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HomeMy WebLinkAboutKING SOOPERS #146 MIDTOWN GARDENS MARKETPLACE - PDP200012 - SUBMITTAL DOCUMENTS - ROUND 1 - RESPONSE TO STAFF REVIEW COMMENTS7591 N. Ingram Avenue, Suite 101 Fresno, CA 93711 559.721.5030 • GallowayUS.com TRANSMITTED VIA EMAIL July 28, 2020 City of Fort Collins Community Development & Neighborhood Services ATTN: Todd Sullivan, DRC 281 North College Avenue Fort Collins, CO 80522 RE: W Drake Rd & College Ave – King Soopers Dear Mr. Sullivan, Please find below our responses to the Preliminary Design Review comments for the King Soopers. To facilitate your review, we have included the original comments in italicized font and have provided our responses in bold and italics. Comment Summary 1. I will be your primary point of contact throughout the development review and permitting process. If you have any questions, need additional meetings with the project reviewers, or need assistance throughout the process, please let me know and I can assist you and your team. Please include me in all email correspondence with other reviewers and keep me informed of any phone conversations. Response: Comment noted. 2. The proposed development project is subject to a Type 2 Review. The decision makers for your project will be the Planning & Zoning Board at a Public hearing. For the hearing, we will formally notify surrounding property owners within 800 feet (excluding public right-of-way and publicly owned open space). A neighborhood meeting is required at least 10 days prior to formal submittal of a development review application. For the neighborhood meeting, we will formally invite surrounding neighbors to attend the meeting. Neighborhood meetings offer an informal way to get feedback from surrounding neighbors, identify any potential concerns prior to the formal hearing, and are an opportunity for you to share your development proposal. The assigned Planner and the City’s Development Review Liaison will help facilitate the meeting. Please contact me, your Development Review Coordinator, to assist you in setting a date, time, and location. Response: Comment noted. 3. I will provide you a roadmap specific to your development review project, helping to identify each step of the process. For more detailed process information, see the Development Review Guide at www.fcgov.com/drg. This online guide features a color-coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. Response: Comment noted. 4. I will provide a project submittal checklist to assist in your submittal preparation. Please use the checklist in conjunction with the Submittal Requirements located at: http://www.fcgov.com/developmentreview/applications.php. The checklist provided is specific to this Conceptual project. If there are any significant changes to this project, please let me know so we can adjust the checklist accordingly. I can send an updated copy of the submittal checklist to ensure you are submitting the correct materials. King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 2 of 25 Response: Comment noted. 5. As part of your submittal you will respond to the comments provided in this letter. This letter is provided to you in Microsoft word format. Please use this document to insert responses to each comment for your submittal, using a different font color. When replying to the comment letter please be detailed in your responses, as all comments should be thoroughly addressed. Provide reference to specific project plans or explanations of why comments have not been addressed, when applicable. Response: Comment noted. 6. The request will be subject to the Development Review Fee Schedule: https://www.fcgov.com/developmentreview/fees.php. I will provide estimated fees, which are due at time of project submittal for formal review. This is an estimate of the initial fees to begin the development review process based on your Conceptual Review Application. As noted in the comments, there are additional fees required by other departments, and additional fees at time of building permit. The City of Fort Collins fee schedule is subject to change – please confirm these estimates before submitting. If you have any questions about fees, please reach out to me. Response: Comment noted. 7. Submittals are accepted any day of the week, with Wednesday at noon being the cut-off for routing the same week. Upon initial submittal, your project will be subject to a completeness review. Staff has until noon that Friday to determine if the project contains all required checklist items and is sufficient for a round of review. If complete, a formal letter of acceptance will be emailed to you and the project would be officially routed with a three-week round of review, followed by a formal meeting. Response: Comment noted. 8. When you are ready to submit your formal plans, please make an appointment with me at least 24 hours in advance. Applications and plans are submitted electronically in person with initial fees. Pre-submittal meetings can be beneficial to ensure you have everything for a complete submittal. Please reach out and I will assist in those arrangements. Response: Comment noted. Planning Services Comment Number 1: 04/28/2020 INFORMATION ONLY, CITY PLAN (2019): Adopted in 2019, the City’s comprehensive plan included expansive community outreach with 3,800 participants, countless meetings and events, and adopted unanimously through several boards and commissions and ultimately by City Council by Ordinance. The vision for this area consists of several of the following elements: 1. Vibrant mixed-use districts that provide live-work opportunities, as well as a range of supporting services and amenities along high-frequency transit routes. 2. Pockets of lower-intensity, auto-oriented uses; however, these areas should be encouraged to transition to a vertical mix of high-density development through infill/redevelopment, particularly near BRT stations (e.g., Kmart). 3. Supported by pedestrian and bicycle linkages to surrounding neighborhoods and BRT or King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 3 of 25 high-frequency bus service. The proposed plan and narrative do not demonstrate a development that aligns with the vision of the community and inserts a prototypical suburban format grocery into an area envisioned to be urban, mixed-use and compact. Response: Comment noted. Comment Number 2: 04/28/2020 MIDTOWN PLAN (2013): This site is located within the Midtown Plan boundary which spans over three miles from Prospect Road (north) to Fairway Lane (south). The focus of the plan aims to leverage an 85-million-dollar taxpayer investment into the City’s bus rapid transit system to create an urban, transit oriented and vibrant spine that runs through the main commercial corridor of Fort Collins. The vision for the corridor was crafted through extensive public outreach that included property owners, business owners, residents adjacent to the corridor and interested community members. The plan was adopted unanimously by City Council in 2013. The former Kmart site plays a critical and incremental role in fulfilling the community’s design vision and most of the comments relate, in some way, to fulfilling this shared community vision to create a more urban environment along the Max corridor. Signage will have to be consistent with the design provided in the Midtown Plan for the Garden District. Streetscape elements will be required to be incorporated into the overall design of the east west connection along Drake and internal to the site. Elements such as benches, planters, trash receptacles, bike racks, landscape & lighting. An outdoor dining area on the southeast side of the building that spills out of a restaurant or cafe could also serve as a minor public open space. This may or may not be in conjunction with a plaza but would include public amenities as well as private seating for customers. Here are several good examples of grocery building's from around the country that align with the vision of the City's new comprehensive plan and Midtown Plan (pictures also attached). Denver King Soopers – University Ave & Hampden https://goo.gl/maps/a2NbVUTfw1bPU9it7 - Smaller store 30-40k square feet Anchor to other retail stores and urban-housing - Mostly-suburban context Lexington, KY Kroger – Euclid & Marquis https://goo.gl/maps/yXkVkNzBBKTK774L6 - Small surface parking lot and structured parking (on roof) - Suburban context (immediate vicinity) but university close-by Bethesda, MD Whole Foods – Woodglen Dr & Executive Blvd https://goo.gl/maps/No9J2cAa3FDXEUBj6 - Structured parking w/ 5 levels of residential above King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 