2020 10/27/2020: FOR HEARING: Isolator row calcs – the “outlet flow rate” for flow through the filter fabric is different on the “WQ System Calc Summary” and “FAA – WQ Storage Volume Calc” sheets. Please see the redlines and revise. Response: corrected as noted Comment Number: 24 Comment Originated: 10/30/2020 10/30/2020: FOR HEARING: **NEW COMMENT** Please update the rational flow calculations to use the FCSCM method for the time-of-concentration calculations. See redlined drainage report for more information Response: corrected as noted Comment Number: 25 Comment Originated: 10/30/2020 10/30/2020: FOR HEARING: **New Comment** Please see the redlined Utility Plans, Drainage Report, and Landscape Plan (trees separations) for additional comments. Response: Redlines reviewed and corrections made, please refer to the revised plans/docs. Water-Wastewater Engineering – Matt Simpson Comment Number: 2 Comment Originated: 08/17/2020 10/27/2020: FOR INFORMATION ONLY: These plans are still very difficult to review at the 50-scale, combined with the bubble call-outs, this is contributing to excessive review times. Please help us out by providing plans at a smaller scale and using leader notes instead. 08/17/2020: FOR HEARING: The submitted Utility Plan was drawn at 50-scale, which combined with the amount of existing and proposed utilities on this site, is very difficult to review. With the next submittal please prepare an Overall Utility Plan and Detailed Utility Plan sheets. 20 or 30 scale should be sufficient. Because of the difficulty reviewing this Utility Plan, additional comments may arise in future rounds. Response: Comment noted. We will look to adjust the scale for final. Comment Number: 8 Comment Originated: 08/17/2020 10/27/2020: FOR FINAL PLAN: Water service sizing. Thank you for your response. The water meter and service sizing memo with calculations should be submitted no later than the FDP Round 1 submittal. This should be based on the AWWA M22 procedure. Midtown Gardens Marketplace PDP200012 11/13/2020 Galloway & Company, Inc. Page 15 of 20 Response: Comment noted. Comment Number: 10 Comment Originated: 08/21/2020 10/27/2020: FOR INFORMATION - Thank you for your response – no further response required until FDP. 08/21/2020: FOR FINAL: The proposed sanitary sewer main will need to be profiled. Please pothole locate the tel-comm crossing (if this is encased, please obtain top and bottom depths). Response: Comment noted. Comment Number: 11 Comment Originated: 08/21/2020 10/27/2020: FOR FINAL PLAN: Thank you for your acknowledgment of the comment. This can be addressed at Final Plan. 08/21/2020: FOR HEARING: Please confirm the invert elevations and slope for the proposed sanitary sewers service on the gas station building. This service is proposed to connect to the existing service line and the sanitary manhole north of the site. Please confirm there is a utility easement on the adjacent parcel. Response: Comment noted. Comment Number: 12 Comment Originated: 10/27/2020 10/27/2020: FOR INFORMATION ONLY: Will the existing Loaf n Jug gas station remain operational during construction? In FDP you will need to consider any phasing requirements for the site (such as existing water and sewer service connections.) Response: The L&J will no longer operate once the project is under construction and will possibly be used for construction offices and/or staging. Comment Number: 13 Comment Originated: 10/27/2020 10/27/2020: FOR HEARING: There is a parking lot fire hydrant (near the SE corner of the proposed building) that we would like relocated. See redlines for more information. This may need coordination with Poudre Fire Authority requirements. Response: The fire hydrant has been moved further east in the expanded island to move away from the edge of the island to provide additional protection. Comment Number: 14 Comment Originated: 10/27/2020 10/27/2020: FOR FINAL PLAN: All existing water and sewer services on the site, or that cross the site, need to be located. Specifically, the existing sewer services for the Loaf n Jug and the Lark Burger building need to be located – they most likely tie to the “diagonal” sewer main in the parking lot. We also do not know where the Jiffy Lube sewer service connects, this will also need to be verified in Final Plan. Response: Comment noted. Comment Number: 15 Comment Originated: 10/27/2020 10/27/2020: FOR INFORMATION ONLY: We are looking into the potential for the City to perform the relocation of a fire hydrant and fire sprinkler service on the offsite waterline to the northwest of the site. If we are successful in this work, the proposed water main north of the King Soopers building would not be necessary. In this event, we may ask for a “payment in lieu” to offset our costs for the