4 of 25 - Suburban to TOD context - Whole Foods has 8 stores in Washington DC region w/ structured parking Minneapolis, MN Cub – 46th Hiawatha https://goo.gl/maps/XGEiYx61eJFpk5xM7 - Comment Number: 2 Comment Originated: 04/28/2020 - Suburban TOD context - Small surface parking lot - 46k square feet - Fun one to look at with some asphalt sidewalks and power pylons running through the parking lot. Funky semi-industrial context Grand Rapids, MI Bridge Street Market – Seward & Bridge St https://goo.gl/maps/2AjVxpMUQvRagUUJ7 -Structured parking and apartments above -Operated by Meijer -Downtown-adjacent setting Staff has also included renderings that characterize the community’s future vision for this site. Response: We appreciate staff taking the time to research supermarket design around the country, for consideration with this project. The above referenced stores have been considered by the design team, with certain aspects, where applicable, have been incorporated to the project. Comment Number 3: 04/28/2020: Access, Circulation and Parking. The key issue of the site exists in the overall connectivity framework of walkways and drive aisles. A good example of a project that Kroger has recently completed that also aligns with the circulation, design and loading bay requirements of the City of Fort Collins is Fred Meyer in Gig Harbor, WA. Site address is 5502 Point Fosdick Dr, Gig Harbor, WA 98335. Things to note from this plan are pedestrian walkway connections on all sides of the building, emphasis on walkway connections when crossing vehicle use areas, prominent connections from Point Fosdick Drive to the building, landscape areas in front of the building that emphasize entry points of the building and ped/vehicle separation. In most ways this project meets design, access, screening, landscaping and circulation patterns that are required by the City of Fort Collins Land Use Code. Response: The project provides for substantial pedestrian circulation opportunities throughout the development site, along with connectivity to adjacent developments. The main north/south pedestrian path has been designed along the east side of the King Soopers building, and an additional north/south pedestrian sidewalk has been included along College Avenue that is in the public right of way. The main pedestrian access east to west through the site runs from College Avenue, through the site to the MAX BRT Station in the southwest corner of the property; along the north side of the existing retail building, and along the south side of the proposed King Soopers store. The proposed plan includes a pedestrian focused Plaza on the south side of the King Soopers building to encourage pedestrian activities, and to engage with King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 5 of 25 their surroundings and the built environment. This will greatly improve the existing east-west connection, for the community’s access to the MAX BRT system. Additionally, there is an east/west connection from College Avenue to the northern entrance of the King Soopers building to serve customers of the proposed development, as well as provide a connection to the main north/south pedestrian way. Along College Avenue, the sidewalks have been designed to meander through large existing street trees in an effort to avoid removal. Comment Number: 4 Comment Originated: 04/28/2020 04/28/2020: Access, Circulation and Parking. This project does not meet the minimum required parking requirements for grocery stores. However, because this project is located in the Transit Overlay District twenty-five (25) percent of the square footage of gross leasable area, not to exceed 5,000 square feet is exempt from minimum parking requirements. Additionally, the required minimum parking spaces may be reduced by providing demand mitigation strategies such as a car share, bicycle and pedestrian level of service “A” and/or alternative compliance means. The plan proposes 335 spaces. However, standards require 372 parking spaces. By using some allowances and demand mitigation strategies provided by the TOD standards, the proposed 335 spaces may be feasible but will need to be demonstrated as part of the formal submittal. Response: The proposed grocery store/supermarket store required 3 spaces per 1,000 square feet of building area, with a maximum of 6 spaces per 1,000 square feet of building area. The proposed building is approximately 123,790, of which 118,790 may be allowed with the TOD reduction in parking credits. This new demand requires approximately a minimum of 357 parking spaces, with a maximum of approximately 713 parking spaces. The proposed King Soopers development will provide 479 total parking spaces; with 76 of these being shared parking with the adjacent MAX BRT. In addition to vehicle parking spaces, 32 bicycle parking spaces will be provide as well, with most of these being covered. Comment Number: 5 Comment Originated: 04/28/2020 04/28/2020: Access, Circulation and Parking. The north-south drive aisle is an important pedestrian and vehicular circulation route for into adjacent properties and allows for connection into adjacent properties without having to go back out onto College Avenue. The plan currently demonstrates a walkway on the front side of the building that does not connect to offsite pedestrian walkways. Please expand the site plan to include how these connections will be made into the adjacent property. Response: Noted, the site plan has been updated to reflect better pedestrian connectivity and circulation throughout the site. Comment Number: 6 Comment Originated: 04/28/2020 04/28/2020: Access, Circulation and Parking. A prominent north-south 12’ pedestrian walkway is required adjacent to the Max line. The walkway should be detailed with natural landscaping, double row of trees lighting, benches, trash cans, seat walls, and the like to help provide an attractive urban corridor that will eventually connect into the Spring Creek Max station. Consideration should be given on how this pedestrian connection will integrate into the overall circulation system on and off site. Please work closely with planning, engineering, transit staff to tease out the details of this connection. Response: Noted, the site plan has been updated to reflect better pedestrian connectivity and circulation throughout the site. Comment Number: 7 Comment Originated: 04/28/2020 04/28/2020: Access, Circulation and Parking. King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 6 of 25 A context plan will be required to demonstrate circulation patterns that extend beyond this site in a logical and appropriate manner. Response: Please provide more detail on this requirement and direct us to the standards to meet per code. Comment Number: 8 Comment Originated: 04/28/2020 04/28/2020: Access, Circulation and Parking. It appears that additional design work is needed to fully resolve the extent of the bus pull out lane and the resulting location of the sidewalk in relationship to the existing street trees. A detail of this area will be needed that shows both horizontal and vertical relationships at a larger scale. When this design is resolved, we will need to find parking lot screening solutions along Drake Road that are feasible. Response: Understood, we have been diligently working with city staff to determine a solution to accommodate the traffic and forestry needs; striking a balance between a bus lane, bike lane, sidewalk and preserving exiting trees. We have not fully resolved these conflicts, and look for staff to provide further direction on this design. Comment Number: 9 Comment Originated: 04/28/2020 04/28/2020: Access, Circulation and Parking. Please provide flow arrows or a diagram that explains the circulation patterns in all directions. Response: Please refer to the Site Plan of the PDP. Comment Number: 10 Comment Originated: 04/28/2020 04/28/2020: Building Standards. This plan fails to provide 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. In relationship to the building, To help “activate” the south portion of the building along the east/west walkway that connects into the Max Line. CR Architecture Response: Please refer to the revised plans and elevations. The southern portion of the building has been embellished to include covered and uncovered seating areas, covered bike parking, enhanced landscaping, enhanced hardscape, and an open place for a public art piece. Comment Number: 11 Comment Originated: 04/28/2020 04/28/2020: Building Standards. Is it possible to locate the loading docks on the north side of the building? In either case the loading area must be fully screened by incorporating architectural elements such as a shade arbor, trellising, green walls, and varying wall plane. Some examples of other locations that have done this well are: • Minneapolis, MN Cub – 46th & Hiawatha https://goo.gl/maps/XGEiYx61eJFpk5xM7 . -Suburban TOD context, small surface parking lot. • Gig Harbor, WA https://goo.gl/maps/LWsn6oWjs26jJxyE7 CR Architecture Response: The loading dock has been screened with masonry walls of similar design to the building in line with Section 3.5.1(i)(2). King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 7 of 25 Comment Number: 12 Comment Originated: 04/28/2020 04/28/2020: Building Standards. It appears with the proposed footprint of the building does not meet the articulation standards of the City. Per Section 3.5.3(E) & 3.10.5, walls are required to be articulated with relief provided at least every 30 feet. Please provide a rendering along all side of the building to ensure exterior building walls are subdivided and proportioned to human scale. CR Architecture Response: See revised elevations. Strict attention was paid to create an elevation that avoided uninterrupted faces in excess of 30’. Changes in masonry types and patterns are the main method of compliance. Canopies, overhangs, trellises, and living wall panels were also added to break up long runs where changes in masonry could not be accomplished. False masonry windows with the same head and sill treatment as true windows are also incorporated along with some spandrel glazing where vision glazing is not possible due to layout. Elements and materials were carried to all sides of the building to create four- sided architecture. Comment Number: 13 Comment Originated: 04/28/2020 04/28/2020: Building Standards. The building should consist of high-quality materials such as masonry, stone, brick and architectural metals. A material sample board will be needed at time of submittal. CR Architecture Response: The major materials used on the building are integrally colored split face and combed face masonry, corrugated metal panels, smooth architectural metal panels, stone veneer, and cast-brick. For those unfamiliar with cast brick, its is similar to a utility brick that has 4x16 proportions that are more compatible with a larger scale building. Rather than clay, cast brick is an integrally colored concrete masonry product that allows it to be used for structural load bearing. It also has enhanced fire resistance when compared to clay which is desirable when constructing a large-scale public building. Most colors used for this project’s materials are light tan, slate grays, dark browns, and wood tones. Only the trim around the main vestibule signage is of high contrast (black) which is allowable per this section. Low reflectance or matte finish metal panels and standing seam roofing are used. Comment Number: 14 Comment Originated: 04/28/2020 04/28/2020: Building Standards. Flat-roofed buildings must feature three-dimensional cornice treatment on all four sides. A single continuous horizontal roofline cannot be used on one-story buildings. Accent roof elements or towers may be used to provide articulation of the building mass. To the maximum extent feasible, a minimum pitch of 6:12 shall be used for gable and hipped roofs. Where hipped roofs are used alone, the minimum pitch must be 4:12. CR Architecture Response: The majority of the main roof is a flat/parapet condition. Along all facades the roof parapet steps in order to create variation, step down as the main roof slopes in order to conserve materials, and strategically screen rooftop equipment. The parapets aid in screening of rooftop equipment and contain some three-dimensional treatment. The shed roofs all slope at a minimum 4:12. Comment Number: 15 Comment Originated: 04/28/2020 04/28/2020: Building Standards. Minimum glazing for the east and south portions of the building must be sixty (60) percent on the ground floor. On the west and north side of the building must provide change in massing or materials, enhanced landscaping, trellises, arcades or shallow display window cases. CR Architecture Response: The east/front elevation meets this requirement through the use of true storefront windows, massing changes, covered walks, and masonry panels acting as King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 8 of 25 window infill where true windows are not possible due to store layout. The southern façade uses the same vocabulary with the introduction of some trellises and enhanced landscaping. Since this is the prep and prep storage side of the building true vision glazing is not feasible. Comment Number: 16 Comment Originated: 04/28/2020 04/28/2020: Landscaping. Consistent with the Midtown Plan ‘Gardens Theme’ Character Area, Landscaping should natural theme rather than manicured. Special attention should be given to preserve existing tree stock of the site to the extent feasible. Most of the existing ash trees will likely need to be replaced with a species not susceptible to disease. Response: The planting plan has been designed to uphold the natural theme goals of the Midtown Plan. The plans have taken serious consideration in preserving as many of the existing trees as possible while developing a site that will function operationally for the developer and neighboring sites. Comment Number: 17 Comment Originated: 04/28/2020 04/28/2020: Please show all above ground utilities and HVAC (e.g., electrical transformer) see how it’s either screened by an enclosure or landscaping. Response: Noted, please refer to PDP set. Comment Number: 18 Comment Originated: 04/28/2020 04/28/2020: Site Planning & Design Standards. A key design principle of the Midtown Plan (p. 1-2) is for buildings to address and define College Avenue. Is it possible to adaptively reuse the existing commercial building on the northeast portion of the site? Regarding the proposed commercial pad site on the south, the building appears to have a drive entry where the building would be required to front onto the street. Please revise the access point so that access and parking take place in the rear of the building. Response: Unfortunately, it is not practical to refurbish the existing building for a viable commercial adaption project. Department: Traffic Operation General Comment Number: 1 Comment Originated: 04/28/2020 04/28/2020: Per Chapter 4 of the Larimer County Urban Area Street Standards, this development will meet the threshold of requiring a traffic impact study. Please have your traffic engineer contact me to scope the study. Response: A traffic study for this project has been prepared by Kimley-Horn and has been included in the submittal package. Comment Number: 2 Comment Originated: 04/28/2020 04/28/2020: Please carefully review the Midtown in Motion plan document, and plan to incorporate its concepts and visions into your development - for example this includes enhanced pedestrian facilities along College and on the west side of your property. Response: Comment Noted. Concepts from the Midtown in Motion plan have been incorporated into the development where applicable. King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 9 of 25 Comment Number: 3 Comment Originated: 04/28/2020 04/28/2020: Appropriate access locations and types will need to be reviewed. The Traffic Impact Study will need to analyze what you are proposing, including allowed movements, spacing and auxiliary turn lane lengths. At first glance, there is some concern about the left turn out onto College that is shown. Response: A traffic study for this project has been prepared by Kimley-Horn and has been included in the submittal package. Comment Number: 4 Comment Originated: 04/28/2020 04/28/2020: Note that College Avenue is a state highway, and as such the Colorado Department of Transportation (CDOT) has jurisdiction. The submittals will be routed to them, and approval of access locations and types will be via an access permit from CDOT. Response: Comment Noted. Applicant will work with the City of Fort Collins and CDOT to obtain an access permit for improvements along College Avenue. Comment Number: 5 Comment Originated: 04/28/2020 04/28/2020: There are a large percentage of the commuter parking spaces denoted as compact spaces. It is our experience that compact spaces are difficult to enforce, and the vehicle mix in Fort Collins does not reflect a large percentage of compact vehicles. You are likely to consistently end up with full size pickups and SUVs etc. in those spaces. Response: Understood, thank you for the comment. Comment Number: 6 Comment Originated: 04/28/2020 04/28/2020: We'll want to work with you on the intersection of College and Drake. It is constrained in terms of operations. The TIS needs to determine