relocations. There will be more coordination on this in the future. Response: Comment noted. Midtown Gardens Marketplace PDP200012 11/13/2020 Galloway & Company, Inc. Page 16 of 20 Comment Number: 16 Comment Originated: 10/30/2020 10/30/2020: FOR HEARING: See redlined utility plans for additional comments and clarification of the written comments. Response: Comment noted. PFA – Jim Lynxwiler Comment Number: 1 Comment Originated: 08/17/2020 08/17/2020: FOR HEARING FIRE ACCESS - Fire access is required to within 150 feet of all exterior portions of any building, or facility ground floor as measured by an approved route around the perimeter. This comment was provided previously and noted by the applicant team, however, no indication of fire lane dedication is noted anywhere on the plans or plat. > Fire lanes shall be designed so as to provide access to all existing and proposed buildings as well as to the fueling facility. This will involve a network of easements on the west, south and east sides of the marketplace from property line to property line. A loop drive is needed to cover the existing building on the SE corner of the site. A fire lane from the main entry to the property line on the north will be required to serve the fueling station. Limits of the fire lane shall be noted on the plans. > Fire lanes established on private property shall be dedicated by plat as an Emergency Access Easement. > Fire lane shall be designed and constructed to minimum specifications (provided previously). > Fire lanes to be identified by red curb and/or signage. > Fire lane sign locations or red curbing should be labeled and detailed on final plans. Refer to LCUASS detail #1418 & #1419 for sign type, placement, and spacing. Response: Per correspondence with Jim Lynxwiler between 11/12/20 and 11/17/20, fire access easements have been updated and shown on the PDP, utility plans and plat. They have been called out as emergency access easements. A separate exhibit has been provided as part of the resubmittal as well. Comment Number: 5 Comment Originated: 10/26/2020 10/26/2020: FOR HEARING FIRE LANE - The fire lane is not fully detailed on the plat or plans as previously described in PDP comment No. 1 from 08/17/2020 above. > Fire lanes shall be labeled and dedicated as Emergency Access Easements and not Access Easements. > Fire access has not been updated to include coverage of the existing building on the southeast corner of plan. > Fire access has not been updated to include coverage of the proposed fueling facility. Response: Per correspondence with Jim Lynxwiler between 11/12/20 and 11/17/20, fire access easements have been updated and shown on the PDP, utility plans and plat. They have been called out as emergency access easements. A separate exhibit has been provided as part of the resubmittal as well. Comment Number: 6 Comment Originated: 10/26/2020 10/26/2020: FOR FINAL APPROVAL FIRE TRUCK TURNING TEMPLATE > Exhibit does not verify ladder truck access to all portions of the development including the existing building on the southeast corner or the proposed fueling facility. > Please also verify a 52-foot ladder truck template was used to for the Autoturn by including the truck diagram on the exhibit. Ladder truck dimensions provided in Redlines folder. > Refer to original comment dated 08/17/2020 for details. Midtown Gardens Marketplace PDP200012 11/13/2020 Galloway & Company, Inc. Page 17 of 20 Response: Comment noted. Per correspondence with Jim Lynxwiler between 11/12/20 and 11/17/20, the correct fire truck has been modeled for the site. A separate exhibit has been provided as part of the resubmittal as well. Comment Number: 7 Comment Originated: 10/26/2020 10/26/2020: FOR FINAL APPROVAL FIRE LANE SIGNAGE > Please add LCUASS detail #1418 to plan set. > Please update fire lane signage on signing and striping plan accordingly. Response: Comment noted. Comment Number: 8 Comment Originated: 10/28/2020 10/28/2020: FOR HEARING WATER SUPPLY - As Water Utilities moves forward with plans to relocate water lines and fire hydrants, Poudre Fire Authority will postpone final hydrant plan approval until those adjustments have been shown on the plans and reviewed. Response: Per correspondence with Jim Lynxwiler and Matt Simpson between 11/06/20 and 11/10/20, the fire hydrant at the NW corner of the building has been removed since there is a hydrant just to the north of the site. In addition, the hydrant at the SE corner of the building has been moved slightly to the east in the expanded landscape island to provide additional protection Light & Power – Cody Snowdon Comment Number: 2 Comment Originated: 08/18/2020 10/19/2020: FOR FINAL: Due to the proposed fire hydrant location at the northwest corner of the building, Light and Power will require the electric duct bank to be potholed at this crossing to ensure adequate separations are achieved. 