whether it meets standards, and to what degree your development impacts it. Other developments, the URA, and our engineering department will all be stakeholders on any proposed improvements. Response: Comment Noted. A traffic study for this project has been prepared by Kimley-Horn and has been included in the submittal package. Comment Number: 7 Comment Originated: 04/28/2020 04/28/2020: Please be very thoughtful about internal circulation for vehicles, trucks, and pedestrians. Routes should be clear and connected, and as separate from each other as possible. Response: Comment noted. The site plan has been updated to make sure that proper circulation is achieved. Comment Number: 8 Comment Originated: 04/28/2020 04/28/2020: Note that the access to the future pad site is extremely close to Drake - providing a larger throat will be of interest. Response: Comment Noted. Applicant will work with City on this access into the future lot. Department: Transportation Planning General Comment Number: 1 Comment Originated: 04/24/2020 Transport is interested in expanding the MAX park-n-ride shared parking easement. During the last several years this parking lot has been highly utilized by commuters (up to 340 parking spaces). King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 10 of 25 Another option would be to construct additional parking along the west property line where commuters are already parking. Please contact me at your soonest convenience to discuss concepts.04/24/2020: Response: Additional onsite parking has been provided along the west side of the property adjacent to the promenade per discussions with the City. Comment Number: 2 Comment Originated: 04/24/2020 04/24/2020: The east-west pedestrian path to the MAX stop should be ADA compliant as it approaches the station. This could be tied into the pedestrian promenade along the MAX guideway. Response: Due to grade constraints on the MAX lot, the east-west connection to the station cannot be ADA compliant. There is approximately 2.5’ of grade difference that would need to be made up in order for this to work. Comment Number: 3 Comment Originated: 04/24/2020 04/24/2020: Thank you for showing the bus pull-out on Drake. This stop is a type III bus stop with shelter and amenities, please show these improvements with the next submittal. (Please see the Transport Bus Stop Design Standards and Guidelines for details: http://www.ridetransfort.com/img/site_specific/uploads/Final_Design_Standards.pdf) We are open to options that can retain a bus pull-out and preserve trees. Response: A Type II bus stop is currently shown on the plans. This bus pullout is currently shown with a lane width of 11’. Per conversaitons with the City, this may be reduced to 6’ (while the rest of the width would come from the bike lane). The applicant will continue to work with City staff to determine the configuration. Comment Number: 4 Comment Originated: 04/24/2020 04/24/2020: The City of Fort Collins recently adopted the Transit Master Plan where “Mobility Hubs” are envisioned at areas that can accommodate some or all of the following amenities: park-n-ride, bike share, carshare, rideshare pick-up & drop-off, high-frequency transit stop, and located at intersection of bike trails and bike lanes. (see pg. https://www.fcgov.com/cityplan/files/transit-plan.pdf?1577727158) This location optimal for a Mobility Hub. The site could possibility accommodate a mobility hub by expanding the MAX station to the north in conjunction with the pedestrian promenade. Response: Comment Noted. Department: Engineering Development Review General Comment Number: 1 Comment Originated: 04/20/2020 04/20/2020: 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: Detached sidewalks have been added where feasible along Drake and College. Some portions of the sidewalks will need to be attached to avoid existing trees and utilities, as well as space constraints along the frontages. King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 11 of 25 Comment Number: 2 Comment Originated: 04/20/2020 04/20/2020: The City would like to have further discussion regarding the location of accesses to the existing Loaf n' Jug site (future pad site). Perhaps there could be better options for the location of the access points to the future pad site. Response: Comment Noted. The applicant will work with City staff on access to this parcel. Comment Number: 3 Comment Originated: 04/20/2020 04/20/2020: 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: ROW dedication is being proposed along Drake and College to encompass the proposed roadway and sidewalk improvements. A 15’ utility easement is also being dedicated by the plat along the frontages. The applicant is working with the adjacent property owner(s) on any access easements that may be needed. Comment Number: 4 Comment Originated: 04/28/2020 04/28/2020: 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: Comment Noted. Comment Number: 5 Comment Originated: 04/28/2020 04/28/2020: 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: Comment Noted. The applicant will coordinate with Kyle prior to time of building permit. Comment Number: 6 Comment Originated: 04/28/2020 04/28/2020: 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 TDRF has been included in the submittal package. Comment Number: 7 Comment Originated: 04/28/2020 04/28/2020: 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 King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 12 of 25 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: Comment Noted. Comment Number: 8 Comment Originated: 04/28/2020 04/28/2020: All public sidewalk, driveways and ramps, existing or proposed, adjacent or within the site, need to meet ADA standards. Response: Comment Noted. The design of these improvements will meet ADA requirements. Comment Number: 9 Comment Originated: 04/28/2020 04/28/2020: 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: Comment Noted. Improvements will be designed in accordance with the LCUASS standards. Comment Number: 10 Comment Originated: 04/28/2020 04/28/2020: Utility plans will be required to be submitted for this project. Response: Noted. Preliminary utility plans have been provided as part of this submittal Comment Number: 11 Comment Originated: 04/28/2020 04/28/2020: A Development Construction Permit (DCP) will need to be obtained prior to starting any work on the site. Response: Comment noted. The applicant will work with the City to obtain this permit. Comment Number: 12 Comment Originated: 04/28/2020 04/28/2020: All fences, barriers, posts or other encroachments within the public right-of-way are only permitted upon approval of an encroachment permit. Applications for encroachment permits shall be made to the Engineering Department for review and approval prior to installation. Encroachment items shall not be shown on the site plan as they may not be approved, need to be modified or moved, or if the permit is revoked then the site/ landscape plan is in non-compliance. Response: Comment Noted. The applicant will work with the City if an encroachment permit is needed for the project. Comment Number: 13 Comment Originated: 04/28/2020 04/28/2020: The development/site cannot use the right-of-way for any Low Impact Development to treat the site’s storm runoff. Response: Comment Noted. LID’s have been designed internal to the site and are not in the public right-of-way. Comment Number: 14 Comment Originated: 04/28/2020 04/28/2020: 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 King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 13 of 25 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. The applicant will stage and store all materials and equipment within the site and not in the public right-of-way. Department: Forestry General Comment Number: 1 Comment Originated: 04/28/2020 4/28/2020: PRE-SUBMITTAL - Forestry Tree Inventory: Trees provide many environmental and socioeconomic benefits including reduced cooling expenses, providing natural wind breaks, improving air quality, and increasing property values. There appear to be existing trees on-site and near the limits of development. What are the anticipated impacts to them associated with this development? Regardless of tree impact, please schedule an on-site meeting with City Forestry (mroche@fcgov.com) to obtain tree inventory and mitigation information. Existing significant trees should be retained to the extent reasonably feasible. This meeting should occur prior to first round PDP. Response: Two on-site Forestry meetings have occurred, one on 6/26/2020 and one on 7/16/2020. A mitigation table and mitigation/feasibility letter have been provided with this submittal. Comment Number: 2 Comment Originated: 04/28/2020 4/28/2020: INFORMATION ONLY FOR PDP Please provide a landscape plan that meets the Land Use Code 3.2.1 requirements. This should include the existing tree inventory, any proposed tree removals with their locations clearly noted and any proposed tree plantings (including species, size, quantity and method of transplant). The plans should also include the following City of Fort Collins notes: General Landscape Notes Tree Protection Notes Street Tree Permit Note, when applicable. These notes are available from the City Planner or by following the link below and clicking on Standard Plan Set Notes: https://www.fcgov.com/developmentreview/applications.php Required tree sizes and method of transplant: Canopy Shade Tree: 2.0” caliper balled and burlapped Evergreen tree: 6.0’ height balled and burlapped Ornamental tree: 1.5” caliper balled and burlapped 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 Response: The required notes & inventory items have been provided with the plans. Required planting sizes have been met in the proposed plant schedule. Comment Number: 3 Comment Originated: 04/28/2020 4/28/2020: INFORMATION ONLY FOR PDP Please include locations of utilities on the landscape plan including but not limited to water service/mains, sewer service/mains, gas, electric, streetlights, and stop signs. Please adjust tree locations to provide for proper tree/utility separation. 10’ between trees and public water, sanitary, and storm sewer main lines King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 14 of 25 6’ between trees and water or sewer service lines 4’ between trees and gas lines 10’ between trees and electric vaults 40’ between canopy shade trees and streetlights 15’ between ornamental trees and streetlights Response: Utility locations have been provided on the landscape plans and required setbacks have been met. Comment Number: 4 Comment Originated: 04/28/2020 4/28/2020: INFORMATION ONLY FOR PDP If there are trees that create a significant burden to the project, please provide an “Existing Tree Removal Feasibility Letter” for City Forestry staff to review. Proposals to remove significant existing trees must provide a justification letter detailing the specific reason for each tree removal. This is required for all development projects proposing significant tree removal regardless of the scale of the project. The purpose of this letter is to provide a document of record with the project’s approval and for the City to maintain a record of all proposed significant tree removals and justifications. Existing significant trees within the project’s Limits of Disturbance (LOD) and within natural area buffer zones shall be preserved to the extent reasonably feasible. Streets, buildings and lot layouts shall be designed to minimize the disturbance to significant existing trees. (Extent reasonably feasible shall mean that, under the circumstances, reasonable efforts have been undertaken to comply with the regulation, that the costs of compliance clearly outweigh the potential benefits to the public or would unreasonably burden the proposed project, and reasonable steps have been undertaken to minimize any potential harm or adverse impacts resulting from noncompliance with the regulation.) Where it is not feasible to protect and retain significant existing tree(s) or to transplant them to another on-site location, the applicant shall replace such tree(s) according to City mitigation requirements. Response: An Existing Tree Removal Feasibility Letter has been included with this submittal. Comment Number: 5 Comment Originated: 04/28/2020 4/28/2020: INFORMATION ONLY FOR PDP According to Land Use Code 3.2.1.(D)(c), canopy shade trees shall constitute at least (50%) of all tree plantings. Response: Canopy shade trees constitute more than 50% of the proposed/existing tree plantings. Comment Number: 6 Comment Originated: 04/28/2020 4/28/2020: INFORMATION ONLY FOR PDP Prior to first round PDP, City Staff (Forestry, Planning, Transportation Planning, and Engineering) would like to meet on-site with the applicant to review the retention of several mature Honeylocust trees along West Drake Road. Previous conversations that were associated with a prior submittal determined that the honeylocusts had to be removed due to a new bus pull-out, bike lane, and widened sidewalk. Forestry would like to revisit this conversation and inquire if there are any creative ways to shift the bus pull out in order to retain these high value trees. Response: We have worked with City staff to make adjustments to the standard requirements for this road section are currently proposing a solution to save at least two of the existing trees in this location. Department: Stormwater Engineering – Erosion and Sediment Control Erosion Control King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 15 of 25 Comment Number: 11 Comment Originated: 04/28/2020 04/28/2020: Information Only: The site disturbs more than 10,000 sq. ft. and/or meets the criteria for a need for Erosion and Sediment Control Materials to be submitted. The erosion control requirements are located in the new 2019 Stormwater Design Criteria in Chapter 2 Section 6.0 a copy of the requirements can be found at www.fcgov.com/erosion Response: Comment Noted. The applicant will work with City Staff to meet the erosion control requirements within the Stormwater Design Criteria. Comment Number: 12 Comment Originated: 04/28/2020 04/28/2020: For Final: Please submit an Erosion Control Plans to meet City Criteria. Response: Erosion control plans will be submitted as part of the final plans for the project. Comment Number: 13 Comment Originated: 04/28/2020 04/28/2020: For Final: Please submit an Erosion Control Report to meet City Criteria. Response: An erosion control report will be submitted as part of the final plans for the project. Comment Number: 14 Comment Originated: 04/28/2020 04/28/2020: For Final: Please submit an Erosion Control Escrow / Security Calculation based upon the accepted Erosion Control Plans to meet City Criteria. Response: An erosion control escrow/security calculation will be submitted as part of the final plans for the project. Comment Number: 15 Comment Originated: 04/28/2020 04/28/2020: Information only: Based upon the area of disturbance, State permits for stormwater will be required since the site is over an acre and should be pulled before Construction Activities begin. Response: State permits for stormwater will be applied for and obtained prior to the start of construction. Department: Stormwater Engineering General Comment Number: 1 Comment Originated: 04/27/2020 04/27/2020: Master plan and criteria compliance (site specific comment): The design of this site must conform to the drainage basin design of the Spring Creek Basin Master Drainage Plan as well the Fort Collins Stormwater Criteria Manual (FCSCM). The stormwater criteria manual is available on our website here: https://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regula tions/stormwater-criteria Response: Comment Noted. The drainage design for the site will confirm to these criteria. Comment Number: 2 Comment Originated: 04/27/2020 04/27/2020: Documentation requirements (site specific comment): A drainage report and construction plans are required and must be prepared by a Professional Engineer registered in the State of Colorado. The drainage report must address the four-step process for selecting structural BMPs. Response: Comment Noted. A preliminary drainage report has been prepared and is part of the submittal package. The report address the four-step process for structural BMP’s. King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 16 of 25 Comment Number: 3 Comment Originated: 04/27/2020 04/27/2020: Stormwater outfall (site specific comment): The stormwater outfall options for this site appear to be the existing 30-inch storm drain along the west curb of College Ave. Please see the included storm infrastructure map. There are several private storm lines within the limits of this parcel. There is previous field investigation that indicates these pipes are in poor condition and may not function properly. Redevelopment of this site will require appropriate storm system upgrades to ensure proper function. These upgrades should be determined by the design engineer and discussed with the City for concurrence. Response: The onsite storm sewer system will be replaced as part of this project. The majority of the storm sewer system will drain to the 30” line in College Avenue. Comment Number: 4 Comment Originated: 04/27/2020 04/27/2020: Detention requirements (site specific comment): Onsite detention is not required for redevelopment this site as the site is currently nearly completely impervious. Runoff from existing impervious areas is ‘grandfathered.’ Response: Comment Noted. Onsite detention will not be provided for this project. Comment Number: 5 Comment Originated: 04/27/2020 04/27/2020: Fuel station spill containment (site specific comment): A spill control structure will be required for the proposed fuel station. Please see the FCSCM for more information. Response: A spill containment structure will be installed Comment Number: 6 Comment Originated: 04/27/2020 04/27/2020: Imperviousness documentation (standard comment): It is important to document the existing impervious area since drainage requirements and fees are based on new impervious area. An exhibit showing the existing and proposed impervious areas with a table summarizing the areas is required prior to the time fees are calculated for each building permit. **For this project it would be helpful to have an exhibit showing the modified impervious areas to confirm the water quality requirements. ** Response: An exhibit showing existing and proposed impervious areas has been provided within the drainage report. Comment Number: 7 Comment Originated: 04/27/2020 04/27/2020: Water Quality and Low Impact Development requirements (standard comment): All new or modified impervious areas require stormwater quality treatment. In addition, the City requires the use of Low Impact Development (LID) methods to treat stormwater quality on all new or redeveloping property, including sites required to be brought into compliance with the Land Use Code. There are two (2) categories of LID requirements; the development will need to meet one of the two following options: 1. LID with Permeable Pavers: When using the permeable pavers option, 50% of the new or modified impervious areas must be treated by LID methods. Of the new or modified paved areas, 25% must be pervious. 2. LID - without Pavers: 75% of all new or modified impervious areas must be treated by LID methods. This typically consists of a rain garden or bioretention system, but other options are allowed. The remainder of the water quality treatment can be accomplished ‘standard’ or LID water quality methods. Accepted methods are described in the Fort Collins Stormwater Criteria Manual (FCSCM), Chapter 7: http://www.fcgov.com/utilities/business/builders-and-developers/development-forms-guidelines-regulati ons/stormwater-criteria King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 17 of 25 Response: ADS Stormtech chamber systems have been designed to provide water quality for the site. Comment Number: 8 Comment Originated: 04/27/2020 04/27/2020: Erosion control requirements (standard comment): The erosion control report requirements are in Chapter 2, Section 6 of the Fort Collins Stormwater Criteria Manual (December 2018, www.fcgov.com/erosion). If you need clarification concerning this section, please contact the Erosion Control Inspector, Jesse Schlam at 224-6015 or jschlam@fcgov.com. Response: Comment Noted. An erosion control report will be provided as part of the final design documents. Comment Number: 9 Comment Originated: 04/27/2020 04/27/2020: Inspection and maintenance (standard comment): There will be a final site inspection of the stormwater facilities when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. Standard operating procedures (SOPs) for on-going maintenance of all onsite drainage facilities will be included as part of the Development Agreement. More information and links can be found at: http://www.fcgov.com/utilities/what-we-do/stormwater/stormwater-quality/low-impact-development Response: Comment Noted. Comment Number: 10 Comment Originated: 04/27/2020 04/27/2020: Fees (standard comment): The 2020 city wide Stormwater development fee (PIF) is $9,447/acre of new impervious area over 350 square feet and there is a $1,045/acre of site review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. There is also an erosion control escrow required before the Development Construction permit is issued. The amount of the escrow is determined by the design engineer, and is based on the site disturbance area, cost of the measures, or a minimum amount in accordance with the Fort Collins Stormwater Manual. Monthly fees - http://www.fcgov.com/utilities/business/rates Response: Comment Noted. The applicant will work with city staff to pay this fee prior to building permit issuance. Department: Water-Wastewater Engineering General Comment Number: 1 Comment Originated: 04/27/2020 04/27/2020: Existing Water Infrastructure – 8-inch water main on east side of site (site specific comment): There is an existing 8-inch water main located in the parking lot running north-south. There are two existing fire hydrants connected to this line. Water services connected to this water main include: - 4-inch commercial water service (with 1.5-inch meter) that is inactive and connected to 2505 S. College (former Radio Shack) - 1-inch commercial water service is connected to 150 W Drake (Loaf Jug). - 1.5-inch commercial water service is connected to the retail building at the southeast corner of this site. (2539 S. College) ** Please be aware that the existing water main appears to be located beneath existing trees in the parking lot. New trees and replacement trees on this site will need to meet current 10-foot separation requirements between trees and waterlines. ** King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 18 of 25 Response: Comment Noted. New water services will be provided for the building. New trees planted near the existing water mains will have 10 feet of separation. Comment Number: 2 Comment Originated: 04/27/2020 04/27/2020: Existing Water Infrastructure – 16-inch water main on southeast side of site (site specific comment): There is an existing 16-inch water main that crosses through the southeast corner of this site. Response: Comment Noted. Comment Number: 3 Comment Originated: 04/27/2020 04/27/2020: Existing Water Infrastructure – 8-inch water main on west side of site (site specific comment): There is an existing 8-inch water main located in the drive aisle west of the existing building. a. This 8-inch line is currently a ‘dead-end’ water main and will need to be connected another existing water line, north of this site, to complete a loop. Please see the included water mains map. b. Water services connected to this main include: - 3-inch and 1-inch commercial domestic water services (Kmart building). - 6-inch and 8-inch fire services (Kmart building). 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. There is an existing fire hydrant on the west side of Kmart connected to this main. This hydrant is too close to the existing building to operate and should be replaced. Response: Comment Noted. The existing 8 inch main to the west of the existing building will be vacated, and the loop connection will be made to the north of the site. This will be a part of the final construction plans. Comment Number: 4 Comment Originated: 04/27/2020 04/27/2020: Existing Sewer Infrastructure (site specific comment): There is an existing 8-inch sanitary sewer main located in the drive aisle west of the building that provides service to the Kmart building. Records indicate that there are a few low spots in the sewer line and rehabilitation of this line may be warranted with the redevelopment. Response: The 8 inch sanitary sewer main will be removed as part of this project and a new main will be installed in the front of the proposed building to provide sanitary service. Comment Number: 5 Comment Originated: 04/27/2020 04/27/2020: Easements and Separation Requirements for Water and Sewer Mains (site specific comment):The existing water and sewer mains on this site may not be located in an existing utility easement or in an easement that meets current criteria. With redevelopment of this parcel, easement dedications meeting current requirements will be required around water and sewer mains as necessary. For PDP submittal, please research the existing easements on this site and have them accurately presented on the plans. ** Easement width requirements are: 20-feet for water main, 30-feet for sewer main, and 35-feet for combined water-sewer easement. ** Minimum separation requirements are: 10-feet from water or sewer lines to other utilities. 