08/18/2020: FOR HEARING: The existing electrical facilities along the western side of the building cannot be relocated or removed since this is a major duct feeding the city to the north and greater detail will need to be shown to ensure this will work with all proposed utilities. Please show an enlarged detail view to better show separations of all utilities. We advise a Utility Coordination meeting to be scheduled early in the process to ensure this area can function as shown. Response: The fire hydrant at the northwest corner of the building has been removed per coordination with Utilities and PFA. This should eliminate the potential conflict. Comment Number: 3 Comment Originated: 08/18/2020 10/19/2020: FOR HEARING: It does not appear the surveyed location of this vault was shown on the Existing Conditions Plan. I attached a picture of the existing vault and transformer with my comments. From the picture, it looks like the vault could remain with your current site plan. Please show it on the Existing Conditions and proposed Utility Plan. 08/18/2020: FOR HEARING: There is an existing vault that is not currently shown on the plans. Please have this located and shown on the plans. Response: The existing vault location has been updated and is shown to remain in place. Comment Number: 5 Comment Originated: 08/18/2020 10/28/2020: FOR HEARING: Midtown Gardens Marketplace PDP200012 11/13/2020 Galloway & Company, Inc. Page 18 of 20 Please provide 3 feet of clear around the sides and rear of all transformers. It appears there are landscaping shrubs within this clear zone around the transformer feeding the gas station. 08/18/2020: FOR HEARING: The proposed transformer location cannot be within an enclosure due to future access and maintenance. Transformers must be placed within 10 ft of a drivable surface that can be accessed with a boom truck. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Response: Landscape has been updated with appropriate clearances. Comment Number: 7 Comment Originated: 08/18/2020 08/18/2020: FOR FINAL: This project will need to comply with our electric metering standards need to be shown on the plans at time of Final. Electric meter locations will need to be coordinated with Light and Power Engineering. Reference Section 8 of our Electric Service Standards for electric metering standards. A link has been provided below: https://www.fcgov.com/utilities/img/site_specific/uploads/ElectricServiceStandards_FINAL_18Novemb er2016_Amendment.pdf Response: Comment Noted. Comment Number: 8 Comment Originated: 08/18/2020 08/18/2020: FOR FINAL: A commercial service information form (C-1 form) and a one-line diagram for all commercial meters will need to be completed and submitted to Light & Power Engineering for review prior to Final Plan. A link to the C-1 form is below: http://zeus.fcgov.com/utils-procedures/files/EngWiki/WikiPdfs/C/C-1Form.pdf Response: Comment noted. Comment Number: 9 Comment Originated: 08/18/2020 08/18/2020: FOR DCP: Please document the size of the electrical service that feeds the existing buildings prior to demolition of the building to receive capacity fee credits. Response: Comment noted. Comment Number: 10 Comment Originated: 08/18/2020 08/18/2020: FOR DCP: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. Response: Comment noted. Comment Number: 11 Comment Originated: 08/18/2020 08/18/2020: FOR INFORMATION: If any existing electric infrastructure needs to be relocated or underground as part of this project, it will be at the expense of the developer and will need to be relocated within Public Right-of-Way or a dedicated easement. Please coordinate relocations with Light and Power Engineering. Response: Comment noted. Applicant will work with Light and Power on any areas of relocation. Comment Number: 14 Comment Originated: 08/18/2020 08/18/2020: FOR INFORMATION: Electric capacity fees, development fees, building site charges and any system modification charges necessary to feed the site will apply to this development. Please contact me or visit the following website for an estimate of charges and fees related to this project: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees Midtown Gardens Marketplace PDP200012 11/13/2020 Galloway & Company, Inc. Page 19 of 20 Response: Comment noted. Comment Number: 16 Comment Originated: 10/19/2020 10/19/2020: FOR HEARING: Please see minor redline revisions. Response: Comment noted. Environmental Planning – Scott Benton Comment Number: 6 Comment Originated: 10/19/2020 10/19/2020: FOR HEARING: Please provide for the Phase I Assessment for review since one was completed. Response: Phase I included in resubmittal package. Comment Number: 7 Comment Originated: 