15-feet from water or sewer lines to buildings. Please consider this as you develop your site plan and building pad envelopes. Response: Comment Noted. Applicable easements have been added to the plans and plat. King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 19 of 25 Comment Number: 6 Comment Originated: 04/27/2020 04/27/2020: Service abandonment (standard comment) Any existing water and sewer services that are not planned to be reused with this project will be required to be abandoned at the main. Response: Comment Noted. Comment Number: 7 Comment Originated: 04/27/2020 04/27/2020: Service sizing (standard comment): The water service and meter for this project site will need to be sized based on the AWWA M22 manual design procedure. A sizing justification letter that includes demand calculations for maximum flows and estimated continuous flows will need to be provided as a part of the final submittal package for this project. Response: The applicant will work with City staff to provide design information for the water service and meter for the building and fuel center. Comment Number: 8 Comment Originated: 04/27/2020 04/27/2020: Sewer discharge (standard comment): Please note that all City of Fort Collins Utility Customers are subject to City Code requirements for wastewater. These requirements include Section 26-306 Wastewater Discharge Permit Requirements and Section 26-332 Prohibitive Discharge Standards. A permit may be required depending on activities on the site; however, discharge standards apply to every customer, both large and small, regardless of what activities take place on the site. Please contact Industrial Pretreatment, (970) 221-6900, to discuss these requirements and how they apply to this development. Response: The applicant will work with the city to determine how these requirements apply to this site. Comment Number: 9 Comment Originated: 04/27/2020 04/27/2020: Water conservation (standard comment): The water conservation standards for landscape and irrigation will apply. Information on these requirements can be found at: http://www.fcgov.com/standards Response: Comment Noted. Comment Number: 10 Comment Originated: 04/27/2020 04/27/2020: Fees (standard comment): Development fees and water rights will be due at building permit. These fees are to be paid at the time each building permit is issued. Information on fees can be found at: http://www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or contact our Utility Fee and Rate Specialists at (970) 416-4252 for questions on fees. Response: The applicant will work with the City to determine and pay the utility fees for the project prior to building permit issuance. Comment Number: 11 Comment Originated: 04/27/2020 04/27/2020: Grease Interceptor (Standard Comment) If commercial cooking facilities are proposed these may require a grease interceptor on the sewer service. To discuss the City’s requirements, please contact Wes Lamarque at (970) 416-2418 or WLAMARQUE@fcgov.com . Response: The applicant will work with the City on the sizing and design of the proposed grease interceptor. King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 20 of 25 Department: Light And Power General Comment Number: 1 Comment Originated: 04/21/2020 04/21/2020: The existing building was powered by a 750 kVA transformer located directly behind the building that could be used for the proposed building. That size of a transformer has an approximate maximum capacity of 2,550-amp service. There are additional electrical facilities located along Drake and at the northeast corner of the proposed project. Response: Comment Noted. The applicant will work with Light and Power to see if the existing transformer can be used. It may need to be relocated based on the current site plan. Comment Number: 2 Comment Originated: 04/21/2020 04/21/2020: Please provide adequate space along the private drives to ensure proper utility installation and to meet minimum utility spacing requirements. A minimum of 10 ft separation is required between water, sewer and storm water facilities, and a minimum of 3 ft separation is required between Natural Gas. Please show all electrical routing on the Utility Plans. Response: Electrical routing for the site is shown within the Preliminary Utility Plans. Comment Number: 3 Comment Originated: 04/21/2020 04/21/2020: The services to the building will be consider a commercial service; therefore, the service line from the transformers to the meter are required to be installed, owned and maintained by the property owner. Response: Comment Noted. Comment Number: 4 Comment Originated: 04/21/2020 04/21/2020: Transformer locations will need to be coordinated with Light & Power. Transformers must be placed within 10 ft of a drivable surface for installation and maintenance purposes. The transformer must also have a front clearance of 10 ft and side/rear clearance of 3 ft minimum. When located close to a building, please provide required separation from building openings as defined in Figures ESS4 - ESS7 within the Electric Service Standards. Please show all proposed transformer locations on the Utility Plans. Response: Transformer locations are shown on the utility plans. Comment Number: 5 Comment Originated: 04/21/2020 04/21/2020: This project will need to comply with our electric metering standards. 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: 6 Comment Originated: 04/21/2020 04/21/2020: 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. King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 21 of 25 Comment Number: 7 Comment Originated: 04/21/2020 04/21/2020: Please document the size of the electrical service that feeds the existing building prior to demolition of the building to receive capacity fee credits. Response: The electrical service size will be determined by the electrical engineer and shown on the final construction plans and building plans. Comment Number: 8 Comment Originated: 04/21/2020 04/21/2020: 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. If any infrastructure needs to be relocated, this will be coordinated with Light and Power. Comment Number: 9 Comment Originated: 04/21/2020 04/21/2020: For additional information on our renewal energy programs please visit the website below or contact John Phelan (jphelan@fcgov.com). https://www.fcgov.com/utilities/business/go-renewable Response: Comment acknowledged. Comment Number: 10 Comment Originated: 04/21/2020 04/21/2020: The City of Fort Collins now offers gig-speed fiber internet, video and phone service. Contact Julianna Potts with Fort Collins Connexion at 970-207-7890 or jpotts@fcgov.com for commercial grade account support, RFPs and bulk agreements. Response: The applicant will work with the City as needed. Comment Number: 11 Comment Originated: 04/21/2020 04/21/2020: 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 Response: The applicant will work with Light and Power on fees associated with this development. Comment Number: 12 Comment Originated: 04/21/2020 04/21/2020: Light & Power will require AutoCAD files of the Site Plan, Utility Plans, and Landscape Plans prior to the Entitlement Process approval. Response: AutoCAD files will be provided prior to Entitlement approval. Comment Number: 13 Comment Originated: 04/21/2020 04/21/2020: Please reference our policies, construction practices, development charge processes, electric services standards, and fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers. Response: Comment Acknowledged. King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 22 of 25 Department: Environmental Planning General Comment Number: 1 Comment Originated: 04/27/2020 04/27/2020: INFORMATION ONLY: City of Fort Collins Land Use Code [Section 3.2.1 (E)(3)], requires that to the extent reasonably feasible, all plans be designed to incorporate water conservation materials and techniques. This includes use of low-water-use plants and grasses in landscaping or re-landscaping and reducing bluegrass lawns as much as possible. Native plants and wildlife-friendly (ex: pollinators, butterflies, songbirds) landscaping and maintenance are also encouraged. Please refer to the Fort Collins Native Plants document available online and published by the City of Fort Collins Natural Areas Department for guidance on native plants is: http://www.fcgov.com/naturalareas/pdf/nativeplants2013.pdf. Also see the City of Fort Collins Plant List: https://www.fcgov.com/forestry/plant_list.pdf. Response: Aside from a select few strategic areas of turf grass all plantings fall under low or very low water usage categories. Irrigation requirements for this site will be below average. Comment Number: 2 Comment Originated: 04/27/2020 04/27/2020: FOR SUBMITTAL: Please submit a site photometric plan and luminaire schedule. All lighting shall have a nominal correlated color temperature (CCT) of no greater than three thousand (3,000) degrees Kelvin [see LUC 3.2.4(D)(11)]. Please also consider fixtures with motion-sensing or dimming capabilities so that light