10/19/2020 10/19/2020: FOR HEARING: One plant species, Perovskia atriplicifolia (Russian sage), is not on the City's Approved Plant List (https://www.fcgov.com/forestry/plant_list.pdf). Replace with an approved species. Response: This species has been replaced with the Mountain Ninebark which is included in the city’s approved plant list. Comment Number: 8 Comment Originated: 10/19/2020 10/19/2020: FOR HEARING: Thank you for pursuing a Texas hybrid turf mix at Lot 3, Block 1 with a lower water demand than the turf mix proposed in Round 1 of review. However there seems to be some inconsistencies with the hydrozone table. The current landscape plan labels the 23,918 square foot Lot 3, Block 1 with vertical hatching indicating that it is a Very Low hydrozone requiring no irrigation. However, only the Low hydrozone in the Water Use Calculation Table has the enough square footage (34,614) to encompass Lot 3, Block 1. Please rectify. A Texas hybrid turf mix, although requiring less irrigation than conventional turf mixes, still requires irrigation for both establishment and maintenance. If a Very Low hydrozone is desired then a native seed mix can be pursued. Irrigation is required for establishment but is very minimal once established. Maintenance is general lower as well once established. A native warm season turf or cool season grass mix, with possibilities for wildflowers to be seeded as well. Response: Apologies for the confusion. The Lot 3 area will be seeded with a low grow native seed that will be temporarily irrigated until establishment. Plans have been revised for clarity. Comment Number: 9 Comment Originated: 10/19/2020 10/19/2020: FOR HEARING: Lighting levels as measured 20 feet from the property boundary must not exceed 0.1 foot-candles (LUC 3.2.4(D)(7)). Response: Correction made, please refer to the revised set. Transportation Planning – Seth Lorson Easements Comment Number: 1 Comment Originated: 08/18/2020 08/18/2020: FOR FINAL: Thank you for providing additional 44 shared parking spaces along the western pedestrian promenade. In order to ensure continued access for MAX BRT riders, please expand the shared parking easement as provided with the original 60 spaces on the south side of the building. Response: You’re welcome! Appreciate your help is working with us on a solution. Site Plan Comment Number: 3 Comment Originated: 08/18/2020 Midtown Gardens Marketplace PDP200012 11/13/2020 Galloway & Company, Inc. Page 20 of 20 10/26/2020: FOR FINAL: Let's work with Traffic to determine the most appropriate signing/striping indicators for bikes to know to mount the sidewalk when a bus is dwelling. 08/18/2020: FOR HEARING: With the bus pull-out reduced in size due to use of the bike lane, bike ramps up and down will need to be installed on both ends of the pull-out to accommodate bicyclists during the bus dwell time. Response: Understood, we’ll continue to work through this design in the FDP process. Technical Services – Jeff County Comment Number: 2 Comment Originated: 08/17/2020 10/19/2020: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. 08/17/2020: INFORMATION ONLY: Unless required during PDP, a complete review of all plans will be done at FDP. Response: Comment noted. Plat Comment Number: 1 Comment Originated: 08/17/2020 10/19/2020: FOR FINAL APPROVAL - UPDATED: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. 08/17/2020: FOR FINAL APPROVAL: Please make changes as marked. If changes are not made or you disagree with comments, please provide written response of why corrections were not made. Please provide any responses on redlined sheets and/or in response letter. Response: Understood, the comments were clear and corrections made. Internal Services – Russell Hovland Comment Number: 1 Comment Originated: 08/10/2020 08/10/2020: This large retail store must be located at least 60 feet from all property lines and fire sprinkled in order to exceed 60,000 sq.ft. The building appears to be closer than 60ft on the north side. A pre-submittal meeting should be scheduled with Russ Hovland at 970-416-2341. Response: Per sections 507.2 and 507.2.1 of the 2018 IBC, the 60 foot limit to property lines for an unlimited area building may be reduced if the building fronts a public way or the distance can be reduced to 40 feet if all the provisions of 507.2.1 are meet. The main provision being rating the exterior walls and openings for not less than 3 hours. If the building cannot be adjusted on the site to achieve the 60 foot open yard, this compliance path will be taken. Sincerely, GALLOWAY (303) 770-8884 Aaron McLean Site Development Project Manager AaronMcLean@GallowayUS.com Phil Dalrymple, PE Civil Engineer Project Manager PhilDalrymple@GallowayUS.com Sarah Adamson, RLA Landscape Architect SarahAdamson@GallowayUS.com