levels can be adjusted as needed. Regarding outdoor lighting, cooler color temperatures are harsher at night and cause more disruption to biological rhythms for humans and wildlife. The American Medical Association (AMA) and International Dark-Sky Association (IDA) both recommend using lighting that has a CCT of no more than 3000K to limit the amount of blue light in the night environment. Thank you in advance for supporting City of Fort Collins Night Sky Objectives. For further information regarding health effects please see: http://darksky.org/ama-report-affirms-human-health-impacts-from-leds/ Response: A site photometric plan has been prepared and is part of the submittal package. Comment Number: 3 Comment Originated: 04/27/2020 04/27/2020: INFORMATION ONLY: Our city cares about the quality of life it offers its residents now and generations from now. The City of Fort Collins has many sustainability programs and goals that may benefit this project. Of particular interest may be: 1) ClimateWise Program: http://fcgov.com/climatewise, contact climatewise@fcgov.com or Kelsey Doan at KDoan@fcgov.com, 970-416-2410 2) Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WRAP): http://fcgov.com/recycling/wrap.php 3) Utilities Building Energy Scoring: https://www.fcgov.com/utilities/business/building-energy-scoring , contact Kirk Longstein at 970-416-4325 or klongstein@fcgov.com 4) Solar Rebate Program: www.fcgov.com/solar, contact Rhonda Gatzke at 970-416-2312 or rgatzke@fcgov.com 5) Integrated Design Assistance Program: http://fcgov.com/idap, contact Gary Schroeder at 970-224-6003 or gschroeder@fcgov.com 6) Nature in the City Program: http://fcgov.com/natureinthecity, contact Julia Feder at jfeder@fcgov.com 7) Bike Share Program: http://fcgov.com/bikeshare, contact Stacy Sebeczek at Bike Fort Collins at stacy@bikefortcollins.org or 970-481-5577 Response: Comment acknowledged. Department: PFA King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 23 of 25 General Comment Number: 1 Comment Originated: 04/28/2020 04/28/2020: 2018 IFC CODE ADOPTION The Poudre Fire Authority and City of Fort Collins have adopted the 2018 International Fire Code. Building plan reviews shall be subject to the adopted version of the fire code in place at the time of plan review submittal and permit application. Response: Comment Acknowledged. Comment Number: 2 Comment Originated: 04/28/2020 04/28/2020: AUTOMATIC FIRE SPRINKLER SYSTEM > This building will require a full NFPA-13 automatic fire sprinkler system, to be approved under a separate permit. > 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 and the location labeled on Utility Plans. Response: Comment Acknowledged. Comment Number: 3 Comment Originated: 04/28/2020 04/28/2020: WATER SUPPLY > A fire hydrant is capable of providing 1500 gpm at 20 psi residual pressure is required within 300' of any Commercial Building and on 600' centers thereafter, as measured along an approved path of vehicle travel (i.e. fire lane or public road). The plan shall include the placement of hydrants within the site and as required along W Drake and S College to correct hydrant separation deficiencies in the area. Any alteration to the existing hydrant plan within the development will trigger a re-evaluation of hydrant placement. It's the responsibility of the applicant to verify hydrant volume and pressure. > A 3-foot clear space shall be maintained around the circumference of fire hydrants except as otherwise required or approved. > Where fire hydrants are subject to impact by a motor vehicle, guard post or other approved means shall comply with section 312. Response: Existing and proposed fire hydrants will be utilized for fire protection for the site and will confirm to the criteria above. Comment Number: 4 Comment Originated: 04/28/2020 04/28/2020: FIRE LANES > PERIMETER APPARATUS ACCESS: Fire access is required to within 150' of all exterior portions of any building as measured by an approved route around the perimeter. This shall apply to both the new and existing structures within the property line. For the purposes of this section, fire access cannot be measured from an arterial road (College Ave or Drake Rd) and any private drive serving as a fire lane shall be dedicated as an Emergency Access Easement (EAE) and be designed to standard fire lane specifications. > AERIAL APPARATUS ACCESS: In addition to perimeter access requirements, aerial apparatus access requirements are triggered for buildings in excess of 30' in height. Based on preliminary information, the height of the building remains uncertain. Please identify parapet height in future submittals. Code language and specifications provided below. Response: Fire access lanes have been provided around the site. Comment Number: 5 Comment Originated: 04/28/2020 04/28/2020: FIRE LANE SPECIFICATIONS King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 24 of 25 A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: > Shall be designated on the plat as an Emergency Access Easement (EAE). > Maintain the required 20-foot minimum unobstructed width & 14 foot minimum overhead clearance. > Be designed as a flat, hard, all-weather driving surface capable of supporting 40 tons. > Dead-end fire access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. > The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside. Turning radii shall be detailed on submitted plans. > Be visible by painting and/or signage, and maintained unobstructed at all times. Sign locations or red curbing should be labeled and detailed on final plans. > Additional access requirements exist for buildings greater than 30' in height. Refer to IFC Appendix D105 or contact PFA for details. Response: A fire lane plan will be provided prior to civil construction plan approval. Comment Number: 6 Comment Originated: 04/28/2020 04/28/2020: PUBLIC-SAFETY RADIO AMPLIFICATION SYSTEM TEST New buildings require a fire department, emergency communication system evaluation after the core/shell but prior to final build out. For the purposes of this section, fire walls shall not be used to define separate buildings. Where adequate radio coverage cannot be established within a building, public-safety radio amplification systems shall be designed and installed in accordance with criteria established by the Poudre Fire Authority. Response: Comment noted. Comment Number: 7 Comment Originated: 04/28/2020 04/28/2020: PREMISE IDENTIFICATION Addresses shall be posted on each structure and where otherwise needed to aid in wayfinding. New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible, visible from the street or road fronting the property, and posted with a minimum of eight-inch numerals on a contrasting background. Due to the setback distance from College Ave., 10-12 inch numerals may be required (TBD no later than at time of FDP). Response: Comment noted. Comment Number: 8 Comment Originated: 04/28/2020 04/28/2020: FIRE DEPARTMENT TRAINING OPPORTUNITY Poudre Fire Authority is currently looking to acquire a commercial property to use for a major emphasis drill. Please contact me if your site may be willing to pursue a discussion along this line and I will put you in touch with our training division chief. Thank you. Response: Comment noted. Department: Building Code Plan Review Building Insp Plan Review Comment Number: 1 Comment Originated: 04/20/2020 04/20/2020: 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. Response: Comment noted. King Soopers PDR Comments – Applicant Responses July 29, 2020 Galloway & Company, Inc. Page 25 of 25 Department: Technical Services General Comment Number: 1 Comment Originated: 04/15/2020 04/15/2020: As of January 1, 2015, all development plans are required to be on the NAVD88 vertical datum. Please make your consultants aware of this, prior to any surveying and/or design work. Please contact our office for up to date Benchmark Statement format and City Vertical Control Network information. Response: Comment Noted. This site is on NAVD88 vertical datum for the design. Comment Number: 2 Comment Originated: 04/15/2020 04/15/2020: If submitting a replat for this property/project, addresses are not acceptable in the Subdivision Plat title/name. Numbers in numeral form may not begin the title/name. Please contact our office with any questions. Response: Comment Acknowledged. Thank you in advance for taking the time to review this application. We look forward to working with you towards approval of this development proposal. Sincerely, Project Team: Galloway & Company, Inc Carl Schmidtlein, PE, Principal Phil Dalrymple, PE, Associate Aaron McLean, Site Development Project Manager CR Architecture & Design Anthony